Title 26 Growth Management Ordinance (GMO) and the Los Osos Waitlist To Build
Update – October 2024
On June 13, 2024, the California Coastal Commission issued suggested modifications to the Estero Area Plan and the proposed Los Osos Community Plan, including a maximum residential growth rate of 1% for the sustainable buildout of Los Osos if groundwater production remains below sustainable yield, based on the best available science.
On October 29, 2024, the County Board of Supervisors approved an updated version of the GMO, including the following:
- A conservative growth management strategy consistent with California Coastal Commission’s suggested modifications
- New Waitlist to Build regulations
- Streamlined ordinance administration procedures, including transitioning tracking the annual growth from a fiscal year basis to a calendar year basis.
Background
The Growth Management Ordinance (GMO) initially set a 0% growth rate for vacant parcels served by on-site septic systems in the Los Osos sewer service area (also known as the Prohibition Zone) and resulted in a Waitlist to Build since 1989. The growth rate stayed at 0%, even after completion of the community sewer system, because vacant parcels were prohibited from connecting to the sewer until the Estero Area Plan was amended to reflect updated buildout numbers in line with resource limitations and habitat impacts. The October 2024 GMO amendments reflect the Coastal Commission suggested modifications and how the County would manage the allowed growth in Los Osos.
Los Osos Growth Rate Implementation Approach in the County Growth Management Ordinance
Resource Summary Report (RSR) to Update Water Supply Analysis for District 2
The 2016-2018 Resource Summary Report (RSR) was approved by the Board of Supervisors on December 15, 2020.
FAQs
Prior to January 1st, the County Board of Supervisors will determine the annual maximum allocation (allowed new dwelling units) for the upcoming calendar year. 75% of the total annual maximum allocation will be reserved for new dwelling units within the Los Osos sewer service area. County staff will then notify all Waitlist Property Owners of 1) their position on the Waitlist to Build, 2) their Batch Number in the upcoming calendar year, and 3) all applicable deadlines.
Prior to July 1st
Applicants that were notified of their Batch Number in the upcoming calendar year will have 30 days to respond in writing that they are either Ready to Submit or Not Ready to Submit a construction permit application. Applicants who declared Ready to Submit will have 45 days to submit a construction permit application.
July 1st through August 1st
All allocations from January to July that were unused will become available to the entire Waitlist and the applicant’s position on the Waitlist will be prioritized. Waitlist Property Owners who declare in writing that they intend to use an allocation for a new dwelling unit will have 45 days to submit a construction permit application.
October 1st through December 31st
All allocations from January to October that were unused will become available to the entire sewer service area, regardless of Waitlist position. Applications must submit construction permit applications prior to December 31st.
Lack of response to the County’s Notice or failure to submit a construction permit application would not remove those properties from their position on the Waitlist for future available allocations.
Key construction permit submittal requirements include and are not limited to: verification of water service, verification of wastewater treatment, and verification of compliance with the Los Osos Habitat Conservation Plan.
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Prior to January 1st
Prior to January 1st, the County Board of Supervisors will determine the annual maximum allocation (allowed new dwelling units) for the upcoming calendar year. 25% of the total annual maximum allocation will be reserved for new dwelling units outside of the Los Osos sewer service area, accessory dwelling units*, and deed-restricted affordable housing units.
*Accessory dwelling units are not allowable in Los Osos per the County Code Title 23 Coastal Zone Land Use Ordinance.
January 1st through July 1st
Applications may request to use available applications through submittal of a construction permit application. The County will confirm the availability of allocations with interested applicants and allocations will be available on a first-come, first-served basis.
After July 1st
Allocations are prioritized for the Los Osos sewer service area. Applicants may request allocation and submit construction permit applications as soon as January 1st of the upcoming calendar year.
Key construction permit submittal requirements include and are not limited to: verification of water service, verification of wastewater treatment, and verification of compliance with the Los Osos Habitat Conservation Plan.
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