HomeMy WebLinkAbout11/16/1993, 1-1 - REVIEW OF THE URBAN COUNTY DRAFT COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY IIdN�IRN►INIIIIIIIIII�`IIIIII J c MEETING GATE:
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COUNCIL AGENDA REPORT REM NUMBER: /
FROM: Arnold Jonas, Community Development Directo ,jj By: Jeff Hook, Associate Planner
11 �
SUBJECT: Review of the Urban County Draft Comprehensive Housing Affordability Strategy
CAO RECOMMENDATION: Receive and file the draft CHAS.
SITUATION
The public review draft Comprehensive Housing Affordability Strategy (CHAS) was recently
distributed by the County of San Luis Obispo. The U.S. Department of Housing and Urban
Development (HUD) requires a 30-day public review period prior to submittal to HUD. The
deadline for submittal is December 31, 1993. HUD officials have emphasized that this is a firm
deadline, and that eligible jurisdictions which miss the deadline may lose CDBG funding for
1994/1995 completely. Due to the complexity of the CHAS document and the number of
jurisdictions involved, County staff has experienced delays in preparing the draft CHAS.
Nevertheless, it does appear that the County will be able to meet HUD's submittal deadline.
HUD requires that the County, as lead agency, hold "housing need" hearings (already held) and
approve the CHAS prior to submittal. A County Board of Supervisors public hearing on the
CHAS is tentatively scheduled for November 16th. Public comments received are then
summarized and submitted with the CHAS. Cities participating in the Urban County CDBG
program are encouraged (but not required) to hold a hearing to allow the public to comment on
the draft CHAS. The other participating cities, Atascadero, Grover Beach, Pismo Beach, and
Paso Robles, are also expected to hold public hearings. Due to the tight time schedule, public
hearings are being held concurrent with the public review period to allow the County to meet
the submittal deadline for participation in the block grant program starting in July 1994. Given
these time constraints, it is not possible for substantive changes to be made to the CHAS before
submitting it to HUD. The cities will have the opportunity to review and amend the CHAS and
the One Year Plan early next year, after the CHAS is approved by HUD.
Background
The draft CHAS includes two main parts:
■ Community Profile - a description of the Communities' housing and people; and
■ One-Year Strategy and Implementation Plan -Short term action plan to address housing needs.
The Federal Government recently waived the CHAS requirement for a five-year strategy, and
permitted each jurisdiction to choose the length of time (presumably shorter) to be covered by
the strategy for the 1994-1995 program year. This change was to simplify and shorten the
CHAS, and to give more flexibility to applicants.
d1N�� ii�IlNlll�l►� ���lll city of San tins OBIspo
COUNCIL AGENDA REPORT
Staff Report
Page 2
DISCUSSION
The draft CHAS is concise and appears to follow HUD's guidelines for format and content.
With relatively minor changes it should be ready for submittal by the deadline. At the time this
staff report was being prepared, only the administrative draft CHAS had been reviewed. Staff
has forwarded its comments on the administrative draft to the County as requested to keep the
CHAS "on track." (letter attached)
The CHAS consists largely of U.S. Census data covering various topics, as required by HUD.
As intended, the CHAS emphasizesneeds of the "urban county" as opposed to the needs of each
individual participating jurisdiction. Community Development Plans, which will be prepared
later, will emphasize each city's individual housing needs and resources in more detail than is
possible in the CHAS at this time.
The Urban County priorities listed under Part III of the draft appear generally consistent with
the CDBG funding priorities established by the City Council at their August 17, 1993 meeting
and transmitted to the County, except for two non-housing programs given priority under the
City's First Year Program which do not appear in the CHAS. These two items will be
addressed as part of the County's Community Development Plan and Final Statement submitted
to HUD for CDBG funding in June 1994:
1) CHAS is a housing document, and does not include economic development needs. Those
are addressed in the Community Development Plan submitted to HUD this Spring.
2) Child Care and Youth Recreation Services is not addressed, as these are public service
needs which do not directly relate to housing need.
What Happens Next
Once the CHAS is submitted and accepted as complete, HUD will evaluate the communities'
housing needs and demographic profile, and based on their evaluation and Congressional
allocations to the CDBG program nationwide, notify the Urban County as to the dollar amount
of the block grant entitlement. Notification is expected during the first quarter of 1994.
The City will have another opportunity to review and amend the CHAS and the One Year Plan
early next year, according to County and HUD staff. In April 1994, participating jurisdictions
must hold public hearings on their own "Community Development Plan" which list the local
agency's CDBG objectives and specifically describe programs and projects to receive block grant
funding. At that time, the CHAS may be amended as necessary for consistency with the
Community Development Plan. The County will then combine the community development
plans of each city into an Urban County statement, including written responses to all written
����M�i�►►I�IIIIIIIIIIIII�III city of San LUIS OBISpo
MMIZe COUNCIL AGENDA REPORT
Staff Report
Page 3
proposals and comments received, and publish a final Urban County plan and final statement
which is submitted to HUD by June 1, 1994. HUD then issues an acceptance and approves
funding starting July 1994.
ALTERNATIVE
Councilmembers may suggest changes or additions to the CHAS at this time. Due to time
limitations, it would be difficult to make substantive changes, recirculate the draft, and still
provide the required 30-day public review period before the December 31st deadline.
Attachments:
-11/2/93 and 9/14/93 letters to SLO County
-Draft CHAS
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Oil— Clty of sAn luis oBispo
990 Palm StreetlPost Office Box 8100 • San Luis Obispo. CA 93403 8100
November 2, 1993
Dana Lilley, Senior Planner
San Luis Obispo County Planning and Building Department
County Government Center
San Luis Obispo, CA 93408
Subject: Comments on the Administrative Draft CHAS
Dear Dana:
Thanks for the opportunity to review the administrative draft CHAS. Attached you'll find my
"marked-up draft" showing suggested changes and corrections. In general, the CHAS looks
good. It's concise and clearly organized — a good start on a difficult task. The tables are
difficult to read, however, and the text could "flow" better between sections. While I realize
the CHAS covers the "urban county", it might be useful to give the cities' individual housing
needs more emphasis under "geographic distribution" in the one year strategy, perhaps listing
needs as they contribute to the County's overall priorities. Here are some specifics:
1. Page 2: The City Council is tentatively scheduled to review the Public Hearing Draft
CHAS on November 16th, as mentioned in the second paragraph. When will the public
draft be distributed? Are other cities also planning to review the CHAS at a public
hearing? Will there be sufficient time to revise and recirculate the CHAS and still meet
HUD's December 31st submittal deadline if the city councils ask for changes in the
CHAS?
2. Page 5: Define "families." Non-family households include many of the City of San
Luis Obispo's low income residents. Please include a table listing very-low and low
income households in the County, as a percentage of each city's or unincorporated area's
population.
3. Page 12: A couple of"nit-pick" type comment/questions: Hispanics and Latinos seemed
to be used interchangeably here. The two are not, strictly speaking, synonymous. Also,
the "hispanic" category is called an "ethnic group" in paragraph 2. According to the
State Department of Finance, persons of hispanic origin may be of any race or national
origin. Is there a clearer way to convey this paragraph's message?
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CHAS Comments
Page 2
4. Page 24: The Parkwood Village Apartments recently extended its Mortgage Revenue
Bonds and affordability guarantees for at least 34 units are now in place until July 2018.
I'm not clear on what "effective 4/97" refers to.
5. Page 30: Second paragraph is confusing. There are two #2 tables. Might be better to
number all tables consecutively throughout the CHAS.
6. Pages 30 - 36: Please define priority #3 to include seismic rehab assistance for low and
moderate income households; and include programs to address at-risk youth under
priority #5.
7. Page 37: The City's proposed Housing Element includes numerous incentives, including
a fee waiver program for certain affordable housing projects. Would it be useful to list
specific measures planned by the cities and County to "remove barriers to affordable
housing" in this section?
8. Pages 38 - 39: I didn't follow CHAS Table 3A. It might be helpful to reference a page
in the text which explains and summarizes key tables.
I hope this is helpful. Please call me if you have questions, and let me know when the public
draft will be out. I would like to distribute the public draft with the City Council agenda packet
that is distributed on Tuesday, November 9th.
Sincerely,
Jeff$odle" 1
Associa�er
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
September 14, 1993
Dana Lilley
Department of Building and Planning
San Luis Obispo County
County Government Center
San Luis Obispo, CA 93408
Subject: Draft CDBG Fust Year Plan
Dear Dana:
As we discussed, here is the City's Draft First Year Plan for inclusion in the Urban County
Comprehensive Housing Affordability Strategy (CHAS). The City Council directed that staff
work with community and handicapped support groups to help refine the "Removal of
Architectural Barriers" programs, and with the Economic Strategy Task Force to help refine the
"Economic Development" programs. We anticipate receiving the additional public input on
handicapped programs this Fall and on economic development programs in early 1994, with
further program refinements possible at those times. I trust this provides you with enough
information at this stage to include in the draft CHAS. Please call me at 781-7176 if you need
additional information.
Sincerely,
*Ai nner
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
September 14, 1993
Community Development Block Grant Program
First Year Plan: Candidate Projects, 1994-1995
Funding Priorities
Under U.S. Department of Housing and Urban Development (HUD) guidelines, cities and
counties are required to prioritize their CDBG programs. HUD considers higher priority
projects to be those that most closely reflect HUD's and the local jurisdiction's affordable
housing objectives, and would, therefore, be the first to receive funds in the event that the total
funds allocated was less than projected. The following priorities were approved by the City
Council at their August 17, 1993 hearing, and at the funding levels specified:
.
PRIORITY 161. AFFORDABLE HOUSING. Develop and support
ro rams to increase the szi I o affordable housin or low income
p S PPY f ff gf
households`throw h the construction o new dwelling units or the
g f g
::acquisition and rehabilitation of existing units.
Possible Programs:
■ Engineering/design feasibility study for downtown affordable elderly/handicapped
housing ($50,000).
■ Expansion of affordable rental housing program citywide, including acquisition
and/or construction ($250,000).
TOTAL FUNDING $300,000
The City of San Luis Obispo Iscommitted to Include the disabled In all of Its services. programs and activities.
Telecommunications Device for the Deaf (805) 181-7,410. /
CDBG First Year Projects
Page 2
PRIORITY #2: EMERGENCY SHELTER. Provide emergency shelter for
homeless persons.
Possible Program:
■ Provide $120,000 annually to operate the San Luis Obispo Homeless Shelter
using CDBG entitlement funds.
TOTAL FUNDING $120,000
PRIORITY # 3: REMOVAL OF ARCHITECTURAL BARRIERS FOR
HANDICAPPED AND ELDERLY PERSONS.
Possible Programs (Note: Handicapped Coalition and other support groups will help
refine project descriptions and help set funding priorities):
■ Provide approximately $60,000 for the conversion of existing public sidewalks
to meet California standards for handicapped accessibility.
■ Allocate $40,000 to provide handicapped access to public buildings and facilities
providing essential services to handicapped persons and the elderly.
TOTAL FUNDING $100,000
. .. .... .. ...
PRIORITY # 4: ECONOMIC DEVELOPMENT. Enhance economic stability, job
opportunities for low and moderate income persons, and promote economic vitality
through diversity.
Possible Programs (NOTE: The following programs are subject to review and refinement by
the City's Economic Stability Task Force, and subsequently, by City Council. Specific
programs and projects will be consistent with HUD priorities and funding guideline).
CDBG First Year Projects
Page 3
■ Allocate $120,000 to support economic development goals, objectives and
programs approved by the City Council following receipt of recommendations
from the City's Economic Strategy Task Force (anticipated in Fall 1993).
Approved program categories to be supported through CDBG funding are likely
to include business retention and reinvestment incentives, job creation and
training, Auto Center expansion, target industry attraction, enhanced
tourism/promotional efforts, seismic retrofitting, and overall program support.
TOTAL FUNDING $120,000
"'PRIORITY #S: CHILD CARE AND YOUTH RECREATION SERVICES.
Possible Programs:
■ Allocate $10,000 to expand the San Luis Obispo Housing Authority/Economic
Opportunity Commission (EOC) Head Start program for low-income family
childcare.
■ Allocate $40,000 to EOC to expand school-age and pre-teen child care and
recreation programs, with at least 51% of the benefits targeted for qualifying
very-low, low- and moderate income families.
■ Allocate $12,000 seed money to establish a pre-teen at-risk program to deter
youth gangs, drug use, and at-risk behavior. The recreation/education program
will be directed towards collaborative efforts with multi-agency involvement and
funding, and administered by the San Luis Coastal Unified School District and
City of San Luis Obispo Recreation Department.
■ Allocate $18,000 to establish a child care program for teen parents to allow them
to complete their high school education, and to deter at-risk behavior through
participation in Peer Educator program with pregnant or parenting teens.
TOTAL FUNDING $80,000
/-9
CDBG First Year Projects
Page 4
FUNDING SUASZARY
Total Program Allocation $720,000
Grant Administration
(Indirect cost recovery @ 10% of total City funding) 80,00
Total Grant Allocation (estimate) $800,000
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Department of Planning and Building
r San Luis Obispo County
Alex Hinds. Director
B ,.ce Tingle. Pssista:,: Di:ec:o:
Barnev McCay. Chief Buildiro 0fririal
Norma Salisbury. Administrative Services Officer
October 22, 1993
TO: AFFECTED AGENCIES
FROM: DANA LILLEY, SENIOR PLANNER
SAN LUIS OBISPO COUNTY PLANNING AND BUILDING DEPARTMENT
SUBJECT: ADMINISTRATIVE DRAFT CHAS FOR YOUR REVIEW AND COMMENT
Well, here it finally is! The administrative, and very rough, draft of the county's
Comprehennsive Housing Affordability Strategy for fscal year 1994/95.
In order to stay on schedule and submit the final adopted CHAS to HUD before December 31,
1993, we ask that you review this draft and return your comments to us no later than Tuesday,
November 2, 1993 (when I return from a week vacation). Missing that deadline could cause us
to lose out on CDBG funding for 1994/95 completely.
The docuument is not yet too long, only 38 pages, but it will probably grow as editing suggested
by you or other agencies are accommodated.
Thanks in advance of receiving your comments!
RECEIVED
OCT 2 5 1993
CITY OF SAN LUIS OBISPO
COMMUNtrY DEVELOPMENT
C,.untl Go,.einmr:it Crntrr San Luis OL,i Laiitr,rni.i 93•:C, (805) _SI.Sryrii; • F,:�
COUNTY OF SAN LUIS OBISPO
ADMINISTRATIVE DRAFT
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
FOR FISCAL YEAR 1994-1995
Prepared by
Planning and Building Department, County of San Luis Obispo,
with 'assistance from the cities of
Atascadero
Grover Beach
Paso Robles
Pismo Beach
San Luis Obispo
October 22, 1993
. /—l2
Table of Contents
PART 1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I
PART II. COMMUNITY PROFILE . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Background and Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Population Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Household Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Age . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Race and Ethnicity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Concentrations of Low-Income Families . . . . . . . . . . . . . . . . . . . 5
Census Tract Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Needs Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Current Estimates & Five-Year Projections . . . . . . . . . . . . . . . . 11
Housing Needs of Very Low-Income Households 11
Housing Needs of Other Low-Income Households . . . . . . . . . . . . 13
Housing Needs of Moderate-Income Households . . . . . . . . . . . . . 13
Nature and Extent of Homelessness . . . . . . . . . . . . . . . .. . . . . . 15
Non-Homeless Populations with Special Needs . . . . . . . . . . . . . . 17
Market and Inventory Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 19
General Market and Inventory 19
Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Homeownership Market . . . . . . . . . . . . . . . . . . . . . . . . 20
Assisted Housing Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Public Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Section 8 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Other Assisted Housing . . . . . . . . . . . . . . . . . . . . . . . . 23
Inventory of Facilities and Services, Including Supportive Housing
for the Homeless and Persons Threatened With Homelessness 25
Available Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Local . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
PART III. ONE-YEAR STRATEGY AND IMPLEMENTATION PLAN . . . . 30
Summmary of Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Priority #1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Priority #2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Priority #3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Priority #4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Priority #5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Geographic Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Public Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Institutional Structure . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Public Housing Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
/-13
i
PART I. INTRODUCTION
This CONIPREIiE\'SIVE HOUSING AFFORDABILITY STRATEGY, or "CHAS." has
been prepared to identify and outline a strategy to address San Luis Obispo County's overall
needs for affordable housing and supportive housing. This document includes a community
profile describing the county's needs, market conditions, and available resources, plus a one-year
strategy and implementation plan establishing priorities for applying available resources to meet
the identified needs.
Applications for many federal funding programs require certification of consistency with an
approved CHAS, including: HOME Program, HOPE 1 (Public Housing Homeownership)
Program, HOPE 2 (Homeownership of Multifamily Units) Program, HOPE 3 Homeownership
of Single Family Units), HOPE for Youth (Youthbuild) Program, Community Development
Block Grant (CDBG) Program, Shelter Plus Care Program, Supportive Housing for the Elderly
(Section 202)Program, Supportive Housing for Persons with Disabilities (Section 811) Program,
Emergency Shelter Grant (ESG) Program, Safe Havens for Homeless Individuals Demonstration
Program, Supportive Housing Program, Moderate Rehabilitation Single Room Occupancy
Program, Housing Opportunities for Persons with AIDS Program, Rural Homeless Grant
Program, and the Revitalization of Severely Distressed Public Housing Program.
Previous to fiscal year 1994, neither San Luis Obispo County nor the cities therein were required
to prepare a full CHAS because those jurisdiction were eligible to apply for funding through the
State of California for a number of funding programs, relying on the state's CHAS to satisfy the
federal requirement. The county prepared an abbreviated CHAS in order to apply for federal
funds needed for programs serving the homeless. However, now that San Luis Obispo County,
including the cities of Atascadero, Grover Beach, Paso Robles, Pismo Beach and San Luis
Obispo, is eligible for "urban county" status under HUD's programs, this full CHAS is required.
This CHAS replaces the Abbreviated CHAS previously prepared by the county.
This CHAS covers the period from July 1, 1994, through June 30, 1995. This CHAS does not
include a five-year strategy, as originally required (in 24 CFR Part 91), because the requirement
of a five-year strategy was recently waived (see pp 49156-49157, of 9/21/93 Federal Register).
HUD proposes to reduce the burden of administrative requirements in some of its programs by
combining planning and application requirements into a single community development strategy.
This would consolidate into one document the CHAS, the Community Development Plan, the
CDBG Final Statement and the HOME Program Description. HUD representatives indicated
in October 1993 that the new rule for consolidation of these documents may be finalized by
September 1994.
The following organizations were either directly consulted or their written comments requested
during the preparation of this CHAS: Housing Authority of the City of San Luis Obispo;
Housing Authority of the City of Paso Robles; Peoples' Self-Help Housing Corporation;
Economic Opportunity Commission of SLO County; SLO County Dept of Social Services; SLO
County Health Dept; planning/community development departments of county and cities;
California Polytechnic State University; Cuesta College; SLO Transitions, Inc.; Judson Terrace,
Inc; Salvation Army; Tri-Counties Regional center; Area Agency on Aging; California Rural
Legal Assistance; SLO County HIV Care Consortium; Womens' Shelter Program of SLO
10/22/93 Administrative Draft CHAS I San Luis Obispo County
County, Inc; United Way of SLO County, Inc; Achievement House, Inc; Independent Living
Resource Center, Inc; Fair Employment and Housing, State of California; Latino Outreach Task-
Force;
askForce; South Coalition for Human Service Needs; AIDS Task Force, SLO County.
Also, the county conducted three public workshops early in the preparation process to solicit
information about housing needs. These workshops were held in handicapped-accessible public
meeting rooms in the City of San Luis Obispo (5/25/93), Atascadero (5/26/93) and Arroyo
Grande (5/27/93). Once a public review CHAS was available, additional public meetings were
held by each participating city council, leading to a hearing before the county Board of
Supervisors, to facilitate public discussion of the draft CHAS at the local community level first
and county-wide last. The CHAS was approved by the county Board of Supervisors on
1993,and submitted to HUD on
1993. HUD approved the CHAS on , 1994.
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10/22/93 Administrative Draft CHAS 2 San Luis Obispo County
PART II. CO1WNIU\`ITY PROFILE
Description of Community Background and Trends
Population Growth
San Luis Obispo had a total population in January 1993 of 228,380 persons, according to the
California Department of Finance. The 1980's, especially the years between 1985 and 1990,
were characterized by rapid population growth and increases in housing cost throughout the
county. Between 1980 and 1990 the price of housing in the county rose faster than most
household incomes. According to the 1990 census, the median value of a residence in the
county has increased 173 percent since 1980, while median household income increased only 110
percent. Residents have been competing for housing with new county arrivals, many of whom
have large amounts of cash from previous home sales, especially those from Southern California.
The county's population is projected to grow to 307,755 persons by the year 2010, according
to the projections prepared in 1993 by the San Luis Obispo County Planning and Building
Department. These projections, shown in Table 1, were prepared with assistance by planning
staffs from each of the cities in the county, and later reviewed and approved by those staff
persons. Therefore, these are the projections used in this CHAS, since they are "locally
accepted" projections.
The recession, which began in 1990, was largely responsible for a decline in both population
growth rates and housing costs began to decline. Housing prices actually fell 10-20 percent in
many areas of the county, based on limited sales information. In-migration has slowed
somewhat since 1990, partly due to the recession and partly due to high housing costs in the
county. Still, the county remains a desirable place to live and in-migration is expected to
increase. This is supported by recent estimates from the state Department of Finance indicating
a return to steady population growth for the county. Housing prices in the county, while still
below their previous highs, are expected to stabilize and start increasing again in the next several
years as population growth increases the demand for housing.
Household Characteristics
There were 80,281 households in the county in 1990, up 20.2 percent from 66,780 households
in 1980. Average household size has increased slightly from 2.505 in 1980 to 2.533 in 1990.
Comprising 23 percent of all households, married-couple families with children were still the
dominant form of household in 1990, although there are also increasing numbers of single-parent
families. In 1980, 5 percent of all households were single-parent families, but by 1990 this
figure had risen to 7.4 percent.
Household Tvoe 1980 1990
Total households 66,780 (100.0%) 80,281 (100.0%)
Married couples w/children 13,442 (20.17) 18,549 (23.1%)
Single-parent families 3,338 (5.07) 5,956 (7.47)
10/22/93 Administrative Draft CHAS 3 San Luis Obispo County
A(?e
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The county's population is becoming older. The median age in the county droppei from 28.6
in 1970 to 33.1 in 1990, as shown below:
AQe 1970 1990 1990
0-17 28.2% 21.8:"0 21.9%
18-64 59.5% 64.8% 63.9%
65+ 12.3% 13.4% 14.2%
Median 28.6 29.9 33.1
Table 1: Population Projections for San Luis Obispo County
Community ', 1990 ..: 1995 2000. 2005..., 2010 .
Incorporated cities:
Arroyo Grande 14,378 16,668 18,232 19,391 19,980
Atascadero 23,138 26,629 30,113 32,550 34,210
Grover Beach 11,656 12,434 13,782 15,127 15,888
Morro Bay 9,664 10,411 11,160 11,911 12,303
Paso Robles 18,583 22,685 26,787 30,888 34.998
Pismo Beach 7,669 9,130 10,381 11,631 12,879
San Luis Obispo 1 41,958 45,379 48,622 51,866 54,101
Total cities 127,046 143,336 159,077 173,364 184,359
Unincorporated areas:
Cambria 5,382 5,685 I 5,972 6,242 6,496
Cayucos 2,960 3,252 3,725 4,056 4,232
Los Osos 14,377 14,858 15,105 15,233 15,294
Nipomo 7,109 8,374 9,741 11,210 12,770
Ocean 6,169 61868 7,564 8,250 8,922
San Miguel 1,123 1,266 1,410 1,554 1,697
Santa Margarita 1,183 1,278 1,328 1,375 1,418
Templeton 2,887 31132 3.3 i0 3.600 3.822
Rural 48,926 53,661 58,546 63596 68,745
Total Unincorporated 90,116 98.374 106,761 115,116 123,396
Total County 217,162 241.710 265.838 288.480 307,755
10/22/93 Administrative Draft CHAS 4 San Luis Obispo County /-/7
Race/Ethnicity
As shown in CHAS Table 1A, the Hispanic population grew by 96 percent between 1980 and 1990,
which was faster than any other ethnic group. Asian & Pacific Islanders followed close behind at 81
percent during the same period. The proportion of the county population made up by Hispanics is
projected by the California Department of Finance to increase from 13.3 percent in 1990 to 16.1 percent
by the year 2000.
Table 2 shows concentrations of the various racial/ethnic groups in 1990. The estimates of racial groups
in this table include Hispanics, since the Hispanic population is comprised of persons from all races. This
is different from CHAS Table IA, which shows non-Hispanic racial categories instead. Table 2 shows
relatively high concentrations of Hispanics in the communities of Oceano, Nipomo, Grover Beach, and
Paso Robles.
Concentrations of Low-income Families
Table 3 shows estimates of the numbers of low-income (80% of area median) families by census tract
were calculated using 1990 census data on families by income range. While this method does not adjust
for family size, it does give a valid estimate for comparisons of relative proportions of low-income
families by census tract. This table shows that census tracts with highest concentrations of low-income
families (over 51% low-income) are located in west Paso Robles, Oceano and Grover Beach.
10/22/93 Administrative Draft CHAS 5 San Luis Obispo County
Table 2: Racial/Ethnic Concentrations or Sall Luis Obispo Count}
Geographic Arca Tract Persons White Blacic Asian Indian O',her Hispanic
Rural Nacimicnto Arca 100 5,211 93.3 1.0 1.0 1.7 3.0 7.3
Paso Robics-Wcst :0I 7,905 S0.6 4.7 1.2 2.0 :: ? 23
Paso Robles- East 102 12,623 85.6 5.0 2.3 1.0 6.1 15.0
Rural-Northeast County 103 6,412 90.0 1.1 0.8 1.0 7.1 13.4
Cambria 104 5,406 95.8 0.2 1.2 0.6 2.2 9.2
N.Mono Bay&Cayucos 105 7,383 94.2' 0.6 1.8 1.0 2.4 6-5
Mono Bay(ships'crus) 105.99 5 100.0 0 0 0 0 0
Morro Bay 106 5,375 93.7 0.4 1.8 1.0 3.1 7.5
Baywood 107.01 8,505 89.2 1.0 6.4 0.9 2.5 8.3
Los Osos 107.02 5,872 95.8 0.6 1.8 0.8 1.0 4.9
Rural-North Coast 108 2,387 90.9 0.3 2.3 1.1 5.4 13.9
N. San Luis Obispo&Cal Poly 109 9,221 81.1 2.0 10.5 0.5 5.9 11.4
San Luis Obispo 110 8,145 90.8 1.7 4.4 0.6 2.4 8.1
San Luis Obispo 111 10,852 88.9 2.5 3.3 1.3 4.1 12.1
San Luis Obispo 112 7,402 89.6 1.5 4.8 0.6 3.5 7.6
San Luis Obispo 113 6,674 89.1 2.1 5.8 0.6 2.4 8.9
California Mens Colony(prison) 114 6,417 50.8 39.2 0.5 0.3 9.1 50.6
Rural-N&W of San Luis Obispo 115 4,226 91.7 1.3 2.0 1.1 3.8 8.8
Avila Beach&N. San Luis Bay 116 3,144 97.0 0.2 1.4 0.5 0.9 4.5
San Luis Bay(ships' crews) 116.99 7 85.7 0 14.3 0 0 0
Pismo Beach 117 7,837 95.4 0.5 2.0 0.6 1.5 6.4
Arroyo Grande 118 5,776 94.8 0.3 3.3 0.5 1.1 7.0
Arroyo Grande 119 9,298 91.5 0.8 3.8 1.1 2.8 10.2
Grover Beach 120 6,267 86.0 1.6 4.1 1.5 6.9 18.0
Grover Beach 121 5,492 86.5 1.9 5.0 1.4 5.2 20.8
Ocean 122 6,106 84.3 0.8 2.8 1.2 10.9 36.4
Rural-South County 123 8,797 93.2 0.6 1.8 1.0 3.4 13.9
Nipomo 124 9,086 87.1 0.6 2.0 1.0 9.3 30.4
Atascadero-East 125 13,046 93.0 1.4 1.3 1.4 3.0 9.2
Ataseadero-West 126 6,780 94.3 0.9 1.2 1.1 2.5 9.0
Atascadcro-Rural 127.01 9,407 95.9 0.5 1.0 0.8 1.8 6.6
Atascadcro-Rural 127.02 5,247 95.1 0.2 0.9 1.6 2.2 7.1
Atascadero Stale Hospital 128 848 67.3 22.3 1.4 2.1 6.8 18.9
Total San Luis Obi>po County 217,162 89' 2.6 2.9 1.0 4.3 13.3
10/22/93 Administrative Draft'CHAS 6 San L11iS Obispo County
Table 3: Concentrations of Low-Income Families
Geographic Area Tract ' All Families Low•-income Percent
Rural Nacimiento Area 100 1,5:0 600 39.0
Paso Robles-West 101 2.014 1,121 55.7
i
Paso Robles-East 102 3,274 1,212 37.0
Rural-Northeast Countv 103 1,771 585 33.0
Cambria 104 1,743 589 33.8
N.Morro Bay&Cavucos 105 2,095 801 38.2
Morro Bay 106 1,390 667 48.0
Baywood 107.01 2,227 760 34.1
Los Osos 107.02 1,758 583 33.2
Rural-Norah Coast 108 583 191 32.8
N.San Luis Obispo&Cal Poly 109 493 200 40.6
San Luis Obispo 110 1,659 547 33.0
San Luis Obispo 111 1,886 903 47.9
San Luis Obispo 112 1,261 311 24.7
San Luis Obispo 113 1,609 483 30.0
California Mem Colony 114 13 0 0.0
Rural-N. &W.of San Luis Obispo 115 997 325 32.6
Avila Beach&N.San Luis Bay 116 927 177 19.1
Pismo Beach 117 2,164 757 35.0
Arroyo Grande 118 1,685 378 22.4
Arroyo Grande 119 2,586 994 38.4
Grover Beach 120 1,667 688 41.3
Grover Beach 121 1,431 763 53.3
Ocuno 122 1,498 812 54.2
Rural-South County 123 2,497 772 30.9
Nipomo 124 2,391 943 39.4
Atascadere-East 125 3,502 1,389 39.7
Ataxadeto-West 126 1,825 556 30.5
Atascadmo-Rural 127.01 2,727 661 24.2
Atascadem-Rural 127.02 1,437 456 31.7
Atascadero State Hospital 128 53 45 1 84.9
Total San Luis Obispo County 52,703 19,'-69 36.6
10/22/93 Administrative Draft CHAS 7 San Luis Obispo County
Cuuu(}-aide \i:tO of !9U CCWUu 'Crai(.r
J.
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10/22/93 Administrative-Draft CHAS 9 San Luis Obispo County
CHAS Table IA - I optilatiun Gruupb
----------------------------------••-----------•-••-•--••55------ad---•---------••------------------------------•---.-----
CHAS Table to O2ficeeotrC��nof ityHPYannciingandrDeveQov�nornent
Population & Household Data Comprehensive Housing Affordability Strategy (CHAS)
Instructions for Local Jurisdictions
Name of Jurisdiction:
San Luis Obispo County
A. Population 1980 1990 X D. Relative Median Income of Jurisdiction
Census Data Census Data Change
--(A) --.(B) (C)9--- MSA Median Jurisdiction's National
____________________.._......._ .__. .__ Family Median Family Medl an
1. White (non-His nic) 132,885 176,246 33X Income Income (not Family
availablle for Income
--------------------- ----------- •----•----- - urban
2_ Black (non-Hispanic) 2,631 4,325 64X counties and
consortia)
__ ______ ----------- __.._M
3. Hispanic (all races) 14,755 28,923 96".
------------------------------- --•--•----- ----------- ----------- $37,086 NA 635,939
4. NativeAmerican 1,76a 1,652 17X ------------- -----------•------•--------
(non-Hispanic)
5. Asian & Pacific Islanders 3,196 5,774 81X
(non-Hispanic)
--------------•••---••'•'------ ----------- ----------• ----••--•--
6. Other (non-Hispanic) 200 242 21%
--............. ........... ---••-•--•• ...........
Total Population 155,435 217,162 40%
•--•H--------ousehold--------Population--•------- ---1-1<55'-,8_0806_. -.._2_03-,,-339-- ------- _39X__
8..
------------------------------- --------•-- ----------- -----------
9. Non-Household Population 9,629 13,823 44%
S. Special Cdt orie5
(e.g. studene�s, military, migrant farm workers, etc.)
______________________________________________________'-------•--•-•
1. College students 21,365 29,389 38%
---------------------- ----------- ----------- -----------
-------------------------------
________________________________ Hou._____________-____-__________._____________-___._-____•________-_-•___
C. Households To al X of Total X Very Low w Other Low n Moderate X
9 holds Households 1nrrome I come Income ,q�ove
1 0 I 0-SO.G MF(• 51-60X MFI• 81!g MF1• 95'.L MFL•
------(A) .(6)--------------------------
177. 9X 54`
............................... ........... ........... ........... ......•.... ...............
2. Black (non-Hispanic) 848 1% 35% 19% 5% 41%
3. Hispanic (all races) 6,644 8% 33% 23% 9X 35%
............................... ........... ........... ........... ........... ........... ..............
4. NativeAmerican 741 1% 21% 28% 15% 37%
(non-Hispanic)
5. Asian & Pacific Islanders 1,657 2% 29X 15X 7X 48%
(non-Hispanic)
------------------------------- -------•--• ----------- -----------
-----------
..............
6. All Households 80,195 100' 22% 18X 9X 52"
• Cr, based upon HUD adjusted income limits, if applicable
HIUD 40092-A (1;93)
10/22/93 Administrative Draft CHAS 10 San Luis Obispo County
Needs Assessment
Affordable, decent and stable housing is a basic human need. Empowering people to obtain
adequate housing benefits the enure community through improved physical and mental health
of its residents, decreasing incidence of family violence and drug/alcohol abuse, and by
improving the availability of a dependable work force for local employers.
Current Estimates & Five-year Projections
CHAS Table 1C presents data on existing households and whether they are paying too much for
housing or have other housing problems, based on 1990 census data. In order to estimate
numbers of households by income group in five years, i.e. by the year 2000, the percentages
that each income group comprises of the 1990 county households has been applied to the total
number of households in 1990, based on the locally-accepted population projections shown in
Table 1. The results of this method of projecting households is shown below in Table 4:
Table 4: Estimates of Households by Income Group - 1990 and 2000
income Group Households percent of Households increase from
in 1990 ,Total ::._ in 2000 1990 to 2000
Very low-income(0 - 50% MR) 17,480 21.8 21,545 4,065
Other low-income(51 - 80% MFI) 14,251 17.8 17,592 3,341
Moderate-income (81 - 95% MFI) 7,079 8.8 8,697 1,618
All income groups 1 80,195 100.0 98,829 1 18,634
Housing Needs of Very Low-income Households
There is a high level of need for additional housing, both ownership of rental, for very low-
income households. As shown in CHAS Table 1C, very low-income renter households have a
high incidence of paying more for housing than they can afford. Incidence of overpaying for
housing is higher for very low-income renters than for renters in any other income group or for
homeowners in any income group. For example, over 80 percent of all very low-income renter
households pay more than 30 percent of their income for housing, and 50 percent of them pay
half of their income for housing. Such overpayment for housing leaves little money for a family
to purchase other necessities such as food and clothing. Thus, over 80 percent of all existing
very low-income renter households, or over 8,920 households, are in need of assistance with
their rent payments (or of less costly, yet decent housing), although it will not be feasible to
accomplish fully.
There is great need for increased assistance to very low-income households with their monthly
rent payments. The waiting list for the Section 8 Program administered by the Housing
Authority of the City of San Luis Obispo had been closed since July 1990 when it was recently
opened briefly from February 1, 1993, to March 11, 1993. There are about 1,400 pending
applications for Section 8 rental assistance in the county.
10/22/93 Administrative Draft CHAS ] 1 Sail Luis Obispo County
Information obtained through the public «orkshops and through consultations with local agencies
emphasized the need for additional rental housing units with three or more bedrooms, to meet
the unmet need for the larger very low-income renter households. Such large units are difficult
to find, so many families rent smaller units and end up in overcrowded conditions. As is shown
in Table 5, the communities of Oceano, San Miguel, Nipomo, Grover Beach, Paso Robles and
San Luis Obispo exhibit the highest percentages of overcrowded housins units, indicating an
undersupply of housing in general, as well as an undersupply of large housing units.
Table 5: Overcrowded Housing Units in 1990
Community Overcrowded Percent
Housin g Overcrowded
Units
City of Atascadero 405 4.8
City of Grover Beach 398 8.8
City of Morro Bay 206 4.6
City of Paso Robles 554 7.9
City of Pismo Beach 108 2.9
City of San Luis Obispo 1,094 6.5
Cambria 101 4.2
Cayucos 47 3.4
Los Osos 238 4.1
Nipomo 274 12.1
Oceano 333 15.7
San Miguel 61 15.4
Templeton 36 3.5
Total County 4,794 6.0
Notes: 1. Overcrowding is defined as more than one person per room.
Many of the larger very low-income families are Hispanics, the ethnic group which is growing
faster than any other ethnic group. This ethnic group is projected by the California Department
of Finance to continue growing faster than other groups. The recently released Latino
Community Needs Assessment identified adequate and affordable housing as the second most
important need of Latinos in San Luis Obispo County (second only to the need for more
employment opportunities). That study found that 35 percent of Latinos in the county are in
households of five or more persons, and that 40 percent of the Latinos surveyed considered their
home to be too small for the number of persons living there.
Agencies consulted reported that many of the very low-income Hispanic households need
additional rental housing that is not just affordable and decent, but which also provides for on-
10/22/93 Administrative Draft.CHAS 12 San Luis Obispo County
site support services such as child care, health screening and education.
Affordable rental housing for the very low-income elderly and handicapped is ne;,Aed in
locations close to shopping, medical facilities and public transportation. Handicapped persons
need housing with wheelchair access ramps, wide doorways, assist bars in bathrooms, lower
cabinets and elevators in multi-level buildings.
Persons who attended the public workshops also recommended that homeownership opportunities
be expanded for very low-income households. They indicated that there is great need for a first-
time home buyer program for both low-income and very low-income households. They also
recommended that programs for first-time home buyers be designed to accommodate single-
parent families, large families and handicapped persons.
A few persons attending the workshops noted the need for rehabilitation of the existing housing
stock. Oceano was one community from which a number of resident expressed a desire for
housing rehabilitation. Very low-income homeowners cannot afford proper regular maintenance
work on their homes, and therefore are vulnerable to substandard housing conditions or even the
outright loss of their homes as a result of deferred maintenance. Elderly and handicapped
homeowners may need modifications to their homes for handicapped accessibility.
Housing Needs of Other Low-Income Households
The housing needs of other low-income households are similar to those of very low-income, but
they are more feasible to meet. In other words, it is less costly to help a household in this
income group than one in the very low-income group. Once a household achieves ownership
of their home, they no longer need rental assistance and they have a stable base from which to
improve their employment opportunities, health and general quality of life.
Since this income group by definition has greater income than very low-income households, it
will be more feasible for homeownership to be achieved. However, their income is generally
not adequate to qualify for a loan large enough for the purchase of a home in any community
of the county without some form of special assistance. Each time Peoples' Self-Help Housing
Corporation announces availability of applications for homes in one of their developments of
single-family homes, the organization is overwhelmed by the large numbers of applicants.
Housing Needs of Moderate-Income Households
Moderate-income households are not experiencing the degree of overpayment and other housing
problems that the very low and other low-income households are. Most of the existing
moderate-income households in the county, both renters and owners, can generally afford their
housing, according to CHAS Table 1C. However, even moderate-income households generally
cannot afford to purchase a home in the county. Therefore, if they aren't already homeowners,
they may never have the ability to buy a home without some form of special assistance. Also,
moderate-income households consisting of large families are still having difficulty in finding
large enough housing units.
10%22/93 Administrative Draft CHAS 13 San Luis Obispo County
LIIAS "Iable IL - !lousing Assistance Needs of Lo« and Moderate-Inconic Ilou,cliulds
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10/22/93 Administrative Draft CHAS 14 San Luis Obispo County
I
Nature and Extent of Homelessness
In the City of San Luis Obispo, most homeless are single adults. In other areas of the county
the majority consists of single mothers and their children. Most of them were born in the
county, have family here and/or have worked here. Over thirty percent are substance abusers,
and another thirty percent are mentally ill. They include persons who are developmentally
disabled, teenage mothers, victims of abuse, veterans, seniors and the disabled. Some also have
AIDS.
The homeless population has recently changed to include many more severely mentally ill than
in the past, according to EOC's annual report for fiscal year 1992-93. Many of these persons
have no linkage with available mental health services or a source of income.
The continuing economic recession in the county has resulted in increasing numbers of people
in need of food and shelter. The County Homeless Services Coordinator conducted a survey of
homeless and emergency service providers in 1990, documenting 1,960 (unduplicated) homeless
and marginally homeless persons in the county. During periods when the two winter shelters
are operating, the nightly count of sheltered homeless in 1993 was 119 persons. Outreach
workers with the Salvation Army Homeless Project and Mental Health Homeless Outreach
Program have found that significant numbers of homeless persons are unwilling or unable to
seek services or shelter due to chemical dependency, mental illness or other disability, although
accurate estimates of such persons are not yet available.
The Women's Shelter of San Luis Obispo estimates that 1,050 persons fleeing domestic violence
will have been served, through shelter and outreach services, solely through the San Luis Obispo
facility. That shelter houses 14 persons each night, and is nearly always at capacity. The North
County shelter also houses 14 persons per night.
The ethnic breakdown of the persons served by the homeless programs operated in San Luis
Obispo by EOC is: 6 percent Black (non-Hispanic), 75 percent White (non-Hispanic), 14
percent Hispanic, 2 percent Native American/Alaskan (non-Hispanic), 0 percent Asian (non-
Hispanic), and 3 percent other.
Homeless persons need permanent housing. Serving the homeless effectively requires a
continuum of services, including basic emergency shelter, with food, intervention assistance and
counselling; transitional housing; and finally, permanent housing. Single men and women
homeless were recently surveyed to determine their preferred type of shelter, and they responded
consistently by choosing single-room-occupancy (SRO) units). Families with children, however,
do not prefer SRO housing.
10/22/93 Administrative Draft CHAS 15 San Luis Obispo County
CHAS Table ill - homeless Population and Subpopulatiulu
.............. ................................................................................ ..............................
C.es laele U.S. Departa.et cf ha5iny arc Urbar. CeveLopttn[
Office of eoa pity Planning and DeVeLopeen:
h. Less Population S S. populations Comprehensive Mousing cfforeability S:ratcgy (Cr.%S)
InStruCtions far Local JuriSdictiws
......................................................................................................
Rhee of Jurisdiction: -... Mell/aLI Period: (enter fiscal es.)
iT: t!nrpttgh Ft:
San Luis Obispo Cac:nty
94 95
..................................................................................................................................
Part 1: home Less Population Sheltered unsheltered total
(A) (a) (C)
......................................................... .................. .................. ..................................
Y.omcless Familic2 with children
1. N✓. , Of Rome less Families 0
...................................................... .................. .................. ..................................
2• Rymer of Persons in homeless FamilieS 0
...................................... .................. .................. ..................................
homeleSS Individuals
3. Touch (17 years or younger) 0
...................................................... .................. .................. ..................................
c. Adults 0-6 years and older) 0
......................................................... .................. .................. ..................................
S. Tota( (lines 2.3-4) 0• D- ..........0..
...............
Part 2: Subpopulati ort% Sheltered Unsheltered
. . -Less Persons .ith ServiCe ReetIS Related to: M M
......................................................... .................. ..................I
). Severe Mental Illness (SRI) Only
......................................................... .................. ..................
2. AlCohol/Other Orug Abuse Only
......................................................... .................. ..................
3. fill i Atcohol/0%her Orug Abuse
......................................................... .................. ..................
C. Ooeestic viol ince
......................................................... .................. ..................
S. Nome less Touch
......................................................... .................. ..................
6. AMS/Related Diseases
......................................................... .................. ..................
7. Ocher (specifiy)
................................................................................................
The breakdown of the county's homeless population as requested above
is not available at this time. In 1990,the county's total homeless population
was estimated to be 1,960 persons based on a survey by the county Homeless services
Coordinator. Recent estimates indicate approximately 119 homeless persons in shelters
countywide.
. ................ ......... .. .......... ........................ ...... ......... ....................................
uO :ooeaa (1/93)
1022/93 Administrative Draft CHAS 16 San Luis Obispo County
Non-Homeless Populations with Special Needs
There are currently over 150 cases of HIV positive diagnosed persons in the county. The
Salvation Army Homeless Outreach Program counted 442 cases, most of which were mentally
ill or dually diagnosed persons. Alcohol Services estimates that about 11.7 percent of the county
population, or over 26,000 persons, in the county have alcohol or other drug addiction and
therefore are in need of support services.
According to the Area Agency of Aging's Area Plan, the local elderly and frail elderly are
generally in good health, have adequate income and are relatively self-sufficient. However,
many are not self-sufficient and need in-home services, community services, housing,
transportation, health care, nutrition, information and referral services, nursing home placement,
and senior centers.
There is a lack of adequate housing for persons with emotional, physical or developmental
disabilities. Physical barriers in new construction are being addressed, but the existing housing
stock is generally not designed to accommodate persons with physical disabilities. Physically
disabled persons also need counseling, assistance with access to communications, independent
living skills, employment preparation, support groups, referrals for housing and attendants, and
transportation_ Persons with mental disabilities nerd case management, day treatment, and
outpatient treatment. Individuals released from mental hospitals or skilled nursing facilities need
supervised residential care and supportive services. Persons with AIDS need education, testing
for AIDS, benefits counseling, home health care, emotional support, emergency food and
shelter. Some emotionally or developmentally disabled persons need supervised care.
10/22/93 Administrative Draft CHAS 17 San Luis Obispo County
CHAS Table IF - Non-llomeless Special Needs Populations
.:. .. ................................ .... ............ ...... .... ...............................................-_
Ct,AS :axle lE V.S. DcWtmant of Mousing an: Urt n 6cvclo;+.n.
-. .cc of ;ern :. P'.ern irT a•-: Dc•^I 0t ?r:
aon•mehe less Special McCdS Pdpwlations Ctvt'brehrnsive Mousirtg Affordability Strategy (C,AS)
Ir,tructidns for Local Jurisdictions
..................................................................................................................................
Mame of Jurisdiction: IC--:a Source: (specify; F.v6�0a` Per i pC: tenter tical "S.)
�eencies �Ti/ r through it:
San Luis Obispo County I..rrcn; Da;z as c!: (ra-a) 401 095
I 1993 1 1. 1
......................................................................................................................... ........
Mousendlds in meed of Suppd rtive mousing
1. Elderly
......................•----...-...........---...........-....... ..:�t.�>.-ail3ble.at..ts,ais..ti tee...................-----...
2. frail Elderly
................................................................ .................................................................
3. Severc mortal Illness i0o
................................................................ .................................................................
A- Dcvelopnentally Disable Not available at this time.
................................................................ ......................1........
5. Physically Disabled
................................................................ ................................................................
.- 6. Persons with Alcohol/Other Drug Addiction 26,000
................................................................ .................................................................
7. Persorts with AIDS and Related Diseases Is
.................... .................................................................
a. Other (Specify):
..................................................................................................................................
Instructions for Table 1E
.on-heracless Special Weeds Populations
Refer to Appendix A. General Definitions Used with the ChAS, for Line 2-- Enter the estimate'nu bcr of frail elderly
additional definiti orfs of terms used in this table. hauseho(ds in need of supportive housing.
Table 1E provides a format for estimating the need for supportive Line 3-- Enter the estiauted weber of households
housing for other (than ho,ttess) populations with special needs. conoosed of at least one person wi to severe mortal
Some potential resource agencies and client groups they serve illness in need of supportive housing.
i nc l urde:
Lim a-- Enter the estimated rj ber of leu eholcs
o State or local mental health agencies for persons with severe composed of at least ane Egvelopnomally disabled
mental illness; person in need of supportive housing.
o State or local agencies of mortal retardation or State local Line 5-- Enter the estimated nuaber of houscholes
developnenial disabilities courails for people with developmental composed of at least one physically cisaoleci person
disabilities; in need of supportive housing.
o State rehabilitation agencies or State or local Centers for Line 6-- Enter the estimated number or. households
Independent living for pgople with physical disabilities: caripesed of at least o..e poser, with amcdholrpthar
a" addiction in mad of supportive' housing.
a State or area agencits on aging for elderly people:
Lina 7-- Enter the estimated m ibtr of households
o The Public health Service Center for Disease Control for persons composed of at least one person with AIDS ane relate
with Aids. diseases in reed of supportive housing.
Line 8-- Estinete for any other category of special
Specific Instructions: need that the jurisdiction may identify the rwne]r o
households in need of Supportive housing.
Lim 1-- Enter the estimated rMmber o1 elderly households to need
of supportive housing.
.........................................................................................................................
MUD 40090-A (1/93)
-3/
10/22/93 Administrative Draft CHAS 1S San Luis Obispo County
Market and Inventory Conditions
General Market and Inventory
CHAS Table 1B shows some information on the general housing inventory in 1990. About 60
percent of the housing was occupied by owners, 40 percent by renters. Vacancy rates for both
owner-occupied and renter-occupied housing were within the ranges recommended by the
Federal Housing Administration (4-6% for rentals, 1-3 for owner units). However, there were
areas of the county where vacancy rates were below the recommended rates, indicating an
imbalance of demand over available supply, as shown in Table 6.
Table 6: Vacant Housing Units in 1990
Community; Ho ring Dana' For Rent Foe Sale° Total Vaean(
Rene
City of Arroyo Grande 6.059 3.5% 2.9% 5.5%
City of Ataseadero 8.875 4.2% 1.4% 4.4%
City of Grover Beach 4,941 4.6% 3.1% 8.9%
City of Morro Bay 5,694 6.8% 6.4% 21.2%
City of Paso Robles 7,599 7.7% 3.4% 8.1%
City of Pismo Beach 4,548 8.1% 5.6% 17.7%
City of San Luis Obispo 17,877 3.7% 23% 5.2%
Cambria 3,081 5.7% 2.5% 22.6%
Cayucos ' 2,133 13.4% 2.5% 36.0%
L.osOws 6,097 3.0% 1.0% 5.4%
Nipomo 2,386 1 5.7% 1.3% 4.8%
Ocean 2,433 10.6% 2.1% 12.7%
San Miguel 451 12.3% 2.1% 12.2%
Templeton 1.100 5.5% 2.6% 5.2%
Total County 90,200 5.9% 2.8% 11.0%
ores: This column shows the percent of mntal units which are vacant and available tot rent.
2. This column shows the percent of ownership units which ate vaunt and for sale.
For example, the communities of Los Osos, Arroyo Grande and San Luis Obispo have low
rental vacancy rates, indicating that demand exceeds available supply. (Arroyo Grande is not
part of the urban county) Atascadero, Los Osos and Nipomo have low ownership vacancy rates,
indicating that more ownership units would be supported by existing demand.
Housing Conditions
Consistent data on substandard housing conditions in the county and its communities is not yet
available. Accordingly, a county-wide survey of housing conditions is proposed during fiscal
year 1994/95 to develop such an information base, to be included in this CHAS once it is
available. Currently available information on the need for housing rehabilitation, based on
/-3 z
10/22/93 Administrative Draft CHAS 19 San Luis Obispo County
independent surveys in only some of the communities in the county (1988 Paso Robles
Household Survey, 1980 Atascadero Housing Element, 1990 Pismo Beach Housing Conditions
Survey, 1991 SLO Unincorporated County Housing Conditions Survey) indicates that between
1 and 20 percent of the housing units in the county are in need of rehabilitation. This equates
to a range of between 200 and 4,000 units needing rehabilitation. This estimate Nvould be higher
if the county and several of the cities had not sponsored housing rehabilitation programs during
the 1950's with funding provided primarily through the Small Cities Community Development
Block Grant (CDBG) Program.
Age of the housing stock, however, is available from 1990 census data. The age of residential
structures is an indicator of the potential existence of lead-based paint, since some structures
built before 1980 contained lead-based paint, as well as the potential need for rehabilitation.
Numbers of housing units by year built in San Luis Obispo County are shown below:
Year Built Housing Units
1989 - 1990 2,551
-1985 - 1988 141094
.-1980 - 1984 13,467
1970 - 1979 24,644
1960 - 1969 12,910
1950 - 1959 10,051
1940 - 1949 5,686
Prior to 1940 6,797
The 148 conventional public housing units owned and operated by the Housing Authority of the
City of Paso Robles have been found to contain lead-based paint, and that agency recently
obtained funding approval for removal of the lead-based paint. Therefore, it may reasonable to
assume that other housing in the county may also contain lead-based paint, although the number
of such units is unknown.
Homeownership Market
Although ownership housing vacancy rates are generally at acceptable levels in the county, home
prices are beyond the reach of nearly all very low-income (<50To of median), low-income (51-
80% of median) and moderate-income (80-95% of median) families. Sales prices affordable to
these income groups are shown in Table 7, based on the assumptions that 7 percent interest, 30-
year home loans are available with a 10 percent down payment, and that the families can afford
a 10 percent down payment.
Table 7: Affordable Home Sales Prices
urtit sive Vcrr tow-Income Low-Income Moderate-Income
Studio 546,9?0 570,635 $93,694
I Bdrm 552374 579.:96 5106.885
2 Ed= 556,616 587,345 $118,075
3 Bdren $68,975 5105,883 5142,792
4 Bdrm S72,816 SI 12.397 5152.145
f- 33
10/22/93 Administrative Draft CHAS 2fl San Luis Obispo County
Table 8: Median Home Values and Sales Prices
Community 1990 Home Value 1990 Median Price 1992 Median Price
(1990 Census) (TRW REDI Data) (TRW REDI Data)
San Luis Obispo County $215,300 5200,751 $182,478
City of Arroyo Grande $207,700 $187,951 5175,958
City of Atascadero $199,600 $176,651 3162,975
City of Grover Beach $171,400 $171,206 $148,687
City of Morro Bay $224,700 $203,828 $176,679
City of Paso Robles $154,500 5161,412 $152,985
City of Pismo Beach $293,000 $230,295 $211,079
City of San Luis Obispo $241,100 $225,547 5202,039
Cambria $277,200 $215,344 $179,378
Cayucos 5280,300 $242,786 $236,990
Los Osos $207,900 1 $173,261 $165,549
Nipomo $188,600 $186,127 $148,955
Oceano $156,700 $127,620 $125,167
San Miguel $90,200 $115,367 $123,409
Templeton $190,800 $183,293 $159,527
The degree to which homes in the county are not affordable to the very low, low, and moderate-
income groups, and the variation between communities in the county, is illustrated in Table 8.
Table 8 shows median 1990 home values from the 1990 census, plus 1990 and 1992 median
home sales prices based on information from TRW REDI Property Data. Also, according to
1990 census data, the lower quartile median home value in 1990 was $158,500, which is higher
than any of the affordable home prices shown in Table 7 above. Therefore, the communities
of San Miguel and Oceano appear to be the only ones of those shown in Table 8 which offer
affordable homeownership opportunities for some moderate-income families without the need
for substantial special assistance. Otherwise, special assistance in the form of public or private
subsidies will be necessary to facilitate homeownership for moderate-income families.
10/22/93 Administrative Draft CHAS 21 San Luis Obispo County
CHAS Table 1B - Market and hi-entot-, Conditions
................ ... . . ........._............................... .. .........................................
CHAS Table 18 U.S. Depe•r men; of Mousing and Urban Development
Ort cc of ComnmIt, P am Ing and Oeve'Paant
ra r4eL L Inventory Conditions ComorchepSive xousins Affordability Strategy (CeAS)
InSY'aCtlOns for Local Jun Sdw:Ion;
..........................................................................................................................
Mame O( JurisdicLi an: Checkon!' I5 tear Period (enter fiscal yrs.)
1990 Census
San Luis Obispo County OrmK Source: (specify) FY; through FT:
Ca-,a as at: ((enter d:tc) i 1_�?4 I 19.5.
.................................:................................................................................
A. Reusing Stock Inventory 3 or more
Total vaeanc Rate 0 and 1 bodroai 2 bedrOO"S beorPpos
Category (A) (by) (C) (0) (E)
............................... ................. ................. ................. ................. .................
1. Total Tear•R v: Housing 00,200 •• 14,6:6 33,522 /2,032
2. iacal Occupied units 80,281 -1-1-1-1_ 12,701 29,31/ 38,266
............................... .................
6666. .._....___. -
3. Renter 32,266 9,695 14 823 7,728
............................... ................. ................. ................. ................. .................
A. O. r 48,035 3,00614,491 30,538
............................... ................. ....»........... .................
.................
.................
S. Total vuant Units 9,910 •_ •__. •_• 1,945 6,208 3,766
............................... ................. ................. ......._._......_ ........._.......
6. For Rmt 1,052 $.71. 675 1,013 324
............................... ................. .............
...: ................. -1 7. for Sale 1,327 2.69` 67 5152 758
'•"'"•"........ ................. ...........-1.263. .__........2.693. ...........2.684_
8. Ocher 6,640 •••••••••'••••••• 7,263 2,693 2.68.
..........................................................................................................................
8. Stbstarderd Wti;s Z 55ufta bte for
Z Substandard Rehabtl f•atlon
...Category ...__.(A) ......(8)
........ .............. . ....... . ......
1. All Renter
................. .................I
2. All Ovner
..........................................................................................................................
[• Ptd{IC Mat611MJ j ea fe0r!
Tat 81
YuaRCY Rale 0 and 1 podroan 2 bedrooms;(0) Dedroals
---------------
_Category ....... _(A) (6) ......(C) .. (E)
1. total .......... ....(O7...._.. .................
........... ..................
2. YuanL I 4/A .................................................
..................................................... ......._..............................._.......:..._......•..
Rehabi l i tali on �Estihaced Hard Costs Ph.. avemm
ictal lmrcs: (Grand Total PxA Melds'
4eeds: .............................
.......................................................................................
D. Rmcs Re(.t Af}ocIpblee
Unit Sire AppticabAl� FHRS aL SOZ 'f8)tu: nFl
............................... ................. .................
0 Bedroms 431 325
1 bedroom 523 3.1
..._......_.16.61$51. .................
2 6edroars 417
3 aedraoPs 769 CE2
....................................................................
..........................................................................................................................
MUD 4009,-A (1/93)
10/22/93 Administrative Draft CHAS 22 San Luis Obispo County
Assisted Housing Ltventory
-The following is a description of the assisted housing units in the county by size, number of
vacant units, condition, and whether the units are at risk of being lost from the stock of assisted
housing. Generally, the county does not include large numbers of assisted housing, since it has
been a rural county (under HUD's programs) until 1994.
Public Housing
The Housing Authority of the City of San Luis Obispo reported on September 27, 1993 that it
had 169 units of conventional public housing, only two of which were vacant. The sizes of
those units were as follows: 6 studios, 18 one-bedroom units, 49 two-bedroom units, 63 three-
bedroom units, and 25 four-bedroom units. None of these units are at risk of being converted
to non-assisted housing.
In October 1993, the Housing Authority of the City of Paso Robles reported 148 conventional
public housing units in a development called the Oak Park Apartments, none of which were
vacant. These housing units included 18 one-bedroom units, 88 two-bedroom units, 40 three-
bedroom units, and 2 four-bedroom units. All of these units were single-level and handicapped-
accessible, except for the three-bedroom units, which were townhouses. All 148 units need
rehabilitation to remove lead-based paint and asbestos, among other less serious repairs, and the
authority has obtained a funding award for the work to proceed in fiscal year 1994-95.
b. Section 8 Housing
The Housing Authority of the City of San Luis Obispo administers the Section 8 Rental
g
ram in all areas of the county. On September 27, 1993, the Housing Authority
Assistance ;�ro
reported 1,344 Section 8 contracts in the county. These units included 44 studios, 512 one-
bedroom units, 494 three-bedroom units, 259 three-bedroom units, and 35 four-bedroom units.
The Housing Authority had no unused tenant-based rental certificates or vouchers. Except for
the units discussed under the "Other Assisted Housing" section that follows, none of
these housing units are anticipated to be lost from the assisted housing inventory.
Other Assisted Housing
Table 9 lists other assisted housing units by size, identifies the type of assistance, any known
vacancies, and whether they are at-risk of being lost as assisted (and therefore affordable)
housing. In addition to those listed in the Table 9, Peoples' Self-Help Housing Corporation has
sponsored 297 new homes financed through the Farmers Home Administration's Section 502
Program.
/-36
10/22/93 Administrative Draft CHAS 2? San Luis Obispo County
Table 9: Other Assisted Housing
i
Project Assisted Unita Assistance Type Vacant At-Risk
Hacienda del None, Total:26 units HUD Section 221(d)(3))Program for Yes, eP,cr 10121/97,but subject to
Paso Robles Tao-bedroom:21 mortgage loan insurance, Section 8 Loan right cf first rcP:ul for public & non-
Thtse-bedroom:5 Management Set Aside for rent subsidies prof[groups
Creston Garden Total: 52 units No
Apartments, Two-bedroom:51
Paso Robles Three-bedroom: 1
Paso Robles Garden Total:26 units No
Apartments, Two-bedroom:21
Paso Robles Three-bedroom:5
Paw Robles Terrace, Total:40 units HUD Section 202 for mortgage financing No
Paw Robles Studios: 10
One-bedroom:30
River View Total:48 units Farmers Home Administration(FmHA) Yes,but only if owner enters project-
Apartmenu. One-bedroom:16 Section 515 Program for mortgage based Section 8 contract or upon a
Paw Robles Two-bedroom: 16 financing finding that low income housing not
Three—bedroom:16 needed
Rolling Hills Taal:53 units FmHA Section 515 Program for No
Apartments, mortgage financing
Templeton
Macadero Total:
Apartments,
Atescadero
Arascadero Village, Total:22 HUD 221(d)(4)for mortgage loan Yes,effective 2/16102(2002).
Atascadero insurance,Section 8 for rental assistance
Dan Law Apartments, Total:7 units HUD Section 236 Program for mortgage Yes,but very unlikely.Only if
San Luis Obispo financing interest reduction,HUD tenants not inversely afreered,low-
Section 8 Loan Management Set Aside income housing and housing for
for rental subsidy minorities not needed in SLO. Right
of first refusal also required.
Parkwood Taal:34 units SLO City sponsored multi-family Yes,effective 4/97.
Apartments, housing revenue bonds
San Luis Obispo
Judson Terrace Taal: 107 units HUD Section 202 Program for mortgage Yes,effective 7/31/95,but the non-
Homes, financing,Section 8 Rental Assistance profit sponsor has no intention of
San Luis Obispo (43 units) terminating the Section 8 contract.
/-37
10/22/93 Administrati,c Draft CHAS 24 Sari Luis Obispo County
Inventory of Facilities and Services, Including Supportive Housing for the Homeless and
Persozis Threatened With Horntlessness
The following discussion of the inventory of facilities and services provides a basic summary
of the most significant elements of the inventory, but is not a complete inventory. Additional
service providers, especially for supportive services, can be found in the annually revised Human
Services/Support Directory, published by HOTLINE of San Luis Obispo County.
EOC operates a homeless shelter in the City of San Luis Obispo, owned by that city's housing
authority, with a maximum capacity of 54 persons. This shelter is usually at capacity. It
provides nightly shelter, but does not allow the homeless to stay there during the daytime hours.
Funded primarily through general fund contributions from the City of San Luis Obispo and the
County of San Luis Obispo, recent actions by the State of California shifting millions of dollars
in local property tax revenues away from the city and the county, combined with reductions in
the Federal Emergency Shelter Grant (FESG) Program, threaten the continued operation of the
shelter. Also, EOC provides a "mentor program" in conjunction with its San Luis Obispo
shelter, in which professional case management and volunteer mentors use role models and
social support to modify behavior of homeless persons. .
The Women's Shelter of San Luis Obispo is a domestic violence shelter houses 10 to 14 women
and children each night. The City of San Luis Obispo has approved some, but not all, of the
funding needed for this shelter provider to purchase the existing shelter facility.
The North County Women's Shelter is a domestic violence shelter housing 10 to 14 women and
children per night. The City of Atascadero received approval from the State of California to use
Small Cities CDBG funds to acquire and rehabilitate their facility in fiscal year 1993/94.
During the rainy season, two winter shelters were in operation last year. The Atascadero Winter
Shelter housed and provided meals to homeless families and single women from November 1992
through January 1993, with an average of 5 persons per night. The San Luis Obispo Winter
Shelter provided overnight shelter to 131 family members and single women from November
1992 through April 1993. These two winter shelters are expected to continue this service in the
winter of 1993/94.
The Housing Authority of the City of San Luis Obispo, with assistance from the county
Homeless Services Coordinator, enabled nine homeless families to obtain permanent housing in
1992/93 through the new HUD program called Family Unification. In fiscal year 1993/94, 50
persons in homeless families will be assisted through this program.
Transitions, Inc., uses the HUD Supportive Housing Program to provide long-term housing plus
on-site human services for homeless, mentally ill adults. This program operates in three single-
family homes, serving 36 residents in fiscal year 1993/94. The program is made possible
through a collaborative effort of the county Homeless Services Coordinator, who provides
technical assistance and program development; Transitions, inc., for program services and daily
management; and the San Luis Obispo Non-profit Development Corporation for property
management and matching acquisition funds.
10/22/93 Administrative Draft CHAS 25 San Luis Obispo County
Peoples' Kitchen provides daily meals at the downtown Mission Plaza for homeless and persons
threatened with homelessness. Another soup kitchen was established in the South County in
1993 by the Five Cities Christian Women Food basket. Loaves and Fishes (in both Paso Robles
and Atascadero) provides food to families in the North County. Meals on Wheeels (Five-Cities,
Morro Bay, San Luis Obispo) delivers r ea.ls to homebound residents. Harvest Bag, Inc, gleans
vegetable fields to distribute food (including some food and other items) in Arroyo Grande.
Food Bank Coalition gathers and distributes food to the needy through non-profit agencies.
The Salvation Army Homeless Outreach and Case Management Program provides outreach and
intervention services to the homeless, many of whom are mentally ill and/or dually diagnosed
persons.
In-Home Supportive Services, with the county Department of Social Services, provides
household help and personal care to enable low-income elderly or disabled persons to remain
in their own homes.
The AIDS Support Network, which depends upon a large volunteer staff, provides services to
HIV positive persons and their families. The county operates the AIDS Program through the
county Health department, incuding testing, counseling and treatment information.
The Area Agency on Aging acts as a planning, coordinating and facilitating agency for senior
citizen concerns in San Luis Obispo and Santa Barbara Counties.
Other service providers include SLO County Drug and Alcohol Services, SLO County Health
Agency, General Hospital, Mental Health Association, Middle House - Halfway House for Male
Alcoholics, Casa Solana, Inc., Migrant Child care Program (EOC), Tri-Counties Regional
Center, Hospice of SLO County, Inc., Home Health Agency, Independent Living Resource
Center, Inc., Grass Roots II, Inc., Caring Callers of SLO County, SLO County Child and Adult
Protective Services, Klein Bottle Youth Programs, Operation Outreach, Nipomo Community
Medical Center, Inc., Private Industry Council, American Red Cross, California Rehabilitation
Department, Roandoak of God Christian Commune, Senior Nutrition Program of SLO County,
Disabled Community Resources, Dial-A-Ride, Coast Caregiver Resource Center, Ad Care
Association„ Inc., Achievement House, Inc., Chestnut House, Candelaria American Indian
Council, and numerous churches and service organizations.
Available Resources
Federal
Community Development Block Grant (CDBG) Program
As an entitlement urban county. San Luis Obispo County anticipates receiving approximately
$2.35 million in fiscal year 1994/95 through the CDBG Program. Of that amount, about
$790,000 will be made available for affordable housing activities, and 5240,000 for continuation
and enhancement of the homeless sheltering and supportive services related therelo.
10/22/93 Administrativc Draft CHAS 26 San Luis Obispo Count}
Needs and priorities are determined through an extensive citizen participation process (starting
.r. January 1994). During that citizen participation process, it is possible that the amount of
CDBG funds available for affordable housing activities may increase, if eligible and appropriate
activities for the CDBG funds initially reserved for non-housing activities are not identified or
selected for funding.
HOME Program
The county may be designated a "participating jurisdiction" under the HOME Program,
qualifying the county for about $1 million. However, required local matching funds are not yet
identified.
Farmers Home Administration (FmHA)
Approximately $ from the FmHA Section 502 Program has been reserved for
use by low and very low-income families purchasing homes in the county through the non-profit
Peoples' Self-Help Housing Corporation.
[PSHHC - any other FmHA commitments? 514/515? 523?]
HUD Section 8 Certificates and Vouchers
The Housing Authority of the City of San Luis Obispo, which administers the Section 8 Program
county-wide, has an allocation of about $ from HUD for Section 8 Rental
Certificates and $ for Section 8 Rental Vouchers. This allocation is
committed for fiscal year 1994/95.
Federal Emergency Shelter Grant (FESG) Program
Local agencies will request at about $111,000 from this program to support operation of the
EOC shelter, the Women's Shelter of San Luis Obispo and the North County Women's Shelter.
However, the amount of funds available to the county from this program have been decreasing,
so a lesser amount may be more realistic.
Supportive Housing Program
Approximately $331,500 is expected to be available from this program for use in the county
through the San Luis Obispo Non-Profit Housing Corporation.
Federal Emergency Management Agency (FEMA) Food & Shelter National Board Program
About $96,000 is anticipated to be available during fiscal year 1994/95 to assist a number of
homeless shelters and associated services.
i� yo
10;2/93 Administrative Draft CHAS 27 San Luis Obispo County
Mortgage Credit Certificate (AICC) Program
The Housing Authority of the City of San Luis Obispo has received authorization to use the
MCC Program to enable about 133 families purchase their homes. The MCC Program does not
provide direct funding to develop or finance purchase of housing, but reduces the qualified home
buyer's federal income taxes, thereby enabling the buyer to afford a higher mortgage payment
than would be possible without the MCC assistance. About 20 percent of the 133 purchasers
will be low-income. Since no direct funding of housing development or purchase is provided
under the MCC Program, no funds are identified in CHAS Table 3A from MCC.
ii. State
California Housing Finance Agency (CHFA)
CHFA has allocated $ for purchase financing on homes developed in the county
by Peoples' Self-Help Housing Corporation. Since of the homes to be
financed through CHFA loans will be built in 1994/95, the amount of CHFA funding identified
in this CHAS for 1994/995 is $
Farmworker Housing Grant (F%VHG) Program
The California Department of Housing and Community Development has committed
$ to assist with purchase of homes developed by Peoples' Self-Help Housing
Corporation in fiscal 1994/95.
Emergency Shelter Program (ESG)
About $11,400 may be available from this program during 1994/95 for the two domestic
violence shelters.
Department of Economic Opportunity
About $12,000 is expected from this program to assist with continuation of the EOC shelter.
iii. Local
City of Paso Robles Redevelopment Agency
This redevelopment agency has been in existence long enough to have accumulated tax increment
funds, a approximately $ of which will be available for affordable housing
activities in 1994/95.
San Luis Obispo Non-Profit Housing Corporation
This local organization is expected to provide about $277,000 as local matching funds in
conjunction with the HUD Supportive Housing Program.
10/22/93 Administrative Draft CHAS 28 San Luis Obispo County
Salvation Army
The Salvation Army may again provide about $25,000 for their Outreach and Case Management
Program.
United Way
It is hoped that the United Way will again provide about$14,600 to support the EOC shelter and
the Salvation Army Homeless Outreach Program, or other housing-related programs.
10/22/93 Administrative Draft CHAS 29 San Luis Obispo County
PART III. ONE-YEAR STRATEGY AND BIPLEMENTATION PLAN
This section sets forth the housing priorities based on the needs of the community. Programs
and policies for implementation of the priorities are also described. Approaches for service
delivery and management are discussed under each of the individual programs. Geographic
distribution of assistance is discussed in a separate section following the priorities and programs.
Finally, public policies that could be barriers to affordable housing are discussed, and strategies
to address such potential barriers identified.
Summary of Priorities
CHAS Table 2 shows the relative priorities for providing the various types of assistance, using
a numerical rating of "1" for the highest priority, "2" for moderate priority, "3" for lowest
priority, and "0" for no priority. A "0" rating would mean that the need identified was low
enough for the county to determine not to provide assistance for that category of residents.
However, the county has not concluded that any of the resident categories identified in CHAS
Table 2 are inappropriate to receive any assistance, so this CHAS does not preclude county
approval of such assistance.
Priorit7 #1: Increase first-time homeownership opportunities for low-and very low-
income households.
As established in the Community Profile section of this CHAS, low and very low-income
households have the highest levels of overpayment for housing of any income group. Low-
income, first-time home buyers are also highly in need of assistance.
The highest priority under this CHAS is first-time homeownership assistance to other low-
income (51-80% MR) persons and families. This was chosen because low-income families
cannot afford to purchase a home in the county without some form of assistance, and because
the most frequently identified type of housing need during early public workshops on this CHAS
was assistance to low and very low-income families to first-time for their first-time home
purchases. This type of assistance for very low-income (31-50% MFI or 0-30% MR) was rated
less high in priority, due to less capability of such families to afford monthly payments on home
loans without excessive amounts of subsidy. Another category of projects that qualify for this
highest priority is where a project includes a mixture ownership units for very low-income
households, low-income households and/or moderate-income households. Mixed-income
neighborhoods are considered better than having separate area for each income group.
The principal type of activity to accomplish first-time homeownership is site acquisition, either
of vacant residential land or existing homes, but homebuyer assistance and new construction are
considered to be almost as important. Under this priority category, rehabilitation would be
appropriate only in conjunction with acquisition of existing housing for low or very low-income
persons or families.
10/22/93 Administrative Draft CHAS . �0 San Luis Obispo Coiinty
Programs:
Housing Incentives Program:
This program encourages development of affordable ownership (or rental) housing for very low-
income, low-income, and moderate-income households by offering a variety of incentives to
reduce development costs. The program is flexible, applicable to new or redeveloped sites,
multi-family or single family housing units, and project sponsors who are public, non-profit or
for-profit. The most important types of incentives are expected to be financial assistance with
the costs of site acquisition and/or public improvements. The primary funding source will
probably be the Community Development Block Grant (CDBG) Program. Partnerships with
local non-profit organizations with the expertise to obtain funds through a variety of federal,
state and private funds are expected to prove most successful in producing affordable housing.
For example, Peoples' Self-Help Housing Corporation (PSHHC) recently developed a
subdivision of single-family homes in Nipomo for very low-income and low-income households.
Many of the families participating in the project are Hispanic farmworkers. The county used
CDBG funds to reduce the cost of the developed residential lots for the very low-income buyers.
The assistance provided by the county, however, was only a small portion of the funds PSHHC
was able to assemble for the project. This project, along with the previous Nipomo subdivisions
developed by PSHHC have made a significant improvement in the housing conditions of very
low-income and low-income families who already lived and worked in the Nipomo area.
PSHHC has other planned projects of ownership housing in the county that may be ready for
CDBG or other funding assistance during fiscal year 1994/95, either new homeownership or
rental housing units. PSHHC is expected to submit a proposal to the county as part of
preparation of the county's Community Development Plan covering all CDBG activities for fiscal
year 1994/95 for CDBG assistance with the acquisition of a site for the development of about
40 new homes, targeted for mixture of very low-income, low-income and moderate-income
households.
The county intends to allocate at least $320,000 of CDBG funds during fiscal year 1994/95 to
assist with site acquisition or related costs for the development of new ownership or rental
housing. PSHHC, along with other organizations, will be invited to submit proposals for the
use of those CDBG funds, pursuant to CDBG regulations and the county's procurement
procedures.
Approximately 44 homes affordable to low and very low-income households are expected to be
completed under this program during fiscal year 1994/95. These 44 home received assistance
prior to fiscal year 1994/95, since new housing construction normally involves lengthy periods
of time for planning, site acquisition, design and construction. It is anticipated that most types
of assistance provide under this program during 1994/95 will result in additional housing units
being completed after 1994/95.
10/22/93 Administrative Draft CHAS i l San Luis Obispo County
Density Bonus Prograni:
Californiajurisdictions are required to provide increases in allowable density for projects which
include specified amounts of affordable housing for very low-income or low-income households.
The county and all of the cities in the county meet or exceed the requirements of state density
bonus law.
First-time Home Buyer Programs:
The Mortgage Credit Certificate (MCC) Program enables first-time home buyers to qualify for
mortgage financing by reducing their federal income taxes. The Housing Authority of the City
of San Luis Obispo is implementing this program county-wide. Twenty percent of the 133 units
(or 27 units) are targeted for low-income households during 1994/95.
The HOME Program is another potential source of funding for assisting first-time buyers of
homes. If the county qualifies as a HOME "participating jurisdiction" and local matching
requirements can be met, the county proposes to initiate this program.
Priority #2: Increase availability of affordable and decent rental housing for low and
very low-income persons and families.
As noted in the Needs Assessment section of this CHAS, very low-income renter households
have higher incidence of paying more than they can afford than renters in any other income
group or for homeowners in any income group. Low-income renters are in need of assistance,
but not nearly to the degree of very low-income renters. This is supported by the long waiting
lists at both housing authorities for public housing or Section 8 rental assistance. Also, a high
priority is placed on assistance to small related households and large related households, since
these groups typically have difficulty finding affordable rental housing large or small enough to
meet their needs.
The principal type of activity for meeting this priority of need is rental assistance. Rental
assistance programs enable low and very low-income renters to obtain affordable and decent
housing. Without this assistance, they would be threatened with homelessness, live in
substandard housing conditions and/or experience sever cost burden.
However, acquisition and rehabilitation of existing rental housing, or acquisition of vacant land
with new construction of rental housing, are important activities that would be consistent with
this CHAS. Also, support services such as child care, health care screening and education are
needed for many low and very low-income households.
Section 8 Rental Assistance Program:
The Housing Authority of the City of San Luis Obispo administers this HUD program county-
wide. Assistance includes Section 8 rental assistance certificates and vouchers. There is a long
waiting list for this very popular and needed program. (Amounts) - SLO Housing Authority]
/— 4<r
10/22/93 Administrative Draft CHAS 32 San Luis Obispo County
Project-based Rental Assistance Programs:
The housing authorities of the cities of San Luis Obispo and Paso Robles both own and operate
public housing units with subsidized rents for low-income tenants. Also, other non-profit
organizations have acquired existing rental housing, or developed new rental housing, to be
operated as affordable rental housing for low and very low-income households for many years.
The HUD Section 202 Program, the FmHA 514/515 Programs, the HOME and CDBG programs
are potential sources of funding for acquisition, rehabilitation or development of affordable,
project-based rental housing.
Housing Incentives Program:
This program encourages development of affordable rental (and ownership) housing for very
low-income and low-income households by offering a variety of incentives to reduce
development costs. The program is flexible, applicable to new or redeveloped sites, and project
sponsors who are public, non-profit or for-profit. The most important types of incentives are
expected to be financial assistance with the costs of site acquisition and/or public improvements.
The primary funding source will probably be the Community Development Block Grant (CDBG)
Program. This program will be administered by the county or through a joint effort.of the
county and one or more of the cities. Partnerships with local non-profit organizations with the
expertise to obtain funds through a variety of federal, state and private funds are expected to
prove most successful in producing new affordable housing. For example, Peoples' Self-Help
Housing Corporation (PSHHC) recently developed new rental housing for very low-income
households in the cities of Paso Robles and Morro Bay.
PSHHC has other planned developments of rental housing in the county that may be ready for
CDBG or other funding assistance during fiscal year 1994/95, with the potential to benefit at
least 20 very low-income households.
As mentioned in the previous section, the county intends to allocate at least $320,000 of CDBG
funds during fiscal year 1994/95 to assist with site- acquisition or related costs for the
development of new ownership or rental housing. PSHHC, along with other organizations, will
be invited to submit proposals for the use of those CDBG funds, pursuant to CDBG regulations
and the county's procurement procedures.
Density Bonus Program:
California jurisdictions are required to provide increases in allowable density for projects which
include specified amounts of affordable housing for very low-income or low-income households.
The county and all of the cities in the county meet or exceed the requirements of state density
bonus law.
i- 4004
10/22/93 Administrative Draft CHAS 3; . San Luis Obispo County
Priority +3: Maintain and upgrade existing neighborhoods and housing units
occupied by low-income households.
Maintenance and improvement of existing residential neighborhoods aids in the elimination of
blight and preserves the number of affordable and decent housing units. Rehabilitation of
existing housing is more cost-effective than building new housing, and rehabilitation can be used
to enlarge housing units to alleviate overcrowding. Also, when homes owned or occupied by
low-income households are rehabilitated their neighbors (who are not low-income) may invest
in the maintenance or improvement of their properties because they now have an improved
confidence that home values in that neighborhood justify the investment. CHAS Table 2 shows
housing rehabilitation as a principal activity for assisting only existing homeowners, since low-
income and very low-income homeowners have difficulty in maintaining their homes. Rental
rehabilitation is of secondary priority because the county has found that rental owners rarely
want or need public assistance to finance rehabilitation work, partly because of the affordability
restrictions that generally accompany public assistance.
Programs:
Residential Rehabilitation Loan Program:
The program provides low interest loans to homeowners of housing occupied by low-income
households. It applies both to ownership and rental housing, although few rental housing owners
are expected to participate. Deferred-payment loans are proposed to be made available to low-
income owner-occupants where their monthly payments for housing, if payments on their CDBG
loans are included, will exceed 30 percent of their income.
The primary source of funding is the CDBG program, but other potential sources include the
California Housing Rehabilitation Program and the HOME Program.
Previously, this program has been implemented in the communities of San Miguel, Paso Robles,
Templeton, Santa Margarita, Morro Bay, Grover Beach, Oceano, Nipomo and a number of
smaller communities in the unincorporated areas of the county. Although consistent data on
housing rehabilitation needs is not yet available, as discussed in the needs section of this CHAS,
public input during the public workshops on this CHAS indicated a need for housing
rehabilitation in the community of Oceano.
A survey of housing conditions is also proposed for 1994/95 to provide more complete and
consistent information on the need for housing rehabilitation in all communities of the county.
Weatherization Program:
The Economic Opportunity Commission implements a program of weatherization for low and
very low-income homeowners, funded through the Department of Energy.
/--V7
10/22/93 Administrative Draft CHAS .. 34 San Luis Obispo County
Priority #4: Utilize all available federal, state, local and private funds to support
and expand human service programs which prevent or reduce impacts
of homelessness.
CHAS Table 2 shows that assistance to homeless persons has a high priority, principally through
support facilities (shelters, etc) and services. This assistance could also tale the form of
acquisition and rehabilitation of existing housing, as well as rental assistance.
The goal of programs addressing this priority is to provide a continuum of service to the
homeless and those threatened with homelessness. The services would provide basic emergency
shelter to those who need it, supportive services, transitional housing, and linkage with programs
which facilitate permanent housing.
Programs:
Emergency Shelters:
The Economic Opportunity Commission (EOC) operates the primary emergency shelter in the
City of San Luis Obispo, using funds from a variety of sources, including CDBG, FESG and
other programs. During periods of harsh weather, two winter shelters also are opened in
Atascadero and San Luis Obispo. More winter shelters should be opened in other communities.
Domestic Violence Shelters:
Two domestic violence shelters are in operation in the county. The Women's Shelter of San
Luis Obispo and the North County Women's Shelter. These shelters will need continuing
support, including CDBG, FESG, ESG and other sources..
Supportive Services:
CDBG and other funds are allocated each year to a variety of agencies providing support
services to the homeless and near-homeless. One concept for facilitating provision of these
services that may be appropriate for expansion is child care, education, health screening, and
employment counseling in one or more day centers. This is because the homeless emergency
shelter does not permit the homeless to stay there during daytime hours, and they do not have
alternative place to go. Centralizing where the homeless can go to receive available services
would not only facilitate provision of the services to those eligible, but would also address some
neighborhood concerns about where homeless persons congregate during the day.
Priority #5: Address the housing and service needs of persons with mental, physical
and developmental disabilities, persons with AIDS and the elderly.
As noted in the Needs Assessment section of this CHAS, those with special needs include the
elderly, persons with mental, physical of developmental disabilities, and persons with AIDS or
AIDS related diseases.
10/22/93 Administrative Draft CHAS 35 San Luis Obispo County
Progran►s:
Non-Profit Services:
Non-profit organizations providing services to these groups were identified in the inventory of
Facilities and Services section of this CHAS. It is anticipated that the same agencies will
continue their service programs during fiscal year 1994/95. A more detailed listing of these
programs is available in the current version of the Human Services/Support Directory produced
by HOTLINE of San Luis Obispo County.
Public Services:
Public agencies providing services to these groups were identified in the inventory of Facilities
and Services section of this CHAS. It is anticipated that the same agencies will continue their
service programs during fiscal year 1994/95. A more detailed listing of these programs is
available in the current version of the Human Services/Support Directory produced by
HOTLINE of San Luis Obispo County.
Geographic Distribution
Priority #1: Activities increasing homeownership opportunities are needed in all communities,
and therefore the assistance will be made available county-wide. Communities with relatively
low vacancy rates and high housing costs will be emphasized.
Priority #2: Activities increasing affordable rental housing opportunities will be focused in any
urban areas close to shopping, schools, public transportation, medical facilities and other
services.
Priority #3: Housing rehabilitation activities are needed in all communities of the county, but
will be emphasized in older areas and census tracts with high concentrations of low-income
households.
Priority #4: Activities directly benefiting the homeless will be focused primarily in the City of
San Luis Obispo, where many homeless congregate and where many medical and other social
services are most accessible. The EOC homeless shelter, The Women's Shelter of San Luis
Obispo, Transitions, Inc. are all located in the City of San Luis Obispo. That city also has three
hospitals (including County General) and the county Department of Social Services. However,
there is also need for additional shelter facilities in the northern and southern portions of the
county.
Priority #5: Activities which support special needs groups who are not homeless will be made
available county-wide.
Public Policies That May Constitute Barriers to Affordable Housing
/- V9
10/22/93 Administrative Draft CHAS 36 San Luis Obispo County
Lupact Fees:
Many jurisdictions have found'it necessary to impose impact fees on new development to pay
for public improvements needed to support that housing. One strategy for addressing this impact
on affordable housing, currently being implemented by the county, is to collect an additional fee
on market-rate housing to be used to pay public facilities fees on behalf of affordable housing.
Zoning:
The jurisdictions in San Luis Obispo County, including the county itself, have programs in place
to zone enough land for housing at sufficient densities to meet the areas projected needs for
affordable housing. However, the supply of such land should be monitored in the future to
ensure an adequate supply.
Institutional Structure
Most of the housing services identified in this CHAS are expected to be provided through the
two housing authorities and the non-profit Peoples' Self-Help Housing Corporation. The
participating cities, the county, the Economic Opportunity Commission, and numerous other
smaller agencies will also be involved in providing the services. Funding for these agencies will
be provided partially through the county, the cities, and a redevelopment agency, as well as
directly from the federal or state governments. Also, for-profit firms will be involved in
building affordable housing using density bonuses and/or public financial assistance.
One gap in the delivery system in the past has been the absence of one or more public agencies
to establish and administer a revolving loan fund (affordable housing trust fund) providing local
snatching funds for affordable housing activities. The county intends to propose establishment
of such a fund during fiscal year 1994/95, administered by the county and capitalized with
CDBG or other funds.
Another gap has been a lack of local lenders who are familiar with, and regularly make, short-
term loans for development of affordable housing or long-term mortgage financing of affordable
housing where public subsidies and accompanying affordability mechanisms are involved.
However, several local lending institutions have joined forces to explore this area of need,
meeting with pubic and non-profit organizations to identify opportunities and constraints.
Public Housing Improvements
The Housing Authority of the City of Paso Robles has received funding approval to remove lead-
based paint and asbestos in its public housing units during fiscal year 1994/95.
10/22/93 Administrative Draft CHAS 37 San Luis Obispo County
CHAS Table 3A
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10/22/93 Administrative Draft CHAS ?9 San Luis Obispo County
CIIAS Table 3I;
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10/22/93 Administrative Draft CHAS 40 San Luis Obispo County.
I
CIIAS Table 2
--- ----- --- ---- .......
.i (able 2 U.S. Oeoartment of Maus i ng and Urban 0"el atroent
Office of Co ity Ptaming and Oevelopnent
Priorities for AASiS[A[Ye Coaprehetsi..e Mw;sing Affordability Strategy (CHAS)
1994_1995 Instructions for Local Jurisdictions
..................................................................................................................................
Mame of J.risdicti on: (FAJI(J/e Period: (encer fiscal yrs.)
San Luis Obispo County FT: thea` Fr:
P 5 1994 11995
-----------------------------------------------------------------------------------------------------•--•--------._...............
Renters Ouners Nene less Non-Mcactess
............................................. .............................. Persons Persons
Elderly Small Large ALL Existing ist-Tim Nomedyners Mith Speciat
1 i 2 Related Related Other Moneo.mers ...............•... Inducts. Families Needs
Member Maaeholds Mousehalds Hp eho(ds with ALL
Nouseholds (5 or mare) (5 or more) Children Others
A. Household Income (A) (R) (C) (0) (E) (F) (0) (M) (I) (J)
................. .......... ........... ........... .......... .......... ........ .......... ........ ... ..............
I. Very Low
0 to 30%"Fl- 1 1 2 > > > 2 2 3
................. .......... ........... ........... .......... .......... ........ ..........
2. Very tW 1 1 2 .i 2
31 to 50.Mrl•
... ............. .......... .......... ........... ........ ..........
3. other tan 3 3 3 i 2 1 1 '
Si To 80zz HFI'
.................... .......... ........... ........... .......... .......... ........ .......... ........ ........ ..............
6. Activity S 5 S S P P S S
1. Acpuisition
................. .......... ........... ........... ........ .......... ........ ........ ..............
2. Rehabilitation S S S S P S S S S
................. .......... ........... ........... .......... .......... ........ .......... ........ ........ ..............
3. Me.
cputru cion 5 5 S 5 5
.......... .......... ........... ........... .......... .......... ................... ........ ........ ..............
4. Rental •'^^•^•^^
Assistance P P P P ................... S s
................. ............................................. .......... ................... ........ ........ ..............
5. Mome4ryers .............................................
Assistance ..".'....`..'.......'..'....^'..^..... S S
....-;........... ..... ....................................... .......... ........ .......... ........ ........ ..............
a. s¢port S I S I S I s S 5 S P P P
FKili
i Serv(ces
Or, based upon NIA adj[sted inecae limits, if applicable.
..................................................................................................................................
MUD 40090-A (1/
10/22/93 Administrative Draft CHAS 41 San Luis Obispo County
MEE1,44 AGENDA
DATE a- rrEM#
San Luis Obispo Chamber of Commerce
• California 401-3278
1039 Chorro Street San Luis Obispo, Cao a 93
(805) 781-2777 9 FAX (805) 543-1255
David E. Garth, Executive Director
November 12, 1993
�CE IV
Honorable Mayor and City Council Members w :
990 Palm Street, P.O. Box 8100
San Luis Obispo, CA 93401-8100 1t0V 1 "c 1993
Re: Community Development Block Grants CITY CLERK
Dear Mayor and Council Members:
As you are well aware, there are 129 buildings in downtown San Luis Obispo that
have been identified as candidates for seismic retrofitting. The owners of
unreinforced masonry (URM) buildings have begun the process of costly
structural analysis.
It has recently come to the attention of the Chamber's Seismic Retrofit Task
Force, that seismic retrofitting is an authorized use of Community Development
Block Grant funds. The Chamber requests that you consider setting aside a
portion of the CDBG monies and form a pool for low interest rate loans,
subsidized interest rates, or other acceptable loan programs. Such loan programs
would help URM building owners with costly retrofitting. More importantly,
this form of loan assistance would encourage preservation of the character and
historical heritage of our beautiful downtown.
The Chamber of Commerce fully realizes that this request is late in the process,
but we feel that such a program is an ideal form of community development. For
the reasons stated above, the Chamber urges your consideration of this request
for CDBG funding.
Sincerely,
j�f _ .
-5D �� GCU:I:;,:: CDD D!R �
FIN DIRT
Charlie Fruit President 0 F:RECW1EF ::'
San Luis Obispo Chamber of Commerce r
--� �l� , � ,(� � I. i7.i~iiia("•, ,J LI e:;LIC,c CiE{F41
READ F
Howard Carroll, Chair
Seismic Retrofit Task Force
San Luis Obispo Chamber of Commerce
ACCREDITED
ch.reeA U c mgr
CRANBCR O.CO..ERCC
01 1..[VRIlFO Slnl[B
MEMNG AGENDA
DATE
City of San Luis Obispo
Community Development Department
MEMORANDUM
TO: Kim Condon
FROM: Jeff Hoalq��
-
DATE: Novemb r 10, 1993
SUBJECT: Public Hearing Draft CHAS
Hot off the presses, here is the Public Hearing Draft CHAS for the upcoming
November 16th Council meeting. I've also attached the County staff report for the
Board's November 16th meeting, for Council review.
: 7CCL.'.zr? CDt?6!Ci
p55rc.r` ❑ FiN CI4
J r R ECHIEF
� Gf
I!'C:!.T
10
.I Nov
CITY CLCIIK
Department of Planning and Building
San Luis Obispo County
Alex Hinds, Director
Bryce Tingle, Assistant Director
Barney McCay, Chief Building Official
TO: BOARD OF SUPERVISORS norma Salisbury,Administrative Services Officer
FROM: DANA LILLEY, SENIOR PLANNER
VIA: ALEX HINDS, DIRECTOR, PLANNING AND BUILDING DEPARTMENT
DATE: NOVEMBER 16, 1993
SUBJECT: DRAFT COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
SUMMARY
The county has completed a public review draft Comprehensive Housing Affordability Strategy,
or °CHAS", as one of the required steps toward being designated by the federal Department of
Housing and Urban Development (HUD) as an "Urban County" for purposes of funding
programs administered by. HUD. The CHAS includes a community profile describing the
county's needs, market conditions, and available resources, plus a one-year strategy and
implementation plan establishing priorities for applying available resources to meet the identified
needs. Federal regulations require that a CHAS be approved by the county and submitted to
HUD before December 31, 1993, or the county and participating cities may not be eligible to
receive CDBG or other HUD funds during federal fiscal year 1994/95. Today's hearing has
been scheduled to facilitate public discussion of the draft CHAS and for your Board to give staff
direction regarding possible changes to the CHAS prior to the hearing scheduled for December
14, 1993, at which time your Board will be asked to adopt the CHAS and authorize its submittal
to HUD.
RECOMMENDATION
Conduct the hearing on the draft CHAS, including accepting public testimony, provide any
direction to staff regarding possible changes to the CHAS, and continue the hearing to December
14, 1993, for adoption of the CHAS.
DISCUSSION
As a result of the 1990 census, the City of San Luis Obispo was identified as an "urban place"
with over 50,000 population (including some areas just outside the city limits). Next, the cities
of San Luis Obispo, Atascadero and Paso Robles were designated as a "metropolitan area."
Accordingly, HUD then notified these cities that they were eligible to qualify as individual
Countv Government Center • San Luis Obispo " California 93408 • (805)781-5600 • Fax(805)781-1242
Board of Supervisors Pabe 2
Comprehensive Housing Affordability Strategy
November 16, 1993
"entitlement" jurisdictions under the CDBG Program, or they could cooperate.with the county
to become part of an entitlement urban county instead. The three metropolitan cities of San Luis
Obispo, Atascadero and Paso Robles decided to cooperate with the county, rather than becoming
individual entitlement jurisdictions, as long as they would still receive at least as much CDBG
funding as they would have on their own. Also, the cities of Grover Beach and Pismo Beach.
chose to join with the county.
Previous to fiscal year 1994, neither San Luis Obispo County nor the cities therein were required
to prepare a full CHAS because those jurisdiction were eligible to apply for funding through the
State of California for a number of funding programs, relying on the state's CHAS to satisfy the
federal requirement'' The county prepared an abbreviated CHAS in order to apply for federal
funds needed for programs serving the homeless. However, now that San Luis Obispo County,
including the cities of Atascadero, Grover Beach, Paso Robles, Pismo Beach and San Luis
Obispo, are eligible for urban county status under HUD's programs, this full CHAS is required.
This CHAS replaces the Abbreviated CHAS previously prepared by the county.
The draft CHAS was published on Wednesday, November 10, 1993, commencing a 30-day
public review period. Copies of the draft CHAS have been distributed to libraries and numerous
agencies potentially involved in programs covered by the CHAS. A second hearing has been
scheduled for December 14, 1993, to facilitate adoption of the final CHAS by your Board after
the HUD-required 30-day public review period, and submittal of the adopted CHAS to HUD
before December 31, 1993.
This CHAS covers the period from July 1, 1994, through June 30, 1995. This CHAS does not
include a five-year strategy, as originally required (in 24 CFR Part 91), because the requirement
of a five-year strategy was recently waived. HUD proposes to reduce the burden of
administrative requirements in some of its programs. by combining planning and application
requirements into a single community development strategy. This would consolidate into one
document the CHAS., the Community Development Plan, the CDBG Final Statement and the
HOME Program Description. HUD representatives indicated in October 1993 that the new rule
for consolidation of these documents may be finalized by September 1994.
As provided in the cooperative agreements executed by the county and participating cities
regarding anticipated CDBG funding, each city has submitted to the county their proposed
allocations of CDBG funds. These tentative allocations, or reservations, fall into five broad
categories of activities: general administration/planning, housing, public facilities, public
services, and economic development. While the HUD CDBG citizen participation and submittal
process will not formally start until January 1994, the participating jurisdictions have made these
tentative allocations in order to estimate the amounts of CDBG funds expected to be available
for housing and related activities, and therefore included in the CHAS. The table in Attachment
A to this report shows the tentative allocations by jurisdiction. The actual allocations may be
changed next year when details of how each proposed activity meets HUD regulations. For
example, HUD regulations require that each CDBG-funded activity benefit at least 51 percent
Board of'Supervisors Page 3
Comprehensive Housing Affordability Strategy
November 16, 1993
low-income families and persons, and also that CDBG funds county-wide benefit 70 percent low-
income families and persons. If some of the proposed activities cannot meet these thresholds
(or other HUD requirements), then the allocations of CDBG funds may be changed, possibly
increasing the amount of CDBG funds available for affordable housing activities(which are often
near 100 percent low-income benefit). It should also be noted that activities listed as public
facilities and public services include some housing-related activities, such as homeless shelters.
The fact that the allocations can be changed next year is important because there is concern
among advocates of affordable housing that too little CDBG funding is proposed for housing,
and too much for other activities such as economic development or pubic facilities. The
proposed allocations, in aggregate, provide an amount of CDBG funding for housing activities
equivalent to the average amount obtained for housing over the past ten years, but less than has
been obtained in more recent years. Housing advocates also are concerned that the amount of
CDBG funds allocated for housing by each jurisdiction will be too small to facilitate housing
developments. However, the cooperative agreements between the county and the participating
cities do not preclude the jurisdictions agreeing to combine their allocations for housing projects
.that provide benefit to the contributing jurisdictions. Your Board can direct staff today to
recalculate the unincorporated county's share of next year's CDBG funds to reduce amounts
targeted for non-housing activities.
OTHER AGENCY INVOLVEMENT
Information was collected from the cities, economic development groups and housing groups
regarding the amounts of CDBG funds that should be targeted in the next year for housing,
public facilities, public services and economic development projects and programs. That
information was then used to project amounts of CDBG funds to be proposed for housing
activities in the CHAS, and will be used again early next year to prepare documents establishing
the full range of projects to be funded with CDBG funds. The cooperative agreements between
the county and the cities do not give the county authority to modify the cities' CDBG allocations
without their consent, but the county will be providing them with guidance on how to meet HUD
regulations.
FINANCIAL CONSIDERATIONS
The CDBG Program provides funding to cover local costs of administering the program. Staff
costs to the county for facilitating urban county status, however, are being paid from the General
Fund. If urban county status is achieved, funds may be available to the county in July 1994.
Attachment A
JURISDICTION' ACTIVITY
ALLOCATION PERCENT
Atasndero General admin 41,<OD 20
Housing 135,600 65
Public Facilities 0 0
Public Scmir+s 0 0
;:, 6c Development 30.000 15
Subtoul 207.000 100
Grover Each General admin 0 0
Housing
78,890 70
Public Facilities 26,175 25
Public Servica 5,635 5
Economic Development 0 0
Subtow 112.700 100
Paso Robles C"m"I admin 44.400 20
Housing 56,532 76
Public F=Mties 40.848 18
Public Services 0 0
F>zmmuic Develppmcot 79,920 36 .
Subtotal 222.000 100
Pismo Each General admin 0 0
Housing 22,540 20
Public Fmlities 67,620 60
Public Senior 0 0
s:acoomic Development 22.540 20 .
Subtotal 112.700 100
Sen Luta Obispo Gearsal admin
79,400 10
Housing 297.750 38
Public Facilities 99.250 12
Public Services 198,500 25
Economic Dcoclopmeet 119,100 IS
SubtnW 794.000 100
Urban Projaas Fund Housing 67,620 50
Public Facilities 67,620 50
Subtosl 135.240 100
SLO County(univemp) General admin 275.400 29
Housing 130.295 17
Public Facilities 100.00 13
Public Services 148.365 19
Economic Development 162.300 21
Sublow 676.360 100
Tow Courcy General admin 390.600 17
Housing 769.527 34
Public Facilities 403,513 17
Public Services 352.500 IS
Ftunomic Development 413,660 ]8
Grand cow 2.350.000 !00
COUNTY OF SAN LUIS OBISPO
PUBLIC REVIEW DRAFT
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
FOR FISCAL YEAR 1994-1995
Prepared by
Planning and Building Department, County of San Luis Obispo,
with assistance from the cities of
Atascadero
Grover Beach
Paso Robles
Pismo Beach
San Luis Obispo
November 10, 1993
Table of Contents
PART I. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PART II. COMMUNITY PROFILE 3
Background and Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Population Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Household Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Rae and Ethnicity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Concentrations of Low-Income Families . . . . . . . . . . . . . . . . . 6
Census Tract Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Needs Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Current Estimates & Five-Year Projections . . . . . . . . . . . . . . . . 12
Housing Needs of Very Low-Income Households . . . . . . . . . . . . 12
Housing Needs of Other Low-Income Households . . . . . . . . . . . . 14
Housing Needs of Moderate-Income Households . . . . . . . . . . . . . 14
Nature and Extent of Homelessness . . . . . . . . . . . . . . . . . . . . . 16
Non-Homeless Populations with Special Needs . . . . . . . . . . . . . . 18
Market and Inventory Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 20
General Market and Inventory . . . . . . . . . . . . . . . . . . . . . . . . 20
Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Homeownership Market . . . . . . . . . . . . . . . . . . . . . . . . 21
Assisted Housing Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Public Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Section 8 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Other Assisted Housing . . . . . . . . . . . . . . . . . . . . . .. . . 24
Inventory of Facilities and Services, Including Supportive Housing
for the Homeless and Persons Threatened With Homelessness 26
Available Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Local . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
PART III. ONE-YEAR STRATEGY AND IMPLEMENTATION PLAN . . . . 31
Summary of Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Priority #1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Priority #2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Priority #3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Priority #4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Priority #5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Geographic Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Public Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Institutional Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Public Housing Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
i
PART I. INTRODUCTION
This COMPREHENSIVE HOUSING AFFORDABELITY STRATEGY, or "CHAS," has
been prepared to identify and outline a strategy to address San Luis Obispo County's overall
needs for affordable housing and supportive housing. This document includes a community
profile describing the county's housing needs, market conditions, and available resources, plus
a one-year strategy and implementation plan establishing priorities for applying available
resources to meet the identified needs.
Applications for many federal funding programs require certification of consistency with. an
approved CHAS, including: HOME Program, HOPE 1 (Public Housing Homeownership)
Program, HOPE 2 (Homeownership of Multifamily Units) Program; HOPE 3 Homeownership
of Single Family Units), HOPE for Youth (Youthbuild) Program, Conrmunity Development
Block Grant (CDBG) Program, Shelter Plus Care Program, Supportive.Housing for the Elderly
(Section 202)Program, Supportive Housing for Persons with.Disabilities (Section 811)Program;
Emergency Shelter Grant(ESG)Program, Safe Havens for Homeless Individuals Demonstration
Program, Supportive Housing Program, Moderate Rehabilitation Single Room Occupancy
Program, Housing Opportunities for Persons with AIDS Program, Rural Homeless Grant
Program, and the Revitalization of Severely Distressed Public Housing Program.
Prior to federal fiscal year 1994, neither San Luis Obispo County nor the cities therein were
required to prepare a full CHAS, because they were eligible to apply through the.State of
California for a number of funding programs, relying on the state's CHAS to satisfy the federal
requirement. The county prepared an abbreviated CHAS in order to apply for federal funds
needed for programs serving the homeless. Now that San Luis Obispo County, including the
cities of Atascadero, Grover Beach, Paso Robles, Pismo Beach and San Luis Obispo, is eligible
for "urban county" status under HUD 's programs, this full CHAS is :required. This CHAS
supersedes the Abbreviated CHAS previously prepared by the county.
This CHAS covers the period from July 1, 1994, through June 30, 1995. It does not include
a five-year strategy,. as originally required (in 24 CFR Part 91), because the requirement of a
five-year strategy was recently waived (see pp 49.156-49157, of 9/21/93 Federal Register).
HUD proposes to reduce the burden of administrative requirements in some of its programs by
combining planning and application requirements into a single community development strategy.
This would consolidate into one document the CHAS, the Community Development Plan, the
CDBG Final Statement and the HOME Program Description. HUD representatives indicated
in October 1993 that the new rule for consolidation of these documents may be finalized by
September 1994.
The following organizations were either directly consulted or their written comments requested
during the preparation of this CHAS: Housing Authority of the City of San Luis Obispo;
Housing Authority of the .City of Paso Robles; Peoples' Self-Help Housing Corporation;
Economic Opportunity Commission of SLO County;.SLO County Dept of Social Services; SLO
County Health Dept; planning/community development departments of county and .cities;
California.Polytechnic State University; Cuesta College; SLO Transitions, Inc.; Judson Terrace,
Inc; Salvation Army; Tri-Counties Regional center; Area Agency on Aging; California Rural
Legal Assistance; SLO County HIV Care Consortium; Womens' Shelter Program of SLO
San Luis Obispo County 1.1/10/93 Public Review Draft CHAS Page 1
County, Inc; United Way of SLO County, Inc; Achievement House, Inc; Independent Living
Resource Center, Inc; Fair Employment and Housing, State of California; Latino Outreach Task
Force; South County Coalition for Human Service Needs; AIDS Task Force, SLO County.
Also, the county conducted three public workshops early in the preparation process to solicit
public input about housing needs. These workshops were held in handicapped-accessible public
meeting rooms in the City of San Luis Obispo (5/25/93), Atascadero (5/26/93) and Arroyo
Grande (5/27/93). Once a public review CHAS was available, additional public meetings were
held by each participating city council, leading to a hearing before the county Board of
Supervisors, to facilitate public discussion of the draft CHAS at the local community level first
and county-wide last. The CHAS was approved by the county Board of Supervisors on
, 1993,and submitted to HUD on ,
1993. HUD approved the CHAS on , 1994.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 2
PART II. COMMUNITY PROFILE
Description of Community.Background and Trends
Population Growth
San Luis Obispo had a total population in January 1993 of 228,380 persons, according to the
California Department of Finance. The 1980's, especially the years between 1985 and 1990,
were characterized by rapid increases in population and housing cost throughout the county.
Between 1980 and 1990 the price of.housing in the county rose faster.than most household
incomes. According to the 1990 U.S. Census, the median value of a residence in the county has
increased 173 percent since 1980, while median household income increased only .110 percent.
Residents have been competing for housing with new county arrivals, many of whom have large
amounts of cash from previous home sales, especially those from Southern California.
The county's population is projected to grow to 307,755 persons by the year 2010, according
to the projections prepared in 1993 by the San Luis Obispo County Planning and Building
Department. These projections, shown in Table 1, were prepared with assistance by planning
staffs from each of the cities in .the county, and later reviewed and approved by those staff
persons. Therefore, these are the projections used in this CHAS, since they are "locally
accepted" projections.
The recession, which began in 1990, was. largely responsible for a decline in both population
growth rates and housing costs. Housing prices actually fell 10-20 percent in many area of the
county, based on limited sales information. In-migration has slowed somewhat since 1990,
partly due to the recession and partly due to high housing costs in the county. Still, the county
remains a desirable place to live and in-migration is expected to increase. This is supported by
recent estimates from the.state Department of Finance indicating a return to steady population
growth for the county. Housing prices are still below their previous highs, but they are expected
to stabilize and start increasing again in the next several years as population growth increases
the demand for housing.
Household Characteristics
There were 80,281.households.in the county in 1990, up 20.2 percent from 66,780 households
in 1980. Average household size has increased slightly from 2.505 in 1980 to 2.533 in 1990.
Comprising 23 percent of all households, married-couple families with children were still the
dominant form of household in 1990, although there are-also increasing numbers of single-parent
families. In 1980., 5 percent of all households were single-parent families, but by 1990 this
figure had risen .to 7.4 percent.
Household_Tvpe 2 1990
Total households 661-780 (100.0%) 80,281 (100.0%)
Married couples w/children 13,442 (20.1%.) 18,549 (23.1%)
Single-parent families 3,338 (5.0%) 5,956 (7.4%)
San Luis Obispo County 11/10/93 Public.Review Draft CHAS Page 3
Figure 1
San Luis Obispo County Population Growth
Source: Ca Dept of Finance
250,000
225.000 -
200,000 -
175,000 -
25,000200,000175,000 Use Fig%•re 2 for del if
150,000 -
125.000 -/
50,000125.000Opp-
100,000
75,000 -
50,000
1980 196 5 197 0 1975 1880 1985 1990
Footnote 1: 7/1/99 estimate based on
trend from 7/1/92 - 1/1/93
Figure 2: Population Growth 1985-1993
San Luis Obispo County
Source: Ca Dept of Finance
250,000
240,000
230,000
220,000
210,000
200,000
190,000
180,000
170,000
1985 1986 1987 1988 1989 1990 1991 1992 1993
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 4
Age
The county's population is becoming older. The median age in the county increased from 28.6
in 1970 to 33.1 in 1990, as shown below:
Awe 1970 1980 1990
0-17 28.2% 21.8% 21.9%
18-64 59.5% 64.8% 63.9%
65+ 12.3% 13.4% 14.2%
Median 28.6 29.9 33.1
Table 1: Population Projections for San Luis Obispo County
Community 1990 199 -> 2000 2005 2010
Incorporated cities:
Arroyo Grande 14,378 16,668 18,232 19,391 - 19,980
Atascadero 23,138 26,469 29,800 31,150 31,150
Grover Beach 11,656 12,434 13,782 15,127 15,888
Morro Bay 9,664 10,411 11,160 11,911 12,303
Paso Robles 18,583 22,685 26,787 .30,888 34,998
Pismo Beach 7,669 8,160 9,490 11,015 12,530
San Luis Obispo 41,958 45,379 48,622 51,866 53,500
Total cities 127,046 142,206 157,873 171,348 180,349
Unincorporated areas:
Cambria 5,382 5,685 5,972 6,242 6,496
Cayucos 2,960 3,252 3,725 4,056 4,232
Los Osos 14,377 14,858 15,105 15,233 15,294
Nipomo 7,109 8,374 9,741 11,210 12,770
Ocean 6,169 6,868 7,564 8,250 8,922
San Miguel 1,123 1,266 1,410 1,554 1,697
Santa Margarita 1,183 1,278 1,328 1,375 1,418
Templeton 2,887 3,132 3,370 3,600 3,822
Rural 48,926 53,661 58,546 63,596 68,745
Total Unincorporated 90,116 98,374 106,761 115,116 -123"
23,36
Total County 217,162 240,580 264,634 286,464 303,745
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 5
Race/Ethnicity
As shown in CHAS Table IA, the Hispanic population grew by 96 percent between 1980 and
1990, which was faster than any other ethnic group. Asian & Pacific Islanders followed close
behind at 81 percent during the same period. The proportion of the county population made up
by Hispanics is projected by the California Department of Finance to increase from 13.3 percent
in 1990 to 16.1 percent by the year 2000.
Table 2 shows concentrations of the various racial/ethnic groups in 1990. The estimates of
racial groups in this table include Hispanics, since the Hispanic population is comprised of
persons from all races. This is different from CHAS Table IA (see page 11), which shows non-
Hispanic racial categories instead. Table 2 shows relatively high concentrations of Hispanics
in the communities of Oceano, Npomo, Grover Beach, and Paso Robles.
Concentrations of Low-income Families
Table 3 shows estimates of the numbers of low-income families (80% or less of MFI)by census
tract, calculated from 1990 census data on families by income range. While this method does
not adjust for family size, it does give a valid estimate for comparisons of relative proportions
of low-income families by census tract. These estimates will be replaced with HUD-provided
estimates once they are received by the county. This table shows that census tracts with highest
concentrations of low-income families (over 51% low-income) are located in west Paso Robles,
Oceano and Grover Beach.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 6
Table 2: Racial/Ethnic Concentrations of San Luis Obispo County
Ceographie`Aiea Tisa:' .Persons White Slack Asian 'indtaa Othe Hispainc;'
Rural Nacinbemo Area 100 5,211 933 1.0 1.0 1.7 3.0 73
Paso Robles-Wen 101 7,908 80.6 4.7 1.2 2.0 11.6 23.2
Paso Robles-FAp 102 12,623 85.6 5.0 23 1.0 6.1 15.0
Rural-Northeast County 103 6,412 90.0 1.1 0.8 1.0 7.1 13.4
Clrabria 104 5,406 95.8 0.2 1.2 0.6 2.2 1 9.2-
N.Morro Bay&Cayuccs 105 7,383 94.2 0.6 1.8 1.0 2.4 6.5
Morro Bay(ships'crews) 105.99 5 100.0 0 0 0 0 0
Morro Bay 106 5,375 93.7 0.4 1.8 1 1.0 3.1 7.5
Baywood 107.01 8,505 89.2 1.0 6.4 0.9 2.5 8.3
Los Osos 107.02 5,872 95.8 0.6 1.8 0.8 1.0 4.9
Rural-Norah Coast 108 2,387 90.9 0.3 23 1.1 5.4 13.9
N San Luis Obispo&Cal Poly 109 9,221 81.1 2.0 10.5 OS 5.9 11.4
San Luis Obispo 110 8,145 90.8 1.7 4.4 0.6 2.4 8.1
San Lits Obispo 111 10,852 88.9 2.5 33 13 4.1 12.1
San Luis Obispo 112 7,402 89.6 1.5 4.8 0.6 3.5 7.6
San Luis Obispo 113 6,674 89.1 2.1 5.8 0.6 2.4 8.9
California Mens Colony(prison) 114 6,417 50.8 39.2 OS 03 9.1 50.6
Rural-N&W of San Iris Obispo 115 4,226 91.7 13 2.0 1.1 3.8 8.8
Avila Beach&N.San Luis Bay 116 3,144 97.0 0.2 1.4 0.5 0.9 4.5
San Luis Bay(ships'crews) 116.99 7 85.7 0 14.3 0 0 0
Pisamo Beach 117 7,837 95.4 OS 2.0 0.6 1.5 1 6.4
Arroyo Grande 118 5,776 94.8103 33 0.5 1.1 7.0
Arroyo Grande 119 9,298 91.5 3.8 1.1 2.8 10.2
Grover Beach 120 6,267 86.0 4.1 1S 6.9 18.0
Graver Beach 121 5,492 86.5 5.0 1.4 5.2 20.8
Oeearuo 122 6,106 843 0.8 2.8 1.2 1 10.9 36.4
Rural-South County 123 8,797 93.2 0.6 1.8 1.0 3.4 13.9
Npomo 124 9,086 87.1 0.6 2.0 1.0 9.3 30.4
Ataacadero-Fast 125 13,046 93.0 1.4 1.3 1.4 3.0 9.2
Aumadero-Wes 126 6,780 94.3 0.9 1.2 1.1 23 9.0
Atasoadero-Rural 127.01 9.407 95.9 0.5 1.0 0.8 1.8 6.6
Atascadero-Rural 127.02 5,247 95.1 0.2 0.9 1.6 2.2 7.1
Atascadero State Hospital 128 848 673 22.3 1.4 1 2.1 6.8 18.9
Total San Luis Obispo County 217,162 89.2 2.6 2.9 1.0 4.3 13.3
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 7
Table 3: Concentrations of Low-Income Families
Geographic Area Tract; AllFamines Low income' Percent
Rural Nacimiento Area 100 1,540 600 39.0
Paso Robles-West 101 2,014 1,121 55.7
.Paso Robles.F� 102 3,274 1,212 37.0
Rural-Northeast County 103 1,771 S85 33.0
Cambria 104 1,743 589 33.8
N.Morro Bay&Cayucm 105 2,095 801 38.2
Morm Bey 106 1,390 667 48.0
Bsyaood 107.01 2,227 760 34.1
Los Osos 107.02 1,758 583 33.2
Rural-North Coast 108 583 191 32.8
N.Sen Luis Obispo&Cal Poly 109 493 200 40.6
Sen Luis Obispo 110 1,659 S47 33.0
San Luis Obispo 111 1,886 903 47.9
Sm Luis Obispo 112 1,261 311 24.7
San Luis Obispo 113 1,609 483 30.0
California Mem Colony 114 1 13 0 0.0
Rural-N.&W.of San Luis Obispo 115 997 325 32.6
Avila Beach&N.San Luis Bay 116 927 177 19.1
Pismo Beach 117 2,164 757 35.0
Arroyo Grande 118 11685 378 22.4
Arroyo Grande 119 2,586 994 38.4
Grover Beach 120 1,667 688 413
Grover Be-eh 121 1,431 763 533
occam 122 1,498 812 54.2
Rural-South County 123 2,497 772 30.9
Nipomo 124 2,391 943 39.4
Atascadcro-Fast 115 3,502 1,389 39.7
Atascadero-West 126 1,825 556 30.5
Ataseadero-Rural 127.01 2,727 661 24.2
Ataseadero-Rural 127.02 1,437 456 31.7
Atascadcro State Hospital 128 53 45 84.9
Total San Luis Obispo County 52,703 19,269 36.6
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 8
County-wide Map of 1990 Census Tracts
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San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 10
CHAS Table 1A - Population Groups
-------- -------------------------------------------------------------------------------------------------------------
CHAS Table 1A U 55 DeD2rtment of Housing and Urban Development
Office o Community Planning and Development
Population 8 Household Data Com reheosive Housing Affordability Strategy (CHAS)
Instructions for Local Jurisdictions
Name of Jurisdiction:
San Luis Obispo County
A. Population 1980 1990 % D. Relative Median Income of Jurisdiction
Census Data Census Data Change
(A) (B) ---(C) nvedian Jurisdiction's Nattional
--------7-----------�-------- ----------- ----------- - --- Family Median Family Metl1 n
1. White (non-Hispanic) 132,885 176,246 33% Income In , (no Fami y
av81leble for income
------------------------------- ----------- - ban
2. Black (non-Hispanic) 2,631 4,325 64% counties and
consortia)
3. xis nic (all races) 14,755 28,923 96%
------------------------------- ----------- - ----------- 537,086 NA S35,939
4. Native.American 1,768 1,652 _7X -------------------------------------- --
(non-Hispanic)
_______ --------- ___________ ___________
5. Asian & Pacific Islanders 3,196 5,774 81%
(non-Hispanic)
-----'_"--------2_2_2_2_-------_'. ----------- ----------- --------'--
6. Other (non-Hispanic) 200 242 21%
-----Total----------Populatio----n------------ ----155--,--435--- -----217--,-162--- ----------40X-
7.
i-.---H-o-u-s-e-h-o-t-d--P-o-p-u-L-a-t-i-o-n------- ----145--,-806---- ___2_0_3_,_3_3'9_- ---------39X--
9
-
-------------------------=---- ----------- ----------- -----------
9. Non Household Population 9,629 13,823 44%
Special i--nes
(e.g. students, military, migrant farm workers, etc.)
1. College students 21,365 29,389 38%
------------------------------- ----------- ----------- -----------
- ------------------------------- ----------- ----------- -----------
C. Households - 2_2_2_2_- -- - - -I H4cMallds Holosfeholds X VeryyLow X Other Low X Ioderate Xve
999900 1](i� �qme �pne 9---
_________________I____�B)___-I 0-50('LC) FI• 151 (D)MFI.I81 (E)M,,. -
boVS (-Z)---I
*--
------
- )------
1. White (rron-Hispanic) 70,264 88X 20% 17% 9% 54%
------------------------------- ----------- ----------- ----------- ----------- ----------- --------------
2. Black (non-Hispanic) 848 1% 35% 19% 5% 41%
-------7----------------------- ----------- ----------- ----------- ----------- ----------- --------------
3. Hispanic (alt races) 6,644 8% 33% 23% 9% 35%
------------------------------- ----------- -- -
----------- ----------- ----------- -------------
4. Native.American 741 1% 21% 28% 15% 37%
(non-Hispanic)
-_-_----___•------------------- ----------- ----------- ----------- ----------- ----------- ------------
5. Asian & Pacific islanders 1 657 211 29X 15X 7X 48%
--'- -�non_Hispanic)' - - - - -- ------.i--- --------- ----------- --'
6. All Households 80,195 100X 22X 19% 9% 52X
• Or, based upon HLW adjusted income Limits, if applicable
-----------------------------------------------------------------------------------------------------------
HUD 40090-A (1/93)
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 11
Needs Assessment
Affordable, decent and stable housing is a basic human need. Empowering people to obtain
adequate housing benefits the entire community through improved physical and mental health
of its residents, decreasing incidence of family violence and drug/alcohol abuse, and by
improving the availability of a dependable work force for local employers.
Current Estimates & Eve-year Projections
CHAS Table 1C presents data on existing households and whether they are paying too much for
housing or have other housing problems, based on 1990 census data. In order to estimate
numbers of households.by income group in five years, i.e. by the year 2000, the percentages
that each income group comprises of the 1990 county households has been applied to the total
projected number of households in 2000, based on the locally-accepted population projections
shown in Table 1. The results of this method of projecting households is shown in Table 4:
Table 4: Estimated Households by Income Group - 1990 and 2000
Income.. roup Households Percent of Households Increasefrom
c, u 1990Total m 2000 1990 w.2000
Very low-income(0 - 50% MEI) 17,480 21.8 21,304 3,824
Other low-income(51 - 80% MEI) 14,251 17.8 17,395 3,144
Moderate-income(81 -95% MR) . 7,079 8.8 8,600 1,521
All income groups 80,195 100.0 1 97,726 1 17,531
Housing Needs of Very Low-income Households
There is a high level of need for additional housing, both ownership and rental, for very low-
income households. As shown in CHAS Table 1C (see page 15), very low-income renter
households have a high incidence of paying more than 30 percent of their income for housing,
which is considered by HUD as "overpaying" for housing. Incidence of overpaying for housing
is higher for very low-income renters than for renters in any other income group or for
homeowners in any income group. For example, over 80 percent of all very low-income renter
households pay more than 30 percent of their income for housing, and 50 percent of them pay
half of their income for housing. Such overpayment for housing leaves little money for a family
to purchase other necessities such as food and clothing. Thus, over 80 percent of all existing
very low-income renter households, or over 8,920 households, are in need of assistance with
their rent payments (or of less costly, yet decent housing), although it may not be feasible to
fully accomplish this.
There is great need for increased assistance to very low-income households with their monthly
rent payments. The waiting list for the Section 8 Program administered by the Housing
Authority of the City of San Luis Obispo had been closed since July 1990 when it was recently
opened briefly from February 1, 1993, to March 11, 1993. There are about 1,400 pending
applications for Section 8 rental assistance in the county.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 12
Information obtained through the public workshops and through consultations with local agencies
emphasized the need for additional rental housing units with three bedrooms, to meet the needs
of large very low-income renter households. A limited number of even larger units is also
needed. Large units are much sought after, so their market rents are higher than many families
can afford. As a result, many families rent smaller units and end up in overcrowded conditions.
As is shown in Table 5, the communities of Oceano, San Miguel, Nipomo, Grover Beach, Paso
Robles and San Luis Obispo exhibit the highest percentages of overcrowded housing units,
indicating an undersupply of housing in general, as well as an undersupply of affordable large
housing units.
Table 5: Overcrowded housing Units in 1990
community Oyercrowaed percent ;:
xovsr�g: oeitr�Wdea
LJmts
City of Auscadero 405 4.8
City of Grover Beach 398 8.8
City of Morro Bay 206 4.6
City of Paso Robles 554 7.9
City of Pismo Beach 108 2.9
City of San Luis Obispo 1,094 6.5
Cambria 101 4.2
Cayes 47 3.4
Los Osos 238 4.1
Nipomo 274 12.1
Oceano 333 15.7
San Miguel 61 15.4
Templeton 36 1 3.5
Total County 4,794 6.0
Notes: 1. Overcrowding is defined as more than one person per room.
Many of the larger very low-income families are Hispanics, an ethnic group which is growing
faster than any other ethnic group. This ethnic group is projected by the California Department
of Finance to continue growing faster than other groups. The recently released Latino
Community Needs Assessment identified adequate and affordable housing as the second most
important need of Latinos in San Luis Obispo County (second only to the need for more
employment opportunities). That study found that 35 percent of Latinos in the county are in
households of five or more persons, and that 40 percent of the Latinos surveyed considered their
home to be too small for the number of persons living there.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 13
Agencies consulted reported that many of the very low-income Hispanic households need
additional rental housing that is not just affordable and decent but which also provides for on-
site support services such as child care; health screening and education.
Affordable rental housing for the very low-income elderly and handicapped is needed in
locations close to shopping, medical facilities and public transportation. Handicapped persons
need housing with wheelchair access ramps, wide doorways, assist bars in bathrooms, lower
cabinets and elevators in multi-level buildings.
Persons who attended the public workshops also recommended that home ownership
opportunities be expanded for very low-income households. They indicated that there is great
need for a first-time home buyer program for both low-income and very low-income households.
They also recommended that programs for first-time home buyers be designed to accommodate
single-parent families, large families and handicapped persons.
A few persons attending the workshops noted the need for rehabilitation of the existing.housing
stock. Oceano was one community from which a number of resident expressed a desire for
housing rehabilitation. Very low-income homeowners cannot afford proper regular maintenance
work on their homes, and therefore are vulnerable to substandard housing conditions or even the
outright loss of their homes as a result of deferred maintenance. Elderly and handicapped
homeowners may need modifications to their homes for handicapped accessibility.
Housing Needs of Other Low-Income Households
The housing needs of other low4ncome households are similar to those of very low-income, but
they are more feasible to meet. In other words, it is less costly to help a household in this
income group than one in the very low-income group. Once a household achieves ownership
of their home, they may no longer need rental assistance and they have.a stable base from which
to improve their employment opportunities, health and general quality of life.
Since this income group by definition has greater income thanvery low-income households, it
will be more feasible for homeownership to be achieved. However, their income is generally
not adequate to qualify for a loan large enough for the purchase of a home in any community
of the county without some form of special assistance. Each time Peoples' Self-IIelp Housing
Corporation announces availability of applications for homes in one of their developments of
single-family homes, the organization is overwhelmed by the largt numbers of applicants.
Housing Needs of Moderate-Income Households
Moderate-income-households are not experiencing the degree of overpayment and other housing
problems that thevery low and other low-income households are. Most of the existing
moderate-income households in the county,both renters and owners, can generally afford their
present housing, according to CHAS Table 1C (on page 15). However, moderate-income renters
generally cannot afford to become home owners in this county without some form of special
assistance. Also, moderate-income households consisting of large families are still having
difficulty in finding housing units with four bedrooms that they can afford.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 14
CHAS Table 1C - Housing Assistance Needs of Low and Moderate-Income Households
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San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 15
Nature and Extent of Homelessness
In the City of San Luis Obispo, most homeless are single adults. In other areas of the county
the majority consists of single mothers and their children. Most of them were born in the
county, have family here and/or have worked here. Over thirty percent are substance abusers;
and another thirty percent are mentally ill. They include persons who are developmentally
disabled, teenage mothers, victims of abuse, veterans, seniors and the disabled. Some also have
AIDS.
The homeless population has recently changed to include many more severely mentally ill than
in the past, according to the EOC Homeless Shelter's annual report for fiscal year 1992-93.
Many of these persons have no linkage with available mental health services or a source of
income.
The state's economic recession has resulted in increasing numbers of people in need of food and
shelter. The County Homeless Services Coordinator conducted a survey of homeless and
emergency service providers in 1990, documenting 1,960 (unduplicated) homeless and
marginally homeless persons in the county. During periods when the two winter shelters are
operating, the nightly count of sheltered homeless in 1993 was 119 persons. Outreach workers
with the Salvation Army Homeless Project and Mental Health Homeless Outreach Program have
found that significant numbers of homeless persons are unwilling or unable to seek services or
shelter due to chemical dependency, mental illness or other disability, although accurate
estimates of such persons are not available.
The Women's Shelter of San Luis Obispo estimates that 1,050 persons fleeing domestic violence
will have been served, through shelter and outreach services, solely through the San Luis Obispo
facility. That shelter houses 14 persons each night, and is nearly always at capacity. The North
County shelter also houses 14 persons per night.
The ethnic breakdown of the persons served by the homeless programs operated in San Luis
Obispo by EOC is: 6 percent Black (non-Hispanic), 75 percent White (non-Hispanic), 14
percent Hispanic, 2 percent Native American/Alaskan (non-Hispanic), 0 percent Asian (non-
Hispanic), and 3 percent other.
Homeless persons need permanent housing. Serving the homeless effectively requires a
continuum of services, including basic emergency shelter, with food, intervention assistance and
counselling; transitional housing; and finally, permanent housing. Single men and women
homeless were recently surveyed to determine their preferred type of shelter, and they responded
consistently by choosing single-room-occupancy (SRO) units. Families with children, however,
prefer apartments or other forms of conventional housing.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 16
CHAS Table 1D - Homeless Population and Subpopulations
. -------------------------------------------------------•---•-------------•--• •-------------------------•--..
able 1D U.S. Department of Housing and Urban Development
office of Comiiunity Planning and Development
Homeless Population 8 Subpopilations Comprehensive Housing Affordability Strategy (CHAS)
instructions for local Jurisdictions
------------------------------------------------------------------------------------------------------------------------------------
Name of Jurisdiction: 1✓eNA1 Period: (enter fiscal yrs.)
FY: through FY:
San Luis Obispo County 94 I 95
---------------------------------------------------------------------------•-•----------------------------------------------------
Part 1• Homeless Population Sheltered Unsheltered Total
(A) (8) (C)
---------------------------------------------------------
------------------------- ------------------ ----------------------------------
Homeless Families with Children 42 125 167
1. Number of Homeless Families
------------------------------------------------------ ------------------ --------------
2- Number of Persons in Homeless Families 115 385 500
--------------------------------------------------------- ------------------
Homeless Individuals
3- Youth (17 years or younger) " 0 5 0 S 0
------------------------------------------------------ ------------------
4- Adults (18 years and older) 746 1020 1766
-------------------------------- ----- ------------------ ------------------ ----------------------------------
5.
-- ------
5. Total (lines 2+3+4) 861 14552316
--------------------------------------------------------- ------------------ ------------------
Part 2: Stbpopulations Sheltered Unsheltered
Homeless Persons with Service Needs Related to: (X) (X)
--------------------------------------------------------- ------------------ ------------------
1. Severe mental Illness (SMI) Only 30 45
--------------------------------------------------------- ---
2. Alcohol/Other Drug Abuse Only 4040
---------------------------------------------------------
3. SMI 8 Alcohol/Other Drug Abuse 3030
------------------------------- -----
25
----i- Violence is ------- ------------------
meless Youth - -------- ----------0------- -------1-0--------
6. AIDS/Related Diseases R a- -
--------- '-----'
7. other (specifiy)
---------------------------------------------------------'--------------------------------------
* unaccompanied youth
• ------------------------------------------------------------------------------------------------------------------------------
HUD 40090-A (1/93)
San Luis Obispotounty 11/10/93 Public Review Draft CHAS Page 17
Non-Homeless Populations with Special Needs
The Salvation Army Homeless Outreach Program counted 442 cases, most of which were
mentally ill or dually diagnosed persons. There are currently over 150 cases of HIV positive
diagnosed persons in the county. Alcohol Services estimates that about 11.7 percent of the
county population, or over 26,000 persons, have alcohol or other drug addiction and therefore
are in need of support services.
According to the Area Agency of Aging's Area Plan, the local elderly and frail elderly are
generally in good health, have adequate income and are relatively self-sufficient. However,
many are not self-sufficient and need in-home services, community services, housing,
transportation, health care, nutrition, information and referral services, nursing home placement,
and senior centers.
There is a lack of adequate housing for persons with emotional, physical or developmental
disabilities. Physical barriers in new construction are being addressed, but the existing housing
stock is generally not designed to accommodate persons with physical disabilities. Physically
disabled persons also need counseling, assistance with access to communications, independent
living skills, employment preparation, support groups, referrals for housing and attendants, and
transportation. Persons with mental disabilities need case management, day treatment, and
outpatient treatment. Individuals released from mental hospitals or skilled nursing facilities need
supervised residential care and supportive services. Persons with AIDS need education, testing
for AIDS, benefits counseling, home health care, emotional support, emergency food and
shelter. "Some emotionally or developmentally disabled persons need supervised care.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 18
CHAS Table 1E - Non-Homeless Special Needs Populations
...................... .... .--•-- ...-----•--------....---•------.. .......................
CHAS Table LE U.S.'Department of Housing and urban Development
Office of Comwnity Planning and Development
Nen-Homeless Special Needs Populations Comprehensive Mousing affordability Strategy (CHAS)
Instructions for Local Jurisdictions
..............•---.-------••-__...__._.._......._-__.-..... ._................ ------------
Nave of Jurisdiction: Data Source: (specify) IV. f9aY Period; Tenter fiscal YrS.)
Agencies._. V.
/ / through ITt
San Luis Obispo County Current Data as of: (date) 1994 1995
1993
._..__...---•--.....--•-••................•--.....----••---............._....--•---...---..............__...---•-------••---......
Households in Need of Supportive HousinS
L- Elderly ..................................................... ..Npt.available.at..this..time...........................
2. (rail Elderly
................................................................ .................................................................
3. Severe mental Illness 100
................................................................ ..................................................................
4. Developmentally DisabledNot available.at this.time.
................................................................ .....i.._._...n._..... ..n._._.__ _...........___.
..
5. Physically Disabled
................................................................ .................................................................
6. Persons with Alcohol/other Drug addiction 26,000
.................................................. .................................................................
7. Persons with AIDS and Related Disease 18
.............................................................
B. Other (Specify):
...................................................................................................
Instructions for Table IE
Non-Homeless Special Needs PePwtaii@IS
Refer to Appe*diA A. General Definitions Used with the CHAS, for Linc 2-• Enter the ,,tivaled camber o1 frail elderly
Additional definitions of zeros used in This table_ households in reed of supportive homing.
Table TE provides a format for estimating the need for supportive line 3-- Enter the estimated camber of houicholds
housing for other (than homeless) populatios with special needs. I ad of at least one person with severe mental
Some potential resource agencies and client groups they serve it lases in need'of supportive housing.
include:
Lim C-- Enter the estimated nimble 01 households
o State or local mental health agencies for persons with severe exposed of at least one developmentally disabled
mental illness; person in need of supportive hosing.
O State or local agencies of mental retardation or State local Line S-• Enter the estimated number of households
developmental disabilities councils for people with developmental composed of at least one physically disabled person
disabilities; in need of supportive haws ins.
o State rehabilitation agencies or State or local Centers for line 6-• Enter the estimated camber of households
Independent living for people with physical disabilities; composed of at least one person with alcohol/other
drug addiction in need of supportive housing.
o State or area agencies on aging for elderly people;
Line 7-• Enter the estimated eanbir of households
o The Public Health Service tenter for Disease Control for persons composed of at least one person with AIDS and relate
with Aids diseases in need of supportive hosing.
Line a-- Estimete for any other category of special
specific Instructions: we that the jwrisdiction may identify the camber o
households in need of supportive housing.
Lim L-- Enter the estimated mnber of elderly households in need
Of supportive hous ins.
.........................................................................................................................
HUD 40000•A (1/03)
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 19
Market and Inventory Conditions
General Market and Inventory
CHAS Table 1B (see page 23) shows some information on the general housing inventory in
1990. About 60 percent of the housing was occupied by owners, 40 percent by renters.
Vacancy rates for both owner-occupied and renter-occupied housing were within the ranges
recommended by the Federal Housing Administration (4-6% for rentals, 1-3% for owner units).
However, there were areas of the county where vacancy rates were below the recommended
rates, indicating an imbalance of demand over available supply, as shown in Table 6.
Table 6: Vacant Housing Units in 1990
Curnrnunrty Housing UmtsFor Rem": For Sell Total Vacaat'
City of Arroyo Grande 6,059 3.5% 2.9% 5.5%
City of Ataseadero 8,875 4.2% 1.4% 4.4%
City of Grover Beach 4,941 4.6% 3.1% 8.8%
City of Morro Bay 5,694 6.8% 6.4% 21.2%
City of Paso Robles 7,599 7.7% 3.4% 8.1%
City of Pismo Beach 4,548 9.1% 5.6% 17.7%
City of San Luis Obispo 17,877 3.7% 23% 5.2%
Cambria 3,081 5.7% 2.5% 22.6%
Cayucos 2,133 13.4% 2.5% 36.0%
Los Osos 6,097 3.0% 1.0% 5.4%
Nipomo 2,386 5.7% 1.3% 4.8%
Ocean 2,433 10.6% 2.1% 12.7%
San Miguel 451 12.3% 2.1% 12.2%
Templeton '1,100 5.5% 2.6% 5.2%
Total County 90,200
Notes: 1. This column shows the percent of rental units which ars vacant and available for rem.
2. This column shows the percent of ownership units which are vacant and for sale.
For example, the communities of Los Osos, Arroyo Grande and San Luis Obispo have low
rental vacancy rates, indicating that demand exceeds available supply. (Arroyo Grande is not
part of the urban county) Atascadero, Los Osos and Nipomo have low ownership vacancy rates, .
indicating that more ownership units would be supported by existing demand.
Housing Conditions
Consistent data on substandard housing conditions is not yet available. Accordingly, a county-
wide survey of housing conditions is proposed during fiscal year 1994/95 to develop such an
information base, to be included in this CHAS once it is available. Currently available
information on the need for housing rehabilitation, based on independent surveys in some
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 20
communities (1988 Paso Robles Household Survey, 1980 Atascadero Housing Element, 1993
Grover Beach Housing Element, 1990 Pismo Beach Housing Conditions Survey, 1991 SLO
Unincorporated County Housing Conditions Survey) indicates that between 1 and 20 percent of
the housing units in the county are in need of rehabilitation. This equates to a range of between
200 and 4,000 units needing rehabilitation. This estimate would be higher if the county and
several of the cities had not sponsored housing rehabilitation programs during the 1980's with
funding provided primarily through the Small Cities Community Development Block Grant
(CDBG) Program.
Age of the housing stock, however, is available from 1990 census data. The age of residential
structures is an indicator of the potential existence of lead-based paint, since some structures
built before 1980 contained lead-based paint, as well as the potential need for rehabilitation.
Similarly, older structures may contain asbestos, which poses known health hazards. Numbers
of housing units by year built in San Luis Obispo County are shown below:
Year Built Housing Units
1989 - 1990 2,551
1985 - 1988 14,094
1980 - 1984 . 13,467
1970 - 1979 24,644
1960 - 1969 12,910
1950 - 1959 10,051
1940 - 1949 5,686
Prior to 1940 6,797
The 148 conventional public housing units owned and operated by the Housing Authority of the
City of Paso Robles have been found to contain lead-based paint, and that agency recently
obtained funding approval for removal of the lead-based paint. Therefore, it may reasonable to
assume that other housing in the county may also contain lead-based paint, although the number
of such units is unknown.
Homeownership Market
Although ownership housing vacancy rates are generally at acceptable levels in the county, home
prices are beyond the reach of nearly all very low-income (<50% of median), low-income (51-
80% of median) and moderate-income (80-95% of median) families. Sales prices affordable to
these income groups are shown in Table 7, based on the assumptions that 7 percent interest, 30-
year home loans are available with a 10 percent down payment, and that the families can afford
a 10 percent down payment.
The degree to which homes in the county are not affordable to the very low, low, and moderate-
income groups, and the variation between communities, is illustrated in Table 8. Table 8 shows
median 1990 home values from the 1990 census, plus 1990 and 1992 median home sales prices
based on information from TRW REDI Property Data. Also, according to 1990 census data,
the lower quartile median home value in 1990 was $158,500, which is higher than any of the
affordable home prices shown in Table 7. Therefore, the communities of San Miguel and
Oceano appear to be the only ones of those shown in Table 8 which offer affordable
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 21
homeownership opportunities for some moderate-income families without the need for substantial
special assistance. Otherwise, special assistance in the form of public or private subsidies will
be necessary to facilitate homeownership for moderate-income families.
Table 7: Affordable Home Sales Prices
Unit Size Very Low_ .Low-Income Moderate-Income
Studio $46,930 $70,645 $94,694
$52,274 $79,496 $106,885
2 Bdrm $56,616 $87,345 $118,075
$68,975 $105,883 $142,792
4 Bdim;. > $72,816 $112,397 $152,145
Table 8: Median Home Values and Sales Prices
Commnmty .1990 Home Value 1990 Medum Pince 1992 Med'aa Pnce `
.
(1990 Census) " (TRW'REDI:Data) (TRW REDI:Dataj
San Luis Obispo County $215,300 $200,751 $182,478
City of Arroyo Grande $207,700 $187,951 $175,958
City of Atascadero $199,600 $176,651 $162,975
City of Grover Beach $171,400 $171,206 $148,687
City of Morro Bay $224,700 $203,828 $176,679
City of Paso Robles $154,500 $161,412 $152,985
City of Pismo Beach $293,000 $230,295 $211,079
City of San Luis Obispo $241,100 $225,547 $202,039
Cambria $277,200 $215,344 $179,378
Cayucos $280,300 $242,786 $236,990
Los Osos $207,900 $173,261 $165,549
Nipomo $188,600 $186,127 $148,955
Ocean $156,700 $127,620 $125,167
San Miguel $90,200 $115,367 $123,409
Templeton $190,800 $183,293 1 $159,527
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 22
CHAS Table 1B - Market and Inventory Conditions
-----------------------------------------------------------------------------------------------------------------
CHAS noble 7s a 55. Department of Housing and Urban gevelapneet
Oa}ice of Cm ,ty Ptamtng and Deve opmenLt
Market E Inventory Conditions Comorehensiv Housing affordability Strategy (CHAS)
Instructions for local Jur ifdltt]ORS
.........................................:...........i .__________._.................__.....__._................Y......
Name of Juri sdictian: Check %e: S Year Period (enter fiscal yrs.)
Census
San Luis Obispo County —Other Source: (s city) FY: Through FT-
Dara es of: (et�_. date) -_1994• I 1995
..2222 .......................ora.___.__..._.____.._ ...........__._._.._...._
A. Nous ing Stock Inventory 3 or more
Total vacancyy Rale 0 and 1 tetlroom 2 bedrooms bnVroaas
_
Category (A) (B) - - (C) -----------(0) (E)
--- ----------90,9012._ „::::«::::::::: . 46-_7[,633,522. ---- -----X2,032
1. Total year•Roud Messing 200
.................
________ -----------------
.................
-
----------- 3, -
.......2. Total Occapiod Units 80,287 12,701 29,376 38,266
-2-2-2-2.
------------------------------- --------'--32 -2(6 1(,823--- .........-....... ...........3. Renter --, 9,695 7,728
..._.__..-•------------------•- -___ --_-_ .............-.-- -.-------__-3.--_. ..._
------..____. ........
<, parr (8,033 .............. 3,006 1(,491 30,538
-2-299------------------•----•-•- •--- .........w......' _._._..._.._...__ _...___...__.....
S. Total vacant units 9,919 --....... .... 1,945 (,208 .3,766
--------------------------••-•• -----------
1,1.9329'5'2-• .........5--.712-- --------------6-15-- -----------1--,-073--- --------------324---
6. For Rm[
------------------------------- -----------1,-9327-211• ---.-•-•••-_.2-.692--- ..............
6_-- --------------502--- --------------73---
8
7. For Sale 7
.............•------••-.__----- -----------;.-;Zi- ...___.......___• ----------------- -----------_.___- --••-••--__22-2-2..
B. Other 6,640 .........- 1,263 2,693 2,684
..............................................................2 ............._... ..................
B. Snbsi[vdard Units 5uiT ble for
2 Substandard Rehab111tation
Category ( ) <B)
1. All Renter
-----------------
---------------
2. All O.arr
.. ..._ -------
________________________________•....______..._______________._.._.__._...__... . ... .__....____o_arc 2-2-22
[. P,Alic Housing Total Va4ar1[ Rate 0 and 1 bodroom 2 bedrooms bedrooms
"Category (A) (67) - _ (L) . I .....-(0) I -------
2222_..
7. Total .........
2. Vacan[. R/A ........... ............ .... ...... .:...^=�-M^�:����
.....•.••...................... ................. .......................................................................
Reeha i1itation Esti®ted Hard Costs Physical laproveaents. Grand Total PHA Needs:
xoedL:
0. Renu R SOSAof%&bnjl
Applicable FHRs at
Limit Size (A) (B)
...--•-•-••-•••-•-•--•--------- - <31 --------------325---
0 Bedroas .
..............•--___--.-- ---------
.-..-______._....
' 1 eedraom 523 377 .
-----------------------
--------------615
------------.----
2 Bedrolms 675 <17
_______________________________ _________________ _________________
3 6roam 769 482
.......................•___--•-___...•..._...•.•..•-•.._._.....•......_._................._........_....._......_.........
HUD QM-A (1/93)
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 23
Assisted Housing Inventory
The following is a description of the assisted housing units in the county by size, number of
vacant units, condition, and whether the units are at risk of being lost from the stock of assisted
housing. Generally, the county does not include large numbers of assisted housing, since it has
been a rural county (under HUD's programs) until 1994.
Public Housing
The Housing Authority of the City of San Luis Obispo reported on September 27, 1993 that it
had 169 units of conventional public housing, only two of which were vacant. The sizes of
those units were as follows: 10 studios, 13 one-bedroom units, 51 two-bedroom units, 59 three-
bedroom units, 27 four-bedroom units, and 9 five-bedroom units. None of these units are at risk
of being converted to non-assisted housing.
In October 1993, the Housing Authority of the City of Paso Robles reported 148 conventional
public housing units in a development called the Oak Park Apartments, none of which were
vacant. These housing units included 18 one-bedroom units, 88 two-bedroom units, 40 three-
bedroom units, and 2 four-bedroom units. All of these units were single-level and handicapped-
accessible, except for the three-bedroom units, which were townhouses. All 148 units need
rehabilitation to remove lead-based paint and asbestos, among other less serious repairs, and the
authority has obtained a funding award for the work to proceed in fiscal year 1994-95.
Section 8 Housing
The Housing Authority of the City of San Luis Obispo administers the Section 8 Rental
Assistance Program in all area of the county. On September 27, 1993, the Housing Authority
reported 1,344 dwellings covered by Section 8 contracts in the county. These included 44
studios, 512 one-bedroom units, 494 three-bedroom units, 259 three-bedroom units, and 35 four-
bedroom units. The Housing Authority had no unused tenant-based rental certificates or
vouchers. Except for the units discussed under the "Other Assisted Housing" section that
follows, none of these housing units are anticipated to be lost from the assisted housing
inventory.
Other Assisted Housing
Table 9 lists other assisted housing units by size, identifies the type of assistance, any known
vacancies, and whether they are at-risk of being lost as assisted (and therefore affordable)
housing. However, Table 9 may not be a complete listing. In addition to those listed in the
Table 9, Peoples' Self-Help Housing Corporation has sponsored 297 new homes financed
through the Farmers Home Administration's Section 502 Program.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 24
Able 9: Other Assisted Housing
Project Assisted Units .. Assistance Type Vacant At-Risk
Hacienda del Norte, Total:26 units HUD Section 221(d)(3))Program for Yes,after 1=1197,but
Paso Roble Two-bedroom:21 mortgage loan insurance,Section 8 loan subject to right of first refusal
Three-bedroom:5 Management Set Aside for rem subsidies for public&non-profit groups
Creston Garden Apts, Total:52 units FmHA 515 No
Paso Robles Two-bedroom:51
Three-bedroom: 1
Paso Robles Garden Taal:26 units FmHA 515 No
Apts, Two-bedroom:21
Paso Robles Three-bedroom:5
Los Robles Terrace, Total:40 units HUD Section 202 for mortgage financing No
Paso Robles Studios: 10
Om-bedroom:30
River View Apts, Total:48 units Farmers Home Administration(FmHA) Yes,bre only if owner enters
Paso Robles Ore-bedroom:16 Section 515 Program for mortgage financing project-based Section 8
Two-bedroom:16 contract or upon a finding that
Three—bedroom:16 low income housing not
needed
Rolling Hi11s Apt&, Total:53 units FmHA Section 515 Program for mortgage No
Templeton financing
Maeadero Apts, Taal: 19 units FmHA
Atascadero
Awcadero Village, Total:22 HUD 221(d)(4)for mortgage loan insurance. Yes,effective 2/16/02(1002).
Atescadero Section 8 for rental assistance
Dan Law Apts, Total:7 units HUD Section 236 Program for mortgage No
San Luis Obispo financing interest reduction,HUD Section 8
Loan Management Set Aside for rental subsidy
Parkwood Village Total:34 units SLA City sponsored multi-family housing No
Apts, revenue bonds
San Luis Obispo
Judson Terrace Homes, Total: 107 units HUD Section 202 Program for mortgage Yes,effective 7/31/95,but the
San Luis Obispo financing,Section 8 Rental Assistance(43 noo-profit sponsor has no
units) intention of terminating the
Section 8 contract.
Anderson Hotel,
San Luis Obispo
Park Hotel, Total:20 units
San Luis Obispo
Madonna Road Apts, Taal: 120 units No
San Luis Obispo
Pacific View, Total:26 units
Morro Bay
Ocean View Manor, Total:39 units
Morro Bay
Sea Breeze Apts, Total:28 units CDBG No
Las Osos (all one-bedroom)
South Bay Apts, Total:76 CDBG No
Las Oros (all one-bedroom)
Parkview Manor, Total:64 units HUD
Arroyo Grande
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 25
Inventory of Facilities and Services, Including Supportive Housing for the Homeless and
Persons Threatened With Homelessness
The following discussion of the inventory of facilities and services provides a summary of the
most significant elements of the inventory, but is not a complete inventory. Additional service
providers, especially for supportive services, can be found in the annually revised Human
Services/Support Directory, published by HOTLINE of San Luis Obispo County.
EOC operates a homeless shelter in the City of San Luis Obispo, owned by that city's housing
authority, with a maximum capacity of 54 persons. This shelter is usually operating at capacity.
It provides nightly shelter, but is closed during the daytime hours. Funded primarily through
general fund contributions from the City of San Luis Obispo and the County of San Luis Obispo,
recent actions by the State of California shifting millions of dollars in local property tax revenues
away from the city and the county, combined with reductions in the Federal Emergency Shelter
Grant (FESG) Program funding, threaten the continued operation of the shelter. Also, EOC
provides a "mentor program" in conjunction with its San Luis Obispo shelter, in which
professional case management and volunteer mentors use role models and social support to
modify behavior of homeless persons.
The Women's Shelter of San Luis Obispo is a domestic violence shelter which houses 10 to 14
women and children each night. The City of San Luis Obispo has approved some, but not all,
of the funding used by this shelter provider to purchase the existing shelter facility. Another
$100,000 is needed to complete the financing for this acquisition.
The North County Women's Shelter is a domestic violence shelter housing 10 to 14 women and
children per night. The City of Atascadero received approval from the State of California to use
Small Cities CDBG funds to acquire and rehabilitate their facility in fiscal year 1993/94.
During the rainy season, two winter shelters were in operation last year. The Atascadero Winter
Shelter housed and provided meals to homeless families and single women from November 1992
through January 1993, with an average of 5 persons per night. The San Luis Obispo Winter
Shelter provided overnight shelter to 131 family members and single women from November
1992 through April 1993. These two winter shelters are expected to continue this service in the
winter of 1993/94.
The Housing Authority of the City of San Luis Obispo, with assistance from the county
Homeless Services Coordinator, enabled nine homeless families to obtain permanent housing in
1992/93 through the new HUD program called Family Unification. In fiscal year 1993/94, 50
persons in homeless families will be assisted through this program.
Transitions, Inc., opened- a HUD Supportive Housing Program in 1993 to provide long-term
housing plus on-site human services for homeless, mentally ill adults. This program operates
in three single-family homes, serving 12 residents at a time. The program is made possible
through a collaborative effort of the county Homeless Services Coordinator, who provides
technical assistance and program development; Transitions, inc., for program services and daily
management; and the San Luis Obispo Non-profit Housing Corporation for property
management, matching acquisition funds and program management.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 26
f San Luis Obisp for homeless and persons
Peoples' Kitchen provides daily meals in the City o
threatened with homelessness: The,South County Peoples' Kitchen serves food to homeless and
hungry at a church in Grover Beach, serving lunch to Aw average of 80 persons each day.
Loaves and Fishes (in both Paso Robles and Atascadero) provides food to families in the North
County. Meals on Wheels (Five-Cities, Morro Bay, San Luis Obispo) delivers meals to
homebound residents. Harvest Bag, Inc, gleans vegetable fields to distribute food (including
some food and other items) in Arroyo Grande. Food Bank Coalition gathers and.distributes food
to the needy through non-profit agencies.
The Salvation Army Homeless Outreach and Case Management Program provides outreach and
intervention services to the homeless, many of whom are mentally ill.and/or dually diagnosed
persons.
In-Home Supportive Services, with the county Department of Social Services, provides
household help and personal care to enable low-income elderly or disabled persons to remain
in their own homes.
The AIDS Support Network, which depends upon a large volunteer staff, provides services to
HIV positive persons and their families. The county operates the AIDS Program through the
county Health department, including testing, counseling and treatment information.
The Area Agency on Aging acts as a planning, coordinating and facilitating agency for senior
citizen concerns in San Luis Obispo and Santa Barbara Counties:
Other service providers include SLO County Drug and Alcohol Services, SLO County Health
Agency, General Hospital, Mental-Health Association, Middle House-Halfway House for Male
Alcoholics, Casa Solana, Inc., Migrant Child care Program (EOC), Tri-Counties Regional
Center, Hospice of SLO County, Inc., Home Health Agency, Independent Living Resource.
Center, Inc., Grass Roots II, Inc., Caring Callers of SLO County, SLO County Child and Adult
Protective Services, Klein Bottle Youth Programs, Operation Outreach, Nipomo Community
Medical Center, Inc., Private Industry Council, American Red Cross, California Rehabilitation
Department, Roandoak of God Christian Commune, Senior Nutrition Program of SLO County,
Disabled Community Resources, Dial-A-Ride, Coast Caregiver Resource Center, Ad Care
Association„ Inc., Achievement House, Inc., Chestnut House, Candelaria American Indian
Council; and numerous churches and service organizations.
Available Resources
Federal
Community Development Block Grant (CDBG) Program
As an entitlement urban county, San Luis Obispo County anticipates receiving approximately
$2.35 million in fiscal year 1994/95 through the CDBG Program. Of that amount, about
$800,000 will be made available for affordable housing activities, and $240,000 for continuation
and enhancement of the homeless sheltering and supportive services related thereto.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 27
Needs and priorities are determined through an extensive citizen participation process (starting
in January 1994). During that citizen participation process, it is possible that the amount of
CDBG funds available for affordable housing activities may increase, if eligible and appropriate
activities for the CDBG funds initially reserved for non-housing activities are not identified or
selected for funding.
HOME Program
The county may be designated a "participating jurisdiction" under the HOME Program,
qualifying the county for about $1 million. If the county is not so designated, the jurisdictions
within the county mat be eligible to apply for HOME funds through the state. However,
required local matching funds are not yet identified.
Farmers Home Administration (FmHA)
An undetermined amount of funds from the FmHA Section 502 Program will be available for
use by low and very low-income families purchasing homes in the county through the non-profit
Peoples' Self-Help Housing Corporation.
HUD Section 8 Certificates and Vouchers
The Housing Authority of the City of San Luis Obispo, which administers the Section 8 Program
county-wide, has allocations from HUD for Section 8 Rental Certificates and Section 8 Rental
Vouchers. In 1993/94, the Housing Authority provided$ in housing assistance
payments.
Federal Emergency Shelter Grant (FESG) Program
Local agencies will request at about $111,000 from this program to support operation of the
EOC shelter, the Women's Shelter of San Luis Obispo and the North County Women's Shelter.
However, the amount of funds available to the county from this program have been decreasing,
so receipt of a lesser amount must be anticipated.
Supportive Housing Program
Approximately $331,500 was applied to this program through the San Luis Obispo Non-Profit
Housing Corporation. It is not yet known whether this organization will provide any funding
in 1994/95 for housing activities.
Federal Emergency Management Agency (FEMA) Food & Shelter National Board Program
About $96,000 is anticipated to be available during fiscal year 1994/95 to assist a number of
homeless shelters, emergency services and rental assistance.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 28
Mortgage Credit Certificate (MCC) Program
The Housing Authority of the City of San Luis Obispo has received authorization to use the
MCC Program to enable about 66 families purchase their homes. The MCC Program does not
provide direct funding to develop or finance purchase of housing, but reduces the qualified home
buyer's federal income taxes, thereby enabling the buyer to afford a higher mortgage payment
than would be possible without the MCC assistance. About 20 percent of the 66 purchasers will
be low-income. Since no direct funding of housing development or purchase is provided under
the MCC Program, no funds are identified in CHAS Table 3A (see pages 41,42) from MCC.
State .
California Housing Finance Agency (CHFA)
CHFA is expected to allocate funds for purchase financing on homes developed in the county
by Peoples' Self-Help Housing Corporation.
Farmworker Housing Grant (FWHG) Program
The California Department of Housing and Community Development has funds available to
assist with purchase of homes developed by Peoples' Self-Help Housing Corporation in fiscal
1994/95.
Emergency Shelter Program (ESG)
About $11,400 may be available from this program during 1994/95 for the two domestic
violence shelters.
Department of Economic Opportunity
About $12,000 is expected from this program to assist with continuation of the EOC shelter.
Local
City of Paso Robles Redevelopment Agency
This redevelopment agency has been in existence long enough to have accumulated tax increment
funds, of which approximately $ will be available for affordable housing
activities in 1994/95.
San Luis Obispo Non-Profit Housing Corporation
This local organization provided about $277,000 in 1993/94 as local matching funds in
conjunction with the HUD Supportive Housing Program. It is unknown a yet whether this
organization will be able to provide additional funding in 1994/95.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 29
Salvation Army
The Salvation Army may again provide about $25,000 for their Outreach and Case Management
Program.
United Way
It is hoped that the United Way will again provide about$14,600 to support the EOC shelter and
the Salvation Army Homeless Outreach Program, or other housing-related programs.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 30
PART III. ONE-YEAR STRATEGY AND MPLEMENTATION PLAN
This section sets forth the housing priorities based on the needs of the community. Programs
and policies for implementation of the priorities are also described. Approaches for service
delivery and management are discussed under each of the individual programs. Geographic
distribution of assistance is also discussed. Finally, public policies that could be barriers to
affordable housing are discussed, and strategies to address such potential barriers identified.
Summary of Priorities
CHAS Table 2 (see page 38) shows the relative priorities for providing the various types of
assistance, using a numerical rating of "1" for the highest priority, "2" for moderate priority,
"3" for lowest priority, and "0" for no priority. A "0" rating would mean that the need
identified was low enough for the county to determine not to provide assistance for that category
of residents. However, the county has not concluded that any of the resident categories
identified in CHAS Table 2 are inappropriate to receive assistance, so this CHAS does not
preclude county approval of such assistance.
Priority #1: Increase first-time home ownership opportunities for low-and very low-
income households.
As established in the Community Profile section of this CHAS, low and very low-income
households have the highest levels of overpayment for housing of any income group. Low-
income, first-time home buyers are also highly in need of assistance.
The highest priority under this CHAS is first-time homeownership assistance to other low-
income (51-80% MFn persons and families. This was chosen because low-income families
cannot afford to purchase a home in the county without some form of assistance, and because
the most frequently identified type of housing need during early public workshops on this CHAS
was assistance to low and very low-income families for their first-time home purchases. This
type of assistance for very low-income (31-50% MFI or 0-30% MFn was rated less high in
priority, due to inability of such families to afford monthly payments on home loans without
very large amounts of subsidy. Another category of projects that qualify for this highest priority
is where a project includes a mixture of ownership units for very low-income households, low-
income households and/or moderate-income households. Mixed-income neighborhoods are
considered better than having separate areas for each income group.
The principal type of activity to accomplish first-time home ownership is home buyer assistance,
but site acquisition and new construction are considered to be almost as important. Under this
priority category, rehabilitation would be appropriate only in conjunction with acquisition of
existing housing for low or very low-income persons or families.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 31
Programs:
Housing Incentives Program:
This program encourages development of affordable ownership housing for very low-income,
low-income, and moderate-income households by offering a variety of incentives to reduce
development costs. The program is flexible, applicable to new or redeveloped sites, multi-
family or single family housing units, and project sponsors who are public, non-profit or for-
profit. The most important types of incentives are expected to be financial assistance for home
purchases, and with the costs of site acquisition and/or public improvements. The primary
funding source will probably be the Community Development Block Grant (CDBG) Program.
Partnerships with.local non-profit organizations with theexpertise to obtain funds through a
variety of federal, state and private funds are expected to prove most successful in producing
affordable housing.
For example, Peoples' Self-Help Housing Corporation (PSHHC) recently developed , a
subdivision of single-family homes in Nipomo for very low-income.and'low-income households.
Many of the families participating in the project are Hispanic'farmworkers. The.county used
CDBG funds to reduce the cost of the developed residential lots for the very low-income buyers.
The assistance provided by the county, however, was only a small portion of the funds PSHHC
was able to assemble for the project. This project, along with the previous Nipomo subdivisions
developed by PSHHC have made a significant improvement in the housing conditions of very
low-income and low-income families who already lived and worked in the Nipomo area.
PSHHC has other planned projects of ownership housing in the county that may be ready for
CDBG or other funding assistance during fiscal'year 1994/95., either new homeownership or
rental housing units. PSHHC is expected to .submit a proposal to the county as part of
preparation of the county's.Community Development Plan covering all CDBG activities for fiscal
year 1994/95 for CDBG assistancewith the acquisition of a site for the development of about
40 new homes, targeted for mixture of very low-income, low-income and moderate-income
households.
The county intends to allocate at least $629,000 of CDBG funds during fiscal year 1994/95 to
assist with site acquisition or related costs for the development. of new ownership or rental
housing. Some of the housing may be provided through conversions of existing motels or
commercial/industrial-buildings. Qualified organizations will be invited to-submit proposals for
the use of those CDBG funds, pursuant to CDBG regulations and the county's procurement
procedures.
Approximately 44 homes affordable to low and very low-income households are expected to be
completed under this program during fiscal year 1994/95. These 44 home received assistance
prior to fiscal year 1994/95, since new housing construction normally involves lengthy periods
of time for planning, site acquisition, design and construction. It is anticipated that most types
of assistance provide under this program during 1994/95 will result in additional housing units
being completed after 1994/95.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 32
Density Bonus Program:
California jurisdictions are required to provide increases in allowable density for projects which
include specified amounts of affordable housing for very low-income or low-income households.
The county and all of the cities in the county meet or exceed the requirements of state density
bonus law, which requires at least a 25 percent increase in allowable density (or incentives of
equivalent financial value) plus additional incentives for projects meeting one of the following
minimum thresholds: 10 percent of the housing is for very low-income households (less than
50% MFI), 20 percent of the housing is for low-income households (less than 80% MFI) or 50
percent of the housing is for senior citizens.
Fust-time Home Buyer Programs:
The Mortgage Credit Certificate (MCC) Program enables first-time home buyers to qualify for
mortgage financing by reducing their federal income taxes. The Housing Authority of the City
of San Luis Obispo is implementing this program county-wide. Twenty percent of the 133 units..
(or 27 units) are targeted for low-income households during 1994/95.
The HOME Program is another potential source of funding for assisting first-time buyers of
homes. If local matching requirements can be met, the county proposes to initiate this program.
Priority #2: Increase availability of affordable and decent rental housing for low and
very low-income persons and families.
As noted in the Needs Assessment section of this CHAS, very low-income renter households
have higher incidence of paying more than they can afford than renters in any other income
group or for homeowners in any income group. Low-income renters are in need of assistance,
but not nearly to the degree of very low-income renters. This is supported by the long waiting
lists at both housing authorities for public housing or Section 8 rental assistance. Also, a high
priority is placed on assistance to small related households and large related households, since
these groups typically have difficulty finding affordable rental housing large or small enough to
meet their needs.
The principal type of activity for meeting this priority of need is rental assistance. Rental
assistance programs enable low and very low-income renters to obtain affordable and decent
housing. Without this assistance, they would be threatened with homelessness, live in
substandard housing conditions and/or experience sever cost burden.
However, acquisition and rehabilitation of existing rental housing, or acquisition of vacant land
with new construction of rental housing, are important activities that would be consistent with
this CHAS. Also, support services such as child care, health care screening and education are
needed for many low and very low-income households.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 33
Section 8 Rental Assistance Program:
The Housing Authority of the City of San Luis Obispo administers this HUD program county-
wide. Assistance includes Section 8 rental assistance certificates and vouchers. There is a long
waiting list for this very popular and needed program.
Project-based Rental Assistance Programs:
The housing authorities of the cities of San Luis Obispo and Paso Robles both own and operate
public housing units with subsidized rents for low-income tenants. Also, other non-profit
organizations have acquired existing rental housing, or developed new rental housing, to be
operated as affordable rental housing for low and very low-income households.for many years.
The HUD Section 202 Program, the FmHA 514/515 Programs, the HOME and CDBG programs
are potential sources of funding for acquisition, rehabilitation or development of affordable,
project-based rental housing.
Housing Incentives Program:
This program encourages development of affordable rental (and ownership) housing for very
low-income and low-income households by offering a variety of incentives to reduce
development costs. The program is flexible, applicable to new or redeveloped sites, and project
sponsors who are public, non-profit or for-profit. The most important types of incentives are
expected to be financial assistance with the costs of site acquisition and/or public improvements.
The primary funding source will probably be the Community Development Block Grant(CDBG)
Program. This program will be administered by the county or through a joint effort of the
county and one or more of the cities. Partnerships with local non-profit organizations with the
expertise to obtain funds through a variety of federal, state and private funds are expected to
prove most successful in producing new affordable housing. For example, Peoples' Self-Help
Housing Corporation (PSHHC) recently developed new rental housing for very low-income
households in the cities of Paso Robles and Morro Bay.
PSHHC has other planned developments of rental housing in the county that may be ready for
CDBG or other funding assistance during fiscal year 1994/95, with the potential to benefit at
least 20 very low-income households.
The San Luis Obispo Non-profit Housing Corporation is building affordable housing in the City
of San Luis Obispo, where high land costs usually makes development of affordable housing
very difficult. In this example, the city is providing a low-cost long-term land lease to reduce
the land costs.
As mentioned in the previous section, the county intends to allocate at least$320,000 of CDBG
funds during fiscal year 1994/95 to assist with site acquisition or related costs for the
development of new ownership or rental housing, including conversion of existing motels or
commercial/industrial buildings. PSHHC, along with other organizations,. will be invited to
submit proposals for the use of those CDBG funds, pursuant to CDBG regulations and the
county's procurement procedures.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 34
Density Bonus Program:
California jurisdictions are required to provide increases in allowable density for projects which
include specified amounts of affordable housing for very low-income or low-income households.
The county and all of the cities in the county meet or.exceed the requirements of state density
bonus law.
Priority f/3: Maintain and upgrade existing neighborhoods and housing units
occupied by low-income households.
Maintenance and improvement of existing residential neighborhoods aids in the elimination of
blight and preserves the existing stock of affordable and decent housing units. Rehabilitation
of existing housing is often more cost-effective than building new housing, and rehabilitation can
be used to enlarge housing units to alleviate overcrowding. Rehabilitation may also be
appropriate to correct seismic deficiencies in some older buildings. Also, when homes owned
or occupied by low-income households are rehabilitated their neighbors (who are not low-
income) may invest in the maintenance or improvement of their properties because they now
have an improved confidence that home values in that neighborhood justify the investment.
CHAS Table 2 (see page 38) shows housing rehabilitation as a principal activity for assisting
only existing homeowners, since low-income and very low-income homeowners have difficulty
in maintaining their homes. Rental rehabilitation is of secondary priority because the county has
found that rental owners rarely want or need public assistance to finance rehabilitation work,
partly because of the affordability restrictions that generally accompany public assistance.
Programs:
Residential Rehabilitation Loan Program:
The program provides low interest loans to homeowners of housing occupied by low-income
households. It applies both to ownership and rental housing, although few rental housing owners
are expected to participate. Deferred-payment loans are proposed to be made available to low-
income owner-occupants where their monthly payments for housing, if payments on their CDBG
loans are included, will exceed 30 percent of their income.
The primary source of funding is the CDBG program, but other potential sources include the
California Housing Rehabilitation Program and the HOME Program.
Previously, this program has been implemented in the communities of San Miguel, Paso Robles,
Templeton, Santa Margarita, Morro Bay, Grover Beach, Oceano, Nipomo and a number of
smaller communities in the unincorporated areas of the county. Although consistent data on
housing rehabilitation needs is not yet available, as discussed in the needs section of this CHAS,
public input during the public workshops on this CHAS indicated a need for housing
rehabilitation, particularly in the community of Oceano.
A survey of housing conditions is also proposed for 1994/95 to provide more complete and
consistent information on the need for housing rehabilitation in all communities of the county.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 35
Weatherization Program:
The Economic Opportunity Commission implements a program of weatherization for low and
very low-income homeowners, funded through the Department of Energy.
Priority #4: Utilize available federal, state, local and private funds to support and
expand human service programs which prevent or reduce impacts of
homelessness.
CHAS Table 2 shows that assistance to homeless persons has a high priority, principally through
support facilities (shelters, etc) and services. This assistance could also take the form of
acquisition and rehabilitation of existing housing, as well as rental assistance.
The goal of programs addressing this priority is to provide a continuum of service to the
homeless and those threatened with homelessness. The services would provide basic emergency
shelter to those who need it, supportive services, transitional housing, and linkage with programs
which facilitate permanent housing.
Programs:
Emergency Shelters:
The Economic Opportunity Commission (EOC) operates the primary emergency shelter in the
City of San Luis Obispo, using funds from a variety of sources, including CDBG, FESG and
other programs. During periods of harsh weather, two winter shelters also are opened in
Atascadero and San Luis Obispo. Additional temporary winter shelters should be opened in
other communities.
Domestic Violence Shelters:
Two domestic violence shelters are in operation in the county. The Women's Shelter of San
Luis Obispo and the North County Women's Shelter. These shelters will need continuing
support, including CDBG, FESG, State FSP and other sources.
Supportive Services:
CDBG and other funds are allocated each year to a variety of agencies providing support
services to the homeless and near-homeless. One concept for facilitating provision of these
services that may be appropriate for expansion is child care, education, health screening, and
employment counseling in one or more day centers. This is because the homeless emergency
shelter does not permit the homeless to stay there during daytime hours, and they do not have
alternative place to go. Centralizing where the homeless can go to receive available services
would not only facilitate provision of the services to those eligible, but would also address some
neighborhood concerns about where homeless persons congregate during the day.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 36
Priority 015: Address the housing and service needs of persons with mental, physical
and developmental disabilities, persons with AIDS, the elderly and at-
risk youths.
As noted in the Needs Assessment section of this CHAS, those with special needs include the
elderly, persons with mental, physical of developmental disabilities, and persons with AIDS or
AIDS related diseases.
Programs:
Non-Profit Services:
Non-profit organizations providing services to these groups were identified in the inventory of
Facilities and Services section of this CHAS. It is anticipated that the same agencies will
continue their service programs during fiscal year 1994/95. A more detailed listing of these
programs is available in the current version of the Human Services/Support Directory produced
by HOTLINE of San Luis Obispo County. The county supports the concept of a future office
complex, owned by public or non-profit organizations, where the various non-profit housing and
service organizations can find affordable office spaces.
Public Services:
Public agencies providing services to these groups were identified in the inventory of Facilities
and Services section of this CHAS. It is anticipated that the same agencies will continue their
service programs during fiscal year 1994/95. A more detailed listing of these programs is
available in the current version of the Human Services/Support Directory produced by
HOTLINE of San Luis Obispo County.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 37
CHAS Table 2
-- ---
Table 2 U.S_ mimen
nt of xawsing and Urban Developt
Off ica efc1 CdaaJnlLY Planning and DevelopmMt
Priorities For Assistance Coaprehensive Housing Affordability Strategy (CHAS)
9-A�qi- ko/ 1994-1995 Instructions for Local Jurisdictions ...........................
...... ...__..
Name of Jurisdiction: F period: (toter fiscalYrs.)
FT. through FT:
San Luis Obispo County 1994 11995
.... ...... _...��rs
................................ MilNOmll KS
gK NOn•Name C33
persons persons
--•_-•-------------- .
Elderly small Large All Existing 1st-Time NameOwnem with Special
L 2 Related Related Other Homeowners -••••••••"' Irdvdls. Families Reeds
Member Households Households Households with All
Households (5 or more) (5 or More) Children Others
A. Nousehotd Income (A) (a) (C) (D) (E) CF) _..(G).... ...M__ ._(I)__ ...
1.
1. very Low3 1 1 2 3 3 3 2 2 3
0 to 30Z HFl• .......... ........ ..........
2. very Low 3 1 1 2 3
31 to SM HFI* .......... . ..........
3. other Low 3 g 3 2 1 1
51 to 80Z Mil• ..............
•-_. --.......
.................... . ..... .. s s
R. Activity s s $ S $ $
1. Acquisition .......... ........ ..............
2. Rehabilitation s s s 5 p-_.. ..5.. _. _.._5____ ________ ________ ______________
--- ---------- ---'"-
3. New S $ s $ S $
CotstrvRim ----------
t. Rental p p ................•--
Assistance
_---•- --- ----- ---------
5. lwmebufe
--
-" Atsiatance ••••...•••••.•..•...•........w•.w....w..•. ........ ..............
---
6 support---------- ----5---- -----$- S $"---- ---- $ $ $ p
I I $ I
Facilit(d
i services............................ ..
. ...................................................................................
• Or, based t-4,m-
WA adjusted income limits, if applicable.
..................
.............. BUD AOM-A 0/
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 38
Geographic Distribution
Priority #1: Activities increasing homeownership opportunities for low-income persons and
families are needed in all communities, and therefore the assistance will be made available
county-wide. Communities with relatively low vacancy rates, high housing costs or high
concentrations of low-income families will be emphasized.
Priority #2: Activities increasing affordable rental housing opportunities will be focused in any
urban areas close to shopping, schools, public transportation, medical facilities and other
services.
Priority l/3: Housing rehabilitation activities are needed in all communities of the. county, but
will be emphasized in older areas and census tracts (or block groups) with high concentrations
of low-income persons and families.
Priority #4: Activities directly benefiting the homeless will be focused primarily in the City of
San Luis Obispo, where many homeless congregate and where many medical and other social
services are most accessible. The EOC homeless shelter, The Women's Shelter of San Luis
Obispo, Transitions, Inc. are all located in the City of San Luis Obispo. That city also has three
hospitals (including County General) and the county Department of Social Services. However,
there is also need for additional shelter facilities in the northern and southern portions of the
county.
Priority #5: Activities which support special needs groups who are not homeless will be made
available county-wide.
Public Policies That May Constitute Barriers to Affordable housing
Impact Fees:
Many jurisdictions have found it necessary to impose impact fees on new development to pay
for public improvements needed to support that housing. One strategy for addressing this impact
on affordable housing, currently being implemented by the county, is to collect an additional fee
on market-rate housing to be used to pay public facilities fees on behalf of projects which
provide affordable housing. Similarly, the City of San Luis Obispo offers a fee waiver program
for certain affordable housing projects.
Zoning:
The jurisdictions in San Luis Obispo County, including the county itself, have programs in place
to zone enough land for housing at sufficient densities to meet the areas projected needs for
market rate housing and affordable housing. However, the supply of such land should be
monitored in the future to ensure an adequate supply at all times.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 39
Institutional Structure
Most of the housing services identified in this CHAS are expected to be provided through the
two housing authorities, Peoples' Self-Help Housing Corporation and the San Luis Obispo Non-
profit Housing Corporation. The participating cities, the county, the Economic Opportunity
Commission, and numerous other smaller agencies will also be involved in providing the
services. Funding for these agencies will be provided partially through the county, the cities,
and a redevelopment agency, as well as directly from the federal or state governments. Also,
for-profit firms will be involved in building affordable housing using density bonuses and/or
public financial assistance.
One gap in the delivery system in the past has been the absence of one or more public agencies
to establish and administer a revolving loan fund (affordable housing trust fund) providing local
matching funds for affordable housing activities. The county intends to propose establishment
of such a fund during fiscal year 1994/95, administered by the county and capitalized with
CDBG or other funds.
Another gap has been a lack of local lenders who are familiar with, and regularly make, short-
term loans for development of affordable housing or long-term mortgage financing of affordable
housing where public subsidies and accompanying affordability mechanisms are involved.
However, several local lending institutions have joined forces to explore this area of need,
meeting with public and non-profit organizations to identify opportunities and constraints.
Finally, non-profit organizations have expressed a desire for office facilities with affordable rents
to enable them to limit their overhead costs.
Public Housing Improvements
The Housing Authority of the City of Paso Robles has received funding approval to remove lead-
based paint and asbestos in its public housing units during fiscal year 1994/95. Also, the
Housing Authority of the City of San Luis Obispo received funding for improvements to two of
its public housing complexes.
San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 40
CHAS Table 3A
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San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 41
CHAS Table 3B
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San Luis Obispo County 11/10/93 Public Review Draft CHAS Page 43