Planning & Building

Waitlist property owners are informed about County Growth Management actions taken by the Board of Supervisors by letter from the Planning and Building Department. Please see previously sent letters below. 

The Department of Planning and Building provides ongoing notifications to property owners on the waitlist regarding any Growth Management actions adopted by the Board of Supervisors. Copies of previously issued correspondence are included below.  

Waitlist property owners are informed about County Growth Management actions taken by the Board of Supervisors by letter from the Planning and Building Department. Please see previously sent letters below.
The Department of Planning and Building provides ongoing notifications to property owners on the waitlist regarding any Growth Management actions adopted by the Board of Supervisors. Copies of previously issued correspondence are included below

2024: 

December 3, 2024 Initial Waitlist Property Owners Letter 

December 20, 2024 Growth Rate and Batch Notification Letter 

2025: 

January 1, 2025 Letter to Batch 1

February 18, 2025 Allocation Request Deadline Extension

September 25, 2025 Waitlist Property Owner GMO/LOHCP Update

Figure 1-1 from the Los Osos Community Plan (LOCP), 2024 summarizes the key requirements for new development in Los Osos that address issues concerning habitat, wastewater, and water supply.  Other site-specific requirements may apply.  

The County's Growth Management Ordinance (Title 26 of the County Code) establishes the annual residential growth rate for the unincorporated county, based on existing housing stock and available community resources.   

On December 16, 2025 the Board of Supervisors will consider a 2026 growth rate for Los Osos.  

The Los Osos Waitlist to Build was originally created in 1989 for undeveloped parcels in the community sewer service area. The Waitlist can be seen here:  
 
Single-Family Dwelling Waitlist 
Multi-Family Dwelling Waitlist

The Title 19 Retrofit-to-Build program requires new development that uses water from the Los Osos Groundwater Basin to retrofit older plumbing fixtures in existing homes and businesses to save twice the amount of water the new development will use.  Retrofit-to-Build applicants must receive a water conservation certificate prior to building permit issuance, not at the time of building permit submittal.  To find the program application, please visit: Los Osos Groundwater Basin Plumbing Retrofit-to-Build Program (Title 19).  

There is a base fee of $188 to submit an application for this program.  Each retrofitted property will incur an additional fee of $93.  Please note, there is a technology surcharge fee of 8.6% which is added to all services and permits provided by the Planning and Building Department.  

LOHCP Status/Timeline:

The County worked with the US Fish and Wildlife Service (USFWS) to develop the Los Osos Habitat Conservation Plan (LOHCP), a comprehensive plan that aims to streamline the development permitting process in Los Osos and to conserve and restore habitat for four (4) endangered or threatened species: 

• Morro Bay kangaroo rat (Dipodomys heermanni morroensis) 

• Morro shoulderband snail (Helminthoglypta walkeriana) 

• Indian knob mountainbalm (Eriodictyon altissimum) 

• Morro manzanita (Arctostaphylos morroensis) 

In February 2024, USFWS approved the County’s LOHCP and issued a Federal Incidental Take Permit (ITP), valid for 25 years.  

In May 2025, the CA Fish and Game Commission determined Morro manzanita to be a candidate for listing as an endangered species under the California Endangered Species Act (CESA), which affords Morro manzanita the same legal protection as an endangered or threatened species. Since the County’s ITP only provides federal coverage of Morro manzanita, the County would need a supplemental ITP from the California Department of Fish and Wildlife (CDFW) in order to move forward on LOHCP implementation.  

The County is currently working with the CDFW to receive the supplemental ITP for State coverage of Morro manzanita, which must take place before the County can issue any Certificates of Inclusion (COI). The timeline of the State’s ITP issuance is dependent upon CDFW processes and priorities, so a timeline for COI issuance is undetermined at this point.

• February 2025 LOHCP fee adoption target date for Board of Supervisors
• March-April 2025 establish partner agency agreements
• April 2025 Fee appeal period ends
• May – June 2025 Initiation of implementation projects

 Project Contacts

Comments and questions regarding the Los Osos Habitat Conservation Plan may be submitted via email to [email protected] or mailed to the following address:

Department of Planning & Building

CONTACT US AT: 
[email protected] 
(805) 781-5600
976 Osos Street, Room 300
San Luis Obispo, CA 93408

Los Osos Habitat Conservation Plan files listed below:
Los Osos Habitat Conservation Plan (LOHCP)
LOHCP Appendices
LOHCP EIR
LOHCP IAMMP
LOHCP ITP

The Estero Area Plan was originally certified by the California Coastal Commission in 1988 and contains coastal wide-policies, guidelines, and standards for areas within the entire Estero planning area (Los Osos, Cayucos, and the rural areas of Estero). The Estero Area Plan was recently updated in 2024.

Depending on specific site characteristics and resources, a discretionary (i.e. Minor User Permit) or ministerial (i.e. Plot Plan) land use permit may be required as the first step prior to building permit application. 

For building permit application submittal, the following are required: 

• Verification of water supply: water will-serve letter or on-site well has demonstrated adequate availability of potable water. 

• Verification of wastewater treatment: sewer will-serve letter or on-site wastewater treatment system that complies with all applicable regulations. 

• Los Osos Habitat Conservation Plan (LOHCP) Certificate of Inclusion (COI), or equivalent. 

• Residential growth rate allocation: written confirmation from the County of available allocations.

  
  For building permit issuance, the following is required:  

• Compliance with Title 19 Retrofit-to-Build requirements, as applicable.

The Title 19 Retrofit-to-Build program requires new development that uses water from the Los Osos Groundwater Basin to retrofit older plumbing fixtures in existing homes and businesses to save twice the amount of water the new development will use. Retrofit-to-Build applicants must receive a water conservation certificate prior to building permit issuance. The Title 19 Retrofit-to-Build program was updated in June 2023 to include updated average water savings requirements based on historical consumption data from the Los Osos water purveyors. To review the Los Osos Water Offset Study and update materials (Board of Supervisors hearing on February 27, 2024), please visit Los Osos Water Offset Study (2023). 

For built homes, the Title 8 Retrofit-Upon-Sale program requires sellers to retrofit existing plumbing fixtures to the low-flow requirements. 

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. 

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.