Los Osos

Update as of 8/13/2026: The County is pleased to announce that the initial round of habitat mitigation credits was made available to project proponents in Los Osos on May 1st, 2026. Any amount of unused habitat mitigation credits will be communicated via this webpage on or around October 1st, 2026. For 2026, we are operating under a unique schedule due to the high demand of habitat mitigation credits.

On August 13, 2026, the California Fish & Game Commission voted to list Morro manzanita as a "threatened" species under the California Endangered Species Act (CESA). Please visit the FAQ below to find out how this may impact development in Los Osos.

Major milestones to date: 

  • On May 1st, 2026, the Department began accepting and processing habitat mitigation credit and growth allocation requests.  

  • On June 12th, 2026, the Department began issuing Credit Reservation Forms (CRFs) to reserve habitat mitigation credits for eligible projects. With the CRF, property owners can proceed to apply for a building permit.  

Upcoming dates to plan for:

  • July 1st to August 1st: Any unused growth rate allocations for this calendar year are available to the entire Los Osos Waitlist, Waitlist position will be prioritized. 

  • Beginning October 1st: Any unused growth rate allocations for the calendar year will become available to the entire Los Osos sewer service area, regardless of Los Osos Waitlist position. 

  • On October 1st: Any unused habitat mitigation credits will be collected into a single collective credit pool available to projects on a first-come first-serve basis.  

  • January 1st, 2027: After the Board of Supervisors establishes a 2027 growth rate for Los Osos, property owners on the Waitlist will be notified via a Notification Letter.  

  • Los Osos Waitlist property owners who did not obtain an allocation in 2026 retain their position on the Waitlist.

    Key Permitting Requirements in Los Osos:
    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. 

    Click the color-coordinated buttons at the top of the page to see how to meet key permitting requirements.

FAQs

On August 13, 2026, the California Fish & Game Commission voted to list Morro manzanita as a "threatened" species under the California Endangered Species Act (CESA). Morro manzanita is also listed as a "threatened" species under the federal Endangered Species Act (ESA); and Morro manzanita and its habitat are protected by the Los Osos Habitat Conservation Plan (LOHCP). The County is pursuing an incidental take permit under CESA to cover incidental take of Morro manzanita through the California Department of Fish and Wildlife (CDFW).
 

How this impacts development in Los Osos:

If Morro manzanita is present on the site of a proposed project, as evidenced by survey(s) performed by qualified biologist(s), it is required that the project applicant:

1) Avoid and minimize impacts to Morro manzanita through site design and construction activities planning (per LOHCP), and

2) Inform CDFW of the potential impact/take of Morro manzanita on the project site and satisfy all CDFW project mitigation requirements.

 

If Morro manzanita is present on the site of a proposed project, as evidenced by survey(s) performed by qualified biologist(s), and the project requires a discretionary land use permit, it is required that the project applicant:

1) Avoid and minimize impacts to Morro manzanita through site design and construction activities planning (per LOHCP) and

2) Obtain Morro manzanita take coverage under CESA through CDFW prior to conclusion of environmental review.

To contact CDFW's Central Region, email: [email protected]

No, at this time ADUs are currently not allowable in Los Osos per the Title 23 Coastal Zone Land Use Ordinance. This may be revisited by the County Board of Supervisors at a future date. 
The following table outlines the process and requirements for new buildings on vacant parcels that need a discretionary land use permit PRIOR to a construction permit. 

Abbreviations:  

DRF: Development Request Form  CRF: Credit Reservation Form  HCP: Habitat Conservation Plan COI: Certificate of Inclusion  

GMO: Growth Management Ordinance LUP: Land Use Permit  BP: Building Permit  SFD: Single Family Dwelling 

 

The following table outlines the process and requirements for new residential dwellings on vacant parcels that only need a construction permit.


Abbreviations:  

DRF: Development Request Form  CRF: Credit Reservation Form  HCP: Habitat Conservation Plan COI: Certificate of Inclusion  

GMO: Growth Management Ordinance LUP: Land Use Permit  BP: Building Permit  SFD: Single Family Dwelling 

The following table outlines the process and requirements for various ground disturbing developments such as remodel or additions to existing structures, new commercial projects, and new residential family dwellings accepted for processing or approved prior to November 29, 2024. 

Abbreviations:  

DRF: Development Request Form  CRF: Credit Reservation Form  HCP: Habitat Conservation Plan  COI: Certificate of Inclusion  

GMO: Growth Management Ordinance LUP: Land Use Permit  BP: Building Permit  SFD: Single Family Dwelling 

References

Los Osos Planning Documents 

Estero Area Plan 

 Project Contacts

Comments and questions regarding the Los Osos Habitat Conservation Plan or Growth Management Ordinance may be submitted via email to [email protected]