AVILA COMMUNITY PLAN BACKGROUND REPORT DEPARTMENT OF PLANNING & BUILDING – AUGUST 2, 2018 2018 Avila Community Plan Background Report TABLE OF CONTENTS Executive Summary ..................................................................................... 4 Demographics ........................................................................................................................................... 4 Land Uses .................................................................................................................................................. 4 Aesthetics ................................................................................................................................................... 5 Air Quality ................................................................................................................................................... 5 Biological Resources ................................................................................................................................ 5 Circulation .................................................................................................................................................. 6 Cultural and Historical Resources ........................................................................................................ 6 Housing ....................................................................................................................................................... 7 Public Facilities .......................................................................................................................................... 7 Hazards ....................................................................................................................................................... 8 Noise ........................................................................................................................................................... 8 Tourism and Temporary Events ............................................................................................................ 8 Community Outreach .............................................................................................................................. 8 1 - Introduction ............................................................................................. 9 County General Plan ................................................................................................ 9 Land Use Element .................................................................................................... 9 Resource Management System (RMS) ................................................................. 10 Avila Planning Documents .................................................................................... 11 San Luis Bay Area Plan Coastal (Certified February 25, 1988; Revised August 2009) ............ 14 San Luis Obispo Inland Area Plan (August 8, 2013) ....................................................................... 14 Avila Community Plan (Inland) ............................................................................................................. 14 Avila Beach Specific Plan (Certified November 15, 2000; Revised March 2001) ..................... 14 San Luis Bay Estates Master Development Plan (Master Use Permit – 1981; Amended 1987) ......................................................................................................................................................... 15 General Plan Amendment Process ...................................................................... 15 Document Organization ........................................................................................ 16 2 - Demographics ........................................................................................ 17 Population ............................................................................................................... 17 Employment ........................................................................................................... 19 Land Use Connection ............................................................................................. 22 3 - Land Uses ................................................................................................ 22 Regulatory Setting .................................................................................................................................. 22 Existing Conditions ................................................................................................................................. 26 Emerging Directions .............................................................................................................................. 46 4 - Aesthetics ............................................................................................... 47 Regulatory Setting .................................................................................................................................. 47 1 2018 Avila Community Plan Background Report Existing Conditions ................................................................................................................................. 49 Emerging Directions .............................................................................................................................. 51 5 - Air Quality .............................................................................................. 51 Regulatory Setting .................................................................................................................................. 51 Existing Conditions ................................................................................................................................. 55 Emerging Directions .............................................................................................................................. 59 6 – Biological Resources ............................................................................. 59 Regulatory Setting .................................................................................................................................. 59 Existing Conditions ................................................................................................................................. 64 Emerging Directions .............................................................................................................................. 72 7 - Circulation .............................................................................................. 72 Regulatory Setting .................................................................................................................................. 72 Existing Conditions ................................................................................................................................. 79 Emerging Directions .............................................................................................................................. 90 8 – Cultural and Historical Resources ...................................................... 91 Regulatory Setting .................................................................................................................................. 91 History ....................................................................................................................................................... 95 Existing Conditions ............................................................................................................................... 100 Emerging Directions ............................................................................................................................ 102 9 - Housing ................................................................................................. 103 Regulatory Setting ................................................................................................................................ 103 Existing Conditions ............................................................................................................................... 103 Emerging Directions ............................................................................................................................ 109 10 - Public Facilities and Services ........................................................... 110 Regulatory Setting ............................................................................................... 110 Federal .................................................................................................................................................... 111 State ........................................................................................................................................................ 111 Local ........................................................................................................................................................ 114 Existing Conditions .............................................................................................. 115 Fire Protection ....................................................................................................................................... 117 Parks ........................................................................................................................................................ 118 Police Services ......................................................................................................................................