Agenda Item No. 1
CITY COUNCIL AND PLANNING COMMISSION STAFF REPORT
TO: Honorable Mayor and City Council DATE:April 19, 2022 Honorable Chair and Planning Commission
FROM: Matthew Bronson, City Manager
PREPARED BY: Bruce Buckingham, Community Development Director SUBJECT: Proposed Updates to Land Use Element and Development Code
RECOMMENDATION
Receive a presentation on the draft amendments to update the Land Use Element and Development Code to implement the Housing Element, allow for public comment, and provide direction to staff and the consultant.
BACKGROUND
On November 8, 2021 the Council provided direction on several key revisions to the Development Code and Land Use Element update to implement the recent Housing Element update. The Council’s direction followed two joint meetings between the City Council and Planning Commission in September and October 2021 where MIG Consulting provided presentations on several proposed revisions for Council consideration. This effort supports the City’s FY 2021-23 Major City Goal of Housing and Homelessness which states as follows:
Housing and Homelessness. Update City codes and standards to encourage housing construction to meet diverse needs; collaborate with developers and non-profits in efforts to increase overall housing stock with a priority on affordable housing availability; and partner with regional agencies and organizations to address homelessness and related sheltering issues in the city and region.
In support of this goal, the Council adopted the updated 2020-2028 Housing Element in November 2020, which contains goals, policies and programs that will facilitate housing production and demonstrate how the City will accommodate its allocated Regional Housing Needs Allocation (RHNA) of 369 housing units over the next eight years. The Housing Element programs are the specific actions the City must undertake to implement the Housing Element within two years of adoption and require that the City update its General Plan Land Use Element and Development Code.
In February 2021, the Council reviewed the scope of work to implement the adopted Housing Element programs and directed staff to solicit proposals from qualified consulting firms to prepare the Land Use Element and Development Code amendments. In May 2021, the Council approved the contract with MIG Consultants who have considerable experience in San Luis Obispo County performing work for the cities of San Luis Obispo, Paso Robles and Atascadero. The MIG team is led by Genevieve Sharrow and Laura Stetson with assistance from several others. The team also includes Jim Heid who is a developer specializing in infill development which adds a unique perspective to the MIG team.
Staff Report: Proposed Updates to Land Use Element and Development Code Page 2 April 19, 2022
The first task in this process was to interview stakeholders including developers, architects, property owners, and the South County Chambers of Commerce to receive input on housingrelated issues and the opportunities and challenges to developing projects in Grover Beach. In all, the MIG team received input from 11 people who provided valuable insights to the consulting team. The second task was to review the Development Code and other policy documents to identify recommendations. The information from both of these tasks as well as background, context, relevant State housing laws, and MIG’s findings and recommendations were incorporated into the Grover Beach Land Use and Development Code Update Findings Report previously shared with the Council. Staff held two public workshops with the Council and Commission in order to receive direction from the Council. On November 8, 2021, the Council provided confirmation of the previously discussed policy directions to be incorporated into a draft ordinance along with review of background information such as the Findings Report and Housing Element programs: https://www.grover.org/DocumentCenter/View/12089/Item7_Summary-of-CouncilDirection-on-DCA-draft.
In summary, it has been difficult to produce significant new housing and a variety of housing types in Grover Beach over many years, especially smaller units. Based on direction from the Council, the proposed Code updates would provide revised development standards including fractional densities to provide incentives to construct smaller units and further reduce barriers to development by reducing development standards where appropriate. These updates would also streamline the development review process by allowing by right development for smaller residential and mixed use projects and creating objective design standards that eliminate difficult to define subjective design standards.
The purpose of this special meeting is to receive a presentation on the proposed updates to the Land Use Element and Development Code for the Council and Commission to become familiar with the updates prior to conducting public hearings in May to consider adoption. The current draft update (new text is double underlined and deletions are shown with strike-through) is a working document and further refinements will occur prior to public hearings to add graphics, provide additional definitions related to the objective design standards, formatting and other consistency revisions. The Planning Commission is scheduled to review the updates and make a recommendation to the Council on May 3 with the Council public hearing scheduled for May 23.
Scope of Work
The Council-approved work scope includes implementing all of the 2020-2028 Housing Element programs that are required to be completed within two years of the Housing Element adoption including Housing Element Program 1.8 to implement the SB 2 planning grants program. A summary of the proposed work scope of items to include in the amended Land Use Element and Development Code is as follows:
• Allow by right development of single family residential, multi-family residential and mixeduse projects based on a specific number of units as determined by the Council and/or level of affordability (2020-2028 Housing Element Program 1.8). • Create objective design standards (ODS) for the development of single family residential, multi-family residential and mixed-use projects that are straightforward and simple to implement (2020-2028 Housing Element Program 1.8).
• Implement 2020-2028 Housing Element programs 1.3, 1.7, 3.4, 4.2, 4.4, 6.4 and 8.2. • Update Development Code Section 3.20 Affordable Housing Density Bonuses (2020-2028 Housing Element Program 3.2).
• Update to all residential and mixed-use development standards to eliminate potential barriers to housing development (2020-2028 Housing Element Program 1.8).
Staff Report: Proposed Updates to Land Use Element and Development Code Page 3 April 19, 2022
• Remove subjective development standards/policies that do not comply with the Housing Accountability Act and/or revise to comply with State law. • Revise/clarify development standards for public improvements in Development Code Chapter 5 that add costs to residential development such as constructing street improvements and utility undergrounding.
• Consider increasing densities and/or incentives/concessions to facilitate housing. • Provide flexible standards to allow for the development of residential micro-units where appropriate.
Development Context
As shared at previous meetings for background information, the Housing Element programs focus on facilitating housing production which is challenging in Grover Beach given the scarcity of vacant residential lots and the small size of most residential lots of 7,500 square feet or less. Most properties on West Grand Avenue identified for higher-density and mixed-use development are also small and typically less than 10,000 square feet, requiring developers to acquire multiple lots in order to create economies of scale that result in feasible projects. This issue is exacerbated by very low turnover of commercial properties because most property owners generate income from property rental and have limited interest in redeveloping or selling the property.
Another challenge is that the focus of market rate housing developers on maximizing returns does not typically address all segments of the housing market. For example, a 7,500 square foot R3 lot is typically developed with three detached single-family residences as part of a planned unit development (PUD). These residences are usually three-bedrooms and average about 1,800 square feet with a two-car garage. However, a typical 7,500 square foot R3 lot allows for the development of four units, but the units would need to be attached in order to construct four units.
Historically most developers have elected to construct the three detached units rather than four attached units, which necessitate the creation of a homeowners association if the units are individually owned.
The two primary areas for new residential development are on the West Grand Avenue corridor and multi-family residential zones (i.e., R2, CR2, R3 and CR3). Over the last decade, there has been a concerted effort to revitalize West Grand Avenue with new mixed use and multifamily residential projects which have included numerous Code amendments to reduce barriers, adoption of the West Grand Avenue Master Plan to provide design guidelines and previous and future City investment in street enhancements. However, despite these efforts there have been no new mixed-use projects constructed on West Grand Avenue since the Beach Place development in 2005. A proposed mixed-use project at 402 West Grand Avenue was shared with the Council as a pre-application on April 11, 2021 as an example of the type of development that could be established with these Development Code updates.
Since 2010, there have been 139 new single family (includes PUDs) and 53 new multifamily residences constructed in the city totaling 192 new residences over the last 11 years or an average of about 17 new residences per year. Approximately 25% of these 192 residences were developed on the formerly vacant six-acre Green Park site in 2016 at the northeast corner of South 16th Street and Farroll Road. Another 19 residences were developed in 2020 on the formerly vacant two-acre Ron’s Nursery site at the corner of South 13th Street and Highland Way.
Land Use Element Updates
The draft updates to Land Use Element focus on residential and mixed-use development policies to align with the direction provided by the Council. The primary updates were to housing goals and policies to align with objective development and design standards. In addition, staff made minor changes to industrial design policies to reference the Council-adopted Industrial Design Staff Report: Proposed Updates to Land Use Element and Development Code Page 4 April 19, 2022
Guidelines in 2018 and other minor clean up items. Attachment 1 shows the proposed revisions to the Land Use Element in track changes (new text double underlined in blue and deleted text strike-through in red).
Local Coastal Program
There is one minor update to Section 1.20.060.B of the Development Code that needs to be repeated in the City’s Local Coastal Program (LCP). Staff will provide this change in the resolution for the LCP Amendment at the public hearings.
Development Code Updates
The Development Code sections proposed to be updated are provided below by section number with a brief description of the proposed amendment. Staff has identified updates that were the result of Council direction, compliance with State law, reduction of development barriers and/or incentives, or other reasons for the proposed revisions. There are also many minor revisions, general clean-up and clarifications to be consistent throughout the Code that are not specifically mentioned below but are shown in track changes in Attachment 2.
Section 1.20.060.B LCP Provisions
This section is amended to add new sections of the Development Code that become part of the implementation of the Local Coastal Program.
Section 2.10.020 Official Zoning Map and Zones
This section is amended to eliminate the Office Professional (OP) zone and rezone to Central Business Open (CBO) zone. There are only three properties zoned OP in the city (reference Attachment 3) and the CBO zone allows all the uses currently in the OP zone and a few additional uses. Therefore, this would provide property owners additional flexibility by expanding allowed uses.
Section 2.10.040 Allowable Land Uses and Permit Requirements This section is amended to clarify that all new projects require at least one type of development application to operate and adds a Zoning Clearance which is the process for allowing projects by right as discussed in Section 6.20.110. It also eliminates the Administrative Use Permit as discussed in Section 6.20.030.
Section 2.20 Residential Zones
This section is amended to add allow additional residential units in the R1, CPR1 and CR1 zones consistent with recently adopted Senate Bill (SB) 9 which is discussed in Section 4.25.060. Table
2.2 is amended to add/clarify housing types such as the elimination of Residential Common Area Developments or PUDs which are now defined as Multi-Unit Detached Dwellings. Table 2.3 has several revisions including reduced front and street side setbacks to provide more flexibility, reduced landscaping minimums, and graphics added to illustrate setbacks.
2.20.050 Miscellaneous Requirements
This section is amended to delete barriers such as minimum size for single family residences, and other design requirements that have been moved to Section 4.25 Objective Design Standards.
The Hillside Development Standards were revised to incorporate the standards in Conservation and Open Space Policy 1.4. Standards for roof decks were revised and moved to Section
3.10.080.
Section 2.30 Commercial Zones
This section is amended to eliminate the OP zone as previously discussed. Table 2.4 has added uses such as Low Barrier Navigation Centers as required by State law and Housing Element Staff Report: Proposed Updates to Land Use Element and Development Code Page 5 April 19, 2022
Program 4.2 and a few uses such as Studio - Art, Dance, Martial Arts would change to be allowed by right up to 3,000 square feet and subject to approval of a Use Permit if larger. Table 2.5 includes several revisions to development standards to incentivize mixed use development along West Grand Avenue including the building height increase to 55 feet as directed by Council (reference Attachment 4). Figure 2.1 is added to provide building setbacks based on building height when adjacent to residential zones. The application of the West Grand Avenue Master Plan was clarified as mixed use projects would comply with Section 4.25 Objective Design Standards; however, the Master Plan design standards would still apply to projects that are solely commercial uses, such as hotels. There are also other revisions to design standards and other clean up items.
Section 2.40 Industrial Zones
The amendments in this section are primarily staff recommendations to reduce barriers and incentivize industrial development. These include revisions to Table 2.7 to increase building height to 40 feet in the Coastal Industrial (CI) and Coastal Industrial Commercial (CIC) zones to mirror the building height allowed in the Industrial (I) zone and minor changes to the floor area ratio, lot coverage and landscaping requirements. The CIC zone is located along Front Street north of West Grand Avenue and contains about five acres with six property owners. At one of the earlier meetings, the Council discussed potential changes to the CIC zone but no specific direction was provided. After further review , staff is recommending that Table 2.6 be amended to allow both mixed use and lodging uses in the CIC zone based on its proximity to the beach and West Grand Avenue. In addition, Low Barrier Navigation Centers were added to the CI and I zones and there are other minor revisions.
Section 2.50 Public Facilities
Table 2.8 is amended to eliminate residential uses consistent with Housing Element Policy Program 4.4.
Section 2.90.030 Emergency Shelter Overlay Zone
This section is amended to comply with State law and Housing Element Program 1.3.
Section 3.10.030 Fractional Density for Multi-Family Developments This section is new based on Council direction to incentivize the development of smaller units for multi-family and mixed use projects rather than require deed restricted low income units.
Fractional density does not require smaller units but encourages it through the ability to increase the number of units as follows:
• Units up to 600 square feet = 0.50 units
• Units greater than 600 square feet up to 1,000 square feet = 0.66 units • Units greater than 1,000 square feet = 1 unit
Section 3.10.040 Height Limits and Exceptions
This section is amended to provide more flexibility for architectural features and mechanical equipment to exceed the maximum building height. An example of this is the increased interest in using elevators and internal stairways to access roof top decks for both commercial and residential buildings.
Section 3.10.035 Lot Coverage and Exceptions
This section is added to clarify how lot coverages are calculated to improve the current process which is ambiguous and not user-friendly.
Staff Report: Proposed Updates to Land Use Element and Development Code Page 6 April 19, 2022
Section 3.10.0350 Outdoor Lighting
This section is amended to provide standards for residential lighting to not cause glare on adjacent properties and a few other minor changes.
Section 3.10.045 Open Space for Residential Uses
This section was moved and is amended to improve the definitions of open space, provide more flexibility in allowing common open space as an alternative to private open space, reduce the amount of private open space for mixed use projects, especially on West Grand Avenue, and other minor changes.
Section 3.10.065 Screening
This section combined existing requirements from other sections into one location for ease of use and includes other minor revisions.
Section 3.10.070 Setback Requirements and Exceptions
This section is amended to allow more flexibility for architectural features to encroach into required setbacks, including front porches in front setbacks of five feet to incentivize the use of porches and covered entries which are included as part of the objective design standards for residential projects.
Section 3.20 Affordable Housing Density Bonuses
This section is almost completely replaced with a new section to be consistent with State density bonus law as required by Housing Element Program 3.2.
Section 3.10.080 Upper Story/Rooftop Decks and Open Space This section was moved and is amended to provide an objective design standard requiring all residential roof decks be setback from the edge of the building five feet (previously three feet) and adds an objective design standard requiring exterior stairways that access roof decks to be integrated into the building design and not cantilevered.
Section 3.30 Landscape Standards
This section includes several minor changes to landscaping standards.
3.50 Parking Regulations
This section contains several key changes as directed by Council. To incentivize projects that provide at least 50% of the units using fractional density (i.e., are no larger than 1,000 s.f.), parking would be reduced from two spaces to one space per unit and not require guest parking. In addition, commercial uses that are part of mixed use projects would reduce parking from one space per 300 square feet to one space per 450 square feet to further incentivize commercial uses. Table
3.3 is amended to add Low Barrier Navigation Centers as required by State law and other minor changes. Amendments are also proposed to a few parking standards including a reduction to the driveway width for small multi-unit projects with only one access from 18 feet to 10 feet for lots that are less than 200 feet in depth.
4.10.015 Accessory Dwelling Units (ADUs)
This section is amended to be consistent with State law, make clarifications and allow an increase in size for attached ADUs. The objective design standards have been updated to be more consistent with the new ODS for single-unit residences. An objective design standard has been added for ADUs located on a second story, typically above a garage, requiring the second story be 80% of the ground floor consistent with the requirement for other single family residences.
Staff Report: Proposed Updates to Land Use Element and Development Code Page 7 April 19, 2022
Section 4.10.070 Child Day Care – Day Care Center
This section is modified to include changes to State law.
4.10.075 Demolition of Residential Structures
This section is added to comply with State law and Housing Element Program 5.4.
4.10.077 Garages Sales
This section is added as directed by Council to replace the previous garage sales standards inadvertently deleted. This section would allow up to four sales per property per calendar year with each sale lasting up to three consecutive days. This approach to regulating garage sales is similar to several surrounding cities and also clarifies that this is for the sale of typical household items, not Items acquired for resale or brought to the site.
4.10.095 Low Barrier Navigation Centers
This section is added to comply with State law and Housing Element Program 4.2 and contains the operating and development standards.
4.10.185 Short-Term Rentals
This section is amended as previously directed by Council to clarify the standards that only one STR is allowed within a building with multiple units and there must be a minimum of 12 overnight stays per year to maintain an active STR permit.
Section 4.25 Residential and Mixed-Use Objective Design Standards This is the one of the most significant of all proposed updates to the Code as required by State law and Housing Element Program 1.8. The State Housing Accountability Act (HAA) was amended in 2017 to streamline housing development and made it more difficult to deny housing projects by utilizing subjective policies and standards. A key provision of the HAA that affects all residential projects includes the following:
• For housing development projects, whether or not affordable, if the project complies with all “objective” general plan, zoning standards, and subdivision standards and criteria, it may only be denied or have its density reduced if the City can make written findings that the project would have a “specific adverse impact” on public health and safety and there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than the disapproval of the housing development project or approved on condition of being developed at a lower density.
The HAA amendments were intended to remove a local municipality’s ability to use “subjective” development policy to deny housing projects. The law defines “specific adverse impact” as follows:
• A significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
The intent of the HAA is to create more predictable outcomes for residential development and avoid the application of policies that can easily be interpreted many different ways, hence the requirement to establish objective design standards. MIG has drafted objective design standards (ODS) based on the type and size of residential project because the building form (size, bulk, and mass) varies significantly from a single family residence to a five story mixed use project.
Therefore, the following five types of ODS have been created to address the following types of residential projects:
Staff Report: Proposed Updates to Land Use Element and Development Code Page 8 April 19, 2022
• Single-Unit Dwellings
• Two-Unit Housing Developments
• Multi-Unit Detached Dwellings/Cluster Development
• Multi-Unit Attached Dwellings & Mixed Use – Small 2-9 Units • Multi-Unit Attached Dwellings & Mixed Use – Large 10 Units or more The ODS are intended to be flexible allowing a menu of design options that developers can select from and do not require a specific architectural style, building materials or colors. The ODS for single-unit dwellings are the most simple since the building forms are typically not complicated.
In addition, the Council directed staff to eliminate the subjective criteria regarding substantially obstructing views for second stories north of West Grand Avenue and replace it with an ODS that focuses on reducing the size (massing) of the second story. The draft ODS for site and building design of single-unit dwellings include the following:
• Massing – any story of a dwelling above the first story shall have a maximum floor area that is no more than 80% of the floor area of the first story. The Council could consider a greater reduction to the second story below this 80% threshold of the first floor. • Front and Street Side Articulation – requires a minimum of two building materials; and a building façade longer than 25 feet in length to change the wall plane variation by at least two feet in depth and five feet in length; or pop-out elements such as a bay window or porch.
• Side and Rear Articulation – facades on second story or above shall provide one or more forms of the following every 15 feet: windows, change in façade plain, use of more than one material, balconies, shutters, or similar elements. • Primary Entrance – required to be oriented toward the abutting street with the primary entrance accessible from the public sidewalk.
• Entry Articulation – provide a front porch with a minimum depth of five feet and a minimum length of eight feet; or a portico, recess, or stoop measuring at least four feet by four feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.
• Roofs – a variation of roof lines are allowed.
• Privacy – on any story above the first story, where a new interior residential space will have an uninterrupted line of sight to windows of a primary interior space at the same floor level within 20 feet, the glazing of the new building shall be offset horizontally from the existing glazing by a minimum of 12 inches. As an alternative, opaque or clerestory windows shall be used, or windows shall be located at least five feet above the finished floor, as measured from the bottom of the window/windowsill.
The ODS for multi-unit detached dwellings are similar to the single-unit dwelling ODS above. The multi-unit attached dwellings and mixed use projects (2-9 units) include additional ODS for three story buildings or greater than 100 feet in length to address these larger building types. The ODS for multi-unit dwellings and mixed use project (10 or more units) consist of more complex ODS to articulate large multi-story buildings.
Section 4.25.060 Two-Unit Housing Developments Senate Bill (SB) 9 This section is added to provide objective development and design standards for two-unit housing developments in single family residential zones in compliance with the recent State law Senate Bill (SB) 9 that took effect on January 1. SB 9 was not discussed at previous meetings and staff amended the contract with MIG to draft the ordinance revisions required to comply with the State law which are included in the Code update. In summary, the law requires that any lot zoned for single family dwellings must allow a second residential dwelling which can be either attached or Staff Report: Proposed Updates to Land Use Element and Development Code Page 9 April 19, 2022
detached. It also allows an existing single family residential lot to be subdivided into two lots and each lot can have two detached or attached units; thereby allowing up to four units on an existing lot. The ODS for two-unit housing development are similar to single-unit dwellings but there are several unique development standards are incorporated into this section for compliance with State law. SB 9 allows cities to establish a maximum unit size of 800 square feet, but the ordinance has been drafted to allow up to a 1,200 square foot residence similar to the maximum size of an ADU.
The Council could consider retaining the State minimum size of 800 square feet or increasing the proposed maximum unit size of 1,200 square feet.
Section 5.20 Street Improvements
This section has been deleted and replaced although several sections were retained without revisions such as the weighted calculation and the appeal criteria. Council provided direction to update this section based on project type as follows:
Residential Additions and Remodels
• Retain existing requirement to construct curb, gutter, sidewalk and four-foot street conform except allow a temporary patch instead of the conform when a Measure K-14 project is scheduled adjacent to the property within the next year. • Modify the existing 40% increase in square footage threshold to a 40% threshold or 500 square feet whichever is greater, so as not to penalize small single-family residences.
New Single-Family Residences
• Retain existing requirement to construct curb, gutter, sidewalk but revise the conform from 11 feet to four feet as the conform does not typically exceed four feet. If a K-14 project is scheduled within the next year, a temporary patch could be used instead of the conform. • Exempt ADUs of 500 square feet or less from street improvements.
New or Additions to Multifamily Residential, Commercial, and Industrial on Local Streets • Retain existing requirement to construct curb, gutter, and sidewalk but eliminate the requirement to reconstruct street to the centerline if the Pavement Condition Index (PCI) is less than 60 in recognition that Measure K-14 projects will pave the street frontage in the future. However, the developer would be responsible for constructing the street conform between the new gutter and the edge of pavement.
New or Additions to Multifamily Residential, Commercial, and Industrial on Major Streets • Retain existing requirement to construct curb, gutter, and sidewalk but eliminate the requirement to reconstruct street to the centerline if the PCI is less than 60 in recognition that the City will reconstruct major streets as part of the City’s Capital Improvement Program recognizing that the timing may be years in the future. However, the developer would be responsible for constructing the street conform between the new gutter and the edge of pavement.
All of the above has been incorporated into the update except for the ADU exemption of 500 square feet. The State has updated the ADU law several times in the past few years and there are sections that are ambiguous or are difficult to interpret. The law limits a local agency’s ability to condition the correction of nonconforming zoning conditions on the property but does not specifically address nonconforming public improvements. However, the State Housing and Community Development Department has opined that street improvements cannot be required for new ADUs. Therefore, staff has revised this section to exempt all ADUs from constructing public improvements.
Staff Report: Proposed Updates to Land Use Element and Development Code Page 10 April 19, 2022
In addition, staff has added criteria for when a discretionary permit is required to construct street improvements. For example, if a warehouse was converted to a manufacturing use and was constructing major building improvements valued at $1,000,000 and the cost of the street improvements were $50,000, the percentage of the street improvement costs to the building improvement costs would be 5% ($50,000/$1,000,000) and not exceed the 10% threshold; therefore, triggering the requirement to construct street improvements. Conversely, if a church requires a Use Permit and installs $100,000 of building improvements but the street improvements costs are $50,000, the percentage of street improvements to building improvements would be 50% ($50,000/$100,000) exceeding the 10% threshold and would not be required to construct street improvements.
Section 5.40 Utility Undergrounding
This section has been deleted and replaced to incorporate direction by the Council based on project type as follows:
Primary Utility Line Undergrounding
• Eliminate the requirement to underground primary utility lines and the current in-lieu fee except for areas of the City that do not have existing overhead utilities and new subdivisions.
Service Line Undergrounding
• Retain existing requirement for service line undergrounding but create a project size threshold for residential additions of 40% or 500 square feet whichever is greater.
The above direction has been incorporated into the update. For commercial and industrial additions, staff added a threshold of greater than 500 square feet to require undergrounding of existing secondary lines. In addition, criteria have been added for commercial alterations to mirror the street improvement thresholds. The waiver criteria for the Council are retained but a new section was added that allows the City Engineer to waive minor exceptions for unique situations or if the cost to underground exceeded 10% of the project cost.
Section 6.10.020 Authority for Land Use and Zoning Decisions This section is amended to add new permit types for a Zoning Clearance and Modifications to Standards which are discussed below. Table 6.1 is also amended to allow the Planning Commission to approve subdivision maps which currently requires Council approval. Staff is recommending this authority be delegated to the Planning Commission since this expedites the review process and reduces applicant costs by eliminating a Council public hearing. Further, because some projects are allowed by right, the Review Authority would be the Community Development Director and for parcel and subdivision maps, the City Engineer would be the Review Authority.
Section 6.10.030.D SB 330 Preliminary Application
This section is added to be consistent with State law.
Section 6.20.020 Administrative Development Permit
This section is amended to add a noticing requirement for all owners within 100 feet of the project site as currently there is no property owner noticing requirement for this type of permit. There are also revisions to indicate what types of projects require an Administrative Development Permit as some are proposed to require a Zoning Clearance.
Staff Report: Proposed Updates to Land Use Element and Development Code Page 11 April 19, 2022
Section 6.20.030 Administrative Use Permit
This section is deleted to eliminate this permit type. There were very few uses that required an Administrative Use Permit and those uses are revised to be either permitted by right or elevated to a Use Permit.
Section 6.20.060 Development Permit
This section is amended to update the types of projects that require a Development Permit.
Section 6.20.110 Zoning Clearance
This section is added to create a Zoning Clearance process to approve projects allowed by right also referred to as ministerial projects. As directed by Council, the following projects would be allowed by right:
• Residential projects with less than five units.
• Mixed use projects with less than 10 units.
• Projects that provide 25% or greater of the residential units as deed restricted to very-low and low-income households.
In addition, several other types of projects that facilitate new residential units or involve minor site or building changes would require a Zoning Clearance.
Section 6.20.120 Modifications to Standards
This section is added to create a Modifications to Standards process to approve minor modifications to development standards when the project would result in a superior design. This process would also allow modifications to the objective design standards with one exception approved by the Director and more than one exception to be considered by the Planning Commission.
Section 6.40 Affordable Housing Streamlined Review
This section is added to comply with State law.
Chapter 8 Subdivision Regulations
This chapter is revised to allow the Community Development Director and City Engineer to approve by right projects that are allowed with a Zoning Clearance and general clean up.
Chapter 9 Definitions
This section is amended to add and revise several definitions to address the revisions associated with this Code update.
Environmental Review
The contract with MIG Consultants includes the preparation of an Initial Study as part of the California Environmental Quality Act (CEQA) review for the Code update. MIG’s subconsultant SWCA environmental consultants in San Luis Obispo prepared the Initial Study which concludes there would be no significant impacts to the environment as a result of the Code updates and drafted a Negative Declaration which has been circulated for the required 30 day public review period that ends on May 3. In addition, State law requires local tribes be noticed for 90 days in which they may request a tribal consultation. To date, the City has not received any comments on the draft Initial Study and Negative Declaration or tribal consultation. The draft Initial Study and Negative Declaration can be viewed at https://cagroverbeach2.civicplus.com/DocumentCenter/View/12632 Staff Report: Proposed Updates to Land Use Element and Development Code Page 12 April 19, 2022
FISCAL IMPACT
The City received three grants totaling approximately $250,000 which have funded this work including Senate Bill 2 (SB 2), Local Early Action Planning (LEAP), and Regional Early Action Planning (REAP). The grants all require that the funding be used for activities that demonstrate a nexus to accelerating housing production.
ALTERNATIVES
The Council has the following alternatives to consider:
1. Receive a presentation on the draft updates to the Land Use Element and Development Code to implement the Housing Element, allow for public comment, and provide direction to staff and the consultant; or
2. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. Notification was sent to persons that have previously expressed interest in housing production.
Attachments
1. Draft Land Use Element Updates
2. Draft Development Code Updates
3. OP to CBO Rezone Exhibit
4. 55 Foot Building Height Exhibit
Adopted 2-16-10
Effective 3-18-10
Amended 5-16-12
Amended 8-6-12
Amended 7-6-20
CITY of GROVER BEACH ~ GENERAL PLAN
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CITY of GROVER BEACH ~ GENERAL PLAN
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CONTENTS
Land Use Element ............................................................................................. 1 Introduction ............................................................................................ 1 Issues Addressed By the Land Use Element ........................................ 1 The Context for Planning In Grover Beach ............................................ 5 Residential Neighborhoods .................................................................... 6 Commercial Districts .............................................................................. 9 Industrial Districts ................................................................................. 10 Population and Demographics ............................................................. 11 Land Use Diagram and Standards ................................................................ 14 City Limits, General Plan Area and Sphere of Influence ..................... 14 Standards for the Intensity of Development ......................................... 14 Land Use Designations ........................................................................ 16 General Plan Development Holding Capacity ..................................... 23 Goals, Policies and Implementation Measures ............................................ 26 Housing and Residential Neighborhoods ............................................ 28 Commercial and Office Land Uses ...................................................... 34 Industrial Land Uses ............................................................................ 46 Parks and Recreation .......................................................................... 49 Public and Quasi-Public Land Uses .................................................... 49 Urban Reserve ..................................................................................... 51 Open Space/Resource Conservation .................................................. 53 The Coastal Zone ................................................................................ 59 Growth Management ........................................................................... 59 Community Design and Character ....................................................... 61 Economic Development ....................................................................... 66 Sustainability and Environmental Justice ............................................ 69 Administration of the General Plan ...................................................... 74 Summary Table of Implementation Measures. .................................... 75 CITY of GROVER BEACH ~ GENERAL PLAN
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TABLES
Table 1 -- Future Population Growth ......................................................... 12 Table 2 – Age of Grover Beach Residents ............................................... 12 Table 3 – Ethnicity of Grover Beach Residents. ....................................... 13 Table 4 – Gender By Age Group .............................................................. 13 Table 5 -- Gross Acreage By General Plan Land Use Category. ............. 23 Table 6 -- Residential Development Holding Capacity ............................. 24 Table 7 -- Non-Residential Development Holding Capacity ..................... 25 Table 8 -- Implementation Measures ........................................................ 76
FIGURES
Figure 1 -- Grover Beach Neighborhoods and Districts .............................. 6 Figure 2 -- The 5-Minute ‘Pedestrian Shed’ ................................................ 7 Figure 3 -- Population Growth, 1990 – 2009 ............................................. 11 Figure 4 -- Land Use Diagram .................................................................. 21 CITY of GROVER BEACH ~ GENERAL PLAN
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III. LAND USE ELEMENT
Introduction
When considering the seven topics, or elements that a general plan is required to cover (land use, circulation, housing, conservation, open space, noise and safety), the issue of land use is often of greatest interest to the public. The Land Use Element determines the locations within the city’s General Plan area where residential, commercial, industrial, public, and open space land uses may occur at present and in the future. The Land Use Element also determines the location, rate and timing of new growth and development, which in turn informs the other Elements of the General Plan relative to the timing of roadway and infrastructure improvements, the need for additional affordable housing and other matters driven by land use.
Issues Addressed By the Land Use Element
The Visioning Project (Chapter II) identifies a range of issues to be addressed by the Land Use Element and the specific policies where these issues are addressed. Other important issues addressed by the Land Use Element include:
Climate Change
Recent changes to State law (Assembly Bill 32 and Senate Bill 375) require every City and County to take steps to minimize the effects of land use decisions on climate change, primarily by adopting strategies aimed at reducing the emission of greenhouse gases. The Land Use Element addresses these requirements directly through Policies LU-27.1 through
27.10 which require, among other things, the preparation of a Climate Action Plan to identify strategies to achieve greenhouse gas reduction targets. One of the key recommendations of AB32 and SB 375 is to adopt land use policies that incorporate principles of “Smart Growth”.
These principles include:
Create a range of housing opportunities and choices ; Create walkable neighborhoods
Encourage community and stakeholder collaboration
Foster distinctive, attractive communities with a strong sense of place Make development decisions predictable, fair and cost effective Mix land uses
Preserve open space, natural beauty and critical environmental areas Provide a variety of transportation choices
Strengthen and direct development towards existing communities Take advantage of compact building design
The Land Use Element embraces these concepts by requiring (among other things) the development of pedestrian-oriented neighborhoods and districts composed of a complementary mix of land uses that foster modes of transportation other than the automobile. More importantly, the historic development pattern of Grover Beach with its grid system of streets, interconnected neighborhoods within walking distance of school, parks, and shopping has resulted in a pattern of development largely consistent with these principles. In this sense, Grover Beach is an example to other communities in efforts to embrace Smart Growth as a means of reducing greenhouse gas emissions.
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Large Undeveloped Parcels
Buildout of the General Plan will occur through the development of the remaining undeveloped infill parcels. The Land Use Element provides specific guidance for the three remaining larger undeveloped areas of the City:
Northeast Grover Beach
There are three largely vacant parcels
located north of Atlantic City Avenue and
west of Oak Park Boulevard that
comprise about 15.5 acres. The northerly
property (APN 060-031-021) is constrained by a number of factors, including:
o Significant biological resources
that include stands of willows and
other riparian species along
Meadow Creek and a number of
large oak trees;
o Steep slopes
o Archaeological resources (potentially)
o View protection
o The floodplain of Meadow Creek
The middle property (APN 060-031-022) has limited opportunities for vehicular access and must rely on access from adjoining properties. And the southerly property (APN 060-031-005) is constrained by a number of factors, including:
o A number of large oak trees;
o Steep slopes
o Protection of views from the south
o Archaeological resources (potentially)
o Undocumented fill
These large vacant holdings offer considerable potential for a range of land uses that could help broaden the City’s tax base and help meet its regional fair share of affordable housing. The Land Use Element provides specific policy guidance for the development of these parcels to address the identified physical constraints (LU-3.3, LU-3.4, LU-9.1 and LU-9.2).
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The Strawberry Field
The Strawberry Field comprises the last
remaining property within the City’s
General Plan area with ongoing productive agricultural operations. While maintaining viable agriculture is important
in its own right, the strawberry fields
provide an important community amenity
and a source of locally-grown food. At the
same time, the field is surrounded on all
sides by urban
development and lies within the City’s
corporate boundaries. Thus, at some
point in the future it may be appropriate
to convert this land to an urban use, in
part to help offset the pressure to convert
larger agricultural holdings elsewhere.
The Strawberry Field presents few physical constraints to development. Accordingly, it could accommodate a wide range of land uses and help the City achieve its affordable housing and economic development objectives. The Land Use Element (Policy LU-15.1) recommends keeping the Strawberry Field in productive agriculture until such time as urban development is timely and initiated by the property owner. In addition, Policy LU-15.2 requires the preparation of a specific plan to set forth the appropriate range of land uses and development standards.
The 13 Street Corridor
The 13th Street corridor is one of three primary north-south connections between Grand Avenue and the community of Oceano and beyond. The corridor has been developed with an eclectic mix of residences and businesses between Grand Avenue and Farroll Road. The mix of development raises the question of whether the corridor should be predominantly residential along its frontage, or businesses, or a combination of the two. There are a number of neighborhood-serving commercial businesses along 13th Street serving the day to day needs of surrounding residents within easy walking distance.
The Land Use Element recommends preserving existing residential development along 13th Street, including the existing mobile home park (Policy LU-10.2). In addition, Policy LU-10.1 recommends limited expansion of neighborhood serving businesses along 13th Street where such expansion will be compatible with surrounding neighborhoods.
Consistency Between Land Use and Zoning
One of the objectives of the Land Use Element update is to ensure consistency between the Land Use Diagram and the corresponding zoning. This is addressed by Implementation Measure No. 4 (See Table 8).
Infill Development
Much of the City of Grover Beach has been developed. Consequently the fundamental pattern, distribution, and form of development has been established. Achieving the objectives of the Visioning Project (Chapter II) such as the establishment of distinct commercial and mixed use centers will necessitate the redevelopment and re-use of these areas. Redevelopment of existing developed properties is inherently more difficult to achieve than the development of vacant properties. In addition, the infill and recycling of existing properties must be CITY of GROVER BEACH ~ GENERAL PLAN
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accommodated in a manner that complies with zoning standardsdoes not adversely disrupt existing neighborhoods.
The Context for Planning In Grover Beach
Setting
Grover Beach is a city of about 2.25 square miles situated on a broad coastal plain that stretches from the coastal dunes to the Arroyo Grande Valley. The beach and dune area adjacent to the City lie within Pismo State Beach which is managed by the California Department of Parks and Recreation. The City is separated from the beach by the northerly terminus of the coastal dune complex that has formed along the shore from Grover Beach to Point Sal. The dunes provide opportunities for recreation and for the protection of sensitive natural resources.
Existing Land Use and Pattern of Development
The basic pattern of urban development in Grover Beach can be traced to the grid system of streets established by its founder, D.W. Grover, in the late 19th century, who envisioned his new city as the "…grandest summer and winter seaside resort on the Pacific Coast".
The City has experienced intermittent periods of development following World War II and continuing through the 1950’s and 60’s. The scale and character of development reflects each of these eras. Older neighborhoods consist of single story detached dwellings of wood frame construction and stucco exterior constructed on small lots. More recent development has seen an increase in the size of dwellings, and an increase in two-story construction.
The City has provided significant areas for development of multiple family dwellings and in the past 10 years the development of these areas has provided for a wider range of housing opportunities. In addition, there are four mobilehome parks and a mobilehome subdivision scattered throughout the community.
In order to meet the City’s allocation of affordable housing as prescribed by the Regional Housing Needs Allocation adopted by the San Luis Obispo Council of Governments, the City will need to set asidezone sufficient land to serve the needs of targeted income groups. Please refer to the Housing Element for additional information regarding housing issues.
Residential Neighborhoods
Grover Beach is composed of a diverse collection of neighborhoods (Figure 1) interconnected by a grid system of streets. The street pattern, the abundance of small neighborhood businesses, and the proximity of housing to the commercial ‘spine’ formed along Grand Avenue, make Grover Beach neighborhoods imminently ‘walkable’, and accessible to businesses that serve their day-to-day needs.
Neighborhoods are often defined by a quarter-mile “pedestrian shed”, in which most residents’ daily needs can be met within a five-minute walk. As shown on Figure 2, most residents of Grover Beach are within a short walk of neighborhood-serving businesses.
The City’s grid system of streets
was established by D.W. Grover.
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Figure 1 -- Grover Beach Neighborhoods and Districts
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Figure 2 -- Neighborhood Serving Commercial Businesses and the 5-Minute ‘Pedestrian Shed’ CITY of GROVER BEACH ~ GENERAL PLAN
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The Northern Hillsides
The Northern Hillsides neighborhood lies in the upland area generally bounded by Atlantic City Avenue, N. 4th Street, Oak Park Boulevard and El Camino Real. Residences are afforded spectacular views along the coast, and toward the foothills. In addition, the Northern Hillsides support groves of oak trees on the north-facing slopes and important riparian resources along Meadow Creek. Residential development consists primarily of single family dwellings on larger lots, with occasional duplex and multi-family units especially along Atlantic City Avenue. This neighborhood has considerable remaining infill development potential.
North Grover Beach
This neighborhood includes the residences north of the Grand Avenue corridor between 4th street and Oak Park Boulevard and south of Atlantic City Avenue. The pattern of residential development consists of single family dwellings on smaller individual lots north of Newport Avenue, with residential densities increasing toward Grand Avenue where an assortment of apartments, condominiums and mobile homes occupy the blocks north of Ramona Avenue and south of Brighton Avenue. This entire neighborhood is within a five-minute walk of commercial businesses along Grand Avenue.
Southeast Grover Beach and the 13th Street Corridor
This neighborhood includes newer single family residential development south of Farroll Road and east of 13th Street, which connects this neighborhood with Grand Avenue. South of Longbranch, the pattern of residential development consists of older single family dwellings on individual lots, interspersed with newer dwellings on larger cul-de-sac lots. South of Farroll Road the grid system of streets has been replaced by new residential subdivisions with cul-de-sacs. This neighborhood contains one of the last remaining large infill lots. Development along the 13th Street corridor north of Farroll Road is a mix of single family residences, retail businesses, offices and quasi-public uses.
The small businesses serve the surrounding neighborhood with a variety of day-to-day goods and services.
South Grover Beach
This neighborhood consists of older, higher density housing on smaller lots north of Manhattan Avenue and south of Grand Avenue. There are several vacant and underutilized lots in the area, which could support additional higher density infill development. West of 4th Street is industrial development along the railroad right-of-way which should be evaluated for expansion of beachserving visitor development.
Northwest Grover Beach
The neighborhood west of 4th Street and north of Ramona Avenue consists of older single family residences and medium-to-high density development north of Atlantic City Avenue. This neighborhood borders the north Front Street industrial area where older residences are being replaced by newer industrial businesses. Reducing impacts to existing residential neighborhoods from expanded industrial development in this area is an important objective of the General Plan.
Commercial Districts
Commercial development in Grover Beach is concentrated along the Grand Avenue corridor, along El Camino Real and in smaller neighborhood-serving nodes. Commercial businesses within these areas serve different needs of visitors and residents.
The predominant commercial feature of the City is the commercial corridor that runs along W.
Grand Avenue from the eastern City limits to State Route 1 on the west. Much of the older commercial businesses, especially along the Grand Avenue corridor, are smaller by today’s CITY of GROVER BEACH ~ GENERAL PLAN
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standards, reflecting the size of the underlying lots. The typical lot width of 50 feet and smaller has contributed to a pattern of development with smaller buildings of often unrelated character and style.
Visitor Serving Businesses
The City should continue to capitalize on its desirable beach-side setting by attracting a number of businesses, hotels, motels and restaurants that cater to the needs of visitors. Motels and hotels have been established along El Camino Real near the Oak Park and 4th Street freeway interchanges with Highway 101, along with restaurants and shops aimed at travelers.
At the west end of Grand Avenue near the entrance to Pismo State Beach and the Oceano Dunes State Vehicular Recreation area are a number of retail, restaurants and service businesses to serve the needs of beach-goers. The City intends to develop a beach-front lodge on property just inside the State Beach property on Grand Avenue to serve as an anchor for expanding tourism and reinforcing the City’s image as a beach-side community.
Shopping Centers and Large-Scale Retail
The commercial development along Grand Avenue east of 14th Street supports more conventional, larger-scale retail centers that provide for the day-to-day needs of Grover Beach residents. These centers support a diverse assortment of retail and service businesses and are designed to be visited primarily by automobile.
Downtown/Central Business District
The area along Grand Avenue between 5th Street and 14th Street, with a Downtown Core area between 8th Street and 11th Street and north to Ramona Park serves as the central business district for Grover Beach. The majority of the City’s civic offices are here, as well as the post office and financial institutions. The City should encourage creation of a Civic Center in the vicinity of the existing City Hall complex and encourage County, State and other agencies to locate in these areas.
Neighborhood-Serving Businesses
As discussed previously, the majority of Grover Beach neighborhoods are served by an assortment of small, independently owned and operated businesses that include small grocery stores, food establishments, hair cutting, and other services that cater to the day-to-day needs of Grover Beach residents. These neighborhood businesses are an invaluable resource for residents by providing needed goods and services within walking distance.
Industrial Districts
Grover Beach has two industrial districts, each with its own distinct character, issues and opportunities. Older industrial development consists of smaller pre-fabricated buildings providing manufacturing, warehousing, auto storage and repair, and contractor’s storage businesses with ten or fewer employees. More recent industrial development south of Farroll Road and along Front Street and Atlantic City has included larger businesses with stable, well paying or head of household jobs.
The Front Street Industrial District
The Front Street industrial area between Front Street and Beckett is an area in transition from housing to industrial, with several dwellings interspersed among recent industrial projects. In addition, there are stable residential neighborhoods immediately east of the Front Street industrial district. This situation raises concerns regarding impacts from industrial development (visual clutter, noise, traffic, light and glare) on the remaining dwellings, and on the surrounding neighborhoods.
Many of the industrial businesses in the Front Street area are owner-occupied and provide living quarters.
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When considering the neighborhood context, the proximity of the beach and Grand Avenue, the Front Street Industrial District is considered an appropriate location for the expansion of visitorserving mixed-use development.
The Fourth Street Triangle
The industrial area in the triangle formed by South Fourth Street, Rockaway Avenue and the railroad right-of-way presents opportunities for the expansion of existing, stable employment as well as additional visitor-serving development in the vicinity of the train station and the entrance to the beach.
South of Farroll Road Industrial District/Grover Beach Business Park The majority of industrial land in Grover Beach is located south of Farroll Road between the railroad right-ofway/State Route 1 and 12th Street, north of Highland Avenue. This area has been developed with an assortment of smaller pre-fabricated buildings containing manufacturing businesses with ten or fewer employees. More recent industrial development south of Farroll Road has included larger businesses with stable, well paying jobs. This area offers considerable opportunities for infill development and the expansion of the City’s employment base.
Parks
Grover Beach also provides neighborhood and community parks which contain playground equipment, ball fields, barbecue areas and community centers that provide for child care/education centers and community meeting places. Detailed policies and programs to guide the acquisition and development of park land to serve the City are provided in the Parks and Recreation Element of the General Plan.
Streets and Rights of Way
Street rights-of-way occupy about 24% of the land area within the City, which reflects the overly wide nature of the streets.
Population and Demographics
The goals and objectives of the General Plan must be founded on a thorough understanding of the present and future residents of the City, if the objectives of the Plan are to be achieved. What follows is a brief discussion of past and future population growth in Grover Beach, and an overview of the demographic composition of its residents, as reported by the 2000 Census. Additional information about Grover Beach demographics and socio- economic data is provided in the General Plan Background Report.
Past and Future Population Growth
Figure 3 shows historic population for the City from 1990 to 2009 as reported by the California Department of Finance (DOF). As Figure 3 shows, the City’s population has grown slowly over the years. According to DOF, the City’s population grew from about 11,500 in 1990 to about 13,262 in 2005, an average annual growth rate of about 0.8 percent per year. By comparison, the County population as a whole grew at an average annual rate of about
1.30 percent during the same period.
Table 1 shows population projections prepared for the San Luis Obispo Council of Governments (SLOCOG) for the City of Grover Beach and San Luis Obispo County (total population). Table 1 suggests that population growth for the City will continue at a modest pace for the next twenty years, growing from an estimated population of 13,550 in 2010 to about 15,000 in 2030, which represents an average annual growth rate of about 0.54 percent. During the same period, the CITY of GROVER BEACH ~ GENERAL PLAN
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County population is expected to grow at about 1.2 percent per year, from about 275,000 residents in 2010 to about 335,000 in 2030.
Figure 3 – Population Growth, 1990 – 2009
Table 1 -- Future Population Growth, City of Grover Beach and San Luis Obispo County
Jurisdiction
Future Population By Year
2010 2015 2020 2025 2030
Grover Beach 13,550 13,950 14,400 14,700 15,000
San Luis Obispo County 274,890 288,480 304,920 318,990 335,470 Source: : Economics Research Associates, Population and Employment Forecast Report, July, 2006, medium growth projection prepared for the San Luis Obispo Council of Governments (SLOCOG).
Age, Ethnicity and Gender
Tables 2, 3 and 4 summarize the age, ethnicity and gender of Grover Beach residents as reported by the 2000 US Census. As Table 2 shows, the age composition of Grover Beach residents is very similar to the composition of the County as a whole, with a sizeable portion of the population in the ‘work force’ ages of 20 to 55. The City also has a slightly higher percentage of school-aged children than the County, which suggests the need for greater consideration of schools, recreation facilities and programs, and day care. It should be noted that these data are almost eleven years old in 2009, and that the proportions have likely changed somewhat as the population has aged. For example, the 2010 Census may reveal a larger percentage of residents over age 65, consistent with what has occurred in many coastal cities, which in turn has implications for future housing and services, including medical services.
City of Grover Beach
Historic Population Growth
Source: California Department of Finance, May 2009
13,500
13,000
12,500
12,000
11,500
11,000
10,500 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 Year
Population
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Table 2 – Age of Grover Beach Residents
Age Group Number Percent SLO
County
19 and under 3,663 29% 26%
20 to 34 2,824 21% 20%
35 to 54 4,040 31% 30%
55 to 74 1,853 14% 16%
Over 74 687 5% 8%
Total: 13,067
Source: 2000 US Census
Table 3 provides a summary of the ethnicity of residents as reported by the 2000 Census. As Table 3 shows, Grover Beach consists of mostly white residents, followed by Hispanic/Latino and other races, respectively. The percentage of Hispanic residents is slightly higher than for the County as a whole.
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Table 3 – Ethnicity of Grover Beach Residents
Category Number Percent SLO
County
White 9,023 70% 76%
Black or African American 190 1% 2%
Asian 376 3% 4%
Native Hawaiian and Other Pacific Islander 684 6% 3%
Hispanic or Latino 2,719 20% 15%
Total: 13,067
Source: 2000 US Census
Table 4 indicates the population of Grover Beach is nearly equally divided between genders, with slightly more female than male residents. There are slightly more female residents within the workforce years of ages 20 to 55.
Table 4 – Gender By Age Group
Age Group Male Female
0 to 17 1,733 1,613
18 to 39 2,085 2,155
40 to 54 1,436 1,505
55 to 74 818 1,035
75 and Over 262 425
Total: 6,334 6,733
Source: 2000 US Census
The 2000 census also reports that the majority of Grover Beach residents live in one-person or two-person households, with an average household size of
2.58, which is slightly higher than the average household size for the County as a whole (2.49).
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LAND USE DIAGRAM AND STANDARDS
The Land Use Diagram (Figure 4) depicts proposed land uses for Grover Beach. In addition to showing the various uses to which land may be committed, the Land Use Diagram depicts several important jurisdictional and regulatory boundaries, described below.
City Limits, General Plan Area and Sphere of Influence
The Land Use Diagram (Figure 4) shows the City’s current (2009) incorporated limits within which the City provides the full range of public services and exercises exclusive control over land use.
Another important regulatory boundary is the City’s adopted sphere of influence established for the City by the Local Agency Formation Commission. The Cortese-Knox Act defines a sphere of influence as a “...plan for the probable ultimate physical boundaries and service area of a local agency...” (Government Code Section 56076). In more practical terms, the sphere of influence identifies land within the City’s General Plan area that may eventually be annexed into the City.
As shown on the Land Use Diagram, the general plan area and sphere of influence are identical to the incorporated limits.
Standards for the Intensity of Development
The following sections describe the land use designations appearing on the Land Use Diagram, standards of population density and building intensity for the various land use designations, and examples of locations within the Planning Area where the various land use designations have been applied.
In accordance with State law, the General Plan must specify standards of population density and building intensity for each land use designation.
Standards for building intensity for residential designations are stated in terms of the maximum number of dwelling units allowed per gross acre and the allowable range of dwelling units per gross acre. For purposes of this General Plan, gross density and net density are defined as follows:
Gross Residential Density: The total acreage of a given area inclusive of streets, parks, schools, water features, plus the acreage devoted to residential development, divided by the total number of residential dwelling units within the area.
Net Residential Density: The total acres of a given area devoted to residential development, only, excluding streets, parks, schools and all other areas, divided by the number of dwellings within that area.
Standards of building intensity for residential uses are stated as the allowable range of dwelling units per gross acre. Standards of population density for residential uses can be derived by multiplying the maximum allowable number of dwelling units per gross acre by the average number of persons
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per dwelling unit assumed for the applicable residential designation. The assumed average number of persons per dwelling unit for each residential designation has been extrapolated from estimates by the California Department of Finance for San Luis Obispo County.
For non-residential land uses, building intensity standards are expressed in terms of maximum allowable floor-area ratios (FARs). A floor-area ratio is the ratio of building size to lot area:
Floor Area Ratio = Maximum Building Area Allowed
Net Area of Lot
The FAR is most often used to determine the maximum allowable building size for a particular lot, as follows:
Maximum Building Area Allowed = Net Area of Lot X Floor Area Ratio For example, a 5,000 square foot lot with a FAR of 1.00 will allow a building of 5,000 gross square feet, regardless of the number of stories in the building (e.g., 2,500 square feet on two floors, or 5,000 square feet on one floor). The same lot with a FAR of 0.50 would allow a 2,500 square foot building, or a 10,000 square foot building with a FAR of 2.00.
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Land Use Designations
Land Use Designations define the amount, type and nature of development that is allowed on the Land Use Plan. These designations represent the intended future use of each parcel of land within the city limits. The following is a definition of each of the land use designations. One or more of the zoning districts established in the City’s Development Code corresponds to each of the land use designations. The Development Code translates the long-term objective of the land use designations into detailed regulations pertaining to permitted and conditional uses, site development standards, and performance criteria to implement the goals and policies of the General Plan.
A proposed project must conform to the Land Use Designation on the Land Use Diagram or must go through a General Plan Amendment process. In addition, State law requires that the City’s General Plan and Development Code be consistent in order to promote cohesive short-and long-range developments. However, the intent of these two documents is different, and therefore they do not have to be – and typically are not –precisely the same.
The General Plan’s land use designations are intended to give general guidance on the density and intensity of development, which are often expressed in ranges, whereas the Development Code contains very specific standards about how development may occur.
Residential Land Use Designations
There are three primary residential land use designations. Each of the residential use categories includes a range of allowable densities. The maximum density defines the maximum number of units per gross acre at which development can occur, unless an additional bonus is provided by State or City regulations. Residential density (the number of dwelling units allowed per acre, calculated prior to dedications for streets and other improvements) may decrease due to site constraints or increase if affordable housing bonuses are incorporated. The determination of precise density, development location, and lot coverage permitted on individual sites will depend upon many factors, including but not limited to architectural design, the method of addressing parking needs, landscaping, street layout and neighborhood compatibility.
Low Density Residential
The Low Density Residential designation allows for single-familyunit detached and attached homes, duplexes as allowed by California Government Code Sections 66452.6, 65852.21, and 66411.7, secondary residentialaccessory dwelling units, public and quasi-public uses, and similar and compatible uses. Residential densities shall be in the range of 2 to 5 units per gross acre. For purposes of estimating future population, the number of residents per dwelling unit is assumed to be 2.5 persons.
Medium Density Residential
The Medium Density Residential designation allows for small lot single-family unit attached or detached homes, duplexes, multi-family unit residential units developments, public and quasi-public uses and similar and compatible uses.
Residential densities shall be in the range of 6 to 9 units per gross acre. For CITY of GROVER BEACH ~ GENERAL PLAN
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purposes of estimating future population, the number of residents per dwelling unit is assumed to be 2.5 persons.
High Density Residential
The High Density Residential designation provides for single-family unit attached and detached homes, multi-family unit residential development, mobile home parks, public and quasi-public uses and similar and compatible uses. Residential densities shall be in the range of 10 to 20 units per gross acre. For purposes of estimating future population, the number of residents per dwelling unit is assumed to be 3.0 persons.
Commercial and Industrial Designations
There are four commercial designations which accommodate a full range of commercial enterprises; three of the four incorporate mixed use development which allows for residential development to accompany commercial development. The actual development intensity accommodated on a given site will be a function of the building and development codes, public works standards and other development regulations. In addition, new development must be consistent with policies of the General Plan aimed at protecting public safety, achieving high quality site planning and design, and the protection of significant natural resources.
Central Business District – Mixed-Use
The Central Business District – Mixed-Use designation provides for the establishment of a pedestrian-oriented downtown core through the functional integration of retail, commercial services, restaurants, professional offices, civic, entertainment and residential uses. This category allows for both vertical (different uses stacked above one another) and horizontal (different ground level uses on a single parcel) mixed use opportunities. In general, the ground floor of development within the Central Business District – Mixed-Use designation should be occupied by retail shops, service businesses (including eating and drinking establishments) and professional offices, with the upper floors reserved for visitor accommodations, offices and dwellings. In some areas designated Central Business District – Mixed-Use, the City may wish to emphasize office uses to serve as a transition to surrounding residential neighborhoods.
The ratio of building floor area to site area shall not exceed 3.0. The Development Code will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances.
However, the maximum building height for structures in this designation shall be 40 55 feet or 3 stories, whichever is greater. A higher building height may be established for specific areas by the Development Code.
Development review will determine a project’s realized building intensityform, to reflect existing or desired architectural character in a neighborhood. The Development Code includes objective design standards for residential and mixed-use development. When dwellings are provided they shall not exceed 20 units per gross acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site.
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Visitor Serving – Mixed-Use
The Visitor Serving – Mixed Use designation accommodates a complementary range of hotels and motels, bed and breakfast accommodations, convention facilities, restaurants, recreational uses and retail sales primarily for the convenience of visitors. This category is intended to foster the establishment of a pedestrian-oriented district near the beachfront, the train station, and the entrance to the Oceano Dunes State Vehicular Recreation Area, and Pismo State Beach that provides convenience goods and services for visitors to Grover Beach and the surrounding neighborhood areas. Opportunities to provide family oriented businesses within this area should be explored. The Visitor Serving- Mixed Use category allows for both vertical (different uses stacked above one another) and horizontal (different ground level uses on a single parcel) mixed use opportunities.
In general, ground floor development within the Visitor Serving – Mixed-Use designation should be reserved for retail shops, eating and drinking establishments, and visitor accommodations, with the upper floors reserved for additional visitor accommodations, offices and dwellings. To assure adequate space for visitor-serving uses, properties within this designation should not include general retail stores unless oriented to visitors, auto repair, or business services. Although mixed-use development is encouraged, it is not required.
The ratio of building floor area to site area shall not exceed 3.0. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances.
However, the maximum building height for structures in this designation shall be 5540 feet or 3 stories, whichever is greater. A higher building height may be established for specific areas by the Development Code.
When dwellings are provided in the Visitor Serving –Mixed Use district, they shall not exceed 20 units per gross acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. For purposes of estimating future population, the number of residents per dwelling unit is assumed to be 2.0 persons.
Neighborhood Serving – Mixed-Use
Land uses within the Neighborhood Serving – Mixed-Use designation are intended to provide for the convenience shopping needs of the surrounding neighborhood with neighborhood retail, commercial services, personal services and professional offices. These centers can also integrate housing with commercial development on a single site. Neighborhood Serving uses should be available within about a five minute walk or bike ride of residences.
In general, these uses should be located on sites not exceeding about four acres, unless the neighborhood to be served includes a significant amount of CITY of GROVER BEACH ~ GENERAL PLAN
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high density residential development. Although mixed-use development within the Neighborhood Serving – Mixed Use designation is encouraged, it is not required.
The ratio of building floor area to site area shall not exceed 0.75. The Development Code will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances.
However, the maximum building height for structures in this designation shall be 30 32 feet or two stories, whichever is greater.
Development review will determine a project’s realized building intensity form, to reflect existing or desired architectural character in a neighborhood. The Development Code includes objective design standards for residential and mixed-use development. When dwellings are provided, they shall not exceed 9 units per gross acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. For purposes of estimating future population, the number of residents per dwelling unit is assumed to be 2.0 persons.
Retail and Commercial Services
Areas for shopping centers that serve community-wide needs are designated Retail and Commercial Services. The Retail and Commercial Services areas are intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian oriented shopping centers that serve customers and clients from the surrounding community. These uses include grocery stores, drug stores, restaurants, video stores, beauty salons, dry cleaners, non-automobile repair shops, nurseries and home maintenance centers. Retail and Commercial Services centers may accommodate retail uses of a larger scale that would be inappropriate in the Central Business District – Mixed Use, Visitor Serving -- Mixed Use or Neighborhood Serving Mixed-Use commercial areas.
Additionally, this designation accommodates highway-oriented visitor-serving uses such as hotels, motels, restaurants and service stations located near Highway 101. The ratio of floor area to site area shall not exceed 0.50.
In some instances, the City may determine through a Use Permit that residential use would be appropriate at the Medium Density (6-9 DU/Acre) to provide a transition area into the surrounding residential areas.
Industrial
The Industrial designation allows for planned industrial parks, warehouses, retail uses when accessory to a warehouse or industrial use, light manufacturing and assembly, and similar and compatible uses. In addition, the Industrial designation accommodates smaller service businesses such as contractor’s yards and car storage. This designation also allows for automobile service and repair shops, wholesalers and commercial uses related to building and mechanical material sales and supply.
The ratio of floor area to site area shall not exceed 0.501.0. The Zoning Regulations will establish maximum building height and lot coverage, and CITY of GROVER BEACH ~ GENERAL PLAN
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minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances.
Development review will determine a project’s realized building intensityform, to reflect existing or desired architectural character in a neighborhood. The Development Code includes objective design standards for mixed-use development.
Dwellings may be provided as part of a specially approved mixed-use development which may include live-work settings, caretaker’s residences, or other similar and compatible living arrangements. When dwellings are provided they shall not exceed 20 units per gross acre. The appropriate residential density would be set considering the maximum residential density allowed in any neighboring residential area.
Public/Quasi Public
The Public/Quasi-Public designation provides for government-owned facilities, schools, and quasi-public uses. The ratio of floor area to site area for the development of permanent structures in the Public/Quasi-Public designation shall be determined at the time of development review.
Parks and Recreation
The Parks and Recreation designation provides for existing and planned public parks and other recreational uses. Examples of specific uses that are appropriate within this designation include active playing fields, parks and recreation facilities, plazas, bicycle and walking trails, and water re-charge and detention facilities that are also used as public parks when they are not flooded. The ratio of floor area to site area for the development of permanent structures in the Parks and Recreation designated areas shall be determined at the time of development review.
Open Space/Resource Conservation
The Open Space/Resource Conservation designation is applied to areas intended for active and passive recreation (including the Pismo Beach State Park and golf course), to preserve sensitive habitat for special status plant or animal species, in areas subject to flood hazard, in areas for watershed protection, and on land subject to steep slopes.
In general, structures are not allowed within this designation; however, structures necessary to support recreation activities at the State Park may be considered. The commercial extraction of natural resources is prohibited under this designation.
Urban Reserve
The Land Use Diagram (Figure 4) shows desired future uses for most land within the City’s General Plan area. However, the City has not decided the best eventual use for the Strawberry Field south of Highland Avenue. This area is designated Urban Reserve, indicating that it will be suitable for urban development when certain conditions are satisfied, beginning with a desire expressed by the property owner. The Urban Reserve designation is to be changed to a range of urban classifications as prescribed by the requirements set forth in the General Plan only when the conditions necessary for development can be satisfied and a certain type of development is approved CITY of GROVER BEACH ~ GENERAL PLAN
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through adoption of a specific plan addressing all of the requirements of Government Code Section 65451. (See Policy LU-15.)
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Figure 4 -- Land Use Diagram
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General Plan Development Holding Capacity
The General Plan “development holding capacity” is the number of dwelling units, commercial and industrial floor space, etc., that can be accommodated based on the amount of land designated for these uses. Due to market forces, the size and shape of parcels and other factors, the maximum development potential is rarely achieved. For this reason, holding capacity is typically expressed as 80 percent of the gross development potential (acres x building intensity).
Table 5 summarizes the gross acreage designated for various land uses by the Grover Beach General Plan, and their corresponding holding capacities. Tables 2-1 and 2-3 in the LUE Master Environmental Impact Report 6 and 7 summarize the development holding capacities for residential and non-residential land, respectively which. As Tables 6 and 7 show, the General Plan Land Use Diagram could accommodate a population of about 16,080 residents at full buildout, in addition to about 2.9 million total square feet of commercial and industrial development.
It should be noted that these figures represent an estimate of conditions at full buildout of the land designated for these uses inclusive of existing development.
Table 5 -- Gross Acreage By General Plan
Land Use Category
Land Use Category
Gross
Acres
Percent
of Total
Low Density Residential 345.78 22.71
Medium Density Residential 169.10 11.1
High Density Residential 126.30 8.30
Central Business District – Mixed Use 37.44 2.46
Visitor Serving Mixed-Use 56.14 3.69
Neighborhood Serving Mixed-Use 7.60 0.50
Retail and Commercial Services 38.95 2.56
Industrial 73.66 4.84
Public/Quasi-Public 39.89 2.62
Parks and Recreation 16.022 1.05
Open Space and Resource Conservation 197.13 12.95
Urban Reserve 39.14 2.57
Rights-Of-Way and Other Land 375.05 24.64
Total: 1522.12 100
Source: City of Grover Beach General Plan Land Use Diagram, 2012 Amended by Resolution No. 12-54
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Table 6 -- Residential Development Holding Capacity
Land Use Category Total
Acres1
Vacant
Acres1
Underutilized
Acres2
Vacant +
Underutilized
Acres
Ave. Net
Residential
Density For
New
Development2
Net New
Dwelling
Units3
Persons
Per
Dwelling
Unit5
Estimated
Additional Population
Existing (2009)
Total
At
Buildout
Dwelling
Units6 Population
Dwelling
Units Population
Low Density Residential 345.78 19.65 22.4 42.05 4 109 2.5 273 Medium Density Residential 169.10 2.37 1.86 4.23 7 15 2.5 38 High Density Residential 126.30 3.4 38.17 41.57 16 614 3 1,842 Central Business District - Mixed Use 37.44 1.166 13.72 14.886 16 864 2 171 Visitor Serving Mixed-Use 56.14 4.57 27.47 34.26 16 2764 2 553 Neighborhood Serving MixedUse 7.6 1.21 5.56 6.77 7 24 2.5 5Retail Service Commercial 38.95 0 2 2 7 14 2.5 35 Total: 784.96 32.366 111.18 145.77 1,116 2,917 5,708 13,254 6,824 16,171 Notes:
1. Source: City of Grover Beach General Plan Land Use Diagram, 2009 2. Sources: Lisa Wise Consulting, City of Grover Beach Draft Housing Element, May, 2009, and CMCA, May 2009 3. Average net density x vacant and underutilized acres. 4. Assumptions for the residential component of mixed-use development:
a. Percentage of mixed-use floor area devoted to residences:
i. Central Business District and Visitor-Serving Mixed Use: 33% ii. Neighborhood Serving Mixed Use: 10%
b. Average unit size: 1,500 square feet
5. Source: City of Grover Beach General Plan Land Use Diagram, 2009 6. Source: California Department of Finance, Population and Housing Estimates for Cities, Counties and State, 2001-2009, May 2009 Amended by Resolution No. 12-54
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Table 7 -- Non-Residential Development Holding Capacity Land Use Category Total
Acres1
Vacant
Acres1
Underutilized
Acres2
Vacant +
Underutilized
Acres
Floor
Area
Ratios3
Gross
Development
Potential4
(square feet)
Correction
Factor5
Mixed-Use
Floor Area Devoted to Residential7
Net New
Development
Potential8
(square feet)
Existing
NonResidential
Floor
Area6
(square feet)
Total
At
Buildout
(square feet)
Central Business District - Mixed Use 38.35 1.166 13.72 14.886 3 1,945,302 0.2 128,390 260,671 Visitor Serving MixedUse 59.79 4.57 27.47 32.04 3 4,186,987 0.3 414,512 841,584 Neighborhood Serving Mixed-Use 7.6 1.21 3.76 4.97 0.75 162,370 0.2 3,247 29,227 Retail and Commercial Services 38.95 2.52 16.8 19.32 0.5 420,790 0.1 0 42,079 Total Commercial, Office, Retail: 144.69 9.466 61.75 71.21 6,715,449 1,173,561 746,257 1,919,818 Industrial 70.01 12 30.07 42.07 0.5 916,285 0.4 0 366,514 563,044 929,558 Notes:
1. Source: City of Grover Beach General Plan Land Use Diagram, 2009 2. Defined as properties where the assessed value of improvements is less than the median for all properties in the given land use category. 3. Source: City of Grover Beach General Plan Land Use Diagram, 2009 4. Total vacant and underutilized acres x floor area ratio x 43,5605. Corrects for small and/or irregular parcel size, parking and setback requirements, constraints associated with existing development. 6. Assumptions for mixed-use floor area devoted to residential:
a. Central Business District Mixed Use = 33% b. Visitor Serving Mixed Use = 33% c. Neighborhood Serving Mixed Use = 10%
7. Net New = (Gross Development X Correction Factor) – floor area for residential. 8. Sources: City of Grover Beach, May 2009, and San Luis Obispo Council of Governments, 2003 Amended by Resolution No. 12-54
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GOALS, POLICIES AND IMPLEMENTATION MEASURES
The overall objectives to be achieved by the Land Use Element are described above and in the Vision Project (Chapter II). To achieve these objectives, the Land Use Element sets forth goals, policies and implementation measures defined as follows:
Goal: The ultimate purpose of an effort stated in a way that is general in nature and immeasurable.
Policy: A specific statement in text or diagram guiding action and implying clear commitment.
Implementation Measure or Action: An action, procedure, program, or technique that carries out general plan policy. Implementation programs also specify primary responsibility for carrying out the action and a time frame for its accomplishment.
The list of goals, policies and implementation measures is organized by the following topics:
Housing and Residential Neighborhoods
Commercial and Office Uses
Industrial Land Uses
Parks and Recreation
Public and Quasi-Public Land Uses
Urban Reserve
Open Space/Resource Conservation
The Coastal Zone
Growth Management
Community Design and Character
Economic Development
Sustainability and Environmental Justice
Administration
Following each policy (or in some cases, groups of policies) is a list of specific implementation measures to provide guidance about how the purpose and intent of each policy will be achieved through actions by the City. Not all policies require specific steps or actions for implementation, but will be used to guide decisionmaking when questions arise about changes to land use as part of the development review process.
Summary Table of Implementation Measures
A complete listing of implementation measures, the policies they implement, the party responsible for implementation, and a recommended implementation timeframe is provided in Table 8 which follows the list of goals, policies and implementation measures.
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Housing & Residential Neighborhoods
Housing and Residential Neighborhoods
Goal LU-1: To protect and preserve existing promote a
high quality of life in residential neighborhoods.
Policies
LU-1.1 Protect existing neighborhoodsHarmonize existing and new development. The City shall develop and implement objective zoning standards that provide harmony with promote the preservation of existing stable residential neighborhoods while allowing for additional housing opportunities.
Implementation Measures
Assess development projects for consistency with the above policy through the development review process.
LU-1.2 “Complete” neighborhoods. In general, the City will promote the establishment and preservation of “complete” neighborhoods that exhibit the following characteristics:
a. A mix of housing types and densities serving the broadest range of households, incomes and ages;
b. Neighborhood serving retail businesses should be provided within a five-minute walk or bicycle ride of surrounding residences;
c. Parks, schools and other public/quasi-public uses within a short walk or bicycle ride;
d. A complete and interconnected system of roadways, bicycle and pedestrian paths, and transit stops that link the
neighborhoods;
e. Blocks with a substantial tree canopy shading the street and sidewalk;
f. Connectivity to surrounding neighborhoods, retail centers and employment;
g. A sense of personal safety;
h. Elements that foster the sustainable use of scarce or nonrenewable resources, such as walkable streets, the orientation of buildings to facilitate solar heating and cooling, and a complementary range of uses that promote alternate forms of transportation.
i. Improved access to high-speed internet connections.
Implementation Measures
Assess development projects for consistency with the above policy through the development review process.
Protect Existing
Neighborhoods
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Housing & Residential Neighborhoods
LU-1.3 Creating Walkable Neighborhoods. Neighborhoods should be protected from intrusive traffic. All neighborhood street and circulation improvements should favor the pedestrian and local traffic over passthru traffic. Vehicle traffic on residential streets should be slow. To foster suitable traffic speed, street design should include measures such as narrowing lanes, creating bikeways on designated routes, landscaped parkways, traffic circles, textured crosswalks, and, if necessary, stop signs, speed humps, and road closures or cul-desacs..
Implementation Measures
Assess development projects for consistency with these policies through the development review process.
Incorporate traffic calming elements in the Capital
Improvement Program.
LU-1.4 Mobile home parks. The City’s existing mobile home parks are an important component of the City’s affordable housing stock and should be preserved, where feasible.
Implementation Measures
Assess development projects for consistency through the development review process.
LU-1.5 Le Sage Mobile Home Park. The Le Sage mobile home park west of State Route 1 and north of Grand Avenue should be preserved as an important component of the City’s affordable housing within the Coastal Zone. The transition of the park to accommodate additional visitor serving commercial or retail businesses should be allowed only if the existing mobile home residents are not displaced.
Implementation Measures
Designate this site Visitor Serving Mixed-Use
Assess any changes to the use of the mobile home park for consistency with this policy through the development review process.
Mobile Homes
Walkable
Neighborhoods
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Housing & Residential Neighborhoods
Goal LU-2: To designate adequate land in a range of residential densities to address the housing needs of all income groups
expected to reside in Grover Beach.
Policies
LU-2.1 Adequate supply of residential land. The City shall maintain an adequate supply of residential land in appropriate land use designations and zoning categories to accommodate projected household growth, maintain normal vacancy rates, and to provide for its allocation of affordable housing as prescribed by the San Luis Obispo Council of Government’s Regional Housing Needs
Assessment.
LU-2.2 Affordable housing. The City shall promote the development of affordable housing to meet the needs of low- and moderate- income households, consistent with the policies and programs of the Housing Element.
LU-2.3 Housing choices. The City shall provide for and encourage a range of housing choices, including smaller (affordable by design) units, live/work units, multifamily development and Single Room Occupancies (SRO), intended to meet the special needs of senior citizens, the physically and mentally challenged, and very low, low and moderate income households.
LU-2.4 Special needs housing. Housing provided for residents with special housing needs should be encouraged and integrated compatible with surrounding development.
LU-2.5 Special needs housing in mixed-use areas. Notwithstanding the preference for ground-floor commercial and retail businesses in mixeduse development, housing for residents with special needs should be allowed in all or part of a mixed-use development so long as such development is consistent with objective zoning standardscompatible with surrounding non-residential development.
LU-2.6 Location of higher densities. Generally, higher density housing should be located in areas served by the full range of urban services, within walking distance of neighborhood shopping areas, schools, parks and employment.
Implementation Measures
Amend the Land Use Diagram as needed to provide suitable building sites for housing.
Implement the policies and programs provided in the Housing Element.
Special Needs
Housing
Affordable Housing
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Housing & Residential Neighborhoods
Goal LU-3: To ensure infill residential development is compatible with surrounding developmentconsistent with objective
development and design standards, as allowed by the
California Housing Accountability Act.
Policies
LU-3.1 Compatible High-quality infill development. Housing built within an existing neighborhood should be compatible in scale and in character with that neighborhoodconsistent with oObjective zoning design and development standards articulated in the Development Codes. The standards are intended to : Where neighborhoods are primarily single story, two-story housing may be permitted but should be designed to respect the privacy of surrounding residences. All multifamily development and large group-living facilities should be compatible with nearby, lower density development.
Architectural Character: New buildings should respect existing buildings where they contribute to architectural character, in terms of size, spacing, and variety.promote high-quality site planning and building design to enhance the appearance of neighborhoods and commercial corridors, support activation at the street level and give prominence to the pedestrian realm, create visually interesting and human-scaled facades, and support a high quality of life for Grover Beach residents. a.
b. Privacy and Solar Access: New buildings should beRegulate designed to respect the privacy and solar access of
neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings.
c. Compatible Color and Materials: New buildings should eEmploy a palette of building materials and colors that complements existing development where they contribute to neighborhood architectural character.
Implementation Measures
Assess development projects for consistency with the above policy through the development review process.
LU-3.2 has been deleted.
Infill Residential
Development
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Housing & Residential Neighborhoods
LU-3.3 Atlantic City and Oak Park Boulevard Property (APN 060-031-005).
This property consists of 9.7 acres and is an appropriate location for both Medium Density and High Density Residential land use designations. Appropriate land uses for the site would include single family and multi-family dwelling units, senior housing and long-term care facilities. Development of this site should also consider the incorporation of a park.
Implementation Measures
Amend the Land Use Diagram as necessary consistent with the above policy.
Review development projects for consistency with the above policy.
LU-3.4 Preference for a single Master Plan. A single Master Plan governing development of the three properties near the northwest corner of Atlantic City and Oak Park Boulevard (APNs 060-031- 005, 060-031- 021 and 022) shall be prepared and approved by the City prior to the development of any of the three properties. The requirement for a single Master Plan may be waived by the Planning Commission if it can be demonstrated that access and on-site circulation can be provided for all three properties to the satisfaction of the City.
The Master Plan prepared for the remainder of the property shall ensure that common issues of access and site design have been addressed. In addition, the Master Plan should address at least the following:
Atlantic City/Oak
Park Boulevard
Property
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Housing & Residential Neighborhoods
a. The identification of an appropriate range and location of land uses;
b. The identification of suitable building sites that protect sensitive resources, views and minimize grading by integrating the development into the hillside;
c. Protection of the sensitive biological resources associated with Meadow Creek and large oak trees;
d. The provision of safe vehicular and pedestrian access and on-site circulation; one option is to investigate the feasibility of obtaining access from one or more adjoining properties (APNs 060-031-021 and 022);
e. Evaluate opportunities for a pedestrian/bike link with the oak woodland adjoining the site to the west;
f. Avoidance of areas subject to flooding, steep slopes and areas containing archaeological resources;
g. Development standards to ensure compatibility with the character and scale of the surrounding development;
h. View protection;
i. Create an adequate buffer from surrounding residential development;
j. Identification of an appropriate park site in consultation with the Parks and Recreation Department; and
k. Possible development of a neighborhood serving
commercial center.
Implementation Measures
Require a Master Plan to be prepared to cover the development of all three properties in accordance with the requirements established above.
Review development projects for consistency with the above policy.
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Industrial Land Uses
Commercial and Office Land Uses
Goal LU-4: To designate adequate land and provide support for the development of commercial uses providing goods and
services to Grover Beach residents and to become the
commercial service hub for southern San Luis Obispo
County.
Policies
LU-4.1 Promotion of commercial sector. The City shall promote, and assist with the maintenance and expansion of, Grover Beach’s commercial sector to meet the needs of Grover Beach residents, employees, and visitors.
The City will continue to gather market information to inform decisions regarding efforts to promote local businesses and attract new businesses.
LU-4.2 Retail development. The City shall promote the establishment, maintenance, and expansion of businesses in Grover Beach that generate retail sales taxes as important contributors to the local economy.
Implementation Measures
Continue to implement the City’s Economic Development Strategy.
LU-4.3 Mixed use development. The City will promote mixed use developments that functionally integrate businesses that depend on foot traffic and exposure to pedestrians on the ground floor (such as retail, restaurants and visitor-serving accommodations) with residences, professional offices and/or visitor accommodations on the upper floors. Vertical (different uses stacked one above another) and horizontal (different ground level uses on a single parcel) mixed use development will be encouraged.
Implementation Measures
Designate suitable areas for mixed-use development.
Assess development projects for consistency with objective design and development standards through the development review process.
Prepare and adopt specific plans as needed to guide the development and re-development of mixed-use sites.
LU-4.4 Design of mixed-use development. Mixed use developments should be designed to mitigate potential conflicts between residential and nonresidential uses, considering such issues as noise, lighting, security, and truck and automobile access. by implementing objective design standards from the Development Code.
Mixed Use
Development, In
General
Promoting
Commercial
Development
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Industrial Land Uses
Implementation Measures
Establish development criteria for noise, lighting, security, loading, etc., by amending the Development Code where
necessary.
Review development projects for consistency with this policy as part of the development review process.
Goal LU-5 To revitalize the Grand Avenue Corridor/Beach Area into vibrant, economically sound, pedestrian-oriented districts.
Policies
LU-5.1 West Grand Avenue Master Plan as a guide for revitalization. A Master Plan was adopted in 2011 establishing the vision for the physical and economic development and revitalization of the West Grand Avenue corridor. Development and design standards for residential and mixed-use development are regulated through the Development Code. The West Grand Avenue Master Plan provides. design guidelines for nonresidential development and a framework for infrastructure improvements.
Implementation Measures
Review nonresidential development projects for consistency with the Master Plan following adoption.
West Grand
Avenue
Master Plan
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Goal LU-6: To establish an attractive, beach-oriented visitor serving district generally between 5th Street and the beach.
LU-6.1 West Grand Avenue area. The West Grand Avenue area is an appropriate location for the development of a significant mixed- use visitor-serving district anchored by a major lodge/hotel/convention center constructed west of Meadow Creek. Revitalization efforts in this area will be guided by the Master Plan prepared in accordance with Policy LU-5.1; however, residential and mixed-use development shall comply with the development and design standards of the Development Code.
Amended by Resolution No. 12-54
West Grand Avenue
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Industrial Land Uses
Implementation Measures
Implement a bike route plan connecting the West Grand Avenue area with the butterfly grove and regional bicycle systems serving the Cities of Pismo Beach and Arroyo Grande and linked with the regional DeAnza Trail.
Support development of family-oriented uses within this area. Review development projects for consistency with the Master Plan following adoption.
LU-6.2 Beach Front Lodge. The City will actively pursue development of the Beach Front Lodge site with a hotel/convention center that incorporates at least the following general features:
a. The hotel/convention center design should be in context with the surrounding dune complex and beach. The project should consist of more than one building with staggered heights and bulk to break up the building mass and allow for view corridors from the site.
b. Retention of adequate public parking for beach-goers and for patrons.
c. Pedestrian, bicycle and transit connections to the beach, the dunes, the train station and mixed-use visitor-serving
development east of Highway One.
d. Public access to the beach and dunes.
e. Compliance with relevant provisions of the Coastal Act. f. Protection of sensitive biological, scenic and cultural resources.;
Implementation Measures
The City has entered into a Joint Powers Agreement with the State of California and selected a hotel operator to proceed with development of the Lodge/Conference Center.
Implement the Economic Development Strategy.
Review development proposal for consistency with the Master Specific Plan following adoption.
The Beach Front
Lodge
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Industrial Land Uses
LU-6.3 has been deleted.
LU-6.4 Preferences for mixed-use development. In general, ground floor development within the Visitor Serving – Mixed-Use designation should be reserved for retail shops, eating and drinking establishments, and visitor accommodations, with the upper floors occupied by additional visitor accommodations, offices and dwellings.
To assure ensure adequate space for visitor- serving uses, properties within this designation should not include general retail stores such as larger grocery and drug stores, auto sales or repair, or business services that are more suited to shopping centers. Although mixed-use development is encouraged, it is not required.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
Preferences for
Visitor Serving
Mixed Use
Development
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Industrial Land Uses
LU-6.5 Street character. In general, buildings constructed in the area designated Visitor Serving – Mixed Use should be designed to support street activation and placed at the back of sidewalk along the street frontage, especially along Grand Avenue, with adequate space between the building and the curb to accommodate pedestrian walkways, street furniture (seating, lighting, landscaping, public art), and for outdoor dining and gathering.
Implementation Measures
Review development projects for consistency with the above policy and objective design and development standards as part of the development review process.
LU-6.6 4th Street and Grand Avenue. The properties surrounding the intersection of 4th Street and Grand Avenue should be developed with visitorserving mixed-use development that includes retail on the ground floors and housing, offices and/or visitor accommodations on the upper floors. This area may be appropriate for taller (e.g., four story) buildingsAs an important intersection, the dDevelopment cCode should be includes measures to enhance building design at this key gateway.
Implementation Measures
Review development projects for consistency with the above policy and objective design and development standards as part of the development review processMaster Plan following adoption.
LU-6.7 has been deleted.
LU-6.8 Transition of the Front Street industrial area to Visitor- Serving Uses. The Front Street industrial area north of Ramona Avenue east of Front Street extending to Beckett Place is an appropriate location for additional visitor-serving commercial
Front St. Industrial
Area
4th Street and
Grand Avenue
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Industrial Land Uses
development. Accordingly, the City will encourage existing businesses to relocate to more suitable locations in the industrial area south of Farroll Avenue with the exception of the property west of Front Street extending to the railroad which remains designated Industrial. The City should assist property owners in the relocation of their businesses.
Implementation Measures
Assist property owners in relocating their businesses to more suitable locations in the industrial park south of Farroll Avenue.
LU-6.9 Tourism. The City should continue efforts to capitalize on its beach-side setting by marketing to a broad range of tourist activities, including ‘eco-tourism’.
Implementation Measures
Continue to implement the City’s Economic Development Strategy.
Goal LU-7: To create a well-defined, pedestrian-oriented central business district/civic center that serves as the center of Grover Beach’s business, civic, and cultural life.
Policies
LU-7.1 Central Business District/Civic Center Core Area. The City shall promote the development of a well-defined, pedestrian-oriented central business district core area bounded by 8th Street, 11th Street, Ramona Park and Rockaway Avenue, consistent with the
requirements of policy LU-5.1. The City shall encourage the concentration and intensification of urban uses in this area, including residential uses, as a means of increasing pedestrian activity and providing support for commercial and civic activities. The central business district core area shall include commercial, professional office, financial, civic, residential, cultural, and recreational uses, and shall serve all segments of the community.
Implementation Measures
Central Business
District/Civic Center
Core Area
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Industrial Land Uses
Review development projects for consistency with the above policy and objective design and development standards as part of the development review process.
Review development projects for consistency with the specific plan following adoption.
LU-7.2 Development of a City Center Around City Hall. The city should encourage County, State and other agencies to locate facilities in proximity to the existing City Hall to create a Civic Center that would meet the needs of the residents, businesses and visitors to the City.
Implementation Measures
Work with County, State or other agencies to identify possible locations to locate or relocate these services to create a Civic Center near to the downtown area.
LU-7.3 Preferences for uses. In general, the ground floor of development within the Central Business District – Mixed-Use designation should be reserved for retail shops, service businesses (including eating and drinking establishments) and professional offices, with the upper floors reserved for visitor accommodations, offices and dwellings.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-7.4 Street character. In general, buildings constructed in the area designated Central Business – Mixed Use should be placed at the back of sidewalk along the street frontage, especially along Grand Avenue, with adequate space between the building and the curb to accommodate pedestrian walkways, street furniture (seating, lighting, landscaping, public art), and for outdoor dining and gathering.
Implementation Measures
Continue development of pedestrian improvements, street trees and medians extending from 4th Street through to 11th Street.
Street Character In
the Central Business
District
Preferences for
Uses In the Central
Business District
CITY of GROVER BEACH ~ GENERAL PLAN
LU-46
Industrial Land Uses
Incorporate streetscape improvements as part of the City’s Capital Improvement Program. The timing of these improvements will be determined as transportation funding becomes available.
LU-7.5 Infill development. The City shall encourage infill development that promotes strengthening and revitalizing the central business district/civic center.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-7.6 Parks in the Central Business District. The City shall continue to provide parks in and near the central business district to foster an environment that supports businesses that depend on pedestrian activity.
Implementation Measures
Continue to require park land dedication or the payment of in lieu fees for park acquisition.
Implement the programs provided in the Parks and Recreation Element.
Partner with the Chamber of Commerce in community events at Ramona Park and Cleaver Park (once developed) that will bring residents and visitors into the Central Business District area.
LU-7.7 Streetscape improvements. The City shall take the lead in upgrading the visual quality of streets in the downtown area and require individual development projects to incorporate frontage improvements.
Implementation Measures
Implement the West Grand Avenue Master Plan
recommendations for Streetscape Improvements.
Streetscape
Improvements in the
Central Business
District
CITY of GROVER BEACH ~ GENERAL PLAN
LU-47
Industrial Land Uses
ConsiderContinue the façade improvement programs and
determine if there are other appropriate tools to upgrade the visual quality of the downtown.
Require development projects to install required frontage improvements through the development review process.
Goal LU-8: To develop the east commercial area along Grand Avenue from 14th Street to Oak Park Boulevard with businesses that provide a wider range of goods and services desired by
residents of Grover Beach and surrounding communities.
LU-8.1 Designate areas for larger commercial centers. The commercial development along Grand Avenue east of 14th Street to Oak Park Boulevard supports more conventional, larger-scale retail centers that provide for the day-to-day needs of Grover Beach residents. These centers support a diverse assortment of retail and service businesses and are designed to be visited primarily by automobile. City will promote the development of larger commercial centers along the east end of Grand Avenue to provide a broader range of the goods and services desired by Grover Beach residents.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
Amend the Development Code as necessary to establish
development standards for neighborhood serving businesses.
LU-8.2 Broaden the tax base. The City should assist property owners and prospective developers in the development of larger, more diverse businesses in the east Grand Avenue area that provide a broader range of the goods and services desired by Grover Beach residents.
Implementation Measures
Implement the Economic Development Strategy.
East Grand Avenue
CITY of GROVER BEACH ~ GENERAL PLAN
LU-48
Industrial Land Uses
LU-8.3 Streetscape improvements. The City should continue to provide street trees, landscaped medians, sidewalks, bicycle paths, street lighting and signage to facilitate access to East Grand Avenue businesses by means other than motor vehicles.
Implementation Measures
Incorporate streetscape improvements as part of the City’s CIP. Require pedestrian facilities to be incorporated into new development as part of the development review process.
Goal LU-9: To provide for an expansion of the highway-oriented commercial node at Oak Park Boulevard and El Camino
Real.
LU-9.1 Northerly property fronting El Camino (APN 060-031-021). This property consists of about 5.8 acres and is an appropriate extension of the Retail Commercial Services land use designation on the northerly and easterly portions of the site outside of sensitive biological resources. Appropriate land uses for the site would include visitor accommodations, a restaurant, small-scale retail and other similar uses and possible residential development to provide a transition into the adjoining residential areas to the west.
Implementation Measures
Review development projects for consistency with the above policy.
A single Master Plan governing development of the three properties near the northwest corner of Atlantic City and Oak Park Boulevard (APNs 060-031-005, 060-031-021 and 022) shall be prepared and approved by the City prior to the development of any of the three properties. (See details provided in policy LU-3.4 regarding Master Plan provisions.)
Incorporate a substantial buffer of a minimum of 35 feet or provide a transition with residential development to the residences to the west to minimize compatibility impacts, including noise, glare, time of operation.
Comply with policies LU-16.1, et seq relating to the protection of sensitive biological resources.
LU-9.2 Middle property (APN 060-031-022). This property consists of about 1.8 acres and is an appropriate location for Retail and Commercial Services, visitor accommodations, a restaurant, small-scale retail and other similar uses and possible residential development to provide a transition into the adjoining residential areas to the west.
Commercial
Properties Along El
Camino
CITY of GROVER BEACH ~ GENERAL PLAN
LU-49
Industrial Land Uses
Implementation Measures
Amend the Development Code as necessary consistent with the above policy.
Review development projects for consistency with the above policy and the Master Plan requirements provided under LU-3.4. Incorporate a substantial buffer of a minimum of 35 feet or provide a transition with residential development to the residences to the west to minimize compatibility impacts, including noise, glare, time of operation.
Goal LU-10: To provide for the day-to-day needs of Grover Beach residents by establishing neighborhood-serving
businesses within walking and biking distance of
surrounding neighborhoods.
LU-10.1 Preserve existing neighborhood-serving retail. Existing neighborhood serving commercial businesses should be retained, and expanded only where such expansion does not adversely impact surrounding residences.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-10.2 Preserve residential development along S. 13th Street. Existing residences along 13th Street south of Grand Avenue, including the mobile home park, should be retained and protected from the impacts of non-residential development. There may be portions of these developments that front directly onto Grand Avenue that may transition to commercial mixed use development in accordance with City requirements.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
Complete street improvements (curbs, gutters, sidewalks, street trees, lighting, etc.) including traffic calming and pedestrian oriented improvements.
LU-10.3 Preserve existing neighborhood serving businesses along S. 13th Street. The existing neighborhood-serving commercial businesses along 13th Street south of Grand Avenue should be retained. Limited expansion of non-residential development
S. 13th Street
Neighborhood
Serving Businesses
CITY of GROVER BEACH ~ GENERAL PLAN
LU-50
Industrial Land Uses
should be allowed only where such expansion does not adversely impact surrounding residences.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-10.4 has been deleted.
LU-10.5 Neighborhood serving nodes to serve existing residential neighborhoods. The City will investigate the establishment of neighborhood-serving commercial nodes within walking distance of existing residential neighborhoods, especially in the vicinity of Oak Park Boulevard and Atlantic City Avenue.
Implementation Measures
Assess the suitability of remaining vacant and underutilized properties for their suitability.
Consider incorporating neighborhood-serving development as part of the development of APN 060-031-005 (refer to Policy LU3.4).
Amended by Resolution No. 12-54
CITY of GROVER BEACH ~ GENERAL PLAN
LU-51
Industrial Land Uses
Industrial Land Uses
Goal LU-11: To designate appropriate locations and provide support for industrial uses that create jobs and enhance the economy of Grover Beach.
Policies
LU-11.1 Industrial development. The City shall promote, and assist in the maintenance and expansion of, Grover Beach’s industrial sector.
LU-11.2 Expansion and retention of industrial businesses. The City will provide for the continuation of existing and the development of additional industrial uses that capitalize upon the existing and emerging types of industries, offer opportunities for the clustering of key economic sectors and maintain the character and quality of the City. The City should pursue establishing a connection to the Pacific Crossing access hub and promote the unique opportunity it affords for high technology businesses.
LU-11.3 Location of industrial development. New industrial development shall be located generally south of Farroll Road, east of Highway One and west of 13th Street and in the 4th Street corridor south of Rockaway along the railroad tracks. The area north of West Grand shall be limited to clean industrial uses where operations are conducted exclusively within the building. Lodging and mixed-use shall be allowed in the CIC Zone to allow for potential visitor serving uses.
Implementation Measures
Review development projects for consistency with the above policies as part of the development review process.
Maintain truck routes to minimize traffic through residential neighborhoods.
Ensure emergency access is maintained, especially at the south end of Huber at Highland Avenue.
LU-11.4 Clean industries. The City shall promote the development of clean or green industries that use sustainable production practices and identify and promote the use of alternative and clean technologies and do not pose health risks associated with water and air pollution or potential leaks or spills.
Industrial
Development
CITY of GROVER BEACH ~ GENERAL PLAN
LU-52
Industrial Land Uses
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-11.5 Live-work settings. The City will promote the establishment of livework settings in industrial districts.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-11.6 Compatibility of new industrial development. Where new industrial development abuts a residential zone, the project shall comply with Development Code development standards to create a buffer between the usesadjoins a residential neighborhood, the buildings should be placed at the front of the site with landscaping provided between the building and the sidewalk. Storage and loading areas and outdoor activities should be located on the interior of the site and screened from public view.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process. The
The City should consider assisting businesses in providing site improvements that lessen impacts on surrounding residential areas, and consider providing assistance with relocation when the impacts cannot be removed.
Live-Work
CITY of GROVER BEACH ~ GENERAL PLAN
LU-53
Parks & Recreation/Public & Quasi-Public Land Uses
Parks and Recreation
Goal LU-12: To establish and maintain a public park system and recreation facilities suited to the needs of Grover Beach residents and visitors.
LU-12.1 Park land requirements for development. New development shall be required to assist in meeting the City’s standard for parkland acres per 1,000 residents.
Implementation Measures
Implement the measures provided in the Parks and Recreation Element.
Review development projects for consistency with the above policy and other relevant provisions of State law relating to the provision of park land.
Public and Quasi-Public Land Uses
Goal 13: To designate adequate land for development of public and quasi-public uses to support existing and new residential, commercial, and industrial land uses.
Policies
LU-13.1 Land for public facilities. The City shall designate adequate, appropriately-located land for City, County, School District, and health care facilities.
Implementation Measures
Amend the Land Use Diagram as needed to provide suitable building sites for public facilities.
LU-13.2 Clustering of public facilities/joint use. The City shall promote the clustering of public and quasi-public uses such as schools, parks, libraries, child care facilities, and community activity centers. Joint-use of public facilities shall be promoted, and agreements for sharing costs and operational responsibilities among public service providers shall be encouraged.
Implementation Measures
Review the siting of public facilities for consistency with the above policy as part of the development review process.
Public Facilities
Park Land
Requirements For
New Development
CITY of GROVER BEACH ~ GENERAL PLAN
LU-54
Parks & Recreation/Public & Quasi-Public Land Uses
LU-13.3 Public safety facilities. The City shall pursue the development of additional public safety facilities as needed to serve the growing population.
Implementation Measures
Amend the Land Use Diagram as needed to provide suitable building sites for public facilities.
Incorporate needed public facilities as part of the CIP.
Goal LU-14: To ensure continued compliance with the requirements of the Oceano Airport Land Use Plan (OCALUP).
Policies
LU-14.1 Airport Land Use Plan. Development within the City’s General Plan area shall be permitted only if it is consistent with the Oceano Airport Land Use Plan. Prospective buyers of property subject to airport influence shall be so informed.
Implementation Measures
Development projects must be reviewed and found consistent with the above policy and OCALUP.
Prior to enacting certain ordinances and actions (general plan and general plan amendments, specific plans, and specific plan amendments, zoning ordinances and building codes and
modification thereof) pertaining to lands within the airport land use planning areas, such actions shall be referred to the Airport Land Use Commission for approval.
Oceano Airport Land
Use Plan
CITY of GROVER BEACH ~ GENERAL PLAN
LU-55
Urban Reserve
Urban Reserve
Goal LU-15: Preserve areas designated Urban Reserve (the Strawberry Field) in agriculture until such time as urban development is initiated by the property owner.
LU-15.1 Timing of development. Until such time as the property owner initiates an application for a general plan amendment, the Strawberry Field area should remain designated Urban Reserve.
LU-15.2 Development preceded by a specific plan. Development of the Strawberry Field shall be preceded by the adoption of a specific plan as prescribed by Government Code 65451. In addition to addressing all of the requirements of Government Code 65451, the specific plan shall address at least the following:
a. The appropriate boundaries of the area to be included within the specific plan area. The properties along 4th Street could be considered for inclusion in the Specific Plan.
b. A land use plan incorporating an appropriate range and location of land uses. Table LU-15.1 has made assumptions regarding the appropriate mix of future land use categories. However, the property owner may propose modifying the mixture of uses based on needs within the community.
Table LU-15.1 Land Use Assumptions for Areas
Designated Urban Reserve
Land Use Category Gross Acreage1
Low Density Residential 40-50% of total4
Medium Density Residential 13% - 17% of total4
High Density Residential 4% - 6% of total4
Neighborhood Serving Mixed
Use
1 acre per 1,000 residents of
project
Office and Light Industrial6 5-10%
Developed Parkland2, 5 5 acres per 1,000 residents of
project
Public/Quasi-Public3, 5 As determined by service provider Notes:
1. Total acreage of the project site before subdivision.
2. Acreage of parkland exclusive of drainage detention basins.
3. Includes school sites, city facilities such as police and fire stations, storm drainage facilities.
4. Acreage exclusive of affordable housing inclusionary requirements.
5. These uses will require Airport Land Use Commission Review.
6. Could include mixed use or live-work projects.
The Strawberry Field
CITY of GROVER BEACH ~ GENERAL PLAN
LU-56
Urban Reserve
c. A description of housing products. The specific plan application shall describe the range of housing products allowed within the project. The description will include:
i. Building type (single-family detached, single family attached, apartments, townhome, etc.);
ii. Gross residential density for each product type;
iii. Building elevations;
iv. Number of bedrooms;
v. Colors and materials;
vi. Tenure (for-sale, for rent);
d. Specific Plan. Design guidelines for new development that address at least the following:
i. Architectural character, and especially the placement of buildings on a lot and how buildings relate to the street ii. Conceptual building elevations for each product type including color palette, materials, etc.
iii. Site planning
iv. Parking and access
v. Landscaping
vi. Signage
e. Development standards, including a list of allowed and conditionally allowed uses;
f. Public and private (off-street) parking;
g. A mobility plan for motor vehicles, pedestrians, bicycles, transit, and the physically impaired;
h. A plan for implementation;.
Implementation Measures
When initiated by the property owner, prepare and adopt a specific plan consistent with the above requirements.
Review development projects for consistency with the specific plan following adoption.
LU-15.3 Farmland preservation. The City shall continue to work with the County and other jurisdictions to implement conservation strategies that preserve productive farmland.
Implementation Measures
Adopt and implement a Right To Farm Ordinance or provide protection as provided in state regulations include AB 2881 and California Nuisance Code (Civil Code Section 3479 et.seq.). Adopt and implement an Agricultural Conservation Program to help mitigate the permanent conversion of productive farmland to a non-agricultural use.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-57
Open Space/Resource Conservation
Open Space/Resource Conservation
Goal LU-16 has been deleted.
Policies LU-16.1 through 16.17 have been deleted.
Reference the City’s Conservation and Open Space Element for related policies.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-58
The Coastal Zone/Growth Management
The Coastal Zone
Goal LU-17: To ensure continued compliance with the California Coastal Act.
Policy
LU-17.1 Local Coastal Program. The City will adhere to, and implement, the policies and directives of the California Coastal Act by implementing the certified Local Coastal Program.
Implementation Measures
Amend the Local Coastal Program consistent with this General Plan.
Comply with relevant provisions of the Coastal Act as part of the development review process.
In reviewing and permitting proposed development within the Coastal Zone, the city will require public access when appropriate nexus findings can be made or make the required finding for why access is not being required.
Growth Management
Goal LU-18: To provide for orderly, well-planned, and balanced growth community where the majority of residents can live, work and play, consistent with the limits imposed by the city’s infrastructure and environmental constraints.
Policies
LU-18.1 Managing the pace of development. The City shall ensure that urban development proceeds in an orderly fashion and in pace with the expansion of public facilities and services, including schools.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
Growth Management
Coastal Act
Compliance
CITY of GROVER BEACH ~ GENERAL PLAN
LU-59
The Coastal Zone/Growth Management
LU-18.2 Managing the relationship between jobs and housing. The City shall monitor residential and non-residential development and encourage adjustments as necessary in land use designations and the rate of project approvals to promote a reasonable citywide balance between new employment- generating development and housing development and to minimize traffic impacts.
Implementation Measures
Develop an inventory of the total number of jobs within the City.
LU-18.3 Status of land prior to urban development. Land within the General Plan Area shall ultimately be developed to urban standards described in this Chapter. Pending connection to City services, such land shall remain in agricultural, open space, or other low intensity uses.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-18.4 Regional planning. The City will encourage regional planning and growth management throughout the County, and in cooperation with neighboring cities. The City should coordinate planning with neighboring communities, San Luis Obispo County, and the San Luis Obispo Council of Governments (SLOCOG) to craft regional solutions for regional issues such as affordable housing and transportation funding.
Implementation Measures
Actively participate in the regional planning programs including (but are not limited to):
o the Community 2050 project
o Regional Housing Needs Allocations
o Development of the Sustainability Community Strategies required by SB 375.
o Greenhouse gas inventories and a Climate Action Plan
that recognizes the regional nature of air quality
concerns.
o The Regional Transportation Plan and the Air Quality
Management Plan
CITY of GROVER BEACH ~ GENERAL PLAN
LU-60
Community Design & Character
Community Design and Character
Goal LU-19: To promote the development of a coherent and distinctive physical form and structure that reflects Grover Beach’s small-town qualitiesunique aesthetic and beachorientation.
Policies
LU-19.1 Preserve Foster successful neighborhoods qualities. The City shall seekshall toseek to preserve the vital qualities of existing, stableenhance the quality of life of residential neighborhoods and shall promote the harmonious development of new residential
neighborhoods, with these same qualifiesguided by objective design standards.
LU-19.2 Link and define neighborhoods. The City shall use the circulation system and the pedestrian and bicycle pathway system as important structural elements to link and define neighborhoods and districts in Grover Beach.
Implementation Measures
The above policies will be implemented as part of the development review process.
Incorporate roadway, pedestrian, transit and bicycle circulation facilities as part of the CIP.
Continue citywide efforts to infill and improve curb, gutter, and sidewalks through private development projects, CDBG
architectural barrier removal projects and programs such as Safe Routes to School.
Goal LU-20: To preserve the existing community character and fabric and promote the development of neighborhoods and
commercial and industrial districts that emphasize
pedestrian convenience.
Policies
LU-20.1 Overall design objectives for commercial and mixed-use development. The design of new commercial and mixed-use development should work toward achieving the following objectives:
a. Support revitalization and activation of commercial and mixeduse areas, with pedestrian activity and a variety of uses. b. Consider Grover Beach’s small town scale and d
Design Objectives
for Commercial
Development
Neighborhood
Preservation
CITY of GROVER BEACH ~ GENERAL PLAN
LU-61
a. Demonstrate sensitivity to the design context of the surrounding area by implementing objective development and design
standards.
c. Enhance the appearance of commercial corridors with visually interesting and human-scaled facades.
d. Support activation at the street level and give prominence to the pedestrian realm.
e. Mitigate conflict between residential and commercial uses. f. Design and situate signage and equipment that is harmonious with other site elements.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-62
Community Design & Character
b. Avoid “boxy” structures with large, flat wall planes by articulating building forms and elevations to create interesting roof lines, building shapes, and patterns of shade and shadow.
c. Provide landscaping as a project amenity, and to help screen parking, equipment and storage areas.
d. Provide site access, parking and circulation that is planned in a logical, safe manner that avoids awkward or cramped turning movements.
e. Consider the need for signs and their appropriate scale and locations early in the design process, so that they are not an afterthought.
f. Design spaces for outside equipment, trash receptacles, storage, and loading areas in the least conspicuous part of the site.
g. Mitigate the potential nuisance impacts of placing dwellings in proximity to non-residential development whether they are placed within the same building, within the same site, and between commercial and residential sites.
LU-20.2 Pedestrian amenities for commercial areas. New commercial, mixeduse, and office development should promote walking, bicycling and public transit, especially in the central business district/civic center and the west Grand Avenue/beach area.
LU-20.3 Overall design objectives for industrial development. The design of new and redeveloped industrial projects should incorporate high quality building and site design consistent with the Industrial Design Guidelines, including the following elements:
a. Easily identifiable site access;
b. Service areas located at the sides and rear of buildings; c. Convenient access, visitor parking and on-site circulation; d. Screening of outdoor storage, work areas, and equipment; e. Emphasis on the main building entry and frontage landscaping; f. Placement of buildings to provide plazas and courtyards; g. Landscaped open space.
h.f. A variety of building and parking setbacks to avoid long monotonous building facades and to create diversity within the project.
i.g. An architectural style appropriate for the business type. Buildings should project an image of high quality through the use of appropriate durable materials and well landscaped settings.
Design Objectives
for Industrial
Development
CITY of GROVER BEACH ~ GENERAL PLAN
LU-63
Community Design & Character
LU-20.4 Protect residential neighborhoods. Commercial and industrial development adjacent to existing residences should be designed to adequately protect the residential use from the impacts of noise, light, vehicular traffic, privacy, and operational hazards by implementing development and design standards.
LU-20.5 Transit facilities. New development (including, but not limited to, commercial and mixed-use centers, industrial parks, and residential neighborhoods) should incorporate facilities to promote the use of public transit, such as bus turnarounds and drop-offs where appropriate.
LU-20.6 Architecture. No particular architectural style or design theme is required in the City nor can Grover Beach be defined by any one particular architectural style. A wide range of architectural characteristics adds to the City’s overall image. While variety in design is generally encouraged, the compatibility of new projects with the existing built environment should be a priority. The goal is to preserve not only the beach flavor of the community but, equally important, its scale and ambience. “Canned” or “trademark” building designs and signs used by franchised businesses in other cities may not be acceptable in Grover Beach, as they can collectively have the effect of making the portions of the City look like anywhere in California.
LU-20.7 Neighborhood design. The City shall promote the creation of welldefined residential neighborhoods in newly-developing and existing areas. Each of these neighborhoods should have a clear focal point, such as a park, school, or other open space and community facility, and should be designed to promote pedestrian convenience. To this end, the City shall encourage the use of existing Grover Beach neighborhoods, including the grid street system, as models for the planning and design of new residential neighborhoods. Design of proposed development should address low impact development opportunities in accordance with the Storm Water Management Plan discussed in policy LU 16.8.has been deleted.
LU-20.8 Qualities desired in rResidential development design standards.
Residential Design of residential projects should provideshall be guided by objective design standards in the Development Code.:
a. Privacy, for occupants and neighbors of the project; b. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine; c. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support; d. Pleasant views from and toward the project;
e. Security and safety;
f. Separate paths for vehicles and for people, and bike paths along collector streets;
g. Adequate parking and storage space;
Neighborhood
Design
Architectural
Character
CITY of GROVER BEACH ~ GENERAL PLAN
LU-64
Community Design & Character
h. Noise and visual separation from adjacent roads and commercial uses.
i. Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, entryways facing public walkways, and building design and orientation to minimize the prominence of the garage door.
LU-20.9 has been deleted. Building height of residential infill development.
The height of residential infill projects should be consistent with that of surrounding residential structures, and incorporate features to protect existing views and privacy where reasonable. Where greater height is desired, an infill structure should set back the upper floors from the edge of the first story to reduce impacts on adjacent properties.
Implementation Measures
The above policies will be implemented as part of the development review process.
Goal LU-21: To maintain and enhance the quality of the Grover Beach’s landscape and streetscape, and to improve the appearance of the City’s gateways.
Policies
LU-21.1 Street trees. The City shall endeavor to protect the urban forest created by mature trees in existing developed areas and in newly developing areas.
LU-21.2 Boulevard planting. The City shall establish, extend and reinforce major street tree/boulevard plantings to enhance the visual character of special and important streets within Grover Beach, including Grand Avenue, Oak Park Boulevard, 4th Street and 13th Street.
LU-21.3 Landscaped medians. The City shall identify appropriate streets for inclusion of landscaped medians.
Implementation Measures
Incorporate streetscape improvements as part of the City’s CIP. Review street tree requirements and the list of appropriate trees.
Streetscapes
CITY of GROVER BEACH ~ GENERAL PLAN
LU-65
Community Design & Character
Create Heritage Tree list.
Review the Tree Removal policies to ensure they are preserving significant trees.
Evaluate the extension of medians along 4th Street at Grand Avenue
LU-21.4 Gateways. The City should establish a program for improving the appearance of the City’s gateways, including north 4th Street, Oak Park Boulevard, State Route 1 and Grand Avenue.
Implementation Measures
Prepare and implement a Gateway Plan and Wayfinding
Signage Program for major gateways to the community.
Incorporate gateway improvements as part of the City’s CIP.
Gateways
CITY of GROVER BEACH ~ GENERAL PLAN
LU-66
Economic Development
Economic Development
Goal LU-22: Provide for a stable economic base to sustain a range of employment and business opportunities to generate
sufficient revenues to support adequate levels of public services.
Policies
LU-22.1. Business and employment. The City will retain and expand existing businesses and work to attract new businesses to improve employment opportunities and the range of goods and services available to the community.
Implementation Measures
Continue to update and maintain the City’s Economic
Development Strategy.
Create and maintain a business retention and attraction program. Implement the recommendations of the Technology Master Plan. Periodically review City regulations and processes to ensure they support economic development opportunities.
Continue working with economic development partners such as the Chamber of Commerce, Economic Vitality
CorporationREACH, and tourism organizations.
LU-22.2. Expand industrial sector. The City will continue to facilitate development /redevelopment of the City’s industrial areas.
Implementation Programs
Provide the necessary infrastructure to serve the industrial area south of Farroll Road.
Implement the recommendations of the Technology Master Plan. Pursue opportunities for recruiting targeted industries that would complement existing businesses or create new job opportunities.
Economic
Development
CITY of GROVER BEACH ~ GENERAL PLAN
LU-67
Economic Development
Goal LU-23: Create an identity for the City that will enhance its image as a tourist destination.
Policies
LU-23.1. Promote the City’s image. The City will promote the City’s tourist amenities including the Oceano Dunes State Vehicular Recreational Area, Pismo State Beach, monarch butterfly preserve, and Amtrak train service.
LU-23.2. Gateways. The City will establish entry monuments at major City entrances to identify Grover Beach, and provide signage directing visitors to key amenities such as the train station and dune access.
Implementation Programs
Implement a marketing strategy to promote the City.
Work with the Chamber of Commerce to increase the marketing of the City.
Prepare and adopt a City Gateway and Wayfinding Signage Program.
Goal LU-24: To establish and maintain a supportive business climate and a healthy, sustainable economy.
Policies
LU-24.1 Small businesses. The City should encourage establishment of small businesses, including minority- and women-owned businesses.
LU-24.2 Economic sustainability. The City shall work to attract and retain longterm, economically sustainable businesses.
LU-24.3 Evaluate fiscal impacts. The City should evaluate the fiscal impacts of new major development to encourage a pattern of growth that will allow the City to provide high standards of public services, facilities, and infrastructure.
LU-24.5 Regional cooperation. The City shall work with other cities, San Luis Obispo County, and local and regional economic development entities to expand and improve the economic sustainability of the region.
LU-24.6 Partnerships. The City should partner with the Chamber of Commerce to promote downtown and the City’s cultural, entertainment, and commercial center and the development of a
Gateways
Promoting Business
Vitality
CITY of GROVER BEACH ~ GENERAL PLAN
LU-68
CITY of GROVER BEACH ~ GENERAL PLAN
LU-69
Economic Development
Visitor-Service Corridor that will provide for accommodations, shopping and services for visitors to the city and region.
LU-24.7 Entrepreneurship. The City will support local efforts to create new products, services and businesses.
Implementation Measures
The above policies will be implemented by continuing to implement the Economic Development Strategy.
Goal LU-25: To promote a diverse and balanced mix of employment opportunities.
Policies
LU-25.1 Jobs-to-housing ratio. The City shall maintain an adequate supply of retail, business, and industrial land to improve the ratio of jobs to housing. (see also Policy LU-18.225.1)
LU-25.2 Workplace alternatives. The City shall encourage the use of alternative workplaces (such as live-work settings) by making land use designations and development codes compatible with qualified homebased businesses (home occupations) and telecommuting in all residential areas, subject to City Codes and regulations. (see also Policy LU-11.5)
Improving the Ratio
of Jobs to Housing
CITY of GROVER BEACH ~ GENERAL PLAN
LU-70
Sustainability & Environmental Justice
Sustainability and Environmental Justice
Goal LU-26: To promote the sustainable use of resources.
Policies
LU-26.1 Commute reduction. The City shall promote the expansion of employment opportunities in Grover Beach to reduce the volume and distance of home-to-work commute trips by motor vehicle.
Implementation Measures
Amend the Land Use Diagram as needed to accommodate
expansion of employment in Grover Beach.
Monitor the pace of employment and housing growth to better balance jobs with housing.
LU-26.2 Conservation of land resources. The City should encourage the efficient utilization of limited land resources by encouraging development at the upper end of the permitted Development Code/General Plan residential density where appropriate. Using land efficiently offers a number of advantages, including:
Reducing pressure to convert agricultural or open space land to urban use;
Higher residential densities have a lower land cost per unit, which helps to hold down housing costs;
Infill development facilitates the use of alternate modes of travel, such as walking and bicycling which in turn reduces traffic and improves air quality.
Implementation Measures
The above policy will be implemented as part of the development review process.
LU-26.3 Water conservation. To minimize the need for the development of new water sources and facilities and sewer treatment needs, the City shall promote water conservation both in City operations and in private development.
Implementation Measures
Implement the Urban Water Management Plan.
Continue to promote the use of drought tolerant landscaping. Evaluate the collection of fresh water in rain-barrels.
Sustainability
CITY of GROVER BEACH ~ GENERAL PLAN
LU-71
CITY of GROVER BEACH ~ GENERAL PLAN
LU-72
Sustainability & Environmental Justice
Support storm drainage systems that would keep runoff on- site through Low Impact Design (LID) and hydromodification
approaches and percolate into the groundwater.
Consider restructuring water rates to discourage high water use. Educate the public of the benefits of water conservation.
Goal LU-27: To reduce to the emission of greenhouse gases and to promote energy efficiency.
Policies
LU-27.1 Greenhouse gas reduction goal. The City shall work with the Air Resources Board and the San Luis Obispo County Air Pollution Control District to comply with statewide greenhouse gas reduction goals as established in the Global Warming Solutions Act of 2006 (AB 32) for 2020, and subsequent goals.
Implementation Measures
Work with the Air Resources Board and the SLO County APCD to comply with statewide greenhouse gas reduction goals as established by the Global Warming Solutions Act of 2006 which requires a reduction of emissions to the 1990 levels by the year 2020 and additional reductions extending long-term to 2050. Complete the GHG emissions inventory of municipal operations and the community wide emissions. Using this, develop the Climate Action Plan consistent with the requirements of AB32 and SB 375 (See policy LU-27.2). Such a plan should consider City participation in the Climate Action Registry, ridesharing programs and renewable energy programs, and the potential effects of sea level rise that may result from climate change.
LU-27.2 Climate Action Plan. The City shall comply with the relevant provisions of State law (i.e. AB 32 and SB 375) to minimize the effect of citywide greenhouse gas emissions associated with buildout of the General Plan. This shall be achieved through the preparation and implementation of a Climate Action Plan.
LU-27.3 Sustainable government buildings. All new, or major renovations to, City buildings shall be designed and constructed to meet Leadership in Energy and Environmental Design (LEED)
Reduction of
Greenhouse Gases
CITY of GROVER BEACH ~ GENERAL PLAN
LU-73
Sustainability & Environmental Justice
Silver rating requirements, or their equivalent. The City should also evaluate the potential of the use of solar photovoltaics on major city buildings.
Implementation Measures
The above policy will be implemented as part of the development review process.
LU-27.4 Greenhouse gas emissions from new development. The City shall implement measures to reduce the emission of greenhouse gases from new development by:
a. Discouraging auto-dependent patterns of development; b. Promoting compact, mixed-use, pedestrian-friendly, and transit oriented development;
c. Promoting energy-efficient building design and site planning using either Build It Green and LEED Silver standards for residential and non-residential buildings, respectively; and
d. Working to improve the ratio of jobs to housing.
e. Incorporating transit facilities in new development, and by promoting transit use.
Implementation Measures
Implement the policies and programs of the General Plan. Review development projects for consistency with the above policy as part of the development review process.
LU-27.5 Passive solar heating. To the extent feasible, the City shall require the orientation of buildings to accomplish the following:
a. Maximize passive solar heating during cool seasons;
b. Avoid solar heat gain in warm seasons;
c. Enhance natural ventilation and effective use of daylight; d. Maximize opportunities for the installation of solar panels; e. Facilitate the use of sunlight for direct heating and illumination whenever possible; and
f. Take advantage of natural ventilation and shading to cool a building.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process. The City shall develop a checklist to assist applicants in identifying how their project can/does incorporate those features.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-74
CITY of GROVER BEACH ~ GENERAL PLAN
LU-75
Sustainability & Environmental Justice
LU-27.6 Energy-saving elements efficiency. The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged.
Implementation Measures
Review development projects for consistency with the above policy as part of the development review process.
LU-27.7 Environmentally responsible government purchasing. The City shall, in its purchasing of products, equipment, or services, give preference to those which reduce or eliminate indirect greenhouse gas emissions.
Implementation Measures
Amend purchasing practices consistent with the above policy.
LU-27.8 Life-cycle costing. The City shall incorporate the method of life- cycle costing to determine the most energy-efficient equipment and systems for its buildings and operations.
Implementation Measures
Amend life cycle costing practices consistent with the above policy.
LU-27.9 APCD cooperation. The City shall work with the San Luis Obispo Air Pollution Control District to ensure the earliest practicable attainment and subsequent maintenance of federal and state ambient air quality standards, and will ensure to the extent possible that sensitive receptors (at risk population groups) are located away from freeway corridors, rail yards, gasoline facilities, dry cleaners, etc., consistent with the recommendations of the District’s Air Quality and Land Use Handbook: A Community Health Perspective, as prepared by the Air Pollution Control Board.
LU-27.10 CEQA. The City shall use the CEQA process to identify and avoid or mitigate potentially significant air quality impacts of new development.
The CEQA process shall be used to ensure early consultation with the San Luis Obispo Air Pollution Control District concerning air quality issues associated with specific development proposals. The City will use the most recent APCD version of the APCD CEQA Guidelines to mitigate for asbestos and other air quality emissions.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-76
Sustainability & Environmental Justice
Goals LU-28 – LU-31 Environmental Justice
Environmental justice seeks to minimize and equalize effects of environmental hazards among the entire community regardless of income, ethnicity or race. Government Code 65302(h), require cities or counties to “identify objectives and policies to reduce unique or compounded health risks in disadvantaged communities” within their jurisdiction. California State General Plan Law (Senate Bill 1000) also requires the identification of objectives and policies that prioritize improvements and programs that address the needs of disadvantaged communities.
According to CalEnviroScreen, a program associated with the Office of Environmental Health Hazard Assessment, there are no designated disadvantaged communities within Grover Beach city limits. Nonetheless, the City of Grover Beach has identified the following goals, policies, and implementation measures to address environmental justice issues in the community.
Goal LU-28: Economic opportunities, fair housing opportunities, and the elimination of discrimination for all socio-economic groups.
Policies
LU-28.1. Attract and retain a mix of diverse businesses and industries that provide jobs for residents of all skill and education levels to support a vibrant community.
LU-28.2. Enforce all fair housing laws to ensure housing opportunities for all races, gender identifies, and socio economic classes.
LU-28.3. Encourage business and industries to partner with the South County Chamber of Commerce and the San Luis Obispo County Economic Vitality Corporation to provide training and other skills that train local residents to match needed workforce skills.
Implementation Measure
• Provide multi-lingual business resources for existing and prospective businesses through the Chamber of Commerce and other small business organizations.
Goal LU-29: Opportunities for inclusion in governmental processes, programs, and decisions.
Policies
LU-29.1. Support programs in the community that promote inclusion from different socio-economic groups on policies and programs that affect residents.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-77
LU-29.2. Provide transparent decision-making processes that facilitate public engagement of diverse stakeholders.
Implementation Measure
• Identify and contact nonprofit organizations to seek feedback on the City’s public information.
Goal LU-30: Reduction of any potential environmental burdens that may affect low-income and minority populations.
Policies
LU 30.1. Identify assistance resources such as the SLO County Air Pollution Control District (SLOAPCD) for existing sensitive receptors experiencing adverse air quality issues to incorporate measures to improve air quality such as separation/setbacks, landscaping, barriers, ventilation systems, air filters/cleaners and other measures.
LU 30.2. Encourage existing and new commercial and industrial businesses to incorporate the latest technologies to reduce pollution.
Implementation Measure
Provide multi-lingual business resources for existing and prospective businesses through the Chamber of Commerce and other small business organizations.
Goal LU-31: Fair and equitable distribution of public amenities and facilities.
Policies
LU-31.1 Public Facilities. The City shall ensure that public facilities are equitably distributed throughout the city, avoiding over-concentration in areas that are well-served, and shall ensure that facility location and design are compatible with nearby land uses.
Implementation Measures
Review the siting of public facilities for consistency with the above policy as part of the development review process.
Environmental
Justice
CITY of GROVER BEACH ~ GENERAL PLAN
LU-78
Administration of the General Plan
Administration of the General Plan
Goal LU-32: Ensure that the City’s General Plan is maintained to be an accurate guide for development and resource conservation.
Policies
LU-32.1 Review of policy document. The City shall review the General Plan on an annual basis to retain internal consistency and consistency with other Federal, State and local regulations and policies.
LU-32.2 Annual Report. The City will prepare an annual report apprising the Planning Commission and City Council of the status and effectiveness of the General Plan. The report should detail how the goals, objectives, policies, and implementation programs have been achieved.
LU-32.3 General Plan amendments. The General Plan shall be amended no more than four times per year. Each amendment, however, may include multiple changes.
LU-32.4. Major review of General Plan and supporting materials. The City shall conduct a major review of the General Plan, including the Policy Document and background information, every five years and revise it as deemed necessary.
LU-32.5 Capital Improvement Program. The City shall prepare, adopt, and periodically update a five-year Capital Improvement Program (CIP).
The CIP shall be reviewed for its consistency with the General Plan.
LU-32.6 Ordinance amendments. The City shall review and amend, as necessary, the Development Code and Subdivision Ordinance to ensure consistency with the General Plan.
Implementation Measures
The above policies will be implemented as stated.
Administration of the
General Plan
CITY of GROVER BEACH ~ GENERAL PLAN
LU-79
Administration of the General Plan
Summary Table of Implementation Measures
Table 8 provides a complete listing of implementation measures, the policies they implement [to be added following adoption], the party responsible for implementation, and a recommended implementation timeframe.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-80
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
1. The City will apply the goals, policies and
programs of the General Plan and Local
Coastal Program.
All
City Council, City
Staff
The City shall review and revise as necessary City Council
2. the Local Coastal Program to ensure
consistency with the General Plan and
LU-17.1 Community
Development
California Coastal Act Department
3. This implementation measure has been deleted
The City shall review and revise, as necessary,
the Development Code and Subdivision
Ordinance to accomplish the following
purposes:
4. a. Ensure consistency with the General
Plan in terms of zoning districts and
development standards.
b. Ensure consistency with the General
Plan in terms of the distribution and
boundaries of zoning districts.
c. Create separate new zoning districts to
adequately implement the General Plan.
d. Accommodate live/work units and
establish performance criteria for such
units.
e. Ensure consistency with ALUP.
All
City Council
Community
Development
Department
The City shall prepare and adopt master LU-1.2, LU- City Council
5. development plans (e.g., specific plans and
planned unit development plans) as deemed
1.3, LU-3.4,
LU-5.1, LUCommunity Development
necessary for new development areas. 15.2 Department
6. The City shall develop a program to monitor
residential and non-residential development to
promote a reasonable balance between jobs
and housing.
LU-18.1,
LU-18.2,
LU-25.1
City Council
Community
Development
Department
7. The City shall continue to seek grants for the
funding of efforts to achieve the objectives
outlined in the General Plan. All All departments
8. The City shall continue to implement an
economic development strategy to attract new
commercial development and industry to
Grover Beach and to expand tourism. The
active promotion of its industrial parks and the
support of minority- and women-owned small
businesses shall be a part of this strategy.
LU-22.1,
LU-22.2,
LU-23.1,
LU-24.1,
LU-24.2
City Council
Economic
Development
CITY of GROVER BEACH ~ GENERAL PLAN
LU-81
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
9. The City shall establish and maintain a
program to monitor the fiscal status of the City
as it relates to the implementation of the
General Plan.
LU-24.3
City Council
Economic
Development
Finance
Department
10. The City will continue to implement a program
for the placement and maintenance of street
trees throughout the City, and especially along
its major thoroughfares.
LU-21.1,
LU-21.2,
LU-21.3
Public Works
and Parks and
Recreation
Departments
11. The City shall prepare, adopt and implement a
Climate Change Action Plan to ensure
compliance with State and federal regulations
relating to climate change.
LU-27.2
City Council
Community
Development
Department
12. The City shall implement a program for
streetscape improvements, especially along
Grand Avenue, to provide landscaping,
seating, lighting and other pedestrian
amenities.
LU-5.1,
LU-6.1,
LU-6.5,
LU-7.4,
LU-7.7
City Council
Community
Development
Department
13. The City will prepare a plan for strengthening
the appearance of the City’s gateways. LU-21.4
City Council
Community
Development
Department
14. The Planning Commission shall review the
General Plan Policy Document every two
years, focusing principally on actions
undertaken in the previous two years to carry
out the implementation programs of the Plan.
The Planning Commission’s report to the City
Council shall include, as the Commission
deems appropriate, recommendations for
amendments to the General Plan. This review
shall also be used to satisfy the requirements
of Public Resources Code §21081.6 for a
mitigation monitoring program.
LU-29.1,
LU-29.2
Community
Development
Department
City Council
Planning
Commission
15. The City shall conduct a major review of the
General Plan, including the Policy Document
and Background Report, every five years and
revise it as deemed necessary.
LU-29.4
Community
Development
Department
City Council
Planning
Commission
16. The City shall prepare, adopt, and periodically
update a Capital Improvements Program
(CIP).
LU-29.5
City Council
Community
Development
Department
Public Works
Department
17. The City will continue to implement the façade
improvement program. LU-20.1
Community
Development
Department
CITY of GROVER BEACH ~ GENERAL PLAN
LU-82
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
18. The City shall prepare (or cause to be
prepared) a master plan for the Grand
Avenue corridor.
LU-5.1
Community
Development
Department
City Council
19. When initiated by the property owner, the City
will prepare (or cause to be prepared) a
specific plan for the Strawberry Field area as
prescribed by Government Code '65451 to
address the following minimum issues:
a. The appropriate boundaries of properties
to be included within the specific plan
area.
b. The appropriate mix and location of land
uses
c. Design guidelines for new development
d. Development standards, including a list
of allowed and conditionally allowed
uses;
e. Public and private (off-street) parking;
f. A mobility plan for motor vehicles,
pedestrians, bicycles, transit, and the
physically impaired;
g. A plan for implementation;
LU-15.2
Community
Development
Department
City Council
20. The City should encourage county, state and
other agencies to locate facilities in proximity
to the existing City Hall to create a Civic Center
that would meet the needs of the residents,
businesses and visitors to the City.
LU-7.2
City Council
Community
Development
Department
Economic
Development
21. The City shall partner with community service
agencies and organizations to fund energy
efficient projects for low income residents.
Eligible projects include but are not limited to
the installation of heating, ventilation, and airconditioning systems, lighting, water heating equipment, and insulation and weatherization.
LU-27.2,
LU-27.4
City Council
Community
Development
Department
22. The City shall consider adopting a program to
provide incentives for projects that make an
existing home or business more energyefficient. Eligible projects include but are not limited to the installation of solar panels,
tankless water heaters, and highly energyefficient heating, ventilation, and airconditioning systems.
LU-27.2,
LU-27.4,
LU-27.5
City Council
Community
Development
Department
23. The City shall investigate options for providing
low-interest financing for energy efficient
improvements and solar system installation
for residents. Such financing could take the
form of long-term assessments on individual
property tax bills.
LU-27.2,
LU-27.4,
LU-27.5
City Council
Community
Development
Department
CITY of GROVER BEACH ~ GENERAL PLAN
LU-83
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
24. The City will use redevelopment to help fund
street calming improvements and incorporate
traffic calming elements in the Capital
Improvement Program
LU-10.2,
LU-19.1,
LU-20.2
City Council
Community
Development
Department
25. As part of Development Code amendments
necessary to implement the General Plan, the
City will establish performance criteria for
noise, lighting, security, loading, etc., for livework settings.
LU-11.5
City Council
Community
Development
Department
26. The City will review the siting of public
facilities as part of the development review
process to facilitate the clustering of facilities
and to take advantage of opportunities for
shared facilities.
LU-13.2
City Council
Community
Development
Department
27. The City will prepare and adopt an Urban
Trail Plan. LU-16.6
City Council
Community
Development and
Parks & Recreation
Departments
28. The City will identify and map areas subject to
flood hazard within the City consistent with
FEMA requirements and apply flood hazard
protection strategies as required by federal
and State law.
LU-16.7
City Council
Community
Development
Department
Public Works
Department
29. This implementation measure has been
deleted
30. The City will actively participate in regional
planning programs that include (but are not
limited to) the Community 2050s, Regional
Housing Needs Allocations, Development of
the Sustainable Community Strategies
required by SB 375 to meet the air quality
reductions required by state and federal
programs, greenhouse gas inventories and a
Climate Action Plan that recognizes the
regional nature of air quality concerns, the
Regional Transportation Plan, the Air Quality
Management Plan
LU-18.4,
LU-27.9
City Council
Community
Development
Department
31. The City will work with ARB, SLO County and
the APCD to comply with greenhouse gas
reduction goals, in part by preparing a
Climate Action Plan. Such a plan should
consider City participation in the Climate
Action Registry, the ICLEI (local governments
for sustainability), ridesharing programs and
LU-18.4,
LU-27.9
City Council
Community
Development
Department
CITY of GROVER BEACH ~ GENERAL PLAN
LU-84
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
renewable energy programs, and the potential
effects of sea level rise that may result from
climate change.
32. The City will consider amending its
purchasing and life cycle costing practices to
conserve non-renewable resources and
energy.
LU-27.8 City Council
33. The City will actively advertise the availability
of funds available for energy conservation
improvements.
LU-27.1,
LU-27.4
City Council
Building
Department
34. The City will investigate options for providing
low-interest financing or grants for energy
efficient improvements to residential,
commercial, and commercial projects,
including the use of federal stimulus programs
coupled with city funding sources.
LU-27.1,
LU-27.4
City Council
Community
Development
Department
35. The City will consider the waiver of permit
fees to encourage energy efficiency, based
upon budget limitations.
LU-27.1,
LU-27.4
City Council
Community
Development
Department
36. The City will prepare an annual report
apprising the Planning Commission and City
Council of the status and effectiveness of the
General Plan. The report should detail how
the goals, objectives, policies, and
implementation programs have been
achieved.
LU 29.2
City Council
Planning
Commission
Community
Development
Department
37. The City shall prepare, adopt, and periodically
update a five-year Capital Improvement
Program (CIP). The CIP shall be reviewed for
its consistency with the General Plan. LU 29.5
City Council
Community
Development
Department
Public Works
Department
38. The City shall adopt and implement a Right To
Farm Ordinance to provide residents
notification of the City’s recognition of, and
support for, the right to farm, and to promote a
good neighbor policy by advising purchasers of
residential property, and owners of other
property in the City, of the inherent potential
problems associated with the purchase of such
property.
LU 15.3
City Council
Planning
Commission
Community
Development
Department
39. The City shall develop an Agricultural
Conservation Program to help mitigate the
permanent conversion of productive farmland
to a non-agricultural use. Such a program will
address at least the following:
The establishment of a ratio of
comparable agricultural lands to be
permanently protected for each acre of
agricultural use, and
Options for satisfying the required ratio of
LU-15.3
City Council
Planning
Commission
Community
Development
Department
CITY of GROVER BEACH ~ GENERAL PLAN
LU-85
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
preserved agricultural land for each acre
converted to a non-agricultural use. Such
options may include, but are not limited to,
the payment of an in lieu fee sufficient to
purchase a farmland conservation
easement, farmland deed restriction, or
other farmland conservation mechanism.
40. The City shall work with other agencies to
identify strategies for the permanent
protection of habitat for rare and endangered
species.
See COS
Element City Council
Planning
Commission
Community
Development
Department
41. The City can provide relocation assistance to
businesses and property owners in the Front
Street industrial area.
LU-6.8
City Council
Community
Development
Department
42. To ensure that new development and the
redevelopment of existing sites will
adequately protect water quality, reduce
runoff volumes and pollutant loads to the
Maximum Extent Practicable (MEP), the City
shall consider, and implement where
appropriate, low impact development options
and revisions to the City’s water quality
management regulations consistent with the
Storm Water Management Program adopted
by the Regional Water Quality Control Board.
LU-16.8
City Council
Public Works
Department
Community
Development
Department
43. The City will also undertake long-term
watershed planning and management
activities in coordination with adjoining cities,
San Luis Obispo County and State Parks.
The main objective of these efforts is to
ensure the protection of water quality,
beneficial uses of water, and the biological
and physical integrity of watersheds and
aquatic habitat. The City will consider
amendments to the policies and programs of
the Land Use Element and other General
Plan elements as necessary to incorporate
the findings and recommendations of these
watershed planning efforts.
LU-16.8
City Council
Public Works
Department
Community
Development
Department
44. The City shall adopt and implement an Urban
Storm Water Quality and Discharge Control
Ordinance.
LU-16.8
City Council
Public Works
Department
Community
Development
Department
CITY of GROVER BEACH ~ GENERAL PLAN
LU-86
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
Amendments to Other General Plan Elements
46. Amend the Conservation Element to
incorporate relevant policies and programs
from the Land Use Element.
LU-16.1-
LU-16.17
City Council
Planning
Commission
Community
Development
Department
Amend the Circulation Element to incorporate
the following policies and programs:
Policies:
Level of service standard. The City shall
endeavor to maintain a minimum Level of
Service “C”, as defined by the 2000 Highway
Capacity Manual or subsequent revisions, on
all streets and intersections within the city. To
identify the potential impacts of new
development on traffic service levels, the City
shall require the preparation of traffic impact
analyses at the sole expense of the developer
for developments determined to be large
enough to have potentially significant traffic
impacts.
47. Traffic calming. Traffic calming techniques,
including roundabouts, traffic circles, ‘chokers’
and chicanes, shall be considered as an
alternative to traditional intersection controls.
Paving Surface. The City will consider using
rubberized asphalt or open-grade asphalt
where appropriate to help lessen the noise
impacts of roadway traffic.
[No policy
references
in the Land
Use
Element]
City Council
Planning
Commission
Community
Development
Department
Public Works
Departments
Programs:
Roadway Standards. The City shall prepare
roadway design standards for new and
existing streets, roads and roundabouts.
Such standards should include right-of-way
width, roadway section design, and dedication
requirements for new development to
accommodate traffic levels expected at
buildout of the General Plan. The roadway
design standards should be interpreted with
flexibility so that the roadways provided are
no wider than required to maintain safe and
efficient circulation and access.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-87
No. Implementation Measure Policies* Responsibility
Timeframe
NearTerm
MidTermLongTerm Ongoing
Safe Routes To School. The City shall work
with the School District and other
stakeholders to prepare a Safe Routes To
School Program for each of the School Sites.
Near-Term = Within 5 Years
Mid-Term = Within 10 Years
Long-Term = 10 Years and Beyond
City of Grover Beach Development Code 2-1
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
CHAPTER 2. ZONES AND ALLOWABLE
LAND USES
2.10 Establishment and Designation of Zones ........................................................................................ 3
2.10.010 Purpose ............................................................................................................................... 3
2.10.020 Official Zoning Map and Zones......................................................................................... 3
2.10.030 General Requirements for Development and New Land Uses ...................................... 5
2.10.040 Allowable Land Uses and Development PermitApplication Requirements ................. 5
2.20 Residential Zones ............................................................................................................................... 7
2.20.010 Purpose ............................................................................................................................... 7
2.20.020 Purposes of the Residential Zones .................................................................................. 7
2.20.030 Residential Zones Allowable Land Uses and Permit Requirements ............................ 9
2.20.040 Residential Zones Development Standards .................................................................. 11
2.20.050 Miscellaneous Requirements ......................................................................................... 13
2.20.060 Second-Story Roof Decks ............................................................................................... 17
2.30 Commercial Zones ............................................................................................................................ 20
2.30.010 Purpose ............................................................................................................................. 20
2.30.020 Purpose of the Commercial Zones................................................................................. 20
2.30.030 Commercial Zones Allowable Land Uses and Permit Requirements ......................... 22
2.30.040 Commercial Zones Development Standards ................................................................ 26
2.30.050 Commercial Zones Design Standards ........................................................................... 27
2.40 Industrial Zones ................................................................................................................................ 31
2.40.010 Purpose ............................................................................................................................. 31
2.40.020 Purpose of the Industrial Zones ..................................................................................... 31
2.40.030 Industrial Zones Allowable Land Uses and Permit Requirements ............................. 32
2.40.040 Industrial Zones Development Standards ..................................................................... 35
2.10.010 Establishment and Designation of Zones
2-2 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.40.050 Industrial Zones Miscellaneous Standards ................................................................... 36
2.50 Public Facilities Zone ....................................................................................................................... 37
2.50.010 Purpose ............................................................................................................................. 37
2.50.020 Public Facilities Zone Allowable Land Uses and Permit Requirements .................... 37
2.50.030 Public Facilities Development Standards ..................................................................... 38
2.60 Parks & Recreation Zone ................................................................................................................. 39
2.60.010 Purpose ............................................................................................................................. 39
2.60.020 Parks & Recreation Zone Allowable Land Uses and Permit Requirements .............. 39
2.60.030 Parks & Recreation Zone Development Standards ...................................................... 40
2.70 Open Space Zones ............................................................................................................................ 41
2.70.010 Purpose ............................................................................................................................. 41
2.70.020 Purpose of the Open Space Zones ................................................................................ 41
2.70.030 Open Space Zones Allowable Land Uses and Permit Requirements......................... 42
2.70.040 Open Space Zone Development Standards .................................................................. 43
2.80 Urban Reserve Zone ......................................................................................................................... 44
2.80.010 Purpose ............................................................................................................................. 44
2.80.020 Urban Reserve Zone Allowable Land Uses and Permit Requirements ...................... 44
2.80.030 Urban Reserve Zone Development Standards .............................................................. 44
2.90 Overlay Zones ................................................................................................................................... 45
2.90.010 Purpose ............................................................................................................................. 45
2.90.020 Planned Development Overlay Zone.............................................................................. 45
2.90.030 Emergency Shelter Overlay Zone................................................................................... 47 Establishment and Designation of Zones 2.10.010
City of Grover Beach Development Code 2-3
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.10 Establishment and Designation of Zones
Sections:
2.10.010 - Purpose
2.10.020 - Official Zoning Map and Zones
2.10.030 - General Requirements for Development and New Land Uses
2.10.040 - Allowable Land Uses and Development Permit Requirements
2.10.010 Purpose
This Chapter establishes the Zones applied to property within the City and establishes the types of land uses permitted and provides development standards.
2.10.020 Official Zoning Map and Zones
A. Zones established. The City shall be divided into zones that implement the Grover Beach General Plan. The zones shown in Table 2.1 are hereby established and shall be shown on the City of Grover Beach Zoning Map (Zoning Map).
B. Official Zoning Map. The Zoning Map has been adopted by the Council in compliance with Government Code Sections 65800 et seq. and is hereby incorporated into this Development Code by reference.
2.10.020 Establishment and Designation of Zones
2-4 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.1. Zones
Zone Symbol Name of Zone General Plan Designations
Implemented by Zone
Residential Zones
R1 Low Density Residential Zone Low Density Residential CR1 Coastal Low Density Residential Zone Low Density Residential CPR1 Coastal Planned Low Density Residential Zone Low Density Residential R2 Medium Density Residential Zone Medium Density Residential CR2 Coastal Medium Density Residential Zone Medium Density Residential R3 High Density Residential Zone High Density Residential CR3 Coastal High Density Residential Zone High Density Residential Commercial Zones
CB Central Business Zone Central Business District - Mixed-Use CBO Central Business Open Zone Central Business District - Mixed-Use NC Neighborhood Commercial Zone Neighborhood Serving - Mixed-Use OP Office Professional Zone Central Business District - Mixed-Use RC Retail Commercial Zone Retail and Commercial Services VS Visitor Serving Zone Visitor Serving - Mixed-Use
CVS Coastal Visitor Serving Zone Visitor Serving - Mixed-Use CC Coastal Commercial Zone Visitor Serving - Mixed-Use
Industrial Zones
CI Coastal Industrial Zone Industrial
CIC Coastal Industrial Commercial Industrial
I Industrial Zone Industrial
Parks and Recreation Zone
PR Parks and Recreation Zone Public/Quasi Public
Parks and Recreation
Public Facilities Zone
PF Public Facilities Zone Public/Quasi Public
Parks and Recreation
Open Space and Recreation Zones
CGC Coastal Golf Course Zone Open Space/Resource Conservation COS Coastal Open Space Zone Open Space/Resource Conservation CPB Coastal Pedestrian Beach Zone Open Space/Resource Conservation CVB Coastal Vehicular Beach Zone Open Space/Resource Conservation OS Open Space Zone Open Space/Resource Conservation
Urban Reserve Zone
UR Urban Reserve Zone Urban Reserve
Planned Development Overlay Zones
PD Various Various
Establishment and Designation of Zones 2.10.030
City of Grover Beach Development Code 2-5
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.10.030 General Requirements for Development and New Land Uses All development and land use shall comply with the following requirements.
A. Allowable use. The land use shall be allowable by this Development Code in the zone applied to the site. The basis for determining whether a use is allowable is described in Section 2.10.040 (Allowable Land Uses and Development Permit Requirements).
B. Permit and approval requirements.
1. Development permit Applications. Any development permit application or other approval required by Section 2.10.040 (Allowable Land Uses and Development Permit Requirements) and any required Coastal Development Permit shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation.
2. Coastal Development Permit. When required, a Coastal Development Permit may be processed concurrently with any other required development permit.
C. Development standards, conditions of approval. Each land use and structure shall comply with the development standards of this Chapter, applicable standards and requirements in Chapter 3 (Standards for All Development and Land Uses), Chapter 4 (Standards for Specific Development and Land Uses), Chapter 5 (Site Development Standards), and any applicable conditions imposed by a previously approved development permit.
2.10.040 Allowable Land Uses and Development Permit Application Requirements
A. Allowable land uses. The uses of land allowed by this Development Code in each zone are listed in Tables 2.2, 2.4, 2.6, 2.8, 2.9, and 2.10 of this Chapter; together with the type of development permit required for each use. Each land use listed in the tables is defined in Chapter 9 (Definitions). In addition to the required development permit listed in Tables 2.2, 2.4, 2.6, and 2.10 of this Chapter, a Coastal Development Permit may also be required for any change in the density or intensity of use or other development of land.
B. Use Permit requirements. A land use identified by Tables 2.2, 2.4, 2.6, 2.8, 2.9, and
2.10 as requiring a Use Permit or “UP” may be established upon approval of a Use Permit by the Review Authority and other required development applications consistent with this Section.
1. Establishment of an allowable use. Any one or more land uses identified by Tables 2.2, 2.4, 2.6, 2.8, 2.9, and 2.10 as being allowable within a specific zone may be established on any lot within that zone, subject to the development permit
2.10.040 Establishment and Designation of Zones
2-6 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
requirements of Subsection B, and compliance with all applicable requirements of the Local Coastal Program and this Development Code.
C. Allowable or Permitted Use requirements. A land use identified by Tables 2.2, 2.4,
2.6, 2.8, 2.9, and 2.10 as a permitted use or “P” are also required to receive one of the following development applications:
1. Development Permit (Section 6.20.020);
2. Administrative Development Permit (Section 6.20.030);
3. Coastal Development Permit (Section 6.20.040); and/or
4. Zoning Clearance (Section 6.20.110).
D. 1. Use not listed. A land use that is not listed in Tables 2.2, 2.4, 2.6, 2.8, 2.9, and
2.10, and is determined by the Director to not be included in Chapter 9 (Definitions) under the definition of a listed land use, is not allowed within the City, except as otherwise provided in Section 6.20.080 (Temporary Use Permit).
E. Permit requirements Specific Use Regulations. Where the last column in Tables
2.2, 2.4, 2.6, 2.8, 2.9, and 2.10 includes a Section reference or additional standard, the regulations in the referenced Section or additional standard shall apply to the use. in this Chapter provide for land uses that are:
1. Permitted subject to compliance with all applicable provisions of this Development Code. These are shown as "P" uses in the tables;
2. Allowed subject to the approval of a Administrative Use Permit (Section 6.20.030), and shown as "AUP" uses in the tables;
3. Allowed subject to the approval of a Use Permit (Section 6.20.090), and shown as "UP" uses in the tables;
4. Allowed subject to the type of City approval required by a specific provision of Chapter 4 (Standards for Specific Development and Land Uses), and referenced in the tables; and
5. Not allowed in a particular zone, and shown as "--" in the tables.
F. Note: Additional Permits. A land use authorized through the approval of any type of development permit application may also require a Coastal Development Permit (Section 6.20.040), a Building Permit, and/or other permit required by the Municipal Code.
Residential Zones 2.20.010
City of Grover Beach Development Code 2-7
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.20 Residential Zones
Sections:
2.20.010 - Purpose
2.20.020 - Purposes of the Residential Zones
2.20.030 - Residential Zones Allowable Land Uses and Permit Requirements
2.20.040 - Residential Zones Development Standards
2.20.050 - Miscellaneous Requirements
2.20.060 - Second-Story Roof Decks
2.20.010 Purpose
This Chapter lists the residential zones as established by Section 2.10.020 (Official Zoning Map and Zones), and establishes the types of land uses permitted allowed and development standards in each residential zone.
2.20.020 Purposes of the Residential Zones
A. Low Density Residential Zone (R1). The Low Density Residential Zone is intended primarily as an area for detached and attached single-family dwellings to accommodate detached and attached residential dwellings developed at a low density not exceeding five units per acre, and those additional units allowed pursuant to Section 4.25.60 (Two-Unit Housing Developments in the R1, CR1, and CPR1 Zones).
Public and quasi-public uses, and similar or compatible uses may also be appropriate.
B. Coastal Planned Low Density Residential Zone (CPR1). The Coastal Planned Low Density Residential Zone is intended primarily as an area for to accommodate detached and attached single-family low-density residential dwellings not exceeding five units per acre, and those additional units allowed pursuant to Section 4.25.060 (Two-Unit Housing Developments in the R1, CR1, and CPR1 Zones). All development shall be consistent with the City’s Local Coastal Plan Program and developed in a manner which will maximize protection of environmental, visual and archaeological resources within and adjacent to the boundaries of the Zone by minimizing removal or disturbance of native vegetation, controlling grading, erosion, and run-off and sensitively siting and designing structures to avoid impacting archaeological deposits and reducing the visual impact on surrounding and adjacent areas.
C. Coastal Low Density Residential Zone (CR1). The Coastal Low Density Residential Zone is intended primarily for to accommodate detached and attached single-family low-density residential dwellings not exceeding five units per acre, and those additional units allowed pursuant to Section 4.25.060 (Two-Unit Housing Developments in the R1, CR1, and CPR1 Zones). Public and quasi-public uses, and similar or compatible uses may also be appropriate. All development shall be consistent with the City’s Local Coastal Program.
2.20.020 Residential Zones
2-8 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
D. Medium Density Residential Zone (R2). The Medium Density Residential Zone is intended primarily as an area for to accommodate small-lot detached and attached single-family dwellings and multi-family residential dwellings developed at densities not exceeding nine units per acre. Public and quasi-public uses, and similar or compatible uses may also be appropriate.
E. Coastal Medium Density Residential Zone (CR2). The Coastal Medium Density Residential Zone is intended primarily as an area for to accommodate small-lot detached and attached single-family dwellings and multi-family unit residential dwellings at densities not exceeding nine units per acre. Public and quasi-public uses, and similar or compatible uses may also be appropriate. All development shall be consistent with the City’s Local Coastal Program.
F. High Density Residential Zone (R3). The High Density Residential Zone is intended primarily as an area for to accommodate small-lot detached and attached single-family dwellings and multi-family unit residential dwellings at densities not exceeding 20 units per acre. Public and quasi-public uses, and similar or compatible uses may also be appropriate.
G. Coastal High Density Residential Zone (CR3). The Coastal High Density Residential Zone is intended primarily as an area for to accommodate small-lot detached and attached single-family dwellings and multi-family unit residential dwellings at densities not exceeding 20 units per acre. Public and quasi-public uses, and similar or compatible uses may also be appropriate. All development shall be consistent with the City’s Local Coastal Program.
Residential Zones 2.20.030
City of Grover Beach Development Code 2-9
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.20.030 Residential Zones Allowable Land Uses and Permit Requirements Table 2.2. Residential Zones Allowable Land Uses and Use Permit Requirements1 Land Use R1
CPR11/
CR11 R2 CR21 R3 CR31 Specific Use
Regulations
Residential
Accessory Dwelling Unit P P P P P P Section 4.10.015
Accessory Structure P P P P P P Section 4.10.030
Boarding House Communal Housing -- -- -- -- UP UP
Day Care - Large Family Home AUP AUP AUP AUP AUP AUP Section 4.10.070 Day Care – Small or Large Family Home P P P P P P
High Occupancy Residential Use Two-unit
Housing Development/Duplexes
--P --P --P --P UP P UP P Section
4.1025.060 for
R1, CPR1, and
CR1 zones
Home Occupation P P P P P P Section 6.20.070
Multi-family unit Attached Dwelling -- -- P P P P Section 4.10.120
4. 25.040,
Section 4.25.050
Multi-unit Detached Dwelling/Cluster
Developments
-- -- P P P P Section 4.25.030
Residential Care 1-6 clients P P P P P P
Residential Care – 7 or more clients -- -- -- -- UP UP
Residential Common Area Developments
(PUDs)
-- -- P P P P Section 4.30
Short-Term Rental P P P P P P Section 4.10.185
Single Family unit Dwelling P2 P2 P P P P Section 2.20.050, Section 4.25.020
Single Room Occupancy Facility -- -- UP UP UP UP Section 4.10.200 Senior Housing -- -- UP P UP P UP P UP P Section 4.10.180 Tiny Homes P P P P P P Section 4.10.215
Transitional & Supportive Housing P P P P P P
Recreational, Education & Public
Assembly
Community Gardens P P P P P P
Meeting Facility, public or private UP UP UP UP UP UP
Park, Playground (public) UP UP UP UP UP UP
Public or Quasi-public Facility UP UP UP UP UP UP
Transportation & Infrastructure
Parking Facility -- -- UP -- UP --
Telecommunication Facility UP UP UP UP UP UP Section 4.40
2.20.030 Residential Zones
2-10 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
End Note
1. Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110)
1. Projects located in the Coastal Zone may require a Coastal Development Permit (See Section 6.20.040).
2. New construction or additions to single family dwellings north of West Grand Avenue that exceed 16 feet in height as measured in Section 3.10.030.C. require approval of a Development Permit (See Chapter 6 Procedures).
Legend
P Permitted Use
UP Use Permit Required
-- Use Not Allowed
Residential Zones 2.20.040
City of Grover Beach Development Code 2-11
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.20.040 Residential Zones Development Standards
Table 2.3. Residential Zones Development Standards1
R1 CPR1
/ CR1
R2 CR2 R3 CR3 Specific Regulations
Building Placement Requirements
Setbacks (minimum)
Front
Buildings
Garage Doors and
Carports
20’ 1
15’
18’
20’ 1
15’
18’
15’ 1
10’
18’
15’ 1
10’
18’
15’
10’
18’
15’
10’
18’
The setback shall be
measured from the
property line.
Street Side (Buildings) 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ Street Side (garage door
facing the street)
20’
18’
20’
18’
20’
18’
20’
18’
20’ 18’ 20’ 18’
Side 5’ 5’ 5’ 5’ 5’ 5’
Rear 10’ 10’ 10’ 10’ 10’ 10’
Second floor roof decks
(from floor below)
3’ 3’ -- -- -- -- Section 2.20.060
Building Form Requirements
Building Height (maximum)
North of Grand Ave 16’/25’ 2 16’/25’ 2 25’ 25’ 32’ 32’
Section 3.10.030
Primary Residential
Structure South of Grand
Ave
25’ 25’ 25’ 25’ 32’ 32’
Accessory Structure
(detached)
16’ 16’ 16’ 16’ 16’ 16’ Section 4.10.030
Accessory Dwelling Units 16’/25
’ 2
16’/25
’ 2
25’ 25’ 25’ 25’ Section 4.10.015
Lot Coverage (maximum) 45% 45% 50% 50% 60% 60%
Density Requirements
Density (units/gross acre2)
3-
maximum
5 5 9 9 20 20 For fractional density in
multi-family zones, see
Section 3.10.090
Lot Requirements
Lot Size (minimum square feet)
Residential 3
Non-Residential Uses
6,000
20,000
6,000
20,000
6,000
20,000
6,000
20,000
6,000
20,000
6,000
20,000
Lot Width (Minimum)
Residential
Non-Residential Uses
650’
100’
650’
100’
650’
100’
650’
100’
650’
6100’
650’
6100’
Lot Depth (minimum) 90’ 90’ 90’ 90’ 100’ 100’
Other Requirements
Landscaping - minimum 40
10%
40 10%
35 1
0%
35 10%
20 10% 20 10% Section 3.30
Fences, Walls & Screening See Section 3.10.020
Parking See Section 3.50
End Note
2.20.040 Residential Zones
2-12 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
1. The Review Authority may approve a reduction to front setbacks of 3 feet (5 feet on cul-de-sacs) to create a variation in setbacks in an existing neighborhood or proposed development, except for garages, which shall have a minimum 20 foot setback.
2. New construction or additions to structures north of West Grand Avenue that exceed 16 feet in height as measured in Section 3.10.030.C. require approval of a Development Permit (See Chapter 6 Procedures). 31 1. “Gross Acreage” shall be defined as the entire area of a lot measured to the center line of the street and including all rights of way or easements granted to the City or other public agencies; and (a) All density calculations which result in a remainder number which is 0.9 or larger shall be rounded up to the next whole number and where two or more lots are combined, the unit increase shall be rounded up based upon lot calculation of one lot (for example, when two lots have a calculation of 1.9 and 1.9, the total number of units shall be rounded up to 4 units); and
(b) all calculations which result in a number higher than 0.4 and lower than 0.9 may be rounded up to the next whole number as a development incentive or density bonus when the project includes an affordable housing component for moderate income rental or for sale units; and (c) all density calculations which result in a remainder which is 0.5 or larger shall be rounded up to the next larger number of units when the neighborhood is more than 50% developed with multi-family residential and the neighborhood is zoned R-2; and
(d) In no case shall the rounding calculations exceed the maximum for the applicable zone.
4. All Development Standards are maximums/minimums and may be reduced/increased depending on the individual project specifications in order to comply with adopted policies in the General Plan, Local Coastal Program and all other City Council adopted policies. (Am. Ord. 14-04)
2. Minimum lot size required for the site; the lot may be further divided into smaller lots consistent with Section
4.25.030 (Multiple Detached Dwellings), Section 4.25.040 (Multi-Unit Attached Dwellings and Mixed Use Developments (Small/2-9 Units) Design Standards), and Section 4.25.050 (Multi-Unit Attached Dwellings and Mixed Use Developments (Large/10+ Units) Design Standards) with no individual lot minimum size requirement.
See also standards for urban lot splits in Section 4.25.060 (Two-Unit Housing Developments in the R1, CR1, and CPR1 Zones).
Figure 2.1: R1/ CR1 / CPR1 Setbacks
Residential Zones 2.20.050
City of Grover Beach Development Code 2-13
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Figure 2.2: R2 / CR2 and R3 /CR3 Setbacks
2.20.050 Miscellaneous Requirements
A. Single Family Dwelling Design Standards. Single family dwellings, including mobile/manufactured homes permitted in compliance with Government Code Section 65852.3, in all residential zones shall comply with the following design standards.
1. Exterior materials. Vertical aluminum exterior siding is prohibited. All other customarily used exterior siding shall extend to the ground, except when a solid concrete or masonry perimeter foundation is used, then the exterior covering material need not extend below the top of the foundation.
2. Roof design and materials. All sloped roof shall have an eave overhang of a minimum of one foot. Flat roofs shall have a minimum one foot high parapet.
3. Foundations. Single family dwelling shall be placed on a permanent foundation in compliance with the City’s Building Code.
4. Minimum size. All new single family dwellings shall have a minimum area of 1,000 square feet.
B. Residential Infill Development. Consistent with Land Use Policies LU-3.1 and LU
20.9, housing built within an existing neighborhood should be compatible in scale and in character with that neighborhood. Where neighborhoods are primarily single story, two-
2.20.050 Residential Zones
2-14 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
story housing may be permitted but should be designed to respect the privacy of surrounding residences. All multifamily development and large group-living facilities should be compatible with nearby, lower density development. Accordingly, residential infill projects should be designed to incorporate the following design standards:
1. Architectural Character. New buildings should respect existing buildings where they contribute to neighborhood architectural character, in terms of size, spacing, and variety.
2. Privacy and Solar Access. New buildings should be designed to respect the privacy and solar access of neighboring buildings and outdoor areas, particularly where multi-story buildings or additions may overlook backyards of adjacent dwellings.
3. Compatible Color and Materials. New buildings should employ a palette of building materials and colors that complements existing development where they contribute to neighborhood architectural character.
4. Building Height. The height of residential infill projects should be consistent with that of surrounding residential structures, and incorporate features to protect existing views and privacy where reasonable. Where greater height is desired, an infill structure should set back the upper floors from the edge of the first story to reduce impacts on adjacent properties.
C. Qualities desired in residential development. Consistent with Land Use Policy LU20.8, residential projects should provide the following design standards:
1. Privacy, for occupants and neighbors of the project;
2. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine;
3. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support;
4. Pleasant views from and toward the project;
5. Security and safety;
6. Separate paths for vehicles and for people, and bike paths along collector streets;
7. Adequate parking and storage space;
8. Noise and visual separation from adjacent roads and commercial uses; and
9. Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, entryways facing public walkways, and building design and orientation to minimize the prominence of the garage door.
D. A. Hillside Development Standards. Hillside development standards apply to undeveloped or redeveloped lots with average slopes that exceed 10% and shall comply with the following standards:
Residential Zones 2.20.050
City of Grover Beach Development Code 2-15
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
1. Keep a low-profile and New development shall conform to the natural slopes and not exceed 25 feet in height.
2. Avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns.
3. Minimize grading of roads.
4. Minimize grading on individual lots.
5. Locate dwellings close to the street; minimize the grading of visible driveways.
6. Include planting which is compatible with native hillside vegetation and provides a visual transition from developed to open areas.
7. 5. Use materials, colors, and textures which blend with the natural landscape and avoid high contrasts.
8. 6. Minimize exterior lighting and comply with International Dark-Sky Association Standards.
E. B. CPR1 Development Standards. The following standards shall apply to all development in the CPR1 zone:
1. Lots with a slope of 25% or greater shall not be developed. Lots with a slope between 10% and 25% may be developed if the development incorporates specific measures to minimize grading and drainage systems which limit the rate of runoff, including siltation and erosion, to that which occurs naturally on the undeveloped site.
2. Prior to the approval of a Coastal Development Permit, the applicant shall submit a runoff control plan designed by a licensed engineer qualified in hydrology and hydraulics, which would assure no increase in peak runoff rate from developed site over the greatest discharge expected from the existing undeveloped site as a result of a 100 year frequency storm. Runoff control shall be accomplished by such means as on-site detention/desiltation basins or other devices. Energy dissipating measures at the terminus of outflow drains shall be constructed. The runoff control plan including supporting calculations shall be in accordance with the latest adopted City Standards and approved by the Public Works Director.
3. All permanent erosion control devices shall be developed and installed prior to or concurrent with any on-site grading activities and shall be permanently maintained. Periodic monitoring of said devices shall be carried out by the City.
4. All grading activities for roads, future building pads, utilities and installation of erosion and sedimentation devices shall be prohibited during September 30 through May 1. Prior to commencement of any grading activity, the applicant shall submit a grading schedule which indicates that grading will be completed within the permitted time frame designated in this condition and that any variation from the schedule shall be promptly reported to the Community Development Department.
2.20.050 Residential Zones
2-16 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
5. All areas disturbed by grading shall be planted prior to October 15th with temporary or permanent (as in the case of finished slopes) erosion control vegetation. Vegetative cover must be established by November 1 of each year.
Said planting shall be accomplished under the supervision of a licensed landscape architect or landscape contractor and shall consist of seeding, mulching, fertilization and irrigation adequate to provide 90% coverage within 90 days. Planting shall be repeated if the required level of coverage is not established. This requirement shall apply to all disturbed soils including stockpiles, and to all building pads.
6. Prior to approval of a Coastal Development Permit, a landscape plan shall be submitted in compliance with Section 3.30 (Landscaping Standards).
7. Moderate Soil Limitations: Cut and fill slopes on areas under 20% slope shall not be over 4:1 slope and four feet high, compacted (if fill), with straw mulch broadcast and rolled at 3,000 pounds per acre, and seeded with a grass and native shrub seed mixture generally having the following basic ratio of components:
Native woody shrubs--6 lbs/acre
Native herbaceous annuals and perennials--15 lbs/acre
Native grasses--60 lbs/acre
Wood fiber mulch with soil binder--1,500 lbs/acre
Fertilizer--150 lbs/acre
Low Soil Limitations: Cut and fill slopes on areas under 10% slope shall not exceed 3:1 slope and four feet in height. Disturbed soil shall be hydroseeded (no straw mulch needed) with the seed mixture as recommended above, except additional wood fiber shall be incorporated at a minimum of 2,000 lbs/acre.
8. Temporary dust controls shall be employed during construction. Watering down methods used to control dust shall not erode the soil. Downhill cut or fill areas shall be lined with straw bales to control erosion from runoff. Where exposed soil conditions exist within the landscaped and irrigated portions of the sites near dwellings, slopes shall be planted with ground cover netting to retain soil. Plant materials shall be selected, sized and spaced to achieve total soil surface coverage in one year with irrigation provided. Trees and shrubs having fibrous root systems shall be used. Any of the mulch and seed mitigation measures described in Subsection 7 may be used instead of erosion control netting.
9. Multi-level construction designs should be used to reduce required grading.
10. A combination of slopes and low retaining walls should be used to reduce grading.
11. Pier or post and beam type construction should be used for sites in excess of 15 percent cross slope. Under structure areas shall be screened as required by the Review Authority.
Residential Zones 2.20.060
City of Grover Beach Development Code 2-17
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
12. Areas of significant natural vegetation should be protected and enhanced where feasible.
13. Native plant material shall be the major theme in all landscape designs.
14. Roads, driveways, and structures shall be sited and designed to prevent impacts which would significantly degrade the adjacent environmentally sensitive area.
15. Reasonable mitigation to protect Archaeological or Paleontological resources shall be required.
B. Demolition of Residential Structures. Housing that provides living accommodations for low- and moderate-income households shall not be demolished, consistent with Housing Element Program 5.2.1, unless any of the following criteria apply:
1. It is necessary to demolish the structure for health and safety reasons, as evidenced by the determination of the Building Official that it is substandard (in accordance with the criteria set forth in Chapter 10 of the Uniform Housing Code as amended from time to time) and the cost of remediating the code violations would:
a. Result in housing that is not affordable to low- and moderate-income households; or
b. Exceed 50 percent of the assessed value of the structure in its present condition.
2. It is necessary to carry out a public project that would improve coastal access.
3. The dwelling to be demolished is owner occupied.
4. The dwelling to be demolished is a non-conforming use.
5. The unit to be demolished shall be replaced with a rental unit available to low- or moderate-income households.
2.20.060 Second-Story Roof Decks
A. Purpose. This Section provides development and design standards for new construction, additions, or remodels with second-story roof decks in the R1, CPR1 and CR1 zones.
B. Permit requirements. A Development Permit shall be approved by the Commission to ensure compliance with this Section.
C. Development Standards.
1. Side Yard Setback. The second-story roof deck shall be set back a minimum of three feet from the floor located directly below as shown in Figure 2.1. An exception to this standard may be approved by the Commission if the applicant
2.20.060 Residential Zones
2-18 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
provides a cross section of the site demonstrating that view corridors are eliminated into single story windows of the adjoining property. The cross section shall include the adjoining residence, property line fencing, and assume a five foot setback from the property line.
Like this Not like this
Figure 2.1
2. Rear Yard Setback. The second-story roof deck shall be set back a minimum of three feet from the floor located directly below as shown in Figure 2.2. An exception to this standard may be approved by the Commission if the applicant provides a cross section of the site demonstrating that view corridors are eliminated into adjoining rear yards. The cross section shall include the adjoining rear yard and property line fencing.
Residential Zones 2.20.060
City of Grover Beach Development Code 2-19
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Like this Not like this
Figure 2.2
D. Design Criteria for Second-Story Roof Deck Access. The access to and stairway design shall be an integral component of the structure and shall not be a dominant feature.
E. Utilization and Furnishing of Second-Story Roof Deck. The intent of this Section is to limit the height of furnishings and utilization of the second-story roof deck. It is also the intent of this Section to limit the possible obstruction of views from adjacent properties. Therefore, furnishings shall not exceed the maximum height allowed in the zone.
F. Lighting: Lighting for the second-story roof deck and its access shall be designed to prevent excess lighting from flooding onto adjoining properties. Prior to building permit issuance, the applicant shall provide a lighting plan to demonstrate compliance with the requirement.
G. Required findings. The approval of the Development Permit for a second-story roof deck shall require the Review Authority make the following finding, in addition to those required for the Development Permit approval (Section 6.20.060)
1. The project design will maintain privacy into the single story windows located in the adjoining side yard.
2. The project design will maintain privacy into the adjoining rear yards.
2.30.010 Commercial Zones
2-20 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.30 Commercial Zones
Sections:
2.30.010 - Purpose
2.30.020 - Purpose of the Commercial Zones
2.30.030 - Commercial Zones Allowable Land Uses and Permit Requirements
2.30.040 - Commercial Zones Development Standards
2.30.050 - Commercial Zones Design Standards
2.30.010 Purpose
This Chapter lists the commercial zones as established by Section 2.10.020 (Official Zoning Map and Zones) and establishes the types of land uses permitted and development standards in each commercial zone.
2.30.020 Purpose of the Commercial Zones
A. Central Business Zone (CB). The Central Business (CB) Zone applies to the downtown core of the City and encourages higher-intensity, pedestrian-oriented development. The provisions of this Zone allow for a mix of retail, commercial services, restaurants, entertainment, civic, office, and residential uses. The CB Zone encourages active evening uses and street life.
B. Central Business-Open Zone (CBO). The Central Business-Open (CB-O) Zone applies to transition areas between the higher intensity commercial nodes along West Grand Avenue. The provisions of this Zone allows for a mixture of commercial, office and residential uses, while also allowing for the integration of first floor residential and development that is all residential.
C. Neighborhood Commercial Zone (NC). The Neighborhood Commercial (NC) Zone applies to areas of the City appropriate for neighborhood-serving uses adjacent to residential neighborhoods. The provisions of this Zone are intended to ensure that development is smaller scale and compatible with adjacent residential areas.
Appropriate uses include retail, commercial services, personal services, and offices.
D. Office Professional Zone (OP). The Office Professional (OP) Zone applies to areas of the City appropriate for professional and general offices that serve as a transition to surrounding residential areas. The provisions of this Zone are intended to ensure that development is compatible with adjacent residential areas.
E. Retail Commercial Zone (RC). The Retail Commercial Zone (RC) applies to areas of the City appropriate for auto-centric services and amenities serving the community and area residents. The provisions of this Zone allow for larger-scale retail that may be inappropriate or infeasible in other areas of the City. The area located near Highway 101 is intended to accommodate highway-oriented visitor serving uses such as hotels, motels, restaurants and service stations. In some instances, residential Commercial Zones 2.30.020
City of Grover Beach Development Code 2-21
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
uses ranging from six to nine dwelling units per acre may be appropriate to provide a transition area to surrounding residential areas.
F. E. Visitor Serving Zone (VS). The Visitor Serving (VS) Zone applies to areas of the City appropriate for pedestrian oriented commercial development near the beachfront and encourages active evening uses and street life. Appropriate uses include lodging, restaurants, recreational uses, and retail and commercial services primarily for the convenience of visitors.
G. F. Coastal Visitor Serving Zone (CVS). The Coastal Visitor Serving (CVS) Zone applies to areas of the City appropriate for pedestrian oriented commercial development near the beachfront and encourages active evening uses and street life.
Appropriate uses include lodging, restaurants, recreational uses, and retail and commercial services primarily for the convenience of visitors. The provisions of this Zone do not allow residential uses west of the Union Pacific Railroad tracks. All development shall be consistent with the City’s Local Coastal Program.
H. G. Coastal Commercial Zone (CC). The Coastal Commercial Zone (CC) applies to a unique area of the City generally located between Front and Beckett Streets, south of Atlantic City Avenue, which contains a mixture of industrial, commercial and residential uses. Appropriate new uses for the area include visitor serving uses, commercial services, personal services, office, live/work, mixed use, and adaptive reuse. In addition, artisan manufacturing is encouraged where items such as pottery, jewelry, crafts, food and winemaking are sold on-site. All development shall be consistent with the City’s Local Coastal Program.
2.30.030 Commercial Zones
2-22 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.30.030 Commercial Zones Allowable Land Uses and Permit Requirements Table 2.4. Commercial Zones Allowable Land Uses and Permit Requirements8 Land Use CB CB-O NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
Manufacturing Uses
High Technology Uses P4 P4 -- -- -- P4 P
Manufacturing - Artisan -- -- -- -- -- -- UP Section 3.10.020 Recreation, Education & Public Assembly
Commercial Recreation Facility -
Indoor
< 3,000 sf UP UP UP -- UP UP UP
> 3,000 sf UP UP -- -- UP UP UP
Commercial Recreation Facility –
Outdoor and Indoors -- -- -- -- -- UP UP
Health/Fitness Facility AUP4 AUP AUP -- AUP AUP4 AUP
< 3,000 sf P P P P UP UP Section 4.10.135
> 3,000 sf UP UP UP UP UP UP
Meeting Facility, Public or Private
< 3,000 sf -- AUP
P
AUP
P AUP AUPP
AUP
P
AUP
UP
> 3,000 sf -- UPP UPP UP UPP UP UP
Park, Playground (Public) P P P P P P P
Public or Quasi-Public Facility UP UP UP UP UP UP UP
Recreational Vehicle Park -- -- -- -- -- UP --
Specialized Education/Training -- UP -- -- UP -- UP
Studio – Art, Dance, Martial Arts AUP4 AUP AUP -- AUP AUP4 AUP < 3,000 sf P P P P UP UP Section 4.10.135
> 3,000 sf UP UP UP UP UP UP
Residential
Accessory Dwelling Unit P P P P P P
Only in
conjunction with
a permitted or
existing
residential use.
Section 4.10.015
applies.
Communal Housing -- UP -- -- -- --
Home Occupation P P P P P P P Section 6.20.070
Live/Work Unit -- UP UP UP -- -- UP Section 4.10.090
Low Barrier Navigation Center P P P P P P Section 4.10.060 Mixed-Use Project UP UP UP UP UP UP2 UP Section 4.10.110 Commercial Zones 2.30.030
City of Grover Beach Development Code 2-23
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.4. Commercial Zones Allowable Land Uses and Permit Requirements8 Land Use CB CB-O NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
Multi-Family Unit Attached Dwelling -- UPP -- -- -- -- -- Section
2.30.040,
Section
4.25.040,
Section 4.25.050
Residential Care Facility for the Elderly UP4 UP -- -- -- -- -- Senior Housing UP4 UP -- -- -- -- -- Section 4.10.180
Short-Term Rental P P P P P P P Section 4.10.185
Single Room Occupancy Facility -- UP -- -- -- -- -- Section 4.10.200 Transitional & Supportive Housing P P P P P P2 P
Retail
Adult Business -- -- -- -- UP -- -- Section 4.20
Automobile Service Station -- -- -- -- UP -- --
Bar/Tavern/Night Club UP UP -- -- UP UP --
Building/Landscape Materials, Indoor P P -- -- P -- --
Building/Landscape Materials, Outdoor -- UP -- -- UP -- -- General Retail, except the following: P P P AUP P P P
Alcoholic Beverage Sales UP UP UP -- UP UP --
Drive-thru -- -- -- -- UP -- --
Floor area (single tenant over
5,000 square feet) P P -- -- P P P
Operating between 10:00
p.m. and 7:00 a.m.
AUP
UP
AUP
UP -- -- AUPUP
AUP
UP
AUP
UP
Resale Stores P P P AUP P P P Section 4.10.160
Thrift Store AUP
P
AUP
P
AUP
P - AUPP -- -- Section 4.10.210
Plant Nursery AUP
P
AUP
P -- -- AUPP
AUP
P
AUP
P
Mobile Vendors P P P P P P P Section 4.10.115
Restaurant P P P AUP P P AUP
UP
Drive-thru -- -- -- -- UP -- --
Live Entertainment P P P P P P AUP
UP Section 4.10.080
Sidewalk Seating P P -- -- -- P -- Section 4.10.190
Vehicle Sales -- -- -- -- UP -- --
Wine Tasting P P -- -- -- P P
Services
Animal Care Facility -- AUP
UP
AUP
UP -- AUPUP -- AUPUP
Automated Teller Machine (ATM) P P AUP
P AUP P P P
Business Support Services P P P P P -- P
2.30.030 Commercial Zones
2-24 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.4. Commercial Zones Allowable Land Uses and Permit Requirements8 Land Use CB CB-O NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
Child Day Care - Day Care Center --P UP
P
UP
P UP UP P --P UP P Section 4.10.070
Equipment Rental -- -- -- -- UP -- --
Financial Institutions P P -- -- P -- --
Lodging UP UP -- -- UP3 UP UP
Massage Establishments P4 P P P P --P4 P Section 4.10.100 Medical Services - Clinic /Urgent Care -- UP -- UP UP -- -- Medical Services - Doctor Office P P P P P -- AUP
UP
Medical Services - Extended Care -- UP4 -- UP UP -- --
Office – Business/Service P P P P P P4 P
Office - Professional P P P P P P4 P
Office – Visitor Serving -- -- -- -- -- P P
Personal Services P P P P P P AUP
UP
Personal Services -Restricted -- -- -- -- UP -- --
Repair Services – Small Equipment -- P P -- P -- --
Recycling – Reverse Vending
Machines -- P -- -- P -- -- Section 4.10.150
Recycling – Small Collection Facility -- P -- -- P -- -- Section 4.10.150 Vehicle Rental -- AUP
UP -- -- AUPUP
AUP
UP 5
AUP
UP 5 Section 2.30.050
Vehicle Repair & Services -- -- -- -- UP -- --
Transportation & Infrastructure
Parking Facility UP UP UP UP UP UP UP
Telecommunication Facility UP UP UP UP UP UP6 UP Section 4.40 Commercial Zones 2.30.030
City of Grover Beach Development Code 2-25
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.4. Commercial Zones Allowable Land Uses and Permit Requirements8 Land Use CB CB-O NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
End Note
1. Projects located in the Coastal Zone may require a Coastal Development Permit (See Section 6.20.040).
1. Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110)
2. Use not allowed west of the Union Pacific Railroad tracks or on APN 060-011-036.
3. Use not allowed on West Grand Avenue.
4. Permitted above or behind ground floor commercial uses with frontage on West Grand Avenue.
5. Permitted if visitor-serving (e.g., automobiles or beach related vehicles). No moving trucks.
6. Telecommunication facilities are prohibited west of Highway 1, unless they are not visible from public viewing areas, meet the standards of Section 4.40.030.A.1, or such a prohibition would result in a conflict with Federal Law. (Am. Ord 14-4)
7. Live/Work units only allowed in the CVS zone on lots 7,500 square feet or less and not fronting West Grand Avenue, Highway 1, or 4th Street
Legend
P Permitted Use
AUP Administrative Use Permit Required
UP Use Permit Required
-- Use Not Allowed
2.30.040 Commercial Zones
2-26 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.30.040 Commercial Zones Development Standards
Table 2.5. Commercial Zones Development Standards
CB/
CB-O
NC OP RC VS/
CVS
CC Specific
Regulations
Building Placement Requirements
Setbacks
Front and Street Side
Building
Building Adjacent to
Residential Zone
Garage Face/Carport
0’
105’
18’
20’
2010’
18’
0’
10’
0’
10’
18’
0’
105’
18’
10’
15’
18’
Section 3.10.070
Side
Adjacent to Residential Zone
0’
105’
0’
10’
0’
10’
0’
10’
0’
105’
0’
10’
Section 3.10.070
Rear
Adjacent to Residential Zone
0’
10’
0’
10’
0’
10’
0’
10’
0’
10’
0’
10’
Section 3.10.070
Building Form Requirements
Building Height (max.) 5540’
1 320’ 40’ 40’ 55’240’1 25’ Section 3.10.030
Coverage (max.) 100% 75% 75% 50% 100%2 75%
Density Requirements
Residential Density (units/acre) 20 9 20 9 20 9 Section 3.10.080 FAR (max.) 3.0 0.75 1.0 0.5 3.0 1.5
Lot Requirements
Lot size (minimum square feet) 5,000 5,000 5,000 10,000 10,000 10,000 Lot Width (min.) 50’2 50’ 50’ 100 60’ 100 60’ 50’
Other Requirements
Landscaping (minimum4) 5% 10% 10% 10% 10% 510% Section 3.30 Fences and Screening See Section 3.10.020
Parking See Section 3.50
Signs See Section 3.60
End Note
1. Maximum building height is 50 feet for properties at the corner of West Grand Avenue and 4th Street, and on West Grand Avenue in the Central Business zone.
2. Seventy-five feet minimum lot width and 100 feet minimum lot depth for ground floor residential uses facing West Grand Avenue in the CBO.
3. All Development Standards are maximums/minimums and may be reduced/increased depending on the individual project specifications in order to comply with adopted policies in the General Plan, Local Coastal Program and all other City Council adopted policies. (Am. Ord. 14-04)
1. In all cases, a garage in which the garage doors face the street or, in the case of a carport, the rear edge of a carport, shall be set back a minimum of 18 feet from a street property line.
2. In the CVS zone west of Highway 1, maximum building height is 40 feet and the maximum lot coverage is 60 percent.
3. In the CBO Zone, ground floor residential uses facing West Grand Avenue shall have 75 feet minimum lot width and 100 feet minimum lot depth.
4. Commercial Zones 2.30.050
City of Grover Beach Development Code 2-27
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.30.050 Commercial Zones Design Standards
A. Mixed-Use and Residential Projects. All mixed-use and residential projects in commercial zones shall comply with design standards and regulations in Section 4.25 (Residential Objective Design Standards).
B. Performance standards for all projects.
1. All roads, parking lots, and structures shall be sited and designed to prevent impacts that would degrade any adjacent environmentally sensitive area, as defined by the General Plan, Local Coastal Program and/or State and federal laws.
2. Drainage systems shall be designed to ensure that all silts and oils are removed prior to the water entering a natural drainage channel or otherwise designed to comply with National Pollutant Discharge Elimination Systems requirements..
3. Areas of significant natural vegetation shall be protected and enhanced.
4. Where a project abuts a residential zone, a minimum of five feet of dense landscaping shall be planted adjacent to the residential zone. Wall standards of Section 3.10.020.G. (Screening) shall also apply.
C. West Grand Avenue Master Plan. The City has adopted the West Grand Avenue Master Plan to serve as guidelines for site planning and architectural design. The regulations in the West Grand Avenue Master Plan apply only to non-residential development and any mixed-use project in which a residential component accounts for one-third or less of the overall floor area of a development project. Applicants are highly encouraged to shall review the Master Plan and to understand the City’s vision for the West Grand Avenue corridor. Development should shall be consistent with the Master Plan guidelines, as long as to the extent to which they are consistent with the provisions of the Local Coastal Program. (Am. Ord. 14-04) D. Building Placement. In the CVS, VS, CBO and CB zones, buildings facing the street, especially on West Grand Avenue, should be placed at the back of sidewalk with adequate space between the curb and the building to accommodate pedestrian walkways, street furniture (e.g., seating, lighting, landscaping, public art), and for outdoor dining and gathering. Edge Conditions – Upper Story Setbacks.
1. Where a rear or side property line abuts a residential zone, buildings in the commercial zone shall not intercept a 45-degree daylight plane inclined inward from 15 feet above existing grade at the property line of the parcel adjacent to the residential zone boundary line.
2. Where a commercially zoned property’s front property line abuts a residential zone (across the street), buildings in the commercial zone shall not exceed 35 feet for a depth of 25 feet, as measured from the front property line.
2.30.050 Commercial Zones
2-28 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Figure 2.1. Commercial/Residential Zone Edge Conditions E. Design Standards for all commercial zones. Nonresidential Projects within commercial zones shall comply with the following design standards:
1. Storage and Service Areas. All service areas (e.g., vehicle rental uses), vehicle outdoor storage areas, outdoor work areas and loading areas shall be located at the sides and rear of buildings and screened from public view in compliance with Section 3.10.020 (Fences, Walls, and Screening).
2. Equipment. All ground mounted, building mounted, and roof mounted equipment, except for solar collection systems, shall be screened in compliance with Section
3.10.020 (Fences, Walls, and Screening).
3. Trash Enclosures. All trash and recycling storage areas shall be enclosed by a decorative masonry wall or other solid materials that is architecturally compatible with the building architecture. Gates shall be durable and solid and continuously maintained in working order.
F. Design standards for natural resources as amenities.
1. New public or private developments adjacent to creeks, oak woodlands and wetlands as identified in the General Plan, Local Coastal Program, and/or by State and federal laws, must respect the natural environment and incorporate the natural features as project amenities, provided doing so in a way that protects the resources and does not diminish natural values as habitat, flood control, and groundwater cleansing and recharge.
2. Developments along creeks should shall include public access across the development site to the creek and along the creek, provided that wildlife habitat, Commercial Zones 2.30.050
City of Grover Beach Development Code 2-29
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
public safety, and reasonable privacy and security of the development can be maintained.
3. Within the Coastal Zone, Environmentally Sensitive Habitat Areas (ESHA) shall be protected against any significant destruction of habitat values and only uses dependent on those resources shall be allowed within those areas. ESHA shall be buffered by a minimum require a 50 foot setback. (Am. Ord. 14-04)buffer on both sides of the creek as measured from the highest creek bank or designated/regulated floodway.
G. Design standards for the area west of Highway 1.
1. All development in this area shall be sited and designed to protect existing view slots or corridors from Highway 1 and upland areas to the dunes and shoreline.
2. All development in this area shall be sited and designed to enhance or create new view slots from Highway 1 to the dunes and shoreline.
3. All development be sited and designed to protect and enhance the filtration capabilities of Meadow Creek where feasible.
4. Reasonable mitigation measures shall be required to protect archaeological or paleontological resources.
5. Native plant material shall be the major theme in all landscape designs.
6. All roads, parking lots, and structures shall be sited and designed to prevent impacts which would significantly degrade the adjacent environmentally sensitive area.
7. The architectural theme of development in this area shall generally follow the criteria set forth in any adopted Architectural Design Guidelines and additionally said architectural theme shall be compatible and complimentary to the existing natural vegetation and land forms. The architecture and site design shall include the following characteristics, in order to reduce massing and reduce the sense of verticalness of structures:
a. Use of structural, architectural design elements (i.e., corridors, heavy beams, posts, arches, columns, colonnades, canopies, cornices, etc.). b. Strong textured look, using woods, tiles, pavers, stuccos, stones, blocks and bricks, colors, plant material, recesses, etc.
c. Strong feeling or overhead treatment such as roof overhangs, balconies, or dark facias.
d. Earthen colors. Colors with warm, natural tones. Colors range from whites, yellows, browns, clays, slates, etc.
e. Wall relief (graphic, three dimensional design, landscaping, heavy textured stucco, wood tiles, etc.).
2.30.050 Commercial Zones
2-30 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
f. Strong window statement (treatment of frame, mullions, border, etc.).
8. The minimum distance separating buildings shall be equal to the sum of the height of any two adjacent buildings divided by two, but in no case less than 10 feet between buildings.
9. Drainage systems shall be designed to ensure that all silts and oils are removed prior to the water entering a natural drainage channel.
10. Areas of significant natural vegetation shall be protected and enhanced where feasible.
11. The existing habitat value of Meadow Creek shall be protected and enhanced by the use of buffer zones, additional native landscaping, and sediment/oil control devices and with controlled and limited pedestrian access to buffer zone areas.
The minimum buffer zone shall be 50 feet from Meadow Creek. A 50-foot buffer on both sides of the creek shall be required as measured from the highest creek bank or designated /regulated floodway.
12. The maximum allowable coverage for any project shall be 60 percent. The remaining 40 percent shall be landscaped and/or natural open areas.
13. Hotel/motel/lodge type developments shall have a maximum density of 20 rooms/acre south of Le Sage Drive and a maximum density of 10 rooms/acre north of Le Sage Drive.
14. All development in this area shall be required to maintain or enhance public access to and along the shoreline based on the development’s impact on public access.
Industrial Zones 2.40.010
City of Grover Beach Development Code 2-31
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.40 Industrial Zones
Sections:
2.40.010 - Purpose
2.40.020 - Purpose of the Industrial Zones
2.40.030 - Industrial Zones Allowable Land Uses and Permit Requirements
2.40.040 - Industrial Zones Development Standards
2.40.050 - Industrial Zones Miscellaneous Requirements
2.40.010 Purpose
This Chapter lists the industrial zones as established by Section 2.10.020 (Official Zoning Map and Zones), and establishes the types of land uses permitted and development standards in each industrial zone.
2.40.020 Purpose of the Industrial Zones
A. Industrial Zone (I). The Industrial Zone applies to areas of the City appropriate for light, medium and heavy manufacturing and assembly, industrial parks, warehouses, commercial cannabis uses, and similar and compatible uses. The area is also appropriate for smaller service businesses such as contractor’s yards, vehicle repair and storage, and material sales and supplies. Live-work may be appropriate when compatible with surrounding uses.
B. Coastal Industrial Zone (CI). The Coastal Industrial Zone applies to areas of the City appropriate for light and medium manufacturing and assembly, industrial parks, warehouses, commercial cannabis uses, and similar and compatible uses. The area is also appropriate for smaller service businesses such as contractor’s yards, vehicle repair and storage, and material sales and supplies. Live-work may be appropriate when compatible with surrounding uses. All development shall be consistent with the City’s Local Coastal Program.
C. Coastal Industrial Commercial Zone (CIC). The Coastal Industrial Commercial Zone applies to the area adjacent to the Coastal Commercial Zone. The area is appropriate for technology businesses, custom and light manufacturing and assembly, commercial cannabis uses, and similar and compatible uses where all operations are conducted within the building. The area is also appropriate for office uses, live-work, recreational uses and similar and compatible uses. All development shall be consistent with the City’s Local Coastal Program.
2.40.030 Industrial Zones
2-32 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.40.030 Industrial Zones Allowable Land Uses and Permit Requirements Table 2.6. Industrial Zones Allowable Land Uses and Permit Requirements1 Land Use CI1 CIC1 I Specific Use Regulations
Industry, Manufacturing & Processing
High Technology Uses P P P
Manufacturing, Artisan P P P Section 4.10.130
Manufacturing/Processing, Heavy -- -- UP Section 4.10.130 Manufacturing/Processing, Light P P P Section 4.10.130
Manufacturing/Processing, Medium UP -- UP Section 4.10.130 Media Production P P P
Commercial Cannabis Activity & Uses UP UP UP Section 4.10.045 Printing and Publishing P P P
Recycling – Processing Facilities -- -- UP Section 4.10.150 Storage – Warehouse P P P
Storage – Outdoor UP -- UP Section 4.10.130
Storage – Personal Storage Facility P -- P Section 4.10.140 Storage - Vehicles UP -- UP Section 4.10.130
Wholesaling & Distribution P P P
Recreation, Education & Public Assembly
Commercial Recreation Facility – Indoor UP UP UP
Commercial Recreation Facility – Outdoor UP UP -- UP
Health/Fitness Facility AUP
UP
AUP
UP
AUP
UP
Section 4.10.135
Meeting Facility, public or private UP UP UP
< 3,000 sf AUP AUP AUP
> 3,000 sf UP UP UP
Studio – Art, Dance, Martial Arts AUP
UP
AUP
UP
AUP
UP
Section 4.10.135
Public or Quasi-Public Facility UP UP UP
Specialized Education/Training UP UP UP
Residential
Caretaker’s Residence AUP
P
AUP
P
AUP
P
Section 4.10.050
Home Occupation P -- P P Section 6.20.070
Live/work Unit UP UP UP Section 4.10.090
Low Barrier Navigation Center P -- P
Mixed-Use Project -- UP -- Section 4.10.110
Short-Term Rental -- P -- Section 4.10.185
Transitional & Supportive Housing P P P
Retail
Accessory Retail/Service Use P P P Section 4.10.020
Adult Business UP -- -- Section 4.20
Industrial Zones 2.40.030
City of Grover Beach Development Code 2-33
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.6. Industrial Zones Allowable Land Uses and Permit Requirements1 Land Use CI1 CIC1 I Specific Use Regulations
Automobile Service Station UP -- UP
Building/Landscape Materials, Indoor P -- P
Building/Landscape Materials, Outdoor UP -- UP Section 4.10.130 Fuel Dealer UP -- UP
General Retail P P P
Mobile Vendors P P P Section 4.10.115
Plant Nursery P -- P
Restaurant UP UP UP
Vehicle Sales P -- P
Services
ATM P P P
Animal Boarding AUP
P
-- AUP
P
Animal Care Facilities P -- P
Business Support Services P P P
Catering Service P P P
Equipment Rental P -- P Section 4.10.130
Lodging -- UP --
Maintenance Service – Client Site Services P P UP P Section 4.10.130 Medical services – Clinic/Urgent Care P -- P
Mortuary/Funeral Home UP -- UP
Office – Business/Service P P P
Office – Processing P P P
Office – Professional P P P
Recycling – Large Collection Facilities AUP
UP
AUP
--
AUP
UP Section 4.10.150
Recycling – Processing Facility UP -- UP Section 4.10.150 Recycling – Reverse Vending Machine P P -- P Section 4.10.150 Recycling – Small Collection Facilities P P -- P Section 4.10.150 Repair Services – Large Equipment P -- P Section 3.10.020 Repair Services – Small Equipment P P P
Vehicle Rental P -- P
Vehicle Repair & Services AUP
P
-- P Section 4.10.130
Transportation & Infrastructure
Freight Terminal -- -- UP
Parking Facility UP UP UP
Telecommunication Facility UP UP UP Section 4.40
2.40.030 Industrial Zones
2-34 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Table 2.6. Industrial Zones Allowable Land Uses and Permit Requirements1 Land Use CI1 CIC1 I Specific Use Regulations
End Note
1. Projects located in the Coastal Zone may require a Coastal Development Permit (See Section 6.20.040).
1. Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110)
Legend
P Permitted Use
AUP Administrative Use Permit Required
UP Use Permit Required
-- Use Not Allowed
Industrial Zones 2.40.040
City of Grover Beach Development Code 2-35
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.40.040 Industrial Zones Development Standards
Table 2.7. Industrial Zones Development Standards
CI CIC I
Building Placement Requirements
Setbacks
Front and Street Side
Adjacent to Residential Zone
10’
15’
10’
NA
15’
15’
Side
Adjacent to Residential Zone
0’
10’
0’
NA
0’
10’
Rear
Adjacent to Residential Zone
0’
10’
0’
NA
0’
10’
Building Form Requirements
Building Height (max.) 40 35’ 1 4025 ’ 40’ 1
Coverage (max.) 6050%2 6050%2 6050%2
Density Requirements
Residential Density (units/acre) –
maximum N/A 20 N/A
FAR (max.) 1.0 0.52 1.0 0.5 1.0 0.52
Lot Requirements
Lot size (min.) 10,000 sf 10,000 sf 20,000 sf
Lot Width (min.) 60’ 60’ 100’
Lot Depth (min.) 100’ 100’ 100’
Other Requirements
Landscaping (min.) 510% 510% 510%
Fences, Walls and Screening See Section 3.10.020 / 3.10.065 Parking See Section 3.50
Signs See Section 3.60
End Note
1. Structures that exceed 18 25 feet in height and are located within 100 feet of a residential zone require a Use Permit.
2. The Review Authority may increase the lot coverage to 100% and/or the FAR to 1.5 if a finding is made that the project will provide a substantial economic benefit to the City and coastal resources are protected consistent with the Local Coastal Program. (Am. Ord. 14-04)
3. All Development Standards are maximums/minimums and may be reduced/increased depending on the individual project specifications in order to comply with adopted policies in the General Plan, Local Coastal Program and all other City Council adopted policies. (Am. Ord. 14-04)
2.40.050 Industrial Zones
2-36 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.40.050 Industrial Zones Miscellaneous Standards
Design Standards. All industrial development shall comply with the following standards and the adopted Industrial Design Guidelines:
A. Building Design. Buildings visible from a street shall convey an image of high quality through the use exterior building and trim of appropriate durable materials consisting of a minimum of two complementary materials. and quality landscaping with an emphasis on The building entry shall be a focal point with enhanced architectural features. Building elevations visible from a street shall incorporate architectural treatments and/or variations in building setbacks to avoid large unarticulated/monotonous building and roof planes. The placement of buildings to provide plazas and courtyards is encouraged.
B. Access and Parking. Site access shall be convenient and easily identifiable. Parking areas should generally shall be located at the sides and rear of buildings to the maximum extent feasible.
C. Storage and Service Areas. All service areas, outdoor storage areas, outdoor work areas and loading areas shall be located at the sides and rear of buildings to the maximum extent feasible and screened from public view in compliance with Section
3.10.020 (Fences, Walls, and Screening).
D. Equipment. All ground mounted, building mounted, and roof mounted equipment, except for solar collection systems, shall be screen in compliance with Section
3.10.020 (Fences, Walls, and Screening).
E. Trash Enclosures. All trash and recycling storage areas shall be enclosed by a decorative masonry wall or other solid materials that is architecturally compatible with the building architecture. Gates shall be durable and solid and continuously maintained in working order.
F. Adjacency to Residential Zones. Where a project abuts a residential zone, a minimum of 10 feet of dense landscaping shall be planted adjacent to the residential zone. Wall standards of Section 3.10.020G. (Screening) shall also apply.
Public Facilities Zone 2.50.010
City of Grover Beach Development Code 2-37
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.50 Public Facilities Zone
Sections:
2.50.010 - Purpose
2.50.020 - Public Facilities Zone Allowable Land Uses and Permit Requirements
2.50.030 - Public Facilities Zone Development Standards
2.50.010 Purpose
The Public Facilities Zone as established by Section 2.10.020 (Official Zoning Map and Zones), applies to areas of the City appropriate for government owned facilities, schools and quasi-public uses. This Section establishes the types of land uses permitted and development standards in the zone.
2.50.020 Public Facilities Zone Allowable Land Uses and Permit Requirements Table 2.8. Public Facilities Zone Allowable Land Uses and Permit Requirements1 Land Use PF Specific Use Regulations
Recreation, Education & Public Assembly
Community Gardens P
Park, Playground (Public) P
Public or Quasi-Public Facility UP
Residential
Single Family Dwelling1 UP
Transportation & Infrastructure
Parking Facility P
Telecommunication Facility UP Section 4.40
End Note
1. Maximum of one dwelling per lot.
1. Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110)
2.50.030 Public Facilities Zone
2-38 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Legend
P Permitted Use
UP Use Permit Required
2.50.030 Public Facilities Development Standards
Development standards in the Public Facilities Zone shall be determined by the Review Authority as part of the development review process.
Parks & Recreation Zone 2.60.010
City of Grover Beach Development Code 2-39
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.60 Parks & Recreation Zone
Sections:
2.60.010 Purpose
2.60.020 Parks & Recreation Zone Allowable Land Uses and Permit Requirements
2.60.030 Parks & Recreation Zone Development Standards
2.60.010 Purpose
The Parks & Recreation Zone as established by Section 2.10.020 (Official Zoning Map and Zones) applies to areas of the City appropriate for public parks and recreational uses such as active playing fields, parks and recreational facilities, bicycle and walking trails, and detention facilities that can be used as public parks where appropriate.
2.60.020 Parks & Recreation Zone Allowable Land Uses and Permit Requirements
Table 2.9. Parks & Recreation Zone Allowable Land Uses and Permit Requirements1 Land Use PR Specific Use Regulations
Recreation, Education & Public Assembly
Community Gardens P
Park, playground (public) P
Public or quasi-public facility P
Transportation & Infrastructure
Parking facility P
Telecommunication facility UP Section 4.40
End Note
1. Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110)
Legend
P Permitted Use
UP Use Permit Required
2.60.030 Parks & Recreation Zone
2-40 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.60.030 Parks & Recreation Zone Development Standards
Development standards in the Parks and Recreation Zone shall be determined by the Review Authority as part of the development review process.
Open Space Zones 2.70.010
City of Grover Beach Development Code 2-41
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.70 Open Space Zones
Sections:
2.70.010 - Purpose
2.70.020 - Purpose of the Open Space
2.70.030 - Open Space Zones Allowable Land Uses and Permit Requirements
2.70.040 - Open Space Zones Development Standards
2.70.010 Purpose
This Chapter lists the open space zones as established by Section 2.10.020 (Official Zoning Map and Zones), and establishes the types of land uses permitted and development standards in each open space zone.
2.70.020 Purpose of the Open Space Zones
A. Open Space Zone (OS). The Open Space Zone applies to areas of the City appropriate for active and passive recreational uses, preservation of sensitive habitats, flood hazard areas, steep slopes and watershed protection.
B. Coastal Open Space Zone (COS). The Coastal Open Space Zone is designed to protect and preserve sensitive natural areas including but not limited to those containing significant habitat areas, rare or endangered plant and animal species, and erosion-prone lands. Opportunities for educational and scientific study of undisturbed natural environments are encouraged. All development shall be consistent with the City’s Local Coastal Program.
C. Coastal Golf Course Zone (CGC). The Coastal Golf Course Zone applies to the Pismo State Beach public golf course facility within the coastal zone. All development shall be consistent with the City’s Local Coastal Program.
D. Coastal Pedestrian Beach Zone (CPB). The Coastal Pedestrian Beach Zone applies to the area adjacent to the beach, generally north of the West Grand Avenue terminus.
The purpose is to provide a public beach area in which non-vehicular beach activities can be pursued free from conflict with vehicular beach users. All development shall be consistent with the City’s Local Coastal Program.
E. Coastal Vehicular Beach Zone (CVB). The Coastal Vehicular Beach Zone applies to the area adjacent to the beach, generally south of the West Grand Avenue terminus.
The purpose is to provide an area in which vehicular beach activities are allowed which will not significantly disrupt native vegetation or sensitive habitat areas. All development shall be consistent with the City’s Local Coastal Program.
2.70.030 Open Space Zones
2-42 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.70.030 Open Space Zones Allowable Land Uses and Permit Requirements Table 2.10. Open Space Zones Allowable Land Uses and Permit Requirements1 Land Use OS COS12 CGC12 CPB12 CVB12 Specific Use
Regulations
Recreation, Education & Public Assembly
Park, Playground (Public) P -- -- -- --
Public or Quasi-Public Facility UP -- -- -- --
Beach Use – Pedestrian Only -- -- -- P --
Beach Use – Vehicles Allowed -- -- -- -- P
Community Gardens P -- -- -- --
Golf Course (Public) -- -- P -- --
Scientific/Educational Wildlife Preserves -- P -- -- -- Undisturbed Open Space Uses P P23 -- -- --
Passive Use Facilities P P34 -- -- --
All Open Space, Recreational, Scientific &
Educational Uses -- -- -- P45 P56
Transportation & Infrastructure
Parking Facility UP UP -- -- --
Telecommunication Facility UP UP67 UP67 -- -- Section 4.40 End Note
1. Projects located in the Coastal Zone may require a Coastal Development Permit (See Section 6.20.040).
Permits Required. All uses identified as permitted or “P” require approval of one or more of the following development applications (as well as a building permit if a new or modified structure is involved):
a. Development Permit (Section 6.20.020);
b. Administrative Development Permit (Section 6.20.030); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110).
2. 3. Use shall not significantly disturb native vegetation and habitat.
4. Use shall be associated with scientific/educational wildlife preserves or undisturbed open space uses and include bird-watching blinds, minimal nature paths, and other similar uses which are consistent with this Zone.
5. Uses shall be compatible with visitor enjoyment of the beach and ocean, which do not require the use of any type of motor vehicle.
6. Uses shall be compatible with visitor enjoyment of the beach and ocean, including but not limited to the use of motor vehicles.
7. Telecommunication facilities are prohibited west of Highway 1, unless they are not visible from public viewing areas, meet the standards of Section 4.40.030.A.1., or such a prohibition would result in a conflict with Federal Law. (Am. Ord. 14-04)
Legend
P Permitted Use
UP Use Permit Required
-- Use Not Allowed
Open Space Zones 2.70.040
City of Grover Beach Development Code 2-43
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.70.040 Open Space Zone Development Standards
A. Development standards in the Open Space Zone shall be determined by the Review Authority as part of the development review process.
B. Development standards in the Coastal Open Space Zone shall meet the following minimum development standards:
1. Pathways shall be limited to a maximum width of four feet and shall follow existing paths and trails whenever possible. Pathways shall not be paved or covered wholly or partly with any material other than a wood boardwalk where necessary.
When pedestrian boardwalks are constructed to go over the dunes to the pedestrian beach, said boardwalks shall be a raised wood deck suspended from pilings. There shall be sufficient room under the boardwalk to allow the natural movement of sand. The boardwalk shall be placed out of the vegetated dune areas.
2. Permitted passive use facilities shall be of a height, bulk, and design visually and ecologically compatible with sensitive natural resources of the area and consistent with preservation of a rural and natural atmosphere.
3. Passive use facilities listed in End Note 3 shall not be permitted within wetland areas and shall be sited and designed in peripheral areas in such a manner as to be compatible, complimentary, and subordinate to the natural vegetation and land forms.
2.80.010 Urban Reserve Zone
2-44 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.80 Urban Reserve Zone
Sections:
2.80.010 - Purpose
2.80.020 - Urban Reserve Zone Allowable Land Uses and Permit Requirements
2.80.030 - Urban Reserve Zone Development Standards
2.80.010 Purpose
The Urban Reserve Zone as established by Section 2.10.020 (Official Zoning Map and Zones) applies to the area generally south of Highland Way, east of South 13th Street, west of South 4th Street and the southern City boundary. The purpose of the Zone is to allow for the continuation of agricultural and agricultural related uses until such time urban development is approved. Development of the site shall be preceded by adoption of a Specific Plan as prescribed in Government Code Section 65451. The Specific Plan shall be consistent with Land Use Element Policy LU-15.1-15.3.
2.80.020 Urban Reserve Zone Allowable Land Uses and Permit Requirements All uses shall be determined as part of the Specific Plan. Prior to adoption of the Specific Plan, the Review Authority may approve development projects that are related to agricultural uses, public or quasi-public facilities, and telecommunication facilities subject to approval of a Use Permit. Prior to adoption of the Specific Plan, the Director may approve farmworker housing in compliance with Health and Safety Code Sections 17021.5 and 17021.6.
2.80.030 Urban Reserve Zone Development Standards
Development standards shall be determined by the Review Authority as part of the development review process.
Overlay Zones 2.90.010
City of Grover Beach Development Code 2-45
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
2.90 Overlay Zones
Sections:
2.90.010 Purpose
2.90.020 Planned Development Overlay Zone
2.90.030 Emergency Shelter Overlay Zone
2.90.010 Purpose
This Section establishes the standards for overlay zones which apply to specific areas of the City or specific lots as approved by the Council. All overlay zones shall be established by Section 2.10.020 (Official Zoning Map and Zones) or as shown in this Section.
2.90.020 Planned Development Overlay Zone
A. Purpose. The Planned Development (PD) Overlay zone may be applied to any area of the City for the purpose of facilitating better designed projects (e.g., innovative site planning, superior architectural design) by allowing flexible and relaxed development standards. The proposed development shall demonstrate that the development is of significantly higher quality than would be achieved through the application of the City’s standard development standards.
B. Applicability. The PD rezoning shall occur concurrently with the approval of a specific project. All Planned Development Overlay zones adopted by the Council shall be shown on the Official Zoning Map and the site specific development standards listed in Appendix A of this Development Code. Any amendments shall be processed in accordance with Chapter 7 (Administration).
C. Review Authority. The Council is authorized to approve Planned Development Overlays to ensure compliance with this Section.
D. Relationship of PD overlay to applicable zone.
1. Allowable land uses. Any use or combination of uses allowed by Chapter 2 (Zones and Allowable Land Uses) within the applicable zone may be established within the PD Overlay zone, subject to any additional limitations on specific land uses provided by the PD Overlay as adopted. No PD Overlay shall allow a land use that is not allowed in the applicable zone.
2. Development permit requirements. Development and new uses within the PD Overlay zone shall obtain the development permits required by Chapter 2 (Zones and Allowable Land Uses) for the applicable zone.
3. Site planning and project development standards. Development and new land uses within the PD Overlay shall comply with all applicable development
2.90.020 Overlay Zones
2-46 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
standards of the zone, except as specifically modified, waived, or augmented by the PD Overlay.
E. Scope of approval. The application of the PD Overlay zone to property may include the adjustment or modification, where necessary and justifiable, of any applicable development standard of this Development Code (e.g., building height, floor area ratio, lot size, parking, setbacks, etc.),
F. Mandatory project features. The Council may approve a rezoning to apply the PD Overlay for a project that incorporates at least one of the following features. If a project is proposed to be constructed in phases, the Council shall determine when the project feature is completed.
1. A minimum of 25 percent of the residential units within the project are affordable to households of very low, low or moderate incomes. (See additional requirements of Section 3.20 Affordable Housing Density Bonuses and
Concessions/Incentives).
2. The project will provide a substantial public amenity, for example, a public plaza, a public park, or a similar improved open space feature, including provisions for guaranteed long-term maintenance not at the expense of the City.
3. The project will achieve at least a silver rating on the LEED or other equivalent rating system.
4. The project will preserve, enhance, and/or create a significant natural feature.
G. Required findings. The Council may approve a rezoning to apply the Planned Development Overlay after making the following findings:
1. The project is consistent with the General Plan, Local Coastal Program (if applicable), and any applicable specific plan and the proposed land use is allowed within the applicable zone. (Am. Ord. 14-04)
2. The project complies with all applicable provisions of this Development Code other than those modified by the PD rezoning;
3. The approved modifications to the development standards of this Development Code are necessary and appropriate to accommodate the superior design of the proposed project, its compatibility with adjacent land uses, and its successful mitigation of environmental impacts;
4. The project complies with all applicable City design guidelines;
5. All affected public facilities, services, and utilities are adequate to serve the proposed project;
6. The location, size, site planning, building design features, and operating characteristics of the project are highly suited to the characteristics of the site and surrounding neighborhood, and will be compatible with the character of the site, and the land uses and development intended for the surrounding neighborhood by the General Plan;
Overlay Zones 2.90.030
City of Grover Beach Development Code 2-47
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
7. The site is adequate for the project in terms of size, configuration, topography and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use; and
8. The establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
2.90.030 Emergency Shelter Overlay Zone
A. Purpose. This Section provides standards for emergency shelters as required by Government Code Section 65583(A)(4) within the Emergency Shelter Overlay Zone as shown in Figure 2.3.
Figure 2.3
B. Permit requirements. Emergency shelters are permitted by right in the zones where the overlay is applied, subject only to the Zoning Clearance approval and the same development standards that apply to the other permitted uses in zones within the
2.90.030 Overlay Zones
2-48 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 6, 2020, and November 22, 2021, and ____
Overlay Zone, except for the requirements set forth in this Section that are unique to emergency homeless shelters and as authorized by Government Code Section 65583(a)(4). In order to ensure compliance with the standards, an Administrative Development Permit shall be approved by the Director, and a A Coastal Development Permit shall be required when located in the Coastal Zone. (Am. Ord. 14-04)
C. Development standards. An emergency shelter shall comply with the following standards:
1. The shelter shall be operated by a responsible agency or organization, with experience in managing or providing social services.
2. The shelter shall provide at least one qualified on-site supervisor at all times, plus one attendant for each fifty occupants.
3. A shelter shall not be approved when another homeless shelter exists within 300 feet of the proposed site.
4. Nearby residential neighborhoods shall be adequately buffered from potential impacts of the proposed shelter.
5. Parking shall be supplied at a ratio of one vehicle space per ten beds, and one secured bicycle parking area designed to accommodate up to one bicycle per ten beds. Off-street parking shall be based upon demonstrated need and sufficient to accommodate all staff working in the emergency shelter, provided that parking for an emergency shelter shall not be more than that required for other uses permitted in the underlying district.
6. Each shelter shall be limited to a maximum occupancy of 50 persons, including warming shelters and daytime facilities.
7. A management plan shall be required to address how the immediate sheltering needs of individuals who may be turned away from the shelter will be handled.
The management plan shall establish a maximum length of time for which clients may be accommodated.
City of Grover Beach Development Code 3-1
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
CHAPTER 3. STANDARDS FOR ALL
DEVELOPMENT AND LAND
USES
3.10 Standards for All Development and Land Uses ............................................................................... 4
3.10.010 Purpose & Applicability......................................................................................................... 4
3.10.020 Fences, Walls, and Screening .............................................................................................. 4
3.10.025 Fractional Density for Multi-Family Developments .......................................................... 12
3.10.030 Height Limits and Exceptions ............................................................................................ 13
3.10.035 Lot Coverage and Exceptions ............................................................................................ 15
3.10.040 Outdoor Lighting .................................................................................................................. 16
3.10.045 Open Space for Residential Uses ...................................................................................... 17
3.10.050 Performance Standards ...................................................................................................... 18
3.10.060 Reasonable Accommodation.............................................................................................. 19
3.10.065 Screening .............................................................................................................................. 21
3.10.070 Setback Requirements and Exceptions ............................................................................ 22
3.10.080 Upper Story/Rooftop Decks and Open Spaces................................................................. 25
3.20 Affordable Housing Density Bonuses and Concessions/Incentives ........................................... 27
3.20.010 Purpose ................................................................................................................................. 27
3.20.020 General Affordable Housing Provisions............................................................................ 27
3.20.030 Application Requirements: ................................................................................................. 28 Applicability: Affordable Housing Density Bonuses and Concessions/Incentives ........................... 30
3.20.040 Density Bonus ...................................................................................................................... 31
3.20.050 Incentives.............................................................................................................................. 32 Standards for All Development and Land Uses 3.10.010
3-2 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.20.060 Local Coastal Program Consistency ................................................................................. 32
3.20.070 Review Procedures .............................................................................................................. 32
3.20.080 Affordable Housing and Senior Housing Agreements .................................................... 34
3.20.090 Design and Quality .............................................................................................................. 35
3.30 Landscaping Standards ................................................................................................................... 37
3.30.010 Purpose ................................................................................................................................. 37
3.30.020 Applicability .......................................................................................................................... 37
3.30.030 Landscape and Irrigation Plans ......................................................................................... 38
3.30.040 Landscape Standards.......................................................................................................... 38
3.30.050 Landscape Requirements ......................................................................................................... 41
3.30.050 3.30.060 Maintenance of Landscaped Areas..................................................................... 42
3.40 Mobile Home Park Conversion Process ......................................................................................... 43
3.40.010 Authority and Short Title ..................................................................................................... 43
3.40.020 Definitions............................................................................................................................. 43
3.40.030 Conversion Impact Report Requirements ......................................................................... 45
3.40.040 Pre-Conversion Questionnaire ........................................................................................... 46
3.40.050 Relocation Specialist ........................................................................................................... 47
3.40.060 Conversion Impact Report Content ................................................................................... 47
3.40.070 Public Hearing Regarding Conversion Impact Report ..................................................... 49
3.40.080 Decision Regarding Conversion Impact Report ............................................................... 50
3.40.090 Application for Exemption from Relocation Assistance Obligations ............................ 52
3.40.0100 Certification of Acceptance ................................................................................................ 53
3.40.0110 Performance of Mitigation Measures ................................................................................. 53
3.40.0120 Modification of Conversion Impact Report ....................................................................... 54
3.40.0130 Expiration of Conversion Impact Report ........................................................................... 54
3.40.0140 Nullification of Impact Report ............................................................................................. 55
3.40.0150 Right of First Refusal........................................................................................................... 55
3.40.0160 Appeal ................................................................................................................................... 55
3.40.0170 Processing Fees .................................................................................................................. 55
3.40.0180 Building Permits .................................................................................................................. 55
3.40.0190 Exemption ............................................................................................................................. 56
3.10.010 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-3
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.50 Parking Regulations ......................................................................................................................... 57
3.50.010 Purpose ................................................................................................................................. 57
3.50.020 Applicability .......................................................................................................................... 57
3.50.030 General Provisions .............................................................................................................. 58
3.50.040 Required Parking Spaces.................................................................................................... 59
3.50.050 Bicycle Parking Spaces....................................................................................................... 65
3.50.060 Parking Reductions ............................................................................................................. 65
3.50.070 Location of Required Parking ............................................................................................. 67
3.50.080 Parking Districts .................................................................................................................. 68
3.50.090 Loading ................................................................................................................................. 68
3.50.0100 Parking Design and Driveway Standards .......................................................................... 69
3.50.0110 Residential Front and Street Side Setback Parking ......................................................... 74
3.60 Sign Regulations ............................................................................................................................... 76
3.60.010 Purpose ................................................................................................................................. 76
3.60.020 Applicability .......................................................................................................................... 76
3.60.030 Exempt Signs ....................................................................................................................... 77
3.60.040 Prohibited Signs .................................................................................................................. 78
3.60.050 Application Requirements .................................................................................................. 79
3.60.060 Signage within the Coastal Zone ....................................................................................... 80
3.60.070 Requirements for All Signage ............................................................................................ 81
3.60.080 Temporary Signs .................................................................................................................. 84
3.60.090 Permanent Signs .................................................................................................................. 87
3.60.0100 Special Consideration Signs .............................................................................................. 89
3.60.0110 Nonconforming Signs ......................................................................................................... 90
3.60.0120 Signs on City Property ........................................................................................................ 91 Standards for All Development and Land Uses 3.10.010
3-4 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10 Standards for All Development and Land Uses
Sections:
3.10.010 - Purpose & Applicability
3.10.020 - Fences, Walls, and Screening
3.10.030 - Height Limitations and Exceptions
3.10.040 - Outdoor Lighting
3.10.050 - Performance Standards
3.10.060 - Reasonable Accommodations
3.10.070 - Setback Requirements and Exceptions
3.10.080 - Lot Coverage and Exceptions
3.10.090 - Fractional Density
3.10.010 Purpose & Applicability
A. Purpose. This Chapter expands upon the zoning standards of Chapter 2 (Zones and Allowable Land Uses) by addressing additional details of site planning, project design, and the operation of land uses. The intent of these standards is to ensure that proposed development is compatible with existing and future development on neighboring properties, and produces an environment of desirable character, consistent with the General Plan.
B. Applicability. The requirements of this Chapter shall apply to all proposed development and new land uses, except as specified in Section 7.40 (Nonconforming Uses, Structures, and Lots), and shall be considered in combination with the standards for the applicable zone in Chapter 2 (Zones & Allowable Land Uses) and those in Chapter 4 (Standards for Specific Development and Land Uses). If there is a conflict between any standards, the provisions of Chapter 3 control over Chapter 2, and the provisions of Chapter 4 control over Chapters 2 and 3. Projects within the Coastal Zone shall comply with all standards in the Local Coastal Program. (Am. Ord. 14-04)
3.10.020 Fences, Walls, and Screening
A. Purpose. The purpose of these regulations is to achieve a balance between concerns for privacy and public concerns for enhancement of the community appearance, visual image of the streetscape, overall character of neighborhoods, and to ensure the provision of adequate light, air, and public safety.
B. Applicability. The requirements of this Section apply to all fences and walls located on private property unless otherwise stated.
C. Height limits within required setbacks or property frontages. Fences or walls may be placed within required setbacks, provided they do not exceed the height limits shown in Table 3.1 and the standards of this Section.
3.10.020 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-5
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.1 Maximum Height of Fences or Walls
Location of Fence or Wall Maximum Height
Within a front setback (refer to Figure
3.1.1)
3.5 feet (42 inches) 1, 4
Corner lots (refer to Figure 3.1.2)
Front setback
Street side setback
3.5 feet (42 inches) 1,3,4
6 feet 3,4
Within an interior side or rear setback 7 feet 2
Notes:
1. A fence or wall up to six feet in height is allowed when the portion above 3.5 feet is a minimum of 75% transparent allowing air and light to pass through (Refer to Figure
3.1.3).
2. In non-residential zones, a solid fence or wall up to eight feet in height may be allowed for screening or security purposes subject to approval of an Administrative Development Permit.
3. Property owners in residential zones with a corner lot may designate one side of the property as front setback, and the other as the street side setback as shown in Figure
3.1.2, for purposes of determining fence heights only.
4. All fences and walls shall comply with Section 3.10.030.E. (Restrictions to height limits at street corners, Figure 3.3)
Figure 3.1.1 – Fence Setback Areas
(Reference Chapter 2 for Specific Setbacks by Zone)
Standards for All Development and Land Uses 3.10.020
3-6 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10.020 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-7
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
D. Fences on retaining walls within the front or street side setbacks.
1. Fence and/or wall height shall be measured from the adjacent grade along the lower side of the wall and/or fence, directly at the base of either the wall or fence.
Fences on top of retaining walls within the front or street side setback shall be counted towards the maximum fence height.
2. Exception. A fence with maximum heights consistent with Section 3.10.020.C may be allowed with the following conditions:
1. Retaining Wall. Maximum height of retaining wall shall be six feet as measured from the adjacent grade on the lower side.
2. Setback required. A minimum setback of two feet as measured from the back of the retaining wall to the front of the fence (refer to Figure 3.1.4).
Figure 3.1.4 – Measurement of Retaining Wall and Fence Height located within the Front or Street Side Setbacks
E. Fences and walls located within the public right-of-way. Fences and walls that comply with the requirements of this Section may be located within the public right-ofway behind the existing or future sidewalk location if an Encroachment Permit is issued.
F. Standards for fences located outside of the required setback areas.
1. The maximum wall or fence height is seven feet in residential zones outside of required setback areas.
Standards for All Development and Land Uses 3.10.020
3-8 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
G. Arbors, trellis, and ornamental features
1. Arbors, trellises, and other similar ornamental features are allowed within a required setback subject to the same height limits that apply to fences and walls, except as provided in this Subsection.
a. Within front, street side, interior side and rear setbacks. Up to one arbor, trellis, or other similar ornamental feature per street frontage is allowed with a maximum height of eight feet, and an area of not more than 40 square feet as measured by the perimeter formed by the vertical projection to the ground of the outermost elements of the feature, and no horizontal dimension shall exceed eight feet in length. Any portion of such a feature wider than 18 inches and that exceeds the usual fence height requirements of this Subsection shall be of an open design such that a person standing on the adjacent public right-of-way can see completely through at least 50 percent of the structure (refer to Figure 3.1.5).
Features within required setbacks shall comply with Section 3.10.030.E. (Restrictions to height limits at street corners).
Figure 3.1.5 – Measurement of Arbor or Trellis
H. Measurement of height where fences or walls are located on retaining walls or berms within interior and rear setbacks.
1. Retaining walls located on the lower lot within interior side or rear setback. Where fences or walls are located on retaining walls on the lower lot, the height of the retaining wall shall not be considered as a part of the overall height of the fence or wall (refer to Figure 3.1.6).
3.10.020 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-9
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Figure 3.1.6 – Measurement of Retaining Wall and Fence Located on Lower Lot
2. Retaining walls located on the higher lot within interior side or rear setback.
Where fences or walls are located on retaining walls greater than one foot in height on the higher lot, the height of the retaining wall shall be considered as a part of the overall height of the fence or wall and shall not exceed seven feet in height as measured from the lower side (refer to Figure 3.1.7).
Figure 3.1.7 – Measurement of Retaining Wall and Fence Located on Higher Lot Fence on Lower Lot
Maximum Height 7-feet
Retaining
Wall
Retaining
Wall
Fence on Higher Lot
Measurement of Height
Maximum Height 7-feet
Standards for All Development and Land Uses 3.10.020
3-10 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3. Walls or fences shall have a minimum spacing of three feet between each other to be considered separate structures for purposes of measuring height.
4. Where fences are located on a landscaped berm. The height of the fence shall include the berm directly beneath the fence and above natural grade in the overall height measurement (refer to Figure 3.1.8).
I. Minor exceptions. The Director may approve an Administrative Development Permit to make minor exceptions for unusual circumstances such as topography to maintain the effectiveness of screening as would generally be provided by Subsections A through H.
J. Specific fence and wall requirements for specified uses.
1. Fencing between different land uses. Fencing between different land uses shall be provided in compliance with Subsection L. (Screening).
2. Outdoor equipment, storage, and work areas. Non-residential outdoor equipment, storage and uses adjacent to a residential zone shall be screened in compliance with Subsection L. (Screening). Mechanical equipment for residential zones shall be screened in compliance Subsection M (Screening).
3. Swimming pools, spas, and similar features. Swimming pools/spas and other similar water features shall be fenced in compliance with the City’s Building Code requirements, regardless of the other requirements of this Section.
3.10.020 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-11
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
K J. Prohibited materials. The following fencing materials are prohibited in all zones except as follows.
1. Razor or concertina (barbed) wire unless approved by a Use Permit within an industrial zone.
2. Chain link fencing within a front or street side property frontage. Chain link fencing shall be prohibited in conjunction with all new structures, including development permits, unless an exception is approved by the Review Authority.
L. Screening. This Subsection establishes standards for the screening of non-residential uses when adjacent to residential zones at the lot boundary as follows:
1. The screen shall consist of a solid, decorative wall of masonry or similar durable material, six feet in height. The Review Authority may require a wall up to eight feet in height if necessary to screen the use from the residential use.
2. The decorative wall shall be architecturally treated on both sides, subject to the approval of the Review Authority.
3. In industrial zones, a minimum of 10 feet of dense landscaping shall be planted adjacent to residential zones.
4. In commercial zones, a minimum of five feet of dense landscaping shall be planted adjacent to residential zones.
5. The Review Authority may waive or approve a substitute for the requirements of this Subsection if the Review Authority determines that:
a. The relationship of the proposed uses make the required screening unnecessary;
b. The intent of this Subsection can be successfully met by means of alternative screening methods;
c. Physical constraints on the site make the required screening infeasible; or d. The physical characteristics of the site or adjoining lots make the required screening unnecessary.
M. Mechanical equipment, loading docks, and refuse areas.
1. Mechanical equipment shall be screened from public view from adjoining public streets and adjoining areas zoned for residential uses. This equipment includes air conditioning, heating, ventilation ducts, and exhaust vents, loading docks, refuse storage areas, and utility services, electrical transformers, gas meters, etc.
2. Mechanical equipment shall be screen from public view in residential zones when visible from public streets. This includes air conditioning, heating, and other similar mechanical equipment.
3. The colors, materials, and architectural style of screening shall be architecturally compatible with other on-site development.
Standards for All Development and Land Uses 0
3-12 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10.025 Fractional Density for Multi-Family Developments A. Purpose. To encourage smaller units that are affordable by design, the City authorizes fractional density units. This Section describes the required methods and applicability for using fractional density.
B. Applicability. In the R1, CR1, and CPR1 zones, each dwelling unit counts as one density unit. In multi-family residential zones (R2, CR2, R3, and CR3) and commercial zones that allow mixed use projects and multi-family dwellings, fractional density may be applied (Subsection C, below).
C. Multi-family fractional density. The following density unit value attributed to unit sizes may be used for the purpose of calculating multi-family development density allowed on a parcel:
1. Units up to 600 square feet = 0.50 units
2. Units of 601 square feet up to 1,000 square feet = 0.66 units
3. Units over 1,000 square feet = 1 unit
D. Development standards. With the exception of density, which shall be calculated as indicated in Subsection C, all other development standards contained within the Development Code shall be applicable for fractional density units.
E. Maximum residential development potential. Maximum residential development potential shall be the gross lot area (in whole and fractional acres), multiplied by the maximum density allowed. The resulting number (in density units, carried out to the nearest one hundredth unit) will be the maximum residential development potential.
For example, when a calculation results in a density of 4.74 units, up to nine units that are less than 600 square feet in size would be permitted; when a calculation results in a density of 4.75 units, up to 10 units less than 600 square feet in size would be permitted). Any combination of dwelling types and numbers may be developed, so long as their combined density unit values do not exceed the maximum potential.
3.10.030 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-13
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10.030 Height Limits and Exceptions
A. Purpose. This Section describes the required methods for measuring the height of structures in compliance with the height limits established by this Development Code, and exceptions and restrictions to those height limits.
B. Maximum height of structures. The height of each structure shall not exceed the height limit established for the applicable zone by Chapter 2 (Zones and Allowable Land Uses), except as otherwise provided by this Section.
C. Height measurement. The maximum allowable height shall be measured as the vertical distance from the average level of the highest and lowest point, measured from natural grade, of that portion of the lot covered by the building to the topmost point of the roof as shown in Figure 3.2. Natural grade shall be determined by the Director using the best available information.
Figure 3.2 Height Measurement
D. Exceptions to height limits. The following structures and structural features may exceed the height limits of this Development Code as noted:
1. Architectural features. A chimney, steeple, tower, cupola, monument, mechanical equipment, vent, or similar structure unoccupied architectural feature may exceed the height limit by up to eight feet subject to approval of a Use Permit by the Review Authority; except Modification to Standards. Architectural features that exceed the height limit and are greater than eight feet require Use Permit approval.
2. Chimney or vent. Aa chimney or vent may exceed the maximum height of the applicable zone if required to meet Building Code requirements without requiring approval of a Modification to Standards.
Standards for All Development and Land Uses 3.10.030
3-14 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3. Mechanical equipment. Rooftop mechanical equipment and related architectural screening may exceed the height limit by up to eight feet subject to approval of a Modification to Standards.
4. Elevator shaft or stairway. An elevator or stairway to a rooftop deck/upper story open space that is no more than 100 square feet in area and set back from any building edge by at least five feet may exceed the maximum height limit by up to eight feet subject to approval of a Modification to Standards. 2 5. Telecommunications facilities. The height of telecommunications facilities, including antennas, poles, towers, and necessary mechanical appurtenances shall comply with Section 4.40 (Telecommunications Facilities).
E. Restrictions to height limits at street corners.
1. Development adjacent to any public or private street shall be designed to provide a traffic safety visibility area or “sight triangle” for pedestrian and traffic safety (refer to Figure 3.3). For the specific sight triangle calculation refer to the City’s Standards and Specifications for sight triangle.
Figure 3.3 Sight Triangle Example
1 2. Applicability. The Sight Distance Triangle requirements are applicable to every intersection of two or more public or private streets.
2 3. Location. At street intersections, the area behind the existing or future sidewalk at the corner must be clear of any obstruction that may impair visibility of oncoming vehicles.
0 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-15
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3 4. Area Required for Sight. The City of Grover Beach Engineering Standards and Specifications shall be used to determine the dimensions of the sight triangle for corner sight distance.
4 5. Use of No Parking Areas to Maintain Visibility. Red curbing may be used to establish no parking zones, as approved by the City Engineer.
3.10.035 Lot Coverage and Exceptions
A. Generally. Structures included in lot coverage calculations shall include buildings or structures that are 30 inches in height or more above adjacent existing grade. The size of all buildings and structures shall be measured from exterior walls, exclusive of projecting, unenclosed architectural features.
B. Excluded from Lot Coverage. The following features shall not count toward lot coverage.
1. Patio covers and trellises that are open on at least two sides (up to a maximum of one detached or attached) up to 120 square feet.
2. Uncovered swimming pools and spas, sports courts, and other athletic and/or recreational surfaces that are not more than 30 inches above the adjacent finished grade, at any point, on which they are placed.
3. Cornices and eaves.
4. Front entrance stairs and stoops if uncovered and not more than four feet above grade.
5. Chimneys.
6. Outdoor kitchens and fire pits.
7. Bay and greenhouse windows located on the first floor if all the following conditions are met:
a. Footprint of each window shall not exceed 20 square feet; and b. Total cumulative bay/greenhouse window area shall not exceed 60 square feet.
8. Uncovered balconies projecting up to four feet from the building.
9. Basements.
10. Mechanical equipment.
11. Upper floor cantilevers projecting up to 30 inches from the building.
12. Any attached or detached Accessory Dwelling Unit that complies with the provisions of Section 4.10.015 (Accessory Dwelling Units).
13. Tiny homes that comply with provisions of Section 4.10.215 Standards for All Development and Land Uses 3.10.040
3-16 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10.040 Outdoor Lighting
A. Purpose. The This Section provides standards for outdoor lighting of non-residential uses to minimize light and glare on adjacent properties. The intent of these standards is that to limit outdoor lighting be limited to the minimum necessary for safety and security.
B. Development standards. New outdoor lighting on non-residential for all development projects shall comply with the following requirements:
1. An outdoor light fixture Light fixtures shall be limited to a maximum height of 20 feet or the height of the nearest building, whichever is less. The Review Authority may approve a fixture in excess of 20 feet if it determines that the additional height will provide lighting that still complies with all other requirements of this Section.
2. Outdoor lighting shall utilize energy-efficient (high pressure sodium, low pressure sodium, hard-wired compact florescent, or other lighting technology that is of equal or greater energy efficiency) fixtures/lamps.
3. Lighting Light fixtures shall be shielded or recessed to minimize light bleed to glare impacts on adjoining properties, by ensuring that the light source (e.g., bulb, etc.) is not visible from off the site property and confining glare and reflections within the boundaries of the site to the maximum extent feasible within the property boundaries.
4. Each light 3. Light fixture shall be directed downward and away from adjoining properties and public rights of-way, so that no on-site light fixture directly illuminates an area off the site.
4. Lighting for (including access to) upper story/rooftop decks shall be designed and maintained to prevent lighting from shining onto adjoining properties either via shielding, orientation, and/or candle-power limits.
5. Outdoor lighting shall utilize energy-efficient fixtures/lamps such as light-emitting diodes (LED), compact fluorescent lamp (CFL) lights, or other energy-efficient fixtures.
6. Non-residential outdoor lighting affixed to poles shall not exceed 20-feet in height.
7. Non-residential uses shall provide lighting that complies with International DarkSky Association standards. 5 8. In the Coastal Zone, all lighting shall be designed to protect against impacts to coastal resources, including biological and visual resources, as required by the Local Coastal Program. (Am. Ord. 14-04)
0 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-17
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.10.045 Open Space for Residential Uses
A. Useable. All required open space shall be usable as defined in Section 9.10.020 (“O” Definitions) and shall include no obstructions other than devices and structures designed to enhance its usability, such as fountains, planters, benches, play equipment, swimming pools/spas, and landscaping.
B. Minimum Required. Open space shall be provided for all multi-family dwellings in multi-family and mixed-use developments as shown in Table 3.2. Minimum open space requirements may be met through private open space, common open space, or a combination of both private and common open space. For mixed use projects, open space requirements shall only apply to the residential component.
Table 3. 2 Minimum Open Space Standards
R2 CR2 R3 CR3 Commercial and
Industrial Zones
Ground floor units
Studio Unit
1 bedroom unit
2+ bedroom unit
(SF)
100
120
140
(SF)
100
120
140
(SF)
100
120
140
(SF)
100
120
140
(SF)
N/A
N/A
N/A
Second floor or above units
Studio Unit
1 bedroom unit
2+ bedroom unit
(SF)
100
120
140
(SF)
100
120
140
(SF)
60 72
84 (SF)
60 72
84 (SF)
60 60
60 C. Private Open Space. The minimum dimension, width or depth, of any private residential open space shall be five feet. The private open space shall be accessible from within the unit and may include patio areas, balconies, and decks, but not stairs, entrance decks, stoops, and/or landings.
D. Common Residential Open Space.
1. The minimum dimension, width or depth, of any common residential open space area shall be 15 feet.
2. Not less than 80 percent of the total required usable common open space, where provided as outdoor space, shall be unobstructed to the sky. Of the allowable 20 percent that may be obstructed to the sky, obstructions may include such structures as required to accommodate changing rooms, bathrooms, and other uses ancillary to the common open space. Trellises, pergolas, umbrellas, and similar structures shall be considered unobstructed to the sky for the purposes of this measurement.
Standards for All Development and Land Uses 3.10.050
3-18 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3. In residential zones, common open space requirements may be met within the rear and side setback areas. Front yard areas shall not be considered as contributing toward common open space.
3.10.050 Performance Standards
A. Purpose. This Section provides performance standards that are intended to minimize various potential operational impacts of land uses and development within the City, and promote compatibility with adjoining areas and land uses.
B. Applicability. The provisions of this Section apply to all new and existing land uses, including permanent and temporary uses in all zones, unless an exemption is specifically provided. Uses existing on the effective date of this Section shall not be altered or modified thereafter to conflict with these standards.
C. Air emissions. No visible dust, gasses, or smoke shall be emitted, except as permitted by the San Luis Obispo Air Pollution Control District or as necessary for the heating or cooling of structures, and the operation of motor vehicles on the site.
D. Combustibles and Explosives. The use, handling, storage and transportation of combustibles and explosive materials shall comply with the City’s Building and Fire codes, and all other applicable State and local regulations.
E. Dust. Activities that may generate dust emissions (e.g., construction, grading, commercial gardening, and similar operations) shall be conducted to limit the emissions beyond the site boundary to the maximum extent feasible. Appropriate methods of dust management shall include the following, subject to approval by the Public Works Director.
F. Ground vibration. No ground vibration shall be generated that is perceptible without instruments by a reasonable person at the property lines of the site, except for vibrations from temporary construction or demolition activities, and motor vehicle operations.
G. Liquid waste. No liquid shall be discharged into a public or private body of water, sewage system, watercourse, or into the ground, except in compliance with applicable regulations of the Regional Water Quality Control Board.
H. Noise. All uses shall comply with the City’s noise standards in Municipal Code Article III.
I. Odors. No obnoxious odor or fumes shall be emitted that are perceptible without instruments by a reasonable person at the property line of the site.
J. Radioactivity, electrical disturbance or electromagnetic interference. None of the following shall be emitted:
3.10.060 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-19
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
1. Radioactivity, in a manner that does not comply with all applicable State and Federal regulations; or
2. Electrical disturbance or electromagnetic interference that interferes with normal radio or television reception or with the function of other electronic equipment beyond the property line of the site; or that does not comply with all applicable Federal Communications Commission (FCC) and other applicable State and Federal regulations.
K. Historic resources. Changes to any registered historical building shall be consistent with the Secretary of Interior Standards.
L. Archaeological and paleontological resources. If archaeological or paleontological resources are surfaced in the course of excavating or grading for a development project, such excavation or grading shall cease until the developer or other responsible party arranges for the professional recovery of the resources, as determined by the Director and in compliance with any applicable State and federal laws.
3.10.060 Reasonable Accommodation
A. Purpose
1. The Acts. This Section provides a procedure to request Reasonable Accommodation for persons with disabilities seeking equal access to housing under the California Fair Employment and Housing Act, the Federal Fair Housing Act, and the Americans with Disabilities Act (ADA) (also known as the Acts) in the application of zoning laws and other land use regulations, policies, and procedures.
2. Adjustment to physical design standards. A Reasonable Accommodation is typically an adjustment to physical design standards (e.g., setbacks) to accommodate the placement of wheelchair ramps or other exterior modifications to a dwelling in response to the needs of a disabled resident.
B. Applicability
1. Eligible applicants.
a. A request for Reasonable Accommodation may be made by any person with a Disability when the application of a development standard or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities. b. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having this type of impairment, or anyone who has a record of this type of impairment.
c. This Section is intended to apply to those persons who are defined as disabled under the Acts.
Standards for All Development and Land Uses 3.10.060
3-20 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
2. Eligible request.
a. A request for Reasonable Accommodation may include a modification or exception to the practices, rules, and standards for the development, siting, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. In addition, the applicant may request a reduction to the required parking standards based on a reduced need for parking. b. The application shall include the information and materials specified in the Department handout for Reasonable Accommodation applications, together with the required fee in compliance with the Master Fee Schedule. c. It is the responsibility of the applicant to provide evidence in support of the findings required in Subsection D.
C. Permit Requirements. An Administrative Development Permit shall be approved by the Director.
D. Required findings. The approval of an Administrative Development Permit shall require that the Director make the following findings:
1. Whether the housing, which is the subject of the request, will be used by an individual defined as disabled under the Acts;
2. Whether the request for Reasonable Accommodation is necessary to make specific housing available to an individual with a disability under the Acts;
3. Whether the requested Reasonable Accommodation would impose an undue financial or administrative burden on the City;
4. Whether the requested Reasonable Accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning;
5. Whether there are alternatives to the requested waiver or exception that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants or to the general public;
6. Physical attributes of the property and structures; and
7. Alternate Reasonable Accommodations that may provide an equivalent level of benefit.
E. Conditions of approval. In approving a request for Reasonable Accommodation, the Director may impose conditions of approval deemed reasonable and necessary to ensure that the Reasonable Accommodation will comply with the findings required by Subsection D.
F. Rescission of Approval of Reasonable Accommodation
1. An approval or conditional approval of an application made in compliance with this Section may be conditioned to provide for its rescission or automatic 0 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-21
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
expiration under appropriate circumstances (e.g., the individual defined as disabled under the Acts vacates the subject site, etc.), unless allowed to remain in compliance with Subsection G (Discontinuance).
2. If rescinded or is subject to automatic expiration, the improvement made in compliance with the originally approved Reasonable Accommodation shall be removed from the subject property in compliance with Section.
G. Discontinuance.
1. A Reasonable Accommodation shall lapse if the exercise of rights granted by it is discontinued for at least 180 consecutive days.
2. If the person(s) initially occupying a residence vacates, the Reasonable Accommodation shall remain in effect only if the Director first determines that:
a. The modification is physically integrated into the residential structure and cannot easily be removed or altered to comply with this Development Code; or
b. The accommodation is to be used by another qualifying individual with a disability.
3. The Director may request the applicant or the successor(s)-in-interest to the property to provide documentation that subsequent occupants are qualifying persons with disabilities.
4. Failure to provide the documentation within 30 days of the date of a request by the Director shall constitute grounds for discontinuance by the City of a previously approved Reasonable Accommodation.
5. Discontinuance shall require that the improvement made in compliance with the originally approved Reasonable Accommodation shall be removed from the subject property.
3.10.065 Screening
A. Screening between nonresidential and residential zones. Visual screening shall be provided along any property line where a non-residential use abuts a residential zone. The following standards shall apply.
1. The screen shall consist of a solid, decorative wall of masonry or similar durable material at least six feet in height. The Review Authority may require a wall up to eight feet in height if necessary to screen the non-residential use from the residential use.
2. The decorative wall shall be architecturally treated on both sides and subject to the approval of the Review Authority.
3. The Review Authority may waive or approve a substitute for the requirements of this Subsection if the Review Authority determines that:
Standards for All Development and Land Uses 3.10.070
3-22 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. The relationship of the proposed uses makes the required screening unnecessary;
b. The intent of this Subsection can be successfully met by means of alternative screening methods;
c. Physical constraints on the site make the required screening infeasible; and/or
d. The physical characteristics of the site or adjoining lots make the required screening unnecessary.
B. Mechanical equipment and loading docks.
1. Mechanical equipment shall be screened from public view from adjoining public streets and adjoining areas zoned for residential uses. This equipment includes air conditioning, heating, ventilation ducts, and exhaust vents, loading docks, refuse storage areas, and utility services, electrical transformers, gas meters, etc.
The exception is any required on-site fire-fighting equipment which must be accessible to emergency personnel.
2. Mechanical equipment shall be screen from public view in residential zones when visible from public streets. This includes air conditioning, heating, and other similar mechanical equipment. The exception is any required on-site fire-fighting equipment which must be accessible to emergency personnel.
3. The colors, materials, and architectural style of screening shall be architecturally compatible with the buildings they serve.
4. The preferred method of screening roof-mounted equipment shall be behind parapet walls or otherwise integrated into rooftop architectural features.
5. Loading docks and areas adjacent to residential uses and noise-sensitive receptors such as schools, hospitals, and community care facilities shall be screened by noise-attenuating walls to achieve City noise ordinance standards.
All loading docks and areas shall not be visible from a public street.
3.10.070 Setback Requirements and Exceptions
A. Purpose. This Section provides standards for setbacks requirements and exceptions to the requirements. Setback standards provide open areas around structures for:
visibility and traffic safety; access to and around structures; access to natural light, ventilation and direct sunlight; separation between potentially conflicting activities; and space for privacy, landscaping and recreation.
B. Setback requirements.
1. Minimum setbacks for all structures. Each structure shall comply with the front, interior side, street side, and rear setback requirements of the applicable zone as established in Chapter 2 (Zones and Allowable Land Uses), except:
3.10.070 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-23
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. Where a different setback requirement is established for a specific land use by Chapter 4 (Standards for Specific Development and Land Uses); b. As otherwise provided by this Section.
2. Exemptions from setback requirements. The minimum setback requirements of this Development Code do not apply to the following:
a. A projection into a required setback allowed by Subsection C. b. Fences and walls as specified in Section 3.10.020.
c. Buildings or structures less than 120 square feet that do not require a building permit when located within an interior side or rear setback. d. In commercial zones, an architectural feature such as an awning, eave or balcony may encroach into the public right-of-way a maximum of 36 inches with a minimum clearance of eight feet, provided required encroachment easements are obtained. An architectural feature such as an awning, eave or balcony may encroach into the public right of way a maximum of 36 inches with a minimum clearance of eight feet. The Review Authority may approve a greater encroachment if a finding is made that the architectural feature will enhance the building design.
e. A sign in compliance with Section 3.60 (Signs).
C. Allowed projections into setbacks. An architectural feature attached to a primary structure may extend beyond the wall of the structure and into a required front, side, or rear setback in compliance with Table 3-2.
Table 3.2. Allowed Projection into Setbacks
Allowed Projection into Specified Setback
Projecting Feature Front & Rear Setback Side Setback
Bay window, or similar projecting feature 36 inches 24 inches 1 Chimney/fireplace, 6 ft. or less in breadth 36 inches 24 inches 1 Cornice, eave, awning, roof overhang, or similar
feature 36 inches 24 inches 1
Notes: 1. Feature may project no closer than 36 inches to any side property line.
Table 3.2. Allowed Projection into Setbacks
Allowed Projection into Specified Setback 3
Projecting Feature Front
Setback1
Rear
Setback
Side
Setback2
Street Side
Setback 1
Bay window, or similar projecting feature 3 feet 3 feet 2 feet 2 feet Chimney, 6 ft. or less in breadth 3 feet 3 feet 2 feet 2 feet Cornice, eave, awning, roof overhang, or similar feature 3 feet 3 feet 2 feet 2 feet Porches (including their eaves) in the R-1, CPR1 and
CR-1 zones 5 feet N/A N/A 3 feet
Standards for All Development and Land Uses 3.10.070
3-24 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Porches (including their eaves) in the R-2, CR-2, R-3,
and CR-3 zones 5 feet N/A N/A 3 feet
Notes:
1. Feature shall be at least 2 feet from any front or street-side property line.
2. Feature must be at least 3 feet from any side property line.
3. Where property line exists within two feet of back of sidewalk (existing or future), no encroachments are permitted.
Figure 3.X: Allowed Porch Encroachments in Residential Zones D. Setback requirements for swimming pool, hot tub, etc. A swimming pool, hot tub, or spa and any related mechanical equipment shall be set back a minimum of five feet from side and rear property lines, and shall not be located within a front setback the front half of a property.
3.10.080 Standards for All Development and Land Uses
City of Grover Beach Development Code 3-25
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
E. Setback requirements for Meadow Creek. All structures adjacent to Meadow Creek shall have a minimum 50 foot setback buffer on both sides of the creek as measured from the top of the highest creek bank or designated /regulated floodway.
F. Setback requirements for ESHA. All structures adjacent to Environmentally Sensitive Habitat Areas (ESHA) shall have a minimum 50 foot setback. (Am. Ord. 14- 04)
3.10.080 Upper Story/Rooftop Decks and Open Spaces
A. Purpose. This section provides development and design standards for new construction, additions, or remodels of upper story/rooftop decks and open spaces on rooftops and upper-level stories to provide additional open space that is functional for its users and mitigates noise and visual impacts on adjacent properties.
B. Rooftop Decks in Residential Zones – Rear and Side Setbacks.
1. The upper story/rooftop deck and required guardrail shall be set back a minimum of five feet from the floor located directly below on the rear and side setback sides. In cases where the top story is already set back at least five feet from the minimum required setback, the rooftop deck does not require an additional setback.
Figure 3.X: Setbacks for Upper Story/Rooftop Decks in Residential Zones C. Rooftop Decks in Commercial and Industrial Zones.
1. Rear and Side Setbacks. No additional setback for rooftop decks is required in Commercial and Industrial zones.
D. Rooftop Decks in All Zones.
Standards for All Development and Land Uses 3.10.080
3-26 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
1. Permit requirements. Upper story/rooftop decks are subject to Zoning Clearance approval.
2. Accessory Structure Rooftop Decks Prohibited. Upper story/rooftop decks are prohibited on accessory structures and detached accessory dwelling units (ADUs).
3. Cover. No portion of upper story/rooftop decks shall be covered with awnings, canopies, or similar structures, unless it does not exceed the maximum height limit for the zone in which the building is located.
4. Rooftop Deck Access. The access to the rooftop deck and stairway design shall be integrated into the design of the residential structure in terms of materials, colors, and architectural style and shall not be visible from any front or street side public right-of-way. Cantilevered stairway designs are specifically prohibited.
5. Height Limits. The guardrail shall not exceed the maximum height limit for the zone in which the building is located. Other temporary objects that rest upon the rooftop deck such as patio furniture and landscaping shall be allowed to exceed the maximum height limit by five feet. No temporary or permanent shade structures are permitted. For elevators and stairways, see Section 3.10.030 (Height Limits and Exceptions).
6. Furniture. All furniture and accessories located on a rooftop deck shall be secured as necessary to prevent wind damage or dislocation.
7. Lighting: Lighting for (including access to) upper story/rooftop decks shall comply with Section 3.10.040 (Outdoor Lighting). Prior to building permit issuance, the applicant shall provide a lighting plan to demonstrate compliance with this requirement.
3.20.010 Affordable Housing Density Bonuses and Concessions/Incentives City of Grover Beach Development Code 3-27
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.20 Affordable Housing Density Bonuses and
Concessions/Incentives
Sections:
3.20.010 - Purpose
3.20.020 - General Affordable Housing Provisions
3.20.030 - Applicability: Affordable Housing Density Bonuses and Concessions/Incentives
3.20.030 - Application Requirements
3.20.040 - Density Bonus
3.20.050 - Incentives
3.20.060 - Local Coastal Program Consistency
3.20.070 - Review Procedures
3.20.080 - Affordable Housing Agreement and Senior Housing Agreement
3.20.090 - Design and Quality
3.20.010 Purpose
The purposes of this Section are to:
A. Implement the goals, objectives, and policies of the Housing Element for developing housing affordable housing for to various households with very low, low and moderate incomes and units intended to serve seniors, transitional foster youth, disabled veterans, homeless persons, and lower income students.
B. Encourage Provide the implementing framework, as it relates to affordable housing density bonuses, and offer concessions and incentives for eligible housing developments which are consistent with the City’s commitment to provide for affordable housing. units to be provided throughout the community and designed to be consistent with the surrounding neighborhood.
C. Implement Specify how compliance with the provisions of State Government Code Section 65915 (“State Density Bonus Law”) will be implemented, as required by Government Code Section 65915, subdivision (a).
D. Increase affordable housing opportunities by offering specific incentives for smaller proposed housing projects that are less than the State's housing development definition threshold of five residential units or more as set forth in State Government Code Section 65915Density Bonus Law.
3.20.020 General Affordable Housing Provisions
A. Availability. All designated affordable housing units shall be made available to qualified occupants at the same time as the market-rate housing units are made available within the same project.
Affordable Housing Density Bonuses and Concessions/Incentives 3.20.030 3-28 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
B. Median Income Levels. For the purpose of determining the income levels for Households under this Section, the City shall use the San Luis Obispo County income limits found in Title 25, Section 6932 of the California Code of Regulations, and regularly updated and published by the State Department of Housing and Community Development, or other income limits adopted by the City Council.
C. Density Bonus. The granting of a density bonus shall not, in and of itself, be interpreted to require an Amendment to the General Plan, Local Coastal Program or Development Code, or other discretionary approval.
D. Affordable Housing Agreement. The owner of the affordable unit shall sign an Affordable Housing Agreement with the City, agreeing to the term, affordability, resale and any other topic deemed appropriate by the City and in conformance with State Density Bonus Law.
E. Additional Applicability. This ordinance Section is also applicable to mixed use development projects that include at least a two-thirds housing component in terms of project square footage. The concessions/incentives available herein apply to the entire project and are not limited to the residential component, unless otherwise specified.
F. Definitions. The definitions found in State Density Bonus Law shall apply to the terms contained in this Section.
G. Interpretations. If any portion of this Section conflicts with State Density Bonus Law or other applicable State law, State law shall supersede this Section. Any ambiguities in this Section shall be interpreted to be consistent with State Density Bonus Law.
3.20.030 Application Requirements:
Any applicant requesting a density bonus and any incentive(s), waiver(s), or parking reductions shall submit a density bonus report that includes the following information:
A. Requested Density Bonus.
1. Summary table showing the maximum number of dwelling units permitted by the zoning and general plan excluding any density bonus units, proposed affordable units by income level, proposed bonus percentage, number of density bonus units proposed, total number of dwelling units proposed on the site, and resulting density in units per acre.
2. A tentative map and/or preliminary site plan, drawn to scale, showing the number and location of all proposed units, designating the location of proposed affordable units and density bonus units.
3. The zoning and general plan designations and assessor’s parcel number(s) of the housing development site.
3.20.030 Affordable Housing Density Bonuses and Concessions/Incentives City of Grover Beach Development Code 3-29
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
4. A description of all dwelling units existing on the site in the five-year period preceding the date of submittal of the application and identification of any units rented in the five-year period. If dwelling units on the site are currently rented, income and household size of all residents of currently occupied units, if known, if any dwelling units on the site were rented in the five-year period but are not currently rented, the income and household size of residents occupying dwelling units when the site contained the maximum number of dwelling units, if known.
5. Description of any recorded covenant, ordinance, or law applicable to the site that restricted rents to levels affordable to very low or lower income households in the five-year period preceding the date of submittal of the application.
6. If a density bonus is requested for a land donation, the location of the land to be dedicated, proof of site control, and reasonable documentation that each of the requirements included in State Government Code Section 65915, subdivision (g) can be met.
B. Requested Concession(s) or Incentive(s). In the event an application proposes concessions or incentives for a housing development pursuant to State Density Bonus Law, the density bonus report shall include the following minimum information for each incentive requested, shown on a site plan, if appropriate:
1. The City’s usual development standard and the requested development standard or regulatory incentive.
2. Except where mixed-use project is proposed as a concession or incentive, reasonable documentation to show that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents.
3. If approval of mixed-use project is proposed, reasonable documentation that nonresidential land uses are compatible with the housing development and the existing or planned development in the area where the proposed housing development will be located, and that mixed-use zoning will provide for affordable housing costs or rents.
C. Requested Waiver(s). In the event an application proposes waivers of development standards for a housing development pursuant to State Density Bonus Law, the density bonus report shall include the following minimum information for each waiver requested on each lot, shown on a site plan, if appropriate:
1. The City’s usual development standard and the requested development standard.
2. Reasonable documentation that the development standards for which a waiver is requested will have the effect of physically precluding the construction of a development at the densities or with concessions or incentives permitted by State Density Bonus Law.
Affordable Housing Density Bonuses and Concessions/Incentives 0 3-30 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
D. Requested Parking Reduction. In the event an application proposes a parking reduction for a housing development pursuant to Government Code Section 65915, subdivision (p), a table showing parking required by the zoning regulations, parking proposed under Section 65915, subdivision (p), and reasonable documentation that the project is eligible for the requested parking reduction.
E. Child Care Facility. If a density bonus or incentive is requested for a child care facility in a housing development, reasonable documentation that all of the requirements included in Government Code Section 65915, subdivision (h) can be met.
F. Condominium Conversion. If a density bonus or incentive is requested for a condominium conversion, reasonable documentation that all of the requirements included in Government Code Section 65915.5 can be met.
G. Fee. Payment of any fee in an amount set by resolution of the City Council for determination that the proposed density bonus plan complies with this Section and State Density Bonus Law.
Applicability: Affordable Housing Density Bonuses and
Concessions/Incentives
B. In application for projects meeting the State minimum threshold of five units or more, the provisions dealing with State Government Code Section 65915, as amended from time to time, shall apply, pursuant to State Government Code Section 65915.
C. In application for projects not meeting the State minimum threshold of five units, the applicant may request specific incentives and/or concessions that would contribute significantly to the economic feasibility of providing affordable units as set forth below:
1. One or more units for Moderate Income. One incentive may be requested from the following:
a. Reduce minimum outdoor and/or private usable open space requirements in total square feet. (Up to 20 percent reduction).
b. Reduced minimum outdoor and/or private usable open space requirements in dimension. (Up to 20 percent reduction).
2. One or more units for Low Income. Two incentives may be requested from the following:
a. Any incentive listed under "Moderate Income" Subsection B1. b. Increased maximum lot coverage. (Up to percentage permitted in the applicable zone).
c. Increased in the allowable first to second floor square footage ratio from 80 to 100 percent.
3.20.040 Affordable Housing Density Bonuses and Concessions/Incentives City of Grover Beach Development Code 3-31
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
d. Allowance for required guest parking requirement to be located in tandem to the garage or in a required setback.
3. One or more units for Very Low Income. Three incentives may be requested from the following:
a. Any incentive listed under “moderate income” and “low income” Subsections B.1 and B.2.
b. Reduce minimum building setbacks from property lines and building separation requirements that exceed minimum building code and fire code standards.
c. Reduce minimum lot sizes and/or dimensions.
D. Parking may be reduced by the City's Air Quality Provisions from the City-required parking standards on a case-by-case basis and shall not be considered as a development incentive. Granting of such reductions shall be by the Review Authority.
A parking/traffic study may be required to ensure the parking reduction will not be detrimental to the surrounding area.
E. It is the intent of this Section to insure that all projects applying for the concessions and incentives of this Section provide for affordable housing units that are comparable in size, design and quality to the market units in the same project. The Director shall have the discretion and authority to enforce this provision during the application process.
3.20.040 Density Bonus
A. Number of Units. All calculations shall be rounded up for any fractional numeric value in determining the total number of units to be granted, including base density and bonus density, as well as the resulting number of affordable units needed for a given density bonus project. The density bonus units shall not be included in determining the number of affordable units required to quality a housing development for a density bonus pursuant to State Density Bonus Law.
B. Multiple Qualifying Factors. If a housing development qualifies for a density bonus under more than one income category, or additionally as a senior citizen housing development, or as housing intended to serve transitional foster youth, disabled veterans, homeless persons, or lower income students, the applicant shall identify the categories under which the density bonus would be associated and granted.
Density bonuses from more than one category can be combined up to the maximum allowed under State Density Bonus law.
C. Lower or Zero Percent Density Bonus. The applicant may elect to accept a lesser percentage of density bonus than the housing development is entitled to, or no density bonus, but no reduction will be permitted in the percentages of required affordable units as outlined in Government Code Section 65915, subdivisions (b), (c), Affordable Housing Density Bonuses and Concessions/Incentives 3.20.050 3-32 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
and (f). Regardless of the number of affordable units, no housing development shall be entitled to a density bonus of more than what is authorized under State Density Bonus Law.
3.20.050 Incentives
A. Number. Incentives include incentives and concessions as defined in State Density Bonus Law. The number of incentives that may be requested shall be based upon the number the applicant is entitled to pursuant to State Density Bonus Law.
B. Financial Assistance. Nothing in this section requires the provision of direct financial incentives for the housing development, including, but not limited to, the provision of financial subsidies, publicly owned land, fee waivers, or waiver of dedication requirements. The City, at its sole discretion, may choose to provide such direct financial incentives.
3.20.060 Local Coastal Program Consistency
A. Applicability. State Density Bonus Law provides that it shall not be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Cal. Public Resources Code § 30000 et seq.), and further provides that the granting of a density bonus or an incentive shall not be interpreted, in and of itself, to require a Local Coastal Program (LCP) amendment.
B. Certified LCP. For development within the coastal zone, any requested density bonus, incentive(s), waiver(s), parking reduction(s), or commercial development bonus shall be consistent with all applicable requirements of the certified Grover Beach Local Coastal Program, with the exception of density.
F. C. LCP Consistency Findings. Within the Coastal Zone, the Review Authority may approve a density bonus only after making all of the following findings:
a. The proposed increased density is consistent with Coastal Act Section 30604(f); and
b. The project is found to be in conformity with the Local Coastal Program (including but not limited to sensitive habitat, public viewshed, public services, public recreational access and open space protections), with the exception of the density standards. (Am. Ord. 14-04)
3.20.070 Review Procedures
A. Housing Development. To ensure that an application for a housing development conforms with the provisions of State Density Bonus Law and the Coastal Act, the Review Authority shall determine whether the application conforms to the following requirements of State law, as applicable:
3.20.070 Affordable Housing Density Bonuses and Concessions/Incentives City of Grover Beach Development Code 3-33
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
1. The housing development provides the affordable units or senior housing required by State Density Bonus Law to be eligible for the density bonus and any incentives, parking reduction, or waivers requested, including the replacement of units rented or formerly rented to very low and low income households as required by Government Code Section 65915, subdivision (c)(3).
2. Any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents; except that, if a mixed-use development is requested, the application must instead meet all of the requirements of Government Code Section 65915, subdivision (k)(2).
3. The development standards for which a waiver is requested would have the effect of physically precluding the construction of a development at the densities or with the concessions or incentives permitted by State Density Bonus Law.
4. The housing development is eligible for any requested parking reductions under Government Code Section 65915, subdivision (p).
5. If the density bonus is based all or in part on donation of land, all of the requirements included in Government Code Section 65915, subdivision (g) have been met.
6. If the density bonus or incentive is based all or in part on the inclusion of a child care facility, all of the requirements included in Government Code Section 65915, subdivision (h) have been met.
7. If the density bonus or incentive is based all or in part on the inclusion of affordable units as part of a condominium conversion, all of the requirements included in Government Code Section 65915.5 have been met.
8. If the housing development is in the coastal zone, the requested density bonus and any requested incentive(s), waiver(s), or parking reduction(s) are consistent with all applicable requirements of the certified Grover Beach Local Coastal Program, with the exception of density.
B. Exception to Approval of Requested Incentive. The Review Authority shall grant an incentive requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
1. The proposed incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for affordable rents, as defined in Health and Safety Code Section 50053; or
2. The proposed incentive would be contrary to State or Federal law; or
3. The proposed incentive would have a specific, adverse impact upon public health or safety or the physical environment or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low and moderate income households. For the purpose of this subsection, specific adverse impact means a significant, quantifiable, direct, and unavoidable impact based on objective, identified, written Affordable Housing Density Bonuses and Concessions/Incentives 3.20.080 3-34 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete.
C. Exception to Approval of Requested Waiver. The Review Authority shall grant the waiver of development standards requested by the applicant unless it makes a written finding, based upon substantial evidence, of any of the following:
1. The proposed incentive would be contrary to State or Federal law; or
2. The proposed incentive would have a specific, adverse impact upon public health or safety or the physical environment or on any real property that is listed in the California Register of Historic Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing development unaffordable to low and moderate income households. For the purpose of this subsection, specific adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete.
D. Agreement Required. If any density bonus, incentive, parking reduction, or waiver is approved pursuant to this Section, the applicant shall enter into an affordable housing agreement or senior housing agreement with the City pursuant to the requirements of this Section.
3.20.080 Affordable Housing and Senior Housing Agreements A. Affordable Housing Agreement. Except where a density bonus, incentive, waiver, or parking reduction is provided for a market-rate senior housing development, the applicant shall enter into an affordable housing agreement with the City to ensure that the requirements of this Section are satisfied. The affordable housing agreement shall guarantee the affordability of the affordable units for a minimum of 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program; shall identify the type, size and location of each affordable unit; and shall specify phasing of the affordable units in relation to the market-rate units.
B. Senior Housing Agreement. Where a density bonus, waiver, or parking reduction is provided for a market-rate senior housing development, the applicant shall enter into a restrictive covenant with the City, running with the land, to require that the housing development be operated as "housing for older persons" consistent with State and Federal Fair Housing laws.
C. Recordation of Agreement. The executed affordable housing agreement or senior housing agreement shall be recorded against the housing development prior to final or parcel map approval, or, where a map is not being processed, prior to issuance of building permits for the housing development. The affordable housing agreement or senior housing agreement shall be binding on all future owners and successors in interest.
3.20.090 Affordable Housing Density Bonuses and Concessions/Incentives City of Grover Beach Development Code 3-35
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
D. Contents. The affordable housing agreement shall include, but not be limited to, the following:
1. The number of density bonus dwelling units granted;
2. The number and type of affordable dwelling units;
3. The unit size(s) (square footage) of target dwelling units and the number of bedrooms per target dwelling unit;
4. The proposed location of the affordable dwelling units;
5. Schedule for production of affordable dwelling units;
6. Incentives or concessions or waivers provided by the City;
7. Where applicable, tenure and conditions governing the initial sale of the affordable units;
8. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants, setting rental rates, filling vacancies, and operating and maintaining units for affordable rental dwelling units
9. Marketing plan with publication and notification of availability of affordable units;
10. If construction of dwelling units is to be phased, a phasing plan stating the number of market-rate and affordable housing units in each phase;
11. Compliance with Federal and State laws;
12. Prohibition against discrimination;
13. Indemnification;
14. City's right to inspect units and documents; and
15. Remedies.
3.20.090 Design and Quality
A. Comparable Units. Affordable units shall be comparable in exterior appearance and overall quality of construction to market rate units in the same housing development.
Interior finishes and amenities may differ from those provided in the market rate units, but neither the workmanship nor the products may be of substandard or inferior quality as determined by the City. The Director shall have the discretion and authority to enforce this provision during the application process.
B. Number of Bedrooms. The size of the units in terms of the number of bedrooms per unit shall be proportionally equivalent in the market rate units and affordable units.
For example, if the market rate units provide 50% one-bedroom units and 50% twobedroom units, the same proportions shall be provided for the affordable units. shall be of equivalent proportion.
C. Building Permits and Final Inspection. If the project proposes multiple phases, the City will not issue building permits for the market rate units until it has issued building Affordable Housing Density Bonuses and Concessions/Incentives 3.20.090 3-36 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
permits for an equivalent proportion of the affordable units. Furthermore, the City will not approve any final inspections or certificates of occupancy for the market rate units until it has issued final inspections or certificates of occupancy for the equivalent proportion of affordable units.
3.30.010 Landscaping Standards
City of Grover Beach Development Code 3-37
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.30 Landscaping Standards
Sections:
3.30.010 - Purpose
3.30.020 - Applicability
3.30.030 - Landscape and Irrigation Plans
3.30.040 - Landscape Standards
3.30.050 - Landscape Requirements
3.30.060 - Maintenance of Landscaped Areas
3.30.010 Purpose
This Section establishes minimum landscaping requirements for landscaping to enhance all uses for the purposes of enhancing the appearance of public street frontages and development projects, conserve conserving water and other resources, controlling soil erosion and provide providing screening where necessary. The additional purpose of this chapter is to establish a structure for planning, designing, installing, maintaining, and managing water-efficient landscapes in new construction and rehabilitated projects.
California natives, drought tolerant, and low water usage plants are strongly encouraged to reduce water usage.
3.30.020 Applicability
The provisions of this Section shall apply to all land uses as follows:
A. New Projects. All new development projects shall provide landscaping in compliance with this Section.
B. Existing development. The approval of a development application for minor additions (e.g., 25 percent or less of the existing floor area) and/or a change in use within an existing development may include conditions of approval requiring compliance with specific requirements of this Section.
C. Timing of Installation. Required landscape and irrigation improvements shall be installed prior to the final building inspection.
D. Alternatives to requirements. The Review Authority may modify the standards of this Section to accommodate alternatives to required landscape materials or methods, where the Review Authority determines that the proposed alternative will be equally or more effective in achieving the purposes of this Section per Section
6.20.120 (Modifications to Standards).
Landscaping Standards 3.30.030
3-38 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.30.030 Landscape and Irrigation Plans
A. Conceptual Landscape Plan. A conceptual landscape plan shall be submitted as part of the development application for all new development, additions or redevelopment of an existing use, as determined by the Director, except for a single family dwelling on an existing lot.
B. Final Landscape Plan. A final landscape and irrigation plan shall be submitted as part of the building permit application. The Director shall approve the final landscape plan if it is in substantial compliance with the approved conceptual landscape plan.
All irrigation systems shall be designed to maximize water conservation.
C. Compliance with State Model Water Efficient Landscape Ordinance. All projects shall comply with Government Code Section 65591 et seq. to provide water conservation.
3.30.040 Landscape Standards
A. Purpose Minimum Landscape Coverage. All projects shall meet the minimum landscape coverage for lot area as established in Chapter 2 (Zones and Allowable Land Uses).
B. Exceptions: The minimum landscape coverage requirements may be reduced by the Review Authority as follows:
1. In commercial and industrial zones if a finding is made that it is impractical or infeasible to meet the minimum standards and the proposed landscaping is in compliance with the purpose of this Section.
2. In residential zones for non-residential uses (e.g., churches) if a finding is made that the proposed landscaping is in compliance with the purpose of this Section.
C. Determination of Landscape Coverage Areas. For the purposes of this Section, landscape coverage includes all plant materials and hardscape features exclusive of any driveways and paved pathways provided from the sidewalk or driveway to the front door. Landscape coverage area shall include all areas not covered by structures, driveways, parking lots and hardscape materials. Landscape areas may include setback areas, drainage basins, and natural areas. In residential zones, patios, decks, walkways, and other hardscape materials may be included as landscape area if incorporated into the site landscaping as determined by the Review Authority.
C. Private sidewalks and walkways. Private sidewalks and walkways are excluded from the minimum landscape coverage (per Section 2.20.040), as long as they do not exceed a width of five feet.
D. Plant material. For the purpose of this Section, plant material includes grass, annuals, perennials, groundcover, shrubs, trees, and other living vegetation.
3.30.040 Landscaping Standards
City of Grover Beach Development Code 3-39
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
E. Hardscape materials. Fountains and permeable groundcovers that accept foot traffic, such as decomposed granite, inorganic and organic mulches, modular paving units set on sand, embellished permeable pavers, and wooden decks are the only nonliving materials allowed in the required landscape areas.
F. Artificial turf. Artificial turf may only be used if it is permeable and has a minimum pile height of 1.25 inches.
G. Parking Area Buffer. Parking areas provided in all non-residential zones shall be landscaped in compliance with this Section.
1. In non-residential zones, parking areas adjacent to a public street shall have a minimum landscaped setback area of 5 feet in width between the back of sidewalk and parking area.
2. In residential zones, parking areas adjacent to a public street shall have a minimum landscaped area of 6 feet from the back of sidewalk.
3. For mixed-use projects without ground-floor commercial development, concrete, brick, asphalt, wood product, plastic sheeting, and other materials impervious to air and water shall be prohibited within the required landscape area within 6 feet of the back of a public sidewalk edge, or where there is no sidewalk, a future sidewalk edge, except for allowed hardscaping for a pedestrian walkway of no more than 6 feet in width and driveways that do not exceed widths per Section
3.50.100 (Parking Design and Driveway Standards).
4. The required landscape buffer area between the sidewalk and parking area shall be designed and maintained to screen parking areas from public streets.
Landscape screening materials may include a combination of plant materials, earth berms, fences/walls, and raised planters.
5. Plant materials, signs, or structures within a traffic safety visibility area of a driveway shall comply with Section 3.10.040 (Restrictions to height limits at street corners).
H. Parking lot landscaping.
1. General location of landscaping. Required landscaping shall be met first to comply with Section 3.30.040.A. Any remaining required landscaping shall be dispersed throughout the parking area via interior landscape planters with trees and perimeter landscaping. The Review Authority may approve a reduction for small in-fill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces per Section 6.20.120 (Modifications to Standards).
2. Tree height. Trees within the parking lot interior shall reach a mature height of at least 20 feet.
I. Groundwater recharge. The design of landscaped areas shall be required to include provisions for the on-site detention of stormwater runoff, pollutant cleansing, and groundwater recharge (refer to Development Code Section 5.60).
Landscaping Standards 3.30.040
3-40 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
J. Requirements for plant materials.
1. Size at time of planting. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a 15-gallon container for trees and one-gallon container for shrubs, perennials, vines, and mass planting, unless otherwise approved by the Review Authority on the basis that the alternate size will achieve the desired immediate and/or long-term effect equally well.
2. Trees. Tree planting shall comply with the following standards. a. Trees in landscape planters less than 10 feet in width or located closer than five feet from a permanent structure shall be planted with root barriers or root barrier panels to prevent damage to adjacent structures or pavement. b. Street trees in non-residential zones shall be a minimum of 24-inch box size and provided along all public frontages as specified in Section 5.30 and the City Standards and Specifications.
c. Street trees in residential zones shall be a minimum of 15-gallon size and provided along all public and private street frontages as specified in Section
5.30 and the City Standards and Specifications.
4. Groundcover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year.
5. Use of turf (grass) is discouraged in non-residential zones.
6. Landscaped areas, other than lawn or groundcover, shall be top dressed with a bark chip mulch or approved alternative to avoid exposed bare soil.
D. Maximum amount of paving for parking allowed in front and street side setback areas in residential zones. Paving for parking areas shall be limited to a maximum of 50 percent of the front or street side setback areas or 27 feet in width, whichever is less, to limit the amount of hardscape paving in these areas (refer to Figure 3.4); except that the Review Authority may allow an increase for irregularly shaped or small lot that lacks sufficient area for adequate driveway.
Figure 3.4 Examples of Paving in Front and Street Side Setback Areas 0 Landscaping Standards
City of Grover Beach Development Code 3-41
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.30.050 Landscape Requirements
A. Purpose. Parking areas for all non-residential uses shall be landscaped in compliance with this Section.
B. Adjacent to streets.
1. Parking areas adjacent to a public street shall have a minimum landscaped area of 10 feet in multi-family residential zones and a minimum of five feet in nonresidential zones.
2. Landscaping shall be designed and maintained to screen parking areas from public streets. Screening materials may include a combination of plant materials, earth berms, fences/walls, raised planters, or other screening devices that are determined by the Review Authority to meet the intent of this requirement.
3. Plant materials, signs, or structures within a traffic safety visibility area of a driveway shall comply with Section 3.10.030 (Restrictions to height limits at street corners).
C. Parking lot landscaping.
1. Location of landscaping. Landscaping shall be dispersed throughout the parking area and include interior landscape planters with trees and perimeter landscaping. The Review Authority may approve a reduction for small in-fill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces,
2. Tree height. Trees within the parking lot interior shall reach a mature height of at least 20 feet.
D. Groundwater recharge. The design of parking lot landscape areas shall consider and may be required to include provisions for the on-site detention of stormwater runoff, pollutant cleansing, and groundwater recharge.
E. Plant material. Required landscape shall include trees, shrubs, and ground covers.
1. Size at time of planting. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a 15-gallon container for trees, and one-gallon container for shrubs, perennials, vines, and mass planting, unless otherwise approved by the Review Authority on the basis that the alternate size will achieve the desired immediate and/or long-term effect equally well.
2. Trees. Tree planting shall comply with the following standards. a. Trees in landscape planters less than 10 feet in width or located closer than five feet from a permanent structure shall be planted with root barriers or root barrier panels to prevent damage to adjacent structures or pavement.
Landscaping Standards 3.30.050
3-42 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
b. Street trees in non-residential zones shall be a minimum of 24-inch box size and provided along all public frontages as specified in Section 5.30 and the City Standards and Specifications.
c. Street trees in residential zones shall be a minimum of 15 gallon size and provided along all public and private street frontages as specified in Section
5.30 and the City Standards and Specifications.
3. Groundcover and shrubs. The majority of areas required to be landscaped shall be covered with groundcover, shrubs, turf, or other types of plants. a. Groundcover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year, except where the Review Authority approves an alternative such as crushed rock, stones, pebbles, or similar materials.
b. Excessive use of turf is discouraged.
c. Landscaped areas shall be top dressed with a bark chip mulch or approved alternative to avoid exposed bare soil.
3.30.050 3.30.060 Maintenance of Landscaped Areas
A. Maintenance required.
1. A. Landscaping All landscaping (e.g., ground cover, hedges, lawns, shrubs, and trees) shall be maintained in a healthful and thriving condition at all times.
This section may be waived if the City is in a State or City-mandated drought water emergency.
2. B.Irrigation systems and their components shall be maintained in a fully functional manner.
3. C. LandscapingThe landscaping shall regularly be kept clean and free of debris, litter, and weeds.
4. D.All dead or decaying material shall be replaced with new material within 30 days upon notice of the Department.
5. E.All fences and walls which have been incorporated into an approved landscaping plan shall be regularly be maintained in an attractive and safe manner.
3.40.010 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-43
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.40 Mobile Home Park Conversion Process
Sections:
3.40.010 - Authority and Short Title
3.40.020 - Definitions
3.40.030 - Conversion Impact Report Requirement
3.40.040 - Pre-Conversion Questionnaire
3.40.050 - Relocation Specialist
3.40.060 - Conversion Impact Report Content
3.40.070 - Public Hearing Regarding Conversion Impact Report
3.40.080 - Decision Regarding Conversion Impact Report
3.40.090 - Application for Exemption from Relocation Assistance Obligations
3.40.100 - Certificate of Acceptance
3.40.110 - Performance of Mitigation Measures
3.40.120 - Modification of Conversion Impact Report
3.40.130 - Expiration of Conversion Impact Report
3.40.140 - Nullification of Impact Report
3.40.150 - Right of First Refusal
3.40.160 - Appeal
3.40.170 - Processing Fees
3.40.180 - Building Permits
3.40.190 - Exemption
3.40.010 Authority and Short Title
This Section is enacted pursuant to the City’s police power and authority of California Government Code Section 65863.7, 65863.8 and 66427.4; and pursuant to the City’s adopted General Plan. The Housing Element Policy 5.2.1 discourages the removal of affordable housing unless it achieves General Plan objectives and provides for replacement housing that is affordable or corrects unsafe or blighted conditions. In addition, Housing Element Policy 5.3.1 indicates the City will require a developer to assist displaced residents to find affordable housing when affordable housing is removed. This Section, which shall be known and may be cited as the “Grover Beach Mobile Home Park Conversion Ordinance,” implements General Plan policies related to affordable housing and mobile home parks specifically.
3.40.020 Definitions
Absentee Owner means a person who owns a mobile home is a mobile home park and does not reside at such mobile home.
Affected Mobile Home Owners and Residents means absentee owners, resident owner and resident tenants whose mobile home will be displaced by the conversion of a mobile home park.
Applicant means a mobile home park owner who proposes to perform a mobile home park conversion.
Mobile Home Park Conversion Process 3.40.020
3-44 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Certificate of Acceptance means a written declaration expressing an Applicant’s acceptance of the conditions imposed by the City in connection with approval of a conversion impact report.
Comparable Housing means housing within a 25 mile radius of the park to be converted that is equivalent (or better) in terms of amenities, condition, location, price and size (floor area and number of bedrooms) to the mobile home to which comparison is being made.
Comparable Mobile Home Park means a mobile home park within a 25 mile radius of the park to be converted that is equivalent (or better) in terms of amenities, condition, location and rental price to the mobile home park to which comparison is being made.
Conversion Impact Report means a report, meeting the requirements of this Section, describing (i) the impacts of a mobile home park conversion on affected mobile home owners and residents; and (ii) the measures that will be taken to mitigate adverse impacts of such conversion on affected mobile home owners and residents.
Immediate Family Member means the spouse, registered domestic partner, parents, grandparents, children, or siblings, by blood, marriage, domestic partnership or adoption, of a mobile home owner, or any other person claimed and allowed as a dependent of the mobile home owner for the purposes of federal income taxes.
Mobile Home means a “Mobile Home” as such term is defined in the Mobile Home Residency Law. “Mobile Home” also means camping trailers, motor homes, slide-in campers, park model recreational vehicles and travel trailers when used as the occupant’s primary place of residence as established by nine months continuous residency.
Mobile Home Improvements means carports, earthquake bracing, landscaping, new roofs, patios, porches and similar amenities and major repairs.
Mobile Home Park means a “Mobile Home Park” as such term is defined in the Mobile Home Residency Law.
Mobile Home Park Conversion means (i) the conversion of a mobile home park or any part thereof to another use; (ii) the closure of a mobile home park or any part thereof; and (iii) the cessation of use of land as a mobile home park.
Mobile Home Residency Law means California Civil Code Section 798 et seq. as such statute exists at the time of enactment of this Section or is subsequently amended.
Resident Owner means a person who owns a mobile home in a mobile home park and resides at such mobile home as the person’s primary residence or maintains such mobile home as a primary residence for an immediate family member, who occupied the mobile home as a primary residence prior to receiving any notification of the filing of a development applicant or a request for approval for closure or conversion. This definition also shall include persons subletting their mobile homes pursuant to California Civil Code Section 798.23.5.
Resident Tenant means a person who rents or leases a mobile home in a mobile home park and resides at such mobile home as the person’s primary residence.
3.40.030 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-45
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.40.030 Conversion Impact Report Requirements
A. Each conversion impact report submitted for City approval shall contain the following:
1. Legal description of the mobile home park.
2. The purchase price paid by the Applicant to acquire the mobile home park.
3. Current sale value of the mobile home park property as a mobile home park and as all other uses permitted by the zoning designation of the property, as demonstrated by a professional appraisal completed within the six months preceding the application.
4. Description of any use proposed to replace the mobile home park.
5. Any offers to sell or purchase the mobile home park, including offer dates.
6. Timetable for the proposed mobile home park conversion.
7. Number of spaces in the mobile home park and the current rental rate for each space (in the event of units owned by the mobile home park owner, the combined rental rate for space and unit shall be provided).
8. Name, mailing address, age and disability status of each affected mobile home owner and resident having a mobile home in the mobile home park and whether the mobile home constitutes such person’s primary place of residence.
9. Name and mailing address of each absentee owner having a mobile home in the mobile home park.
10. Name and mailing address of each lender having an interest in a mobile home in the mobile home park.
11. Manufacture date, size, length of occupancy and the appraised on-site fair market value of each mobile home in the mobile home park. “Fair market value” shall be determined assuming the continuation of the mobile home park in a safe, sanitary and well-maintained condition. The appraisal shall be performed by an appraiser selected by the Director. The Applicant shall pay all costs and expenses associated with the appraisal, including any appraisal fees.
12. Estimated from two moving companies, chosen by the Applicant with the Director’s approval, as to the cost of moving mobile homes, relocatable mobile home improvements, and personal property. The estimates shall include teardown and set-up costs to establish the mobile home in the new location in substantially the same condition as prior to relocation. "Set-up costs" include the cost of connecting utilities at the new location and the cost of any upgrades required to comply with applicable laws. No estimate of mobile home relocation and associated set-up and tear-down costs shall be required for any park-owned units.
Mobile Home Park Conversion Process 3.40.040
3-46 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
13. Estimates from two temporary lodging facilities, chosen by the Applicant with the Director's approval, as to the cost of providing temporary lodging for resident owners and resident tenants who are unable to complete relocation within one day.
14. Itemization of available mobile home spaces within comparable mobile home parks within a fifty mile radius within the County or, if no such spaces are available, itemization of spaces available within a 50 mile radius, but outside the County. Such itemization shall indicate the rental rate for each space and whether the owner of that mobile home park has agreed in writing to accept affected mobile home owners and residents that are displaced by the mobile home park conversion.
15. Itemization of available comparable housing within a 25 mile radius within the County, if no such spaces are available, itemization of spaces available within a 50 mile radius, but outside the County. Such itemization shall indicate the purchase price for each equivalent (or better) mobile home or condominium, as well as the rental rate for each equivalent (or better) mobile home, condominium or apartment.
16. Completed pre-conversion questionnaires.
17. Proposed measures to mitigate the adverse impacts of the mobile home park conversion on affected mobile home owners and residents.
18. A copy of any agreement reached with any resident or owner relating to the purchase or relocation or a resident/owner or provision of other relocation assistance. This requirement may be waived by the Director at Director's discretion.
B. The Director may require an Applicant to include information in the conversion impact report in addition to that specified in Subsection A above.
3.40.040 Pre-Conversion Questionnaire
A. Prior to filing a conversion impact report for City approval, an Applicant shall distribute a pre-conversion questionnaire to affected mobile home owners and residents. The affected mobile home owners and residents shall have no less than 30 days from the date of certified mailing to complete the pre-conversion questionnaire.
B. The Director shall provide a standard pre-conversion questionnaire for use by Applicants. At a minimum, the pre-conversion questionnaire shall include questions requesting the affected mobile home owners and residents to provide the following information:
1. The purchase date and purchase price for the mobile home.
3.40.050 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-47
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
2. The amount and terms of any outstanding mortgage obligation for the mobile home.
3. Any mobile home improvements that have been paid for by the affected mobile home owner or tenant and the costs of such improvements.
4. Any circumstances, including but not limited to job location, disability status if any, medical circumstances or other relevant information, which restrict potential relocation areas.
5. Manufacturing date, purchase date and size of the mobile home.
6. Any available housing opportunities known to the affected mobile home owners and /or residents that would be acceptable as a relocation option.
7. Any other information that the Director may deem necessary to facilitate the Planning Commission's consideration of appropriate conditions to mitigate the adverse impacts of proposed conversion on affected mobile home owners and residents.
C. Neither the completed pre-conversion questionnaire form nor any personal information provided in response thereto shall be considered public information and the City shall not publicly disclose any such information, except as necessary to facilitate the evaluation of the adequacy of the report herein or as may be required by law.
3.40.050 Relocation Specialist
The Director shall require an Applicant to hire a relocation specialist to assist in: providing notification to mobile home owners and residents regarding any application under this Chapter; developing conversion impact report, including relocation proposals for affected mobile home owners and residents; assisting in finding alternate housing for affected mobile home owners and residents and any other function necessary to assist those affected by the process as determined by the Director. The Applicant shall choose the relocation specialist with the Director's approval. The Applicant shall pay all costs and expenses incurred by the relocation specialist.
3.40.060 Conversion Impact Report Content
A. Each conversion impact report submitted for City approval shall contain the following:
1. Legal description of the mobile home park.
2. The purchase price paid by the Applicant to acquire the mobile home park.
3. Current sale value of the mobile home park property as a mobile home park and as all other uses permitted by the zoning designation of the property, as Mobile Home Park Conversion Process 3.40.060
3-48 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
demonstrated by a professional appraisal completed within the six months preceding the application.
4. Description of any use proposed to replace the mobile home park.
5. Any offers to sell or purchase the mobile home park, including offer dates.
6. Timetable for the proposed mobile home park conversion.
7. Number of spaces in the mobile home park and the current rental rate for each space (in the event of units owned by the mobile home park owner, the combined rental rate for space and unit shall be provided).
8. Name, mailing address, age and disability status of each affected mobile home owner and resident having a mobile home in the mobile home park and whether the mobile home constitutes such person's primary place of residence.
9. Name and mailing address of each absentee owner having a mobile home in the mobile home park.
10. Name and mailing address of each lender having an interest in a mobile home in the mobile home park.
11. Manufacture date, size, length of occupancy and the appraised on-site fair market value of each mobile home in the mobile home park. "Fair market value" shall be determined assuming the continuation of the mobile home park in a safe, sanitary and well-maintained condition. The appraisal shall be performed by an appraiser selected by the Director. The Applicant shall pay all costs and expenses associated with the appraisal, including any appraisal fees.
12. Estimate from two moving companies, chosen by the Applicant with the Director's approval, as to the cost of moving mobile homes, relocatable mobile home improvements, and personal property. The estimates shall include tear-down and set-up costs to establish the mobile home in the new location in substantially the same condition as prior to relocation. "Set-up costs" include the cost of connecting utilities at the new location and the cost of any upgrades required to comply with applicable laws. No estimate of mobile home relocation and associated set-up and tear-down costs shall be required for any park-owned units.
13. Estimates from two temporary lodging facilities, chosen by the Applicant with the Director's approval, as to the cost of providing temporary lodging for resident owners and resident tenants who are unable to complete relocation within one day.
14. Itemization of available mobile home spaces within comparable mobile home parks within a fifty mile radius within the County or, if no such spaces are available, itemization of spaces available within a 50 mile radius, but outside the County. Such itemization shall indicate the rental rate for each space and whether the owner of that mobile home park has agreed in writing to accept
3.40.070 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-49
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
affected mobile home owners and residents that are displaced by the mobile home park conversion.
15. Itemization of available comparable housing within a 25 mile radius within the County, if no such spaces are available, itemization of spaces available within a 50 mile radius, but outside the County. Such itemization shall indicate the purchase price for each equivalent (or better) mobile home or condominium, as well as the rental rate for each equivalent (or better) mobile home, condominium or apartment.
16. Completed pre-conversion questionnaires.
17. Proposed measures to mitigate the adverse impacts of the mobile home park conversion on affected mobile home owners and residents.
18. A copy of any agreement reached with any resident or owner relating to the purchase or relocation or a resident/owner or provision of other relocation assistance. This requirement may be waived by the Director at Director's discretion.
B. The Director may require an Applicant to include information in the conversion impact report in addition to that specified in Subsection A.
3.40.070 Public Hearing Regarding Conversion Impact Report A. No less than 15 days prior to the first public hearing regarding the adequacy of the conversion impact report, the Applicant shall conduct an informational meeting for the residents of the mobile home park. The meeting shall be conducted on the premises of the park, or other noticed location approved by the Director. The relocation specialist and a representative from City staff shall be present at such meeting. A copy of a conversion impact report shall be provided to each resident and owner prior to the meeting. The meeting shall address the proposed conversion or closure, the content of the conversion report and approval process, the project application process, if a replacement project is proposed, and the proposed relocation assistance for displaced mobile home owners and residents. The Applicant shall make the relocation specialist available for individual meetings with residents and owners to discuss issues and needs unique to the individual resident or owner.
B. Upon the filing of a complete conversion impact report for City review, the Director shall schedule a public hearing before the Planning Commission. Notice of the public hearing shall be provided in accordance with Subsection C.
C. At least 30 days prior to the hearing date, the Director shall perform the following actions:
1. Mail a notice of the public hearing and a copy of conversion impact report to affected mobile home owners and residents, to the owners of properties within a 300-foot radius of the Applicant's property, and to each lender having an interest in a mobile home in the mobile home park. The notice shall contain a general Mobile Home Park Conversion Process 3.40.080
3-50 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
explanation of the matters to be considered by the Planning Commission. The copy of the conversion impact report shall not include the completed preconversion questionnaires, which will be considered private information of each responding individual and not subject to public disclosure, but shall include the appraisal of the mobile home owned or resided in by that particular notice recipient.
2. Inform the Applicant in writing of the provisions of Civil Code Section 798.56 regarding the Applicant's duty to notify affected mobile home owners and residents of the proposed conversion. Such writing shall specify the manner in which the Applicant shall verify that affected mobile home owners and residents have been notified of the proposed conversion. Notify the Applicant of the requirement for an informational meeting in accordance with Subsection A above.
D. The Planning Commission shall conduct a public hearing on the conversion impact report at the time and place set forth in the hearing notice. Such hearing shall not be held before the Applicant has satisfactorily verified that affected mobile home owners and residents have been notified of the proposed conversion pursuant to Civil Code Section 798.56.
E. The Applicant shall pay all costs associated with providing notice, including any publishing and postage expenses.
3.40.080 Decision Regarding Conversion Impact Report
A. After the conclusion of the public hearing, the Planning Commission shall adopt a resolution approving or rejecting a proposed conversion impact report. The Planning Commission shall approve or conditionally approve a conversion impact report if it finds that the conversion impact report contains, or has been conditioned to contain, reasonable measures to mitigate the adverse impacts of the mobile home park conversion on affected mobile home owners and residents.
B. Subject to Subsection C, the Planning Commission may impose conditions in connection with its approval of a conversion impact report. Such conditions may include, but are not limited to, lump sum payments to affected mobile home owners and residents to mitigate the following expenses as applicable to each particular absentee owner, resident owner and resident tenant having a mobile home in the mobile home park:
1. The expense of relocating the mobile home to a comparable mobile home park.
The amount of such payment shall be based upon consideration of moving, teardown and set-up costs. "Moving costs" include the cost of moving the mobile home and the cost of moving associated relocatable mobile home improvements. "Set-up costs" include the cost of connecting utilities at the replacement mobile home park and the cost of any upgrades required to comply with applicable laws.
3.40.080 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-51
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Assistance with these expenses shall be payable only to a resident or absentee owner of a mobile home in the mobile home park.
2. The expense of forfeiting the mobile home. The amount of such payment shall be based upon consideration of: (i) the on-site fair market value of the mobile home and associated mobile home improvements; and (ii) any outstanding mortgage obligation of the owner. "Fair market value" shall be determined assuming the continuation of the mobile home park in a safe, sanitary and wellmaintained condition. Assistance with these expenses shall be payable only to a resident owner of a mobile home in the mobile home park.
3. The expense of assuming tenancy in a comparable mobile home park. The amount of such payment shall be based upon consideration of: (i) moving costs; (ii) first month's rent, last month's rent and security deposit at the replacement mobile home park; (iii) differential between rental rates at the mobile home park being converted and the replacement mobile home park during the first year of relocation; and (iv) if necessary, the cost of purchasing an equivalent mobile home in the replacement mobile home park. Assistance with these expenses shall be payable only to a resident or absentee owner who are relocating their homes and resident tenants.
4. The expense of assuming tenancy in comparable housing. The amount of such payment shall be based upon consideration of: (i) moving costs; (ii) first month's rent, last month's rent, and security deposit at the replacement housing; and (iii) differential between the rental rate at the mobile home park being converted and the replacement housing during the first year of relocation. Assistance with these expenses shall be payable only to resident tenants.
5. The expense of purchasing comparable housing. The amount of such payment shall be based upon consideration of: (i) moving costs; (ii) down payment for the replacement housing; and (iii) differential between the rental rate at the mobile home park being converted and the mortgage payment for the replacement housing during the first year of relocation. Assistance with these expenses shall be payable only to an affected resident owner of a mobile home in a mobile home park as an alternative to the assistance available pursuant to Subsection (B)(2).
C. The conditions imposed in connection with approval of a conversion impact report shall not exceed the reasonable costs of relocation. Conditions shall only be imposed in order to ensure that the Applicant adequately mitigates adverse impacts of the mobile home park conversion on affected mobile home owners and residents.
In imposing conditions, the City shall interpret and apply this Chapter in a manner consistent with all applicable laws and shall not require cumulative forms of relocation assistance from the above options that result in costs to the applicant in excess of the reasonable costs of relocation in light of the circumstances of each affected resident or owner.
Mobile Home Park Conversion Process 3.40.090
3-52 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.40.090 Application for Exemption from Relocation Assistance Obligations A. Any Applicant for change of use of a mobile home park may, simultaneous with such application, file an application for total or partial exemption from the obligation to provide relocation assistance.
B. If such application is filed, notice of such application, with the information contained therein, and distribution thereof to the owners and residents of the mobile home park shall be provided with the application for change of use.
C. Any such application shall establish that it is made on either or both of the following bases:
1. That provision for relocation assistance would eliminate substantially all reasonable use or economic value of the property. Such basis may only be established if it is demonstrated that the imposition of such obligations would eliminate the reasonable use or economic value of the property for alternate uses, and that continued use of the property as a mobile home park would eliminate substantially all reasonable use or economic value of the property for reasons not caused or contributed by the park owner or Applicant.
2. That a court of competent jurisdiction has determined in connection with a proceeding in bankruptcy that the closure or cessation of use of said property as a mobile home park is necessary, and that such court has taken further action which would prohibit or preclude payment of relocation assistance benefits, in whole or in part.
D. Any such application made pursuant to Subsection (C)(1) shall contain, at a minimum, the following information:
1. Statements of profit and loss from the operations of the mobile home park for the most recent five-year period of the date of the application or request, certified by a certified public accountant. All such statements shall be maintained in confidence as permitted by the California Public Records Act.
2. A statement to support the Applicant's assertion that continued use of the property as a mobile home park necessitates repairs or improvements or both, that are not the result of the park owner or Applicant's negligent failure to properly maintain the property, and that the costs thereof make continuation of the park economically infeasible. This statement must be made under penalty of perjury by a general contractor licensed as such pursuant to the laws of the State of California to certify that such contractor has thoroughly inspected the entire mobile home park; that such contractor has determined that certain repairs and improvements must be made to the park to maintain the park in decent, safe and sanitary condition, and that those certain repairs are not the result of the park owner or Applicant's negligent failure to properly maintain said property; the minimum period of time in which such improvements or repairs must be made; and itemized statement of such improvements and repairs; and the estimated cost thereof of repairs and improvements, if any, due to deferred maintenance
3.40.0100 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-53
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
separately identified. The Applicant shall also submit a statement verified by a certified public accountant as to the necessary increase in rental rates of mobile home spaces within the park within the next five years necessary to pay for such repairs or improvements that are not the result of the park owner or Applicant's negligent failure to properly maintain said property. If the Director requires an analysis of the information submitted by the general contractor, the Director may procure services of another such licensed general contractor to provide such written analysis, and the cost thereof shall be billed to and payment therefore shall be required from the Applicant.
3. The estimated total cost of relocation assistance which would otherwise be required to be provided pursuant to this chapter, which shall be based upon documented surveys, included with the application, of the available mobile home spaces within 25 miles of the mobile home park, residents of the park who are willing to relocate and those who would elect to sell their mobile homes, and the value of the mobile homes in the park.
4. An estimate of the value of the mobile home park by a qualified real estate appraiser if the park were permitted to be developed for the change of use proposed in the application for redevelopment of the park, and an estimate of the value of such park by such appraiser if use of the property as a mobile home park is continued.
5. Such other information which the Applicant believes to be pertinent, or which may be required by the Director.
E. Any such application filed pursuant to Subsection (C)(2) shall be accompanied by adequate documentation as to the title, case number, and court in which the bankruptcy proceeding was held, and copies of all pertinent judgments, orders, and decrees of such court.
3.40.0100 Certification of Acceptance
Upon City approval of a conversion impact report, the Applicant shall record a certificate of acceptance on the title of the mobile home park property. City approval of a conversion impact report shall not be effective until proof of recordation of a certificate of acceptance has been delivered to the Director. The Director shall provide the certificate of acceptance form for use by Applicants.
3.40.0110 Performance of Mitigation Measures
The Applicant shall fully perform the mitigation measures set forth in, and the conditions imposed in connection with, the approved conversion impact report and such performance shall also be a condition of approval of any concurrent or subsequent development application proposing an alternate or replacement use of the mobile home park property. No affected mobile home owner or resident shall be required to vacate a Mobile Home Park Conversion Process 3.40.0120
3-54 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
mobile home space unless the Applicant has performed all mitigation measures and conditions of approval applicable to such owner or resident.
3.40.0120 Modification of Conversion Impact Report
A. The Planning Commission may, upon request of Applicant and after holding a public hearing, modify the provisions of an approved conversion impact report. A modification may be approved where the Planning Commission finds that there has been a change in circumstances, or there is new information that could not have reasonably been known or considered at the time of the original hearing on approval of the conversion impact report.
B. The Planning Commission may impose additional conditions as deemed necessary to mitigate any adverse impacts resulting from a modification of an approved conversion impact report.
C. Upon City approval of modification of an approved conversion impact report with additional conditions, the Applicant shall record a certificate of acceptance on the title of the mobile home park property. City approval of modification of an approved conversion impact report shall not be effective until proof of recordation of a certificate of acceptance has been delivered to the Director.
3.40.0130 Expiration of Conversion Impact Report
A. An approved conversion impact report shall expire: (i) the 30th day after adoption of the resolution of approval, unless proof of recordation of a certificate of acceptance is delivered to the Director prior to such date; or (ii) one year after delivery to the Director of proof of recordation of a certification of acceptance, unless an extension is granted prior to such date pursuant to this Section.
B. The Planning Commission may, upon request of the Applicant and after holding a public hearing, extend the term of an approved conversion impact report. An extension may be granted where the Planning Commission finds that expiration of the conversion impact report would constitute an undue economic hardship to the Applicant.
C. The Planning Commission may impose additional conditions as deemed necessary to mitigate any adverse impacts resulting from an extension. The Planning Commission may grant multiple extensions of an approved conversion impact report but no single extension shall have a duration in excess of one year.
D. Upon City approval of an extension of an approved conversion impact report with additional conditions, the Applicant shall record a certificate of acceptance on the title of the mobile home park property. City approval of an extension of an approved conversion impact report shall not be effective until proof of recordation of a certificate of acceptance has been delivered to the Director.
3.40.0140 Mobile Home Park Conversion Process
City of Grover Beach Development Code 3-55
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.40.0140 Nullification of Impact Report
A. The Planning Commission may, upon request of the Director and after holding a public hearing, order an approved conversion impact report null and void. No nullification shall be ordered unless the Planning Commission makes either of the following findings:
1. Approval of the conversion impact report was obtained fraudulently.
2. The Applicant has failed to comply with the mitigation measures set forth in, or the conditions imposed in connection with, the approved conversion impact report.
B. If a conversion impact report is nullified, then the Applicant shall not be entitled to perform the mobile home park conversion until a new conversion impact report is approved in accordance with this Section.
3.40.0150 Right of First Refusal
An Applicant shall afford affected mobile home owners and residents a right of first refusal to purchase, lease or rent housing that is constructed for sale, lease or rental on the site of the mobile home park proposed to be converted.
3.40.0160 Appeal
Any Planning Commission decision pursuant to this Section may be appealed to the City Council in accordance with Section 7.20 (Appeals).
3.40.0170 Processing Fees
Each Applicant seeking City approval, modification or extension of a conversion impact report shall pay a nonrefundable application deposit in an amount established by City Council resolution. In addition, the Applicant shall reimburse the City for all costs, including staff time and attorney's fees, incurred in processing and reviewing the Applicant's conversion impact report.
3.40.0180 Building Permits
No building permit shall be issued for conversion of a mobile home park property until the Applicant has filed with the Director a written statement confirming full performance of the mitigation measures set forth in, and the conditions imposed in connection with, the approved conversion impact report. Such statement shall specify in itemized form the name of each affected mobile home owner and resident and the date and type of Mobile Home Park Conversion Process 3.40.0190
3-56 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
relocation assistance provided to such person. The statement shall be executed under penalty of perjury.
3.40.0190 Exemption
This Section shall not apply to any mobile home park conversion or closure resulting from an adjudication of bankruptcy.
3.50.010 Parking Regulations
City of Grover Beach Development Code 3-57
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.50 Parking Regulations
Sections:
3.50.010 Purpose
3.50.020 Applicability
3.50.030 General Provisions
3.50.040 Required Parking Spaces
3.50.050 Bicycle Parking Spaces
3.50.060 Parking Reductions
3.50.070 Location of Required Parking
3.50.080 Parking Districts
3.50.090 Loading
3.50.100 Parking Design and Driveway Standards
3.50.110 Residential Front and Street Side Setback Parking
3.50.010 Purpose
A. Require parking spaces for all land uses that are sufficient in number, size, and arrangement;
B. Offer flexible means of minimizing the amount of required parking spaces by allowing reductions for projects with transit accessibility, fractional density, shared parking facilities, and in other situations expected to have lower vehicle parking demand; and C. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts between pedestrian and vehicles within parking lots.
3.50.020 Applicability
A. New Buildings and Land Uses. Parking shall be provided in accordance with this Section at the time any main building or structure is erected, or any new land use or new residential unit is established.
B. Existing Buildings and Land Uses. Existing buildings and land uses that are conforming or nonconforming to the requirements of this Section may be changed, altered, or enlarged as follows.
1. Residential Buildings and Uses.
a. Additions to existing residences which are no greater than 500 square feet are not required to meet the parking standards of this Section, but shall be required to retain the number and type (covered or uncovered) of existing parking spaces.
b. Additions greater than 500 square feet are required to comply with parking standards in this Section; however, the Review Authority may make minor Parking Regulations 3.50.030
3-58 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
exceptions for parking space dimensions if it can be demonstrated that it is unreasonable or impractical.
2. Non-Residential Buildings and Uses.
a. Additions. Where an addition of floor area creates an increase of 10 percent or more of the existing square footage, additional parking as required in Table 3.3 shall be provided for the increase in parking required for the addition. i. The existing parking shall be maintained.
ii. If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition. b. Change in Use. Where an existing land use is changed to another land use, parking shall be provided in accordance with this Section except as follows. i. Coastal Visitor Serving, Central Business, and Central Business Open Zones. No additional off-street parking is required for a change in use of an existing structure in the Coastal Visitor Serving, Central Business, and Central Business Open zones, provided that for locations within the Coastal Zone, any adverse impacts to public access are appropriately mitigated.
c. Same Use. Where an existing use is proposed to be replaced with the same use that previously occupied the building, no additional parking is required. All commercial/industrial buildings in an industrial zone that do not meet the minimum parking requirements of this Section are allowed to have uses that require one space per 750 square feet.
C. When Constructed. Parking facilities required by this Section shall be constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they serve.
3.50.030 General Provisions
A. Existing Parking to be Maintained. No existing parking serving any use may be reduced in amount or changed in design or location below the requirements for such use, unless equivalent substitute facilities are provided, or it is necessary to comply with accessible parking spaces required by the California Building Code.
B. Accessibility. Parking and loading areas shall be accessible for its intended purpose during all hours of operation.
C. Valet and Stacked Parking. Stacked or valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. If stacked parking managed by an attendant is used for required parking spaces, an acceptable form of
3.50.040 Parking Regulations
City of Grover Beach Development Code 3-59
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
guarantee must be filed with the Director ensuring that an attendant will be present while the lot is in operation.
D. Recreational Vehicle Parking. Boats, trailers, and other recreational vehicles may be parked in any Residential Zone in compliance with Municipal Code Article V.
3.50.040 Required Parking Spaces
A. Minimum Number of Spaces Required. Each land use shall provide the minimum number of parking spaces stated in Table 3.3, Required Parking Spaces by Land Use, unless otherwise provided in this Section. The parking requirement for any use not listed in Table 3.3 shall be determined by the Director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand. Where a parking requirement is provided as a ratio of parking spaces to floor area, the floor area shall be calculated based on gross floor area, unless otherwise stated.
B. Fractional Density Parking Incentives. Notwithstanding the requirements of Table
3.3, multi-unit detached or attached and mixed-use projects that incorporate at least 50 percent fractional density units shall receive parking incentives for residential components as follows:
1. Guest parking requirement waived.
2. Parking requirement reduced to 1 space per unit for the fractional density units.
C. West Grand Avenue. Notwithstanding the requirements of Table 3.3, the commercial component parking ratio for mixed-use projects fronting West Grand Avenue shall be one space per 450 square feet of floor area and one space per 1,500 square feet of outdoor use area.
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Residential
Accessory Dwelling Unit (ADU) / Junior Accessory
Dwelling Unit (JADU)
None
Single Family Unit Dwelling 2 spaces per unit
Parking Regulations 3.50.040
3-60 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Multi Family and Mixed Use Residential Component 1 guest space per every 4 units plus parking per unit as follows:
Studios: 1 space per unit
One-bedroom units: 1 space per unit
Two or more bedroom units:
o Extremely-low-, very-low-, and low-income
affordable housing units in all zones: 1.5
spaces per unit
o CVS, VS, CB, CBO, and CC zones: 1.5
spaces per unit
o All zones other than CVS, VS, CB, CBO and
CC zones: 2 1.5 spaces per unit
Guest Parking: 1 guest space per every 4 units
Fractional density units shall comply with Section
3.50.040.B.(Fractional Density Parking Incentives).
Boarding House 1 space per every 2 units
Caretaker’s Residence 1 space per unit
Day Care – Small or Large Family Home None beyond the parking required for the residential dwelling
Day Care – Large Family Home 1 on-site passenger loading space, which may be located in the driveway, in addition to the parking
required for the residential dwelling
High Occupancy Residential 1 space per adult occupant, minus 2 spaces of the aggregate
Live/Work Each live/work unit shall provide parking based on the area of commercial or industrial use, or a minimum of
two spaces, whichever is greater. The Review Authority
may modify this requirement for the use of existing
structures with limited parking.
Low Barrier Navigation Center No additional parking is required beyond the standard for residential dwellings in the zone in which the use is located.
Multiple Detached Dwellings/Cluster Developments 2 spaces per unit plus 1 guest space per every 2 units.
However, no guest parking is required for units served
by an individual driveway 20 feet or more in length.
Fractional density units shall comply with Section
3.50.040.B.(Fractional Density Parking Incentives).
Residential Care 1-6 clients None beyond the parking required for the residential dwelling
3.50.040 Parking Regulations
City of Grover Beach Development Code 3-61
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Residential Care - 7 or more clients 1 space per every 3 beds Residential Care Facility for the Elderly 1 space per every 3 beds Residential Common Area Developments (PUDs) 2 garage spaces per unit plus 1 guest space per every 2 units. However, no guest parking is required for units served by an individual driveway 20 feet or more in
length.
Senior Housing 1 space per unit plus 1 guest space per every 4 units Single Room Occupancy Facility 1 space per every 3 units Tiny Homes None
Transitional & Supportive Housing None beyond the parking required for the residential dwelling No additional parking is required beyond the
standard for residential dwellings in the zone in which the use is located. None is required if the Transitional or Supportive Housing is located within one-half mile of
any high-frequency public transit stop.
Retail
Adult Business 1 space per 300 square feet of floor area Automobile Service Station 1 space per 300 square feet of floor area Bar/Tavern/Night Club 1 space per 200 square feet of floor area and any outdoor use area
Building/Landscape Materials 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area
Fuel Dealer 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area
Retail 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area
Plant Nursery 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area
Parking Regulations 3.50.040
3-62 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Restaurant When located on a site with multiple uses and restaurant square footage is less than 50% of the
total building square footage on site: 1 space per
300 square feet of floor area and outdoor seating
area
Otherwise: 1 space per 200 square feet of floor
area and outdoor seating area
No additional parking is required for sidewalk
seating in accordance with Section 4.10.190
Vehicle Sales 1 space per 300 square feet of floor area Wine Tasting 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area
Services
Animal Boarding 1 space per employee plus 1 space for animal loading and unloading
Animal Care Facility 1 space per 300 square feet of floor area Business Support Services 1 space per 300 square feet of floor area Catering Service 1 space per 300 square feet of floor area Child Day Care – Day Care Center 1 space per 300 square feet of floor area Equipment Rental 1 space per 300 square feet of floor area Financial Institutions 1 space per 300 square feet of floor area Lodging 1 space per guest room
Maintenance Service – Client Site Services 1 space per 300 square feet of floor area Massage Establishments 1 space per 300 square feet of floor area Medical Services – Clinic/Urgent Care 1 space per 300 square feet of floor area Medical Services – Doctor Office 1 space per 300 square feet of floor area Medical Services – Extended Care 1 space per every 3 beds Mortuary/Funeral Home 1 space per 300 square feet of floor area Office 1 space per 300 square feet of floor area
Personal Service 1 space per 300 square feet of floor area
3.50.040 Parking Regulations
City of Grover Beach Development Code 3-63
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Repair Services 1 space per 300 square feet of floor area Vehicle Rental 1 space per 300 square feet of floor area Vehicle Repair and Services 1 space per 300 square feet of floor area Industry, Manufacturing & Processing
High Technology Uses 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Manufacturing, Artisan 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Manufacturing/Processing 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Media Production 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Printing and Publishing 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Recycling-Processing Facilities 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Storage-Warehouse 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Storage-Outdoor 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Storage – Personal Storage Facility 1 space per 50 storage units, minimum of 2 spaces Storage-Vehicles 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Wholesaling and Distribution 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area
Recreational, Education & Public Assembly
Commercial Recreation Facility - Indoor Theater/Cinema:
1 space per 20 square feet of seating floor area
Other:
1 space per 500 square feet of floor area
Commercial Recreation Facility – Outdoor 1 space per 1,000 square feet of lot area Parking Regulations 3.50.040
3-64 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.3: Required Parking Spaces by Land Use
Land Use Parking Requirement
Community Gardens 2 spaces
Health/Fitness Facility 1 space per 300 square feet of floor area Meeting Facility, public or private 1 space per 4 seats, but not less than 1 space per 40 square feet of floor area of the largest meeting hall
Recreational Vehicle Park 1 space per unit plus 1 guest space per every 4 units Specialized Education/Training 1 space per 300 square feet of floor area Studio – Art, Dance, Martial Arts 1 space per 300 square feet of floor area Transportation & Infrastructure
Freight Terminal 1 space per 300 square feet of office floor area Parking Facility 1 space per 300 square feet of office floor area Telecommunication Facility 1 space per 300 square feet of office floor area B D. Calculation of Required Spaces.
1. Fractions. When the number of parking spaces required result in a fraction of a space, fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number.
2. Accessory or Incidental Uses.
a. 10 Percent or Less. Accessory or incidental uses that occupy 10 percent or less of the square footage of the primary use on a site shall not be subject to additional parking requirements other than required for the primary use. b. More than 10 Percent. For accessory or incidental uses that occupy more than 10 percent of the square footage of the primary use on a site, the number of required parking spaces shall be equal to the sum of the requirements for each use calculated as follows:
i. The number of required parking spaces shall be calculated separately for each use to the hundredth decimal place and summed together and then rounded as described pursuant to Subsection B.1, Fractions, above.
3. Sites With Multiple Uses. If more than one use is located on a site, the number of required parking spaces shall be equal to the sum of the requirements for each use as follows, unless a reduction is approved pursuant to Section 3.50.060, Parking Reductions.
3.50.050 Parking Regulations
City of Grover Beach Development Code 3-65
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. The number of required parking spaces shall be calculated separately for each use to the hundredth decimal place and summed together. If the sum of the number of required parking spaces calculated separately for each use to the hundredth decimal place contains a fraction of a whole number, the result shall be rounded as described pursuant to Subsection B.1, Fractions, above.
4. On-street Parking. In the CVS, VS, CB, CBO, CIC, and CC zones, on-street parking along a lot’s corresponding frontage lines may be counted toward the parking requirement for Retail and Service commercial uses. Where on-street parking is not marked, 22 lineal feet of curb space shall constitute an on-street parking space.
a. Where an on-street parking space is adjacent to multiple lots, the credit shall be given to the development on the lot whose frontage contains more than 50 percent of the parking space length.
Figure 3.63: On-Street Parking Credit
3.50.050 Bicycle Parking Spaces
Bicycle parking shall be provided in accordance with Building Code requirements.
3.50.060 Parking Reductions
A. Motorcycle Parking. Motorcycle parking may substitute up to five percent of the required number of parking spaces for parking lots with 20 or more spaces. Each motorcycle space must be at least four feet wide and seven feet deep, and can accommodate two-wheeled motorized vehicles, including scooters, mopeds, and similar vehicles.
B. Transit Accessibility. For any land use except for Single Family Dwellings and Planned Unit Developments, the number of required parking spaces may be reduced by up to 10 percent if any portion of the lot is located within 1000 feet of a transit Parking Regulations 3.50.060
3-66 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
route with regular, scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m.
C. Car Sharing Programs. Required parking spaces may be substituted with designated carshare vehicle parking space, and the required number of parking spaces may be reduced, pursuant to the following:
1. Reduction Allowed. A 10 percent reduction in the required parking shall be allowed where 10 percent of the net required spaces are designated as carshare vehicle parking spaces.
2. Car Share Service Only. Car share vehicles shall be maintained for active use by a car share service and not for other purposes. No sales, servicing, storage, repair, administrative, or similar functions shall occur and no personnel shall be employed on the site except for occasional short-term maintenance of vehicles, unless otherwise permitted by the land use regulations of the zone in which the car share facility is located.
3. Accessibility. Car sharing parking spaces shall be made available to a car share organization for purposes of providing car share services for service subscribers.
In addition to conforming to the requirements of Section 3.50.100, Parking Design and Driveway Standards, the parking area shall be designed to be accessible to local and non-local car share subscribers 24 hours a day, seven days a week. a. Exception. Car share parking spaces may be occupied by non-car share vehicles, if it is demonstrated to the satisfaction of the Director that no car share organization can make use of the parking spaces. This is provided that upon 90 days of advance written notice to the property owner from a car share organization, the property owner shall terminate any non-car share leases for such spaces and shall make the spaces available to the car share organization.
4. Recorded Covenant. Prior to issuance of a building permit, a covenant shall be recorded identifying the number and location of the car share parking spaces. The location of the car share spaces shall be subject to approval by the Director.
D. Other Parking Reductions. Required parking for any use may be reduced through approval of an Administrative Development Permit or Administrative Use Permit as follows.
1. Review Process. The Director may approve parking reductions of 10 percent or less of the number of required parking spaces subject to approval of an Administrative Development Permit. Reductions of more than 10 percent are subject to approval of an Administrative Use Permit.
2. Criteria for Approval. The Review Authority may approve a parking reduction if one of the following findings can be made:
a. Special conditions exist—including, but not limited to, the nature of the proposed operation; peak hours of uses that share the parking facility will not
3.50.070 Parking Regulations
City of Grover Beach Development Code 3-67
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
overlap or coincide; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program that reduce parking demand at the site, or b. Coastal Commercial Zone. In the Coastal Commercial zone, the Review Authority may reduce the parking requirements in this Section if a finding is made that the existing structure location and/or lot size render the parking requirement unreasonable or impractical (e.g. a portion of the existing building would need to be removed) and any adverse impacts to public access are mitigated.
3. Parking Demand Study. In order to evaluate a proposed project’s compliance with the above criteria, a parking demand study which substantiates the basis for granting a parking reduction may be required.
3.50.070 Location of Required Parking
A. Setback Areas. Parking spaces shall not be located within required setback areas except as otherwise noted in this Development Code and as allowed below.
1. Single Family Residences. Parking may be located within the setback area if the following standards are met:
a. A minimum dimension of 9-foot by 18-foot for each space. b. All parking spaces shall be located behind existing or future sidewalk. c. Parking spaces shall be located on an all-weather surface as approved by the City Engineer (e.g. hardscape, gravel) and accessed by a driveway apron or curb cut.
d. Parking shall be located on paved areas that are designed in compliance with Section 3.50.100.C.2.b (Maximum Width in Residential Zones).
2. Multi Family Unit Dwellings. For Projects subject to discretionary review, the The Review Authority may allow parking in within side and rear setback areas. For projects that are ministerial, parking within side and rear setback areas is not permitted.
B. Recreational Vehicle Parking. Recreational vehicle parking shall comply with GBMC Article V, Section 5217 (Parking of Trailers, Recreational Vehicles, and Boats on Private Property).
1. B C. On-Site Parking Requirement and Off-Site Parking Allowance. Required parking shall be located on the same lot as the use it serves, except as allowed below.
2. Off-Site Parking Allowance. Required parking may be located off-site provided the following conditions are met.
Parking Regulations 3.50.080
3-68 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. Location.
i. Residential Uses. Off-site parking facilities shall be located within 200 feet, along a pedestrian route, of the unit or use served. ii. Non-Residential Uses. Off-site parking facilities shall be located within 500 feet, along a pedestrian route, of the main entrance containing the use served.
b. Parking Agreement. A written agreement between the landowner and the City in a form satisfactory to the City Attorney shall be executed and recorded in the Office of the County Recorder. The agreement shall include:
i. A guarantee from the landowner for access to and use of the shared parking facility; and
ii. A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.
3.50.080 Parking Districts
Parking required in any Commercial or Industrial Zone may be reduced below the stated requirements when included within a City Council approved public parking district or assessment district for financing off-street parking facilities.
3.50.090 Loading
All uses requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas to handle the volume of truck traffic and loading requirements.
A. Commercial and Industrial Buildings.
1. Number of Loading Spaces Required. At a minimum, one loading space shall be provided for all commercial and industrial buildings in excess of 10,000 square feet plus one additional space for every additional 40,000 square feet of floor area.
a. Multi-Tenant Buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided with a loading area.
Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.
2. Reduction to Number of Loading Spaces Required. The Director may waive the loading space upon finding that the applicant has satisfactorily demonstrated that, due to the specific nature of the use and building, such loading space will not be necessary.
3.50.0100 Parking Regulations
City of Grover Beach Development Code 3-69
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3. Additional Loading Spaces Required. Additional loading spaces may be required to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck deliveries.
B. Location. Loading zones and docks shall be located to the rear of properties and no truck entrance door, loading zone, or dock-serving commercial vehicles shall be permitted to face a residential area within 50 feet.
1. Exceptions. The location requirement may be modified or waived where the Review Authority finds that:
a. The intended use of the property or the location of or shape of the site and/or existing development warrant a variation,
b. That street-facing loading areas will exhibit architectural treatment, or will be enhanced with landscaping, in such a way as to minimize visual and noise impacts, and
c. There are specific features of the site and design of the building such that strict application of the orientation requirement is impractical.
C. Size and Dimensions. Each on-site loading space required by this Section shall not be less than 10 feet wide, 35 feet long, and 14 feet high. The minimum size requirement may be modified if the Director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.
3.50.0100 Parking Design and Driveway Standards
All parking areas shall be designed and developed consistent with the following standards.
A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements for single-family and multi-family uses in accordance with the following:
1. No more than two vehicles shall be placed one behind the other.
2. Both spaces shall be assigned to the same dwelling unit.
3. Tandem parking shall not be used to meet a guest parking requirement.
B. Assigned Parking. Lots developed with multiple uses and a shared parking area shall not assign parking spaces to individual tenant spaces or uses, except that parking spaces for residential uses in a mixed-use development shall be assigned to residential occupants.
C. Parking Access and Driveways.
1. Forward Egress Required. All parking access and driveways shall be designed to require vehicles to enter a public street in a forward direction, except for lots adjacent to alleys and for single family residences having access from local and Parking Regulations 3.50.0100
3-70 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
collector streets. Single family residences having access from an arterial street shall provide an on-site turnaround. Dead end parking areas shall be designed with an adequate turnaround area. Exceptions for existing parking lots with less than five spaces may be approved by the City Engineer if there is no feasible alternative and it would not create a traffic safety issue. The City Engineer may approve exceptions to this subsection if there is no feasible alternative and it would not create a traffic safety issue.
2. Driveway and Private Street Width.
a. Minimum Width.
i. Planned Unit Developments and Cottage Clusters, Multi-Family Residential, and Mixed-Use Projects. Planned Unit Developments, and multi-family residential, and mixed-use projects with one access point shall provide the following minimum common driveway width and back-up distance unless otherwise approved by the City Engineer. (1) Minimum Common Driveway Width: 18 14-feet or 10 feet for lots with a depth of 200 feet or less.
(2) Minimum Back-up Distance from Garage Doors and Parking Spaces:
24 22-feet. Minor exceptions may be approved by the City Engineer where it can be demonstrated that adequate turnaround can be provided to allow vehicles to enter a street in a forward direction. ii. Non-Residential Commercial and Industrial Development. Private streets/driveways in all non-residential usescommercial and industrial developments shall be a minimum of 24-feet wide.
b. Maximum Width in Residential Zones. Paving for parking areas in residential zones shall be limited to a maximum of 50 percent of the front or street side setback areas or 27 feet in width, whichever is less, to limit the amount of hardscape paving in these areas (refer to Figure 3.4); except that the Review Authority may allow an increase for irregularly shaped or small lot that lacks sufficient area for adequate driveway through the Modification to Standards process.. The maximum width of a driveway shall not exceed 36-feet unless it can be demonstrated that the type of use requires a wider driveway subject to review and approval by the City Engineer or Review Authority.
3.50.0100 Parking Regulations
City of Grover Beach Development Code 3-71
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Figure 3.4 Examples of Paving in Front and Street Side Setback Areas
3. Driveway Aprons.
a. Width. Apron widths shall be constructed in compliance with the City’s Standards and Specifications.
i. Single Family Residences. All driveway aprons serving single family residences shall be a minimum of 10-feet wide and a maximum of 24-feet wide. The area of driveways/paving shall comply with Development Code Section 3.30.040.D for maximum areas of paving allowed. ii. Multi-Family Residential and Non-Residential Development. All driveway aprons serving multi-family and non-residential uses shall be a minimum of 14-feet wide for one-way driveways and 24-feet wide for two-way driveways.
b. Separation. All driveway aprons on abutting parcels shall be separated by a minimum of two-feet of full height curb or berm. Exceptions may be approved by the City Engineer when it can be demonstrated that it is not feasible and/or will not create a traffic safety issue.
c. Encroachment Permit Required. An Encroachment Permit for a new driveway apron shall be conditioned to remove all abandoned driveway aprons and replace with new curb, gutter and sidewalk per City Standards.
Parking Regulations 3.50.0100
3-72 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
4. Corner Radius. The minimum inside corner radius for multi-family residential and all non-residential uses shall be 20 feet.
D. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall meet the minimum dimensions required by this Subsection.
Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.
1. Standard Parking Spaces and Drive Aisles. The minimum basic dimension for standard parking spaces is 9 feet by 18 feet, with a minimum vertical clearance of seven feet. Table 3.4, Standard Parking Space and Aisle Dimensions, provides the dimensions of spaces and aisles according to the angle of parking spaces.
The required aisle width may be modified if the City Engineer finds that sufficient space is provided, so that maneuvering areas will not interfere with traffic and pedestrian circulation.
Table 3.4: Standard Parking Space and Aisle Dimensions
Angle of Parking Stall Width Stall Depth Aisle Width
Parallel 8 ft 22 ft (curb length) 14 ft
45⁰ 12 ft 9 in 19 ft 1 in One way: 14 ft
Two-way: 20 ft
60⁰ 10 ft 5 in 20 ft 9 in One way: 16 ft
Two-way: 20 ft
90⁰ 9 ft 18 ft 24 ft
3.50.0100 Parking Regulations
City of Grover Beach Development Code 3-73
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Figure 3.7: Parking Space and Aisle Dimensions
2. Compact Parking Spaces. For any use that provides four or more parking spaces, up to 25 percent of the required spaces may be reduced to eight by 16 feet and labeled “compact”.
3. Parking Spaces Adjacent to a Property Line or Obstruction. The width of each parking space adjacent to a property line or a wall, fence, or other solid obstruction shall be increased by one foot.
4. Minimum Dimensions for Garages. Garage parking spaces as measured from the interior walls shall be a minimum of 10-feet by 20-feet; double spaces shall be 20-feet by 20-feet. Minor encroachments into the required spaces may be approved by the Director for water heaters, steps, and other similar features.
E. Striping and Marking. Parking spaces shall be painted white lines 4-inches in width or with alternative materials as approved by the City Engineer.
F. Bumpers, Curbs, and Wheel Stops. A permanent curb, bumper, wheel stop, or similar device shall be installed where spaces are perpendicular to a structure, City right-of-way, or landscaping. A six-inch high concrete curb surrounding a landscape area at least six feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk Parking Regulations 3.50.0110
3-74 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
may be used as a wheel stop if the overhang will not reduce the walkway width to below the minimum required width.
G. Paving and Surfacing. All parking lots shall be paved with an all-weather surface.
Pervious materials may be used on private property (i.e., not in the City right-of-way) as approved by the City Engineer. Parking surfaces and striping shall be maintained in good condition.
H. Drainage. Parking lot plans shall include a drainage plan subject to review and approval by the City Engineer.
I. Lighting. Lighting shall be provided in compliance with Section 3.10.040 Outdoor Lighting.
J. Landscaping. Landscaping and screening shall be provided in compliance with Section 3.30 Landscaping Standards.
3.50.0110 Residential Front and Street Side Setback Parking A. Applicability. These regulations apply to vehicle parking in residential zones within the front and street side setback areas as defined in Section 9.10.020 (Definitions of specialized terms and phrases). No person shall park, stop, or leave standing any vehicle, operable or inoperable, unless consistent with the provisions of this Section.
B. Parking Allowed. Vehicles parked in front and street side setback areas of residential lots shall conform to all of the following:
1. Vehicle parking shall comply with the size, surface and other standards in Section
3.50.070.A (Location of Required Parking) and the maximum driveway areas in Subsection 3.30.040.D.
2. Vehicles, including tires, shall be parked completely within the designated parking area.
3. Vehicles may be parked in tandem (one vehicle behind the other) provided that no part of the vehicle encroaches into an existing sidewalk.
Figure 3.8 Examples of Allowed Parking on Driveways
3.50.0110 Parking Regulations
City of Grover Beach Development Code 3-75
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
C. Parking Prohibited. Vehicle parking shall be prohibited within the front or street side setback areas under the following conditions:
1. Outside of the designated parking area or driveway. Vehicles shall not be parked outside the driveway width area leading to garage or allowed parking area or in any other manner inconsistent with Subsection B, including where vehicles are “straddling” or are partially on the driveway or designated parking area.
2. On lawn, landscaped areas, dirt, or mulch.
3. Diagonal Parking configuration. Vehicles shall not be parked diagonally or in any other configuration that would require vehicle circulation outside the width of the driveway area.
Figure 3.9 Examples of Prohibited Parking on Driveways
Sign Regulations 3.60.010
3-76 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.60 Sign Regulations
Sections:
3.60.010 - Purpose
3.60.020 - Applicability
3.60.030 - Exempt Signs
3.60.040 - Prohibited Signs
3.60.050 - Application Requirements
3.60.060 - Signage within the Coastal Zone
3.60.070 - Requirements for All Signage
3.60.080 - Temporary Signs
3.60.090 - Permanent Signs
3.60.100 - Special Consideration Signs
3.60.110 - Nonconforming Signs
3.60.120 - Signs on City Property
3.60.010 Purpose
A. The purpose of this Section is to promote public safety and welfare by regulating signs in keeping with the following objectives:
1. The design, construction, installation, repair and maintenance of signs will not interfere with traffic safety or otherwise endanger public safety;
2. Regulations established by the City Council will provide reasonable protection to the visual environment by controlling the size, height, spacing, and location of signs;
3. That residents, visitors, and sign users will benefit from signs having improved legibility, readability, and visibility; and
4. Adequacy of message opportunities will be applicable to sign users without dominating the visual appearance of the area.
3.60.020 Applicability
A. This Section applies to all signs including on-site signs, off-site signs, and temporary signs within the City.
B. No person shall install, alter, or relocate any sign within the City without first meeting requirements of Section 3.60.050 (Application Requirements) unless otherwise exempt consistent with Section 3.60.030.
C. Nothing in this Section shall be construed to prohibit a person from holding a sign while picketing or protesting on City property and/or right-of-way that is open to the public, so long as the person holding the sign does not block ingress and egress from
3.60.030 Sign Regulations
City of Grover Beach Development Code 3-77
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
buildings, create a safety hazard by impeding travel on sidewalks, in bike or vehicle lanes, or on trails, or violate any other reasonable time, place, and manner restrictions adopted by the City.
D. This Section is not intended to, and does not, restrict speech on the basis of its content, viewpoint, or message. No part of this Section shall be construed to favor commercial speech over non-commercial speech.
E. A non-commercial message may be substituted for any commercial message displayed on a sign, or the content of any non-commercial message displayed on a sign may be changed to a different non-commercial message, without the need for any approval or permit, provided that the size, and location of the sign is not altered.
The purpose of this provision is to prevent any inadvertent favoring of commercial speech over non-commercial speech or favoring of any particular non-commercial message over any other non-commercial message. To the extent any provision of this Section is ambiguous, the term shall be interpreted not to regulate on the basis of the content of the message. This provision prevails over any more specific provisions to the contrary.
F. Where a particular type of sign is proposed in a permit application, and the type is not expressly allowed, restricted, or prohibited by this Section, the Review Authority shall approve, conditionally approve, or deny the application based on the most similar sign type that is expressly regulated by this Section.
G. Where a sign may be subject to multiple provisions of this Section 3.60 (Sign Regulations) because it may be considered to fall within more than one of the sign type definitions of Section 9.10.50 (Signage Definitions), the sign shall comply with the most restrictive requirements.
3.60.030 Exempt Signs
A. Types of exempt signage. The sign types listed below are exempt from the requirement of a Sign Permit, Registration, and Program, and any corresponding fees provided that the sign is consistent with the standards of Section 3.60. The size and placement standards set forth in subsequent Sections shall be adhered to in order for such sign to qualify as exempt. However, any sign listed below that requires a Coastal Development Permit as provided in Section 3.60.060 shall not be exempt.
1. Any sign, posting, notice, or similar signs placed, installed, or required by law by the City, local school districts, Federal, or State governmental agency.
2. Official Government Flags.
3. Flags. Flags displaying either a commercial or non-commercial message are permitted as follows: one flag not to exceed 10 square feet in size in residential zones, and one flag not to exceed 24 square feet in commercial and industrial zones.
Sign Regulations 3.60.040
3-78 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
4. Business information signs. Non-illuminated signs which provide business information including, but not limited to, credit card acceptance, business hours, open/closed, or menus provided signs do not exceed an aggregate six square feet in sign area.
5. Special event decorations that display non-commercial messages may be in place up to 45 days per event, except for signs listed in Section 3.60.040.
6. Signs affixed to a vehicle through magnets, vinyl application, or other forms of permanent adhesive. Such signage shall not be a banner, board, paper, wood material, or any temporary sign and shall not project or deviate above or from the vehicle profile.
7. Art murals displaying a non-commercial message and does not include any registered trademarks, logos, etc. that promotes a commercial product or service.
8. Temporary off-site directional signs for limited duration events, placed on private property with permission of the property owner, a maximum of two hours before and one hour after the conclusion of an event. Events are limited to a maximum of three events per week. Maximum sign area is five square feet.
9. Non-commercial message signage with a maximum aggregate of three-square feet for each residence or business in all zones, except in the OS zones.
10. Temporary yard signs.
11. Temporary projected image signs.
12. Temporary window signs.
13. Directory signs affixed to a building.
3.60.040 Prohibited Signs
A. The following sign types are prohibited within the City.
1. Off-site signage unless expressly authorized by this Section 3.60.
2. Abandoned signs.
3. Signs that simulate in color or design any traffic sign or signal, or which makes use of words, symbols, or characters in such a manner to interfere with, mislead, or confuse pedestrian or vehicular traffic, including signage that is highly reflective.
4. Digital display/LED messaging signs including animated, moving, flashing, blinking, reflecting, glaring, or revolving, or any other similar sign, except electronic message boards displaying time, temperature, or required prices of gasoline or similar fuels.
5. Backlit, translucent, semi-transparent and illuminated awnings from a light source under or within the awning.
3.60.050 Sign Regulations
City of Grover Beach Development Code 3-79
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
6. Roof signs.
7. Snipe signs or any other sign attached to a tree, utility pole, fence post, etc.
8. Inflatable signs, including but not limited to air-activated graphics.
9. Feather flag signs.
10. Signs, including non-commercial signs that are placed or encroach into the rightof-way without a valid encroachment permit issued by the City Engineer.
11. Signs emitting audible sounds, odors or particulate matter.
12. People signs except human signs used as in-person protest picketing.
13. Mobile signs that utilize the parking of off-site mobile billboard advertising displays for the direct purpose of advertising a business off-site, as defined herein, either standing alone, or attached to a motor vehicle, upon any public street, City owned land, or on private property.
14. Billboards.
15. No sign shall be located within the sight triangle as defined in Section 3.10.030 of the Development Code.
3.60.050 Application Requirements
A. Applicability.
1. Sign Registration.
a. A Sign Registration is required for temporary A-frame and banner signs as specified in this Section and shall be submitted and approved by the Director prior to installation of the sign.
2. Sign Permit.
a. A Sign Permit is required for all signs unless otherwise specified in this Section and shall be submitted and approved by the Director prior to installation of the sign.
3. Sign Program.
a. A Sign Program is required as specified in this Section or modifications are requested for exceptions to the requirements of this Section. This can be approved in conjunction with other development applications. b. A Sign Program shall require approval of a Use Permit consistent with Section
6.20.060.
c. As part of a Sign Program approval, exceptions may be granted to the standards of this Section if the findings can be made as required in Subsection
3.60.050.C.
Sign Regulations 3.60.060
3-80 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
B. Procedures.
1. Application requirements. An application for a Sign Registration, Sign Permit, or Sign Program shall be filed on the form(s) provided by the Department, together with all required fees and all other information and materials specified by the application submittal requirements provided by the Department. It is the applicant’s responsibility to provide evidence to support any required findings.
2. Other permits required. In addition to the requirements of this Section, all signs shall be in compliance with applicable requirements of the California Building Code and any additional permits or requirements.
3. Review authority. Table 3.4 identifies the Review Authority responsible for reviewing and making a decision on each type of sign approval.
Table 3.4 – Review Authority
Type of Action Director Commission Council
Sign Registration Decision Appeal Appeal
Sign Permit Decision Appeal Appeal
Sign Program Recommendation Decision Appeal
C. Findings. The Planning Commission may approve a Sign Program, only after making the following findings:
1. There are special circumstances applicable to the property including size, shape, topography, location, surroundings, building placement, public access or architectural style that warrant modified standards.
2. The sign is in substantial compliance with any applicable design guidelines and Sign Design Subsection 3.60.070.C.
3. The sign’s design or proposed construction will not threaten the public health, safety, or welfare.
3.60.060 Signage within the Coastal Zone
Within the Coastal Zone, new signs shall be of a size, location, and appearance so as not to detract from scenic areas or views from public roads and other public viewing points. A Coastal Development Permit is required for any sign that could impact public recreational access, including parking opportunities near beach access points or parklands, including any changes in parking timing and availability, and any signage indicating no public parking, no trespassing, and/or no public coastal access allowed. Coastal Development Permits for signs shall be consistent with all applicable Local Coastal Program standards.
3.60.070 Sign Regulations
City of Grover Beach Development Code 3-81
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.60.070 Requirements for All Signage
A. Sign Message.
1. Allowed signage may contain commercial or non-commercial message, provided that the sign complies with the size, height, area, location, and other requirements of this Section.
B. Sign Measurement Criteria. The measurement of sign area and height shall be regulated as follows:
1. Sign area. The area of a sign is calculated by enclosing the extreme limits of all framing, emblem, logo, representation, writing, or other display composed of squares or rectangles with no more than eight (8) lines as shown in Figure 3.6.
Figure 3.6 – Sign Area Calculations
2. Sign structure. Supporting sign frame and support structures that are incidental to the display itself shall not be computed as sign area.
3. Double-sided signs. The area of a double-sided sign that has no more than 24 inches separating the outer surfaces of the sign’s two parallel planes shall be computed by multiplying the total height by the total length of only one side of the sign area.
4. Three-dimensional objects. Where a sign consists of one or more three dimensional objects (e.g., balls, cubes, clusters of objects, sculpture, or statue-like trademarks), the sign area is measured at their maximum projection upon a vertical plane.
Sign Regulations 3.60.070
3-82 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
5. Multiple objects. When signs are composed of individual elements, the area of all sign elements, which together convey a single complete message, are considered a single sign as shown in Figure 3.7
Figure 3.7 – Multiple Objects
6. Height. Sign height is measured as the vertical distance from the highest elevation of the finished grade below or surrounding the base of the sign to the top of the highest element of the sign. In cases where substantial fill is proposed, “finished grade” shall be established by the Director, consistent with properties in the immediate vicinity, and shall not be artificially raised to gain additional sign height.
If highest finished grade surrounding the sign is lower than the grade of an adjacent street, the height of the sign shall be measured from the top of curb elevation nearest to the sign as shown in Figure 3.8
Figure 3.8 – Sign Height
C. Sign design, materials, and illumination. All signs shall be designed and constructed in compliance with the following standards:
1. Design and construction.
3.60.070 Sign Regulations
City of Grover Beach Development Code 3-83
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. Signs shall be in compliance with all applicable Council adopted design guidelines and standards.
b. The size of the structural elements (e.g., columns, crossbeams, and braces) shall be proportional to the sign type they are supporting. c. Signage shall be designed so that it is integrated with the design of a building. d. Signs shall be securely attached to a building, structure or ground. e. Freestanding signs utilizing bases shall be a minimum of one foot in height with a maximum height of three feet. Bases shall be decorative and located in a landscape planter.
2. Materials.
a. Sign materials including framing, supports, and base, shall be compatible with the type and scale of materials used in the building’s design. b. Sign materials shall be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance.
c. Use of raceways to place signage shall be painted to match the building color.
3. Illumination.
a. Lighting for signs shall not create a hazardous glare for pedestrians or vehicles.
b. The light source shall be shielded from view, except for diffused exposed neon.
c. Externally illuminated signs shall utilize focused light fixtures that are directed towards the sign.
d. Signs shall be designed so that illumination does not exceed 10 foot candles (100 lumens) measured at a distance of 10 feet from the sign. e. Signs in commercial and industrial zones with building elevations that directly face adjacent residential zones shall not be illuminated.
D. Sign Maintenance. All signs shall be continuously maintained in compliance with the following standards:
1. Each sign and supporting hardware shall be maintained in good repair so that it is able to function properly at all times. This includes the replacement of burned out or broken light bulbs, and repair or replacement of faded, peeled, cracked, or otherwise damaged parts of a sign.
2. Any repair to a sign shall be of materials and design of equal or better quality as the original sign.
3. Signs that have been physically damaged by weather or physical impact shall be repaired.
Sign Regulations 3.60.080
3-84 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
4. When an existing sign is replaced, all brackets, poles, and other supports that are no longer required shall be removed.
3.60.080 Temporary Signs
A. Purpose. The purpose of these regulations is to ensure that temporary signs do not create a distraction to the traveling public or cause visual blight to the aesthetic environment.
Figure 3.11 – Temporary Signs
B. Temporary signs allowed. The following temporary signs are allowed:
1. A-Frame signs.
a. Zones allowed. Allowed in commercial zones, industrial zones, Recreational, Education, and Public uses in the Public Facilities zone as defined in Section
2.50.020, and Urban Reserve zone.
b. Maximum sign area. Six square feet.
c. Number of signs. One per business.
d. Sign height. Minimum sign height of two feet. Maximum sign height of five feet. e. Location. A-frame signs shall be placed on private property and cannot interfere with pedestrian ingress or egress as required by the Building Code.
Exception: An A-frame sign may be located in the right-of-way with an approved encroachment permit if the building is less than five feet from the City’s right-of-way and there is no other feasible location to place the sign on privately owned property outside of the City’s right-of-way. f. Time of display. A-frame signs shall only be displayed during the hours of business operations.
2. Banner signs.
3.60.080 Sign Regulations
City of Grover Beach Development Code 3-85
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
a. Zones allowed. Allowed in commercial zones, industrial zones, Recreational, Education, and Public uses in the Public Facilities zone as defined in Section
2.50.020, Recreational, Education, and Public uses in residential zones as defined in Section 2.20.030, and Urban Reserve zone.
b. Maximum sign area. 24 square feet.
c. Number of signs. One per business.
d. Location. Shall not be located above a first story or located on roof. e. Time of display. May be in place a maximum of 30 consecutive days. Once removed, a minimum of 30 consecutive days must pass before installing a new banner sign.
3. Projected image signs.
a. Zones allowed. Allowed in commercial zones and industrial zones. b. Number of signs. One projected image sign per business. c. Projected image signs may be in place a maximum of 30 days. A minimum of 30 consecutive days must pass before installing a new projected image sign. d. Time of display. Only be displayed during the hours of business operation.
4. Window signs. Window signage is considered graphics, lettering, or perforated window film on windows visible from the right-of-way.
a. Zones allowed. Allowed in commercial zones, industrial zones, Recreational, Education, and Public uses in the Public Facilities zone as defined in Section
2.50.020, and Urban Reserve zone.
b. Maximum sign area. Window signs shall not exceed 50 percent of window area, except for properties in the CVS, VS, CB and CBO zones, where window signs shall not exceed 33 percent of window area.
c. Location. Shall not be located above a first story window. d. Time of display. May be in place a maximum of 180 consecutive days. Once removed, a minimum of 30 consecutive days must pass before installing a new temporary window sign.
5. Yard Signs in residential zones.
a. Maximum sign area. Three square feet.
b. Number of signs. One per property or residential unit when multiple units are located on one common lot. Residential developments with a common lot are allowed a maximum of one yard sign per unit during an event on the common lot, with permission of the common lot ownership.
c. Maximum height. Six feet as measured from average natural grade.
Sign Regulations 3.60.080
3-86 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
d. Location. May be located within the front and street side setback, behind the back of sidewalk or curb if no sidewalk is present. In no instance may a yard sign be placed on a sidewalk, public or private street.
e. Time of display. All yard signs shall be temporary and only placed during an event subject to the following:
i. Event. Yard signs may be placed prior to an event, but must be removed within seven days after the event or purpose for which the sign is erected. For purposes of example only, a political sign shall be removed within seven days after an election. A yard sign that designates a sale or rental of a property would be required to be removed within seven days after the property is sold, leased or rented. A sign for an on-site sales event shall be removed within seven days after the event.
6. Yard signs in commercial zones, industrial zones, Public Facilities zone, and Urban Reserve zone.
a. Zones prohibited. Yard signs are prohibited in Open Space zones. b. Maximum sign area. 32 square feet.
c. Number of signs. One per business.
d. Maximum Height. Six feet.
e. Location. Must be located on private property and shall not encroach within the right-of-way (streets, sidewalks, easements, etc.).
f. Time of display. All yard signs shall be temporary and only placed during an event subject to the following:
i. Event. Yard signs shall be placed prior to an event but must be removed within seven days after the event or propose for which the sign is erected. For purposes of example only, a political sign shall be removed within seven days after an election. A real estate sign shall be removed within seven days after the property is sold, leased or rented. A sign for on-site sales event shall be removed within seven days after the event.
7. Yard Sign Exceptions. The following are exceptions to yard signage standards in all zones, excluding Open Space zones, for all properties or multiple units/tenants located on one common lot, 60 days prior to a federal, state, or local election and up to seven days after an election:
a. Maximum sign area. Total sign area shall not exceed an aggregate of 32 square feet in addition to other allowed yard signs.
C. General to Temporary Signage requirements. Temporary signs are allowed only in compliance with the provisions of this Section 3.60 and shall not have any attachments, including, but not limited to, balloons, pennant flags, ribbons, loudspeakers, or other items to attract attention.
3.60.090 Sign Regulations
City of Grover Beach Development Code 3-87
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
3.60.090 Permanent Signs
Signs shall comply with the standards provided in this Section. The purpose of these regulations is to ensure that permanent signs serve a common purpose to promote, identify, and provide information on a business or commercial activity located on the premise.
3.10 – Typical Building Sign Types
A. Permanent Sign Standards. As listed in Table 3.5, signs shall comply with the following standards applicable to the specific sign type.
Table 3.5 – Sign Type Performance Standards
Sign Type Zones Allowed Max. Sign
Area1
Number of
sign(s)
permitted
Max.
Height2 Special Requirements
1. Awning
Commercial
zones, Industrial
zones, PF zone,
and UR zone
One square foot
per one lineal
foot of awning
canopy, not to
exceed 50%
coverage of the
awning
One per
business or
tenant
Not
above
first story
(a) Minimum vertical clearance from
the ground of eight feet.
(b) May project a maximum of five feet
into the right-of-way with approved
encroachment permit.
(c) Valance limited to 75% maximum
coverage.
Sign Regulations 3.60.090
3-88 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.5 – Sign Type Performance Standards
Sign Type Zones Allowed Max. Sign
Area1
Number of
sign(s)
permitted
Max.
Height2 Special Requirements
2. Free Standing
Commercial
zones, Industrial
zones PF zone,
and UR zone
36 s.f. One per
property Six feet
(a) New cabinet type signs shall be
prohibited in the CVS, VS, CB, and
CBO zones.
(b) A singular pole, whether circular or
rectangular is prohibited.
(c) In the CVS and RC zones
properties with frontage along El
Camino Real are allowed one
freeway oriented free-standing
monument sign as follows:
Maximum height shall not
exceed 40-feet for freestanding
monument signage.
Total sign area shall not exceed
100 square feet.
3. Projecting
Commercial
zones, Industrial
zones, PF zone,
and UR zone
15 s.f.
One per
public street
frontage
20 feet
above
finished
grade
(a) May encroach up to two feet within
the right-of-way with issuance of
an encroachment permit.
(b) Sign shall be perpendicular to the
building or wall.
(c) Sign may be at an angle if located
at the corner of a building located
on a corner lot.
4. Suspended
Commercial
zones, Industrial
zones, PF zone,
and UR zone
10 s.f.
One per
business or
tenant
Not
above
first story
5. Wall
Commercial
zones, Industrial
zones PF zone,
and UR zone
One square foot
per lineal foot of
business/
building
frontage
One per
public street
frontage
Based
on
building
height
(a) Business frontage is the lineal front
of owned or leased space.
(b) Wall signs shall be located below
the top of the parapet or roofline
on single story buildings and below
the second-floor sill on multi-story
buildings.
(c) Cabinet type signs shall be
prohibited in the CVS, VS, CB, and
CBO zones.
(d) An additional wall sign may be
permitted for a business that has
an additional building face visible
from the right-of-way.
(e) The sign’s size shall be in scale
and proportion to the building.
3.60.0100 Sign Regulations
City of Grover Beach Development Code 3-89
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
Table 3.5 – Sign Type Performance Standards
Sign Type Zones Allowed Max. Sign
Area1
Number of
sign(s)
permitted
Max.
Height2 Special Requirements
6. Permanent
Window
Signs/
Lettering
Commercial
zones, Industrial
zones PF zone,
and UR zone
50 percent of
window area,
except CVS,
VS, CB and
CBO zones
33 percent of
window area in
CVS, VS, CB,
and CBO zones
One per
business or
tenant
Not
above
first story
(a) Limited to lettering, graphics, and
perforated window film.
(b) Window area is aggregate of both
temporary and permanent signage.
Notes:
1. Maximum sign area measured in square feet (s.f.).
2. Maximum height measured in feet (ft) and from finished grade for all sign types.
3.60.0100 Special Consideration Signs
A. Signs with special consideration. This Section applies to permanent signs that are unique, or for sites located in specific locations, or based on size of sites.
1. Changeable copy signs.
a. Zones allowed. Commercial zones, industrial zones, and Recreational, Education, and Public uses in residential zones as defined in Section 2.20.030. b. Number of signs. One per property.
c. Maximum height. Six feet.
d. Design standards. Signs shall comply with design standards in Section
3.60.070.C.
e. Permit requirements. A Sign Program shall be approved by the Planning Commission.
2. Site Directional/Wayfinding signs.
a. Zones allowed. Commercial and Industrial zones.
b. Maximum height. Five feet.
c. Design standards. Signs shall comply with design standards in Section
3.60.070.C.
d. Permit requirements. A Sign Program shall be approved by the Planning Commission.
3. Residential Identification Signs.
a. Zones allowed. All residential zones.
b. Maximum sign area. 24 square feet.
Sign Regulations 3.60.0110
3-90 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
c. Maximum sign height. Six feet.
d. Number of signs. One per street frontage.
e. Minimum number of units. A minimum of five units are required for installation of residential identification signs.
f. Design standards. Signs shall comply with design standards in Section
3.60.070.C.
g. Permit requirements. A Sign Permit shall be approved by the Director.
4. Free Standing Monument Sign Exception. In the RC zone east of 14th Street with frontage along West Grand Avenue exceptions to Section 3.60.090 are allowed as follows:
a. Properties less than 20,000 square feet with more than three tenants. One free standing monument sign per street frontage with a maximum height of 10 feet not exceeding 60 square feet is permitted.
b. Properties greater than 20,000 square feet. One free standing monument sign per street frontage with a maximum height of 15 feet not exceeding 120 square feet is permitted.
c. Permit requirements. A Sign Program shall be approved by the Planning Commission.
3.60.0110 Nonconforming Signs
A. Applicability. This Section applies to any permanent sign, including its physical structure and supporting elements, which was lawfully erected and maintained in compliance with all applicable laws in effect at the time of original installation, but which does not currently comply with the provisions of this Section.
B. Allowed modifications to nonconforming signs. The following modifications to nonconforming signs are allowed:
1. The use of a nonconforming sign may continue and shall be maintained in good condition as required by this Section, unless provided otherwise.
2. Sign copy and sign face changes, non-structural modifications, and non-structural maintenance (e.g., painting and rust removal) are allowed if there is no alteration to the physical structure or support elements of the sign.
3. A non-conforming sign may be restored to its original condition if less than 50 percent of the sign is damaged, provided that the restoration is started within 90 days of the damage occurring and diligently completed. A nonconforming sign is deemed to be more than 50 percent damaged, if the estimated cost of reconstruction or repair exceeds 50 percent of the replacement cost as determined by the Director based on an appraisal prepared by the owner.
3.60.0120 Sign Regulations
City of Grover Beach Development Code 3-91
Adopted October 15, 2012
Amended July 21, 2014, December 3, 2018, June 17, 2019, October 7, 2019, July 6, 2020, and November 22, 2021, and __
C. Prohibited modifications to nonconforming signs. A nonconforming sign shall not be:
1. Changed to another nonconforming sign;
2. Structurally altered to extend its useful life;
3. Altered unless required by law or unless the alteration results in the elimination of the nonconformity;
4. Enlarged; or
5. Moved or replaced.
D. A nonconforming sign shall be removed or modified to comply with this Section if the following occurs:
1. Any modifications prohibited by Subsection 3.60.110.C are made to the sign;
2. The sign is temporary; or
3. The sign is or may become a danger to the public or is unsafe.
3.60.0120 Signs on City Property
A. Any sign placed on property owned by the City, or within the right-of-way of a dedicated public street without the permission of the City may be removed by the City without prior notice.
City of Grover Beach Development Code 4-1
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and CHAPTER 4. STANDARDS FOR
SPECIFIC DEVELOPMENT
AND LAND USES
4.10 Standards for Specific Development and Land Uses ..................................................................... 5
4.10.010 Purpose and Applicability ........................................................................................................ 5
4.10.015 Accessory Dwelling Units (ADUs) ........................................................................................... 6
4.10.020 Accessory Retail and Service Uses ...................................................................................... 10
4.10.030 Accessory Structures ............................................................................................................. 10
4.10.040 Reserved .................................................................................................................................. 11
4.10.045 Commercial Cannabis Activity and Uses ............................................................................. 12
4.10.050 Caretaker’s Residences .......................................................................................................... 14
4.10.060 Reserved .................................................................................................................................. 15
4.10.070 Child Day Care – Day Care Center ........................................................................................ 15
4.10.075 Demolition of Residential Structures ....................................................................................... 17
4.10.077 Garage or Yard Sales ................................................................................................................. 18
4.10.050 Live Entertainment .................................................................................................................. 18
4.10.060 Live/Work Units ....................................................................................................................... 18
4.10.095 Low Barrier Navigation Centers (Emergency Shelter) ........................................................... 21
4.10.070 Massage Establishments ....................................................................................................... 22
4.10.130 Outdoor Storage and Work Areas ......................................................................................... 26
4.10.135 Personal Health/Fitness Studios ........................................................................................... 28
4.10.140 Personal Storage Facilities .................................................................................................... 28
4.10.150 Recycling Facilities ................................................................................................................. 28 4-2 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
4.10.160 Resale Stores........................................................................................................................... 31
4.10.180 Senior Housing ........................................................................................................................ 31
4.10.185 Short-Term Rentals ................................................................................................................. 33
4.10.190 Sidewalk Seating for Outdoor Dining ................................................................................... 41
4.10.200 Single Room Occupancy Facilities ....................................................................................... 41
4.10.210 Thrift Stores ............................................................................................................................. 43
4.10.215 Tiny Homes on Wheels in Residential Zones....................................................................... 43
4.20 Adult Businesses .............................................................................................................................. 45
4.20.010 Purpose .................................................................................................................................... 45
4.20.020 Permit Requirements .............................................................................................................. 45
4.20.030 Required Findings ................................................................................................................... 46
4.20.040 Permits Nontransferable; Use Specific ................................................................................. 49
4.250 Residential and Mixed-Use Objective Design Standards ........................................................... 51
4.300 Reserved .......................................................................................................................................... 95
4.40 Telecommunications Facilities ........................................................................................................ 99
4.40.010 Purpose .................................................................................................................................... 99
4.40.020 Applicability ............................................................................................................................. 99
4.40.030 Permit Requirements .............................................................................................................. 99
4.40.040 Facility Design and Development Standards ..................................................................... 103
4.40.050 Operation and Maintenance Standards .............................................................................. 105
4.40.060 Discontinuance and Site Restoration ................................................................................. 106
4.10 Standards for Specific Development and Land Uses ................................................................... 33
4.10.010 Purpose and Applicability .......................................................................................................... 33
4.10.015 Accessory Dwelling Units (ADUs) ............................................................................................. 44
4.10.020 Accessory Retail and Service Uses .......................................................................................... 77
4.10.030 Accessory Structures ................................................................................................................ 88
4.10.045 Commercial Cannabis Activity and Uses .............................................................................. 1010
4.10.050 Caretaker’s Residences ........................................................................................................ 1212
4.10.060 High Occupancy Residential UseReserved ........................ 12Error! Bookmark not defined.
4.10.070 Large FamilyChild Day- Care Home– Day Care Center ..................................................... 1313
4.10.075 Demolition of Residential Structures ......................................................................................... 13
4.10.010
City of Grover Beach Development Code 4-3
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4.10.080 Live Entertainment ................................................................................................................ 1515
4.10.090 Live/Work Units ..................................................................................................................... 1515
4.10.095 Low Barrier Navigation Centers (Emergency Shelter) .............................................................. 15
4.10.100 Massage Establishments ...................................................................................................... 1918
4.10.110 Mixed Use Projects ................................................................................................. 19Reserved 67 4.10.1150 Mobile Vendors........................................................................................................................ 19
4.10.120 Multi-Family Developments.................................................................................... 21Reserved 50 4.10.130 Outdoor Storage and Work Areas ............................................................................................. 21
4.10.140 Personal Storage Facilities ....................................................................................................... 23
4.10.150 Recycling Facilities .................................................................................................................... 23
4.10.160 Resale Stores ............................................................................................................................ 26
4.10.180 Senior Housing .......................................................................................................................... 26
4.10.185 Short-Term Rentals ................................................................................................................... 27
4.10.190 Sidewalk Seating for Outdoor Dining ........................................................................................ 35
4.10.200 Single Room Occupancy Facilities ............................................................................................ 35
4.10.210 Thrift Stores ............................................................................................................................... 37
4.10.215 Tiny Houses on Wheels in Residential Zones .......................................................................... 37
4.20 Adult Businesses .............................................................................................................................. 39
4.20.010 Purpose ..................................................................................................................................... 39
4.20.020 Permit Requirements ................................................................................................................ 39
4.20.030 Required Findings ..................................................................................................................... 40
4.20.040 Permits Nontransferable; Use Specific ..................................................................................... 43
4.3025 Residential Common Area Developments ................................................................................. 45
4.30.010 Purpose .................................................................................................................................... 45
4.30.020 Permit Requirements .............................................................................................................. 45
4.30.030 Definitions ................................................................................................................................ 45
4.30.040 Development Standards ......................................................................................................... 45
4.30.050 Objective Design Standards ........................................................ Error! Bookmark not defined.
4.30.060 Conversions............................................................................................................................. 51 4-4 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
4.25.010 Purpose ....................................................................................... Error! Bookmark not defined.
4.25.020 Single-Unit Dwellings .................................................................. Error! Bookmark not defined.
4.25.030 Multiple Detached Dwellings ....................................................... Error! Bookmark not defined.
4.25.040 Attached Multi-Unit Developments (Small) ................................ Error! Bookmark not defined.
4.25.050 Attached Multi-Unit Developments (Large) and Mixed Use ........ Error! Bookmark not defined.
4.30 Reserved .................................................................................................. Error! Bookmark not defined.
4.40 Telecommunications Facilities ........................................................................................................ 89
4.40.010 Purpose ..................................................................................................................................... 89
4.40.020 Applicability ............................................................................................................................... 89
4.40.030 Permit Requirements ................................................................................................................ 89
4.40.040 Facility Design and Development Standards ............................................................................ 93
4.40.050 Operation and Maintenance Standards .................................................................................... 95
4.40.060 Discontinuance and Site Restoration .................................................................................... 9696
4.10.010
City of Grover Beach Development Code 4-5
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4.10 Standards for Specific Development and Land Uses
Sections:
4.10.010 - Purpose and Applicability
4.10.015 - Accessory Dwelling Units
4.10.020 - Accessory Retail and Service Uses
4.10.030 - Accessory Structures
4.10.040 - Reserved
4.10.045 - Commercial Cannabis Activity and Uses
4.10.050 - Caretaker’s Residences
4.10.060 - High Occupancy Residential Use Reserved
4.10.070 - Large Family Day- Care Home Child Day Care – Day Care Center
4.10.075 - Demolition of Residential Structures
4.10.080 - Live Entertainment
4.10.090 - Live/Work Units
4.10.095 - Low Barrier Navigation Centers (Emergency Shelter)
4.10.100 - Massage Establishments
4.10.110 - Mixed Use ProjectsReserved
4.10.115 - Mobile Vendors
4.10.120 - Multi-Family DevelopmentsReserved
4.10.130 - Outdoor Storage and Work Areas
4.10.135 - Personal Health / Fitness and Studios
4.10.140 - Personal Storage Facilities
4.10.150 - Recycling Facilities
4.10.160 - Resale Stores
4.10.180 - Senior Housing
4.10.185 - Short-Term Rentals
4.10.190 - Sidewalk Seating for Outdoor Dinning
4.10.200 - Single Room Occupancy Facilities
4.10.210 - Thrift Stores
4.10.215 - Tiny HousesHomes in Residential Zones
4.10.010 Purpose and Applicability
A. Purpose. This Chapter provides site planning, development, and/or operating standards for certain land uses that are allowed by Chapter 2 (Zones and Allowable Land Uses) within individual or multiple zones, and for activities that require special standards to ensure their compatibility with surrounding uses.
B. Applicability. The land uses and activities covered by this Chapter shall comply with the provisions of the Sections applicable to the specific use, in addition to all other applicable provisions of this Development Code.
1. Where allowed. The uses that are subject to the standards in this Chapter shall be located only where allowed by Chapter 2 (Zones and Allowable Land Uses).
2. Permit requirements. The uses that are subject to the standards in this Chapter are allowed only when authorized by the development permit required by Chapter 2 (Zones and Allowable Land Uses), except where a development permit 4-6 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and requirement is established by this Chapter for a specific use. Within the Coastal Zone a Coastal Development Permit may also be required as provided in Section
6.20.040 (Coastal Development Permits). (Am. Ord. 14-04)
3. Development standards. The standards for specific uses in this Chapter supplement and are required in addition to those in Chapter 2 (Zones and Allowable Land Uses) and Chapter 3 (Standards for All Development and Land Uses). In the event of any conflict between the requirements of this Chapter and those of Chapters 2 or 3, the requirements of this Chapter shall control. Projects within the Coastal Zone shall comply with all standards in the Local Coastal Program. (Am. Ord. 14-04)
4.10.015 Accessory Dwelling Units (ADUs)
A. Purpose.
1. This Section provides standards for accessory dwelling units including junior accessory dwelling units where allowed by Chapter 2 (Zones and Allowable Land Uses).
2. To provide for the creation of accessory dwelling units consistent with Government Code Sections 65852.2 and 65852.22 as amended. Implementation of this Section is meant to expand housing opportunities by increasing the number of smaller units available within the city.
B. Density. Accessory dwelling units shall not count towards the allowable density of units per acre prescribed in the General Plan and Development Code.
C. Permit requirements. A building permitZoning Clearance shall be required to ensure compliance with this Section. prior to issuance of building permits. In the Coastal Zone, a Coastal Development. Permit is required unless exempt consistent with Section 6.20.040.B.2.
D. Size of Accessory Dwelling Unit. A detachedAn accessory dwelling unit (detached or attached) shall have a minimum floor area of 150 square feet and maximum floor area of 1,200 square feet. An attached accessory dwelling unit containing one bedroom, or less shall be limited to 50 percentthan the square footage of the existing primary dwelling or 1,200 square feet, whichever is less. Junior accessory dwelling units shall comply with Subsection K. L.
E. Building Height.
1. A detached accessory dwelling unit shall not exceed 16 feet in height.
2. An attached accessory dwelling unit or an accessory dwelling unit constructed over a garage or carport shall not exceed 25 feet in height. Any portions of the accessory dwelling unit constructed within the zone’s standard required building setback areas shall not exceed 16 feet in height.
0 City of Grover Beach Development Code 4-7
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
F. Limitation on Number.
1. A maximum of one accessory dwelling unit and/or one junior accessory dwelling unit is allowed per lot, except for lots with an existing or proposed single family residence, where both an accessory dwelling unit and a junior accessory dwelling unit are permitted consistent with Government Code Section 65852.2.(e).
E.2. Accessory dwelling units within multi-family and mixed use developments shall comply with the following:
a. The maximum number of accessory dwelling units shall not exceed 25% of the number of existing or proposed multi-family units but shall not be less than one unit.
b. The accessory dwelling units may be permitted in either converted portions of a structure that are not used as livable space, (e.g., garages). , laundry rooms, etc.).
1.c. A maximum of two detached accessory dwelling units, in addition to the converted portions of a structure, are permitted per lot.
F.G. Limitation on Use. No accessory dwelling unit shall be utilized as a short-term rental unless exempt consistent with Section 4.10.185.Q.
G.H. Utility Connections. Accessory dwelling units shall be connected to City water and sewer services. Separate utility connections and meters are not required. if the ADU complies with Government Code Section 65852.2 (e)(1)(A).
H.I. Development Impact Fees. Payment of development impact fees are required as follows:
1.1. Accessory dwelling units with floor area of 750 square feet or less shall not pay development impact fees.
2.2. Accessory dwelling units with floor area greater than 750 square feet shall be charged development impact fees that are proportional, as shown on the Master Fee Schedule.
J. Building Design Standards for Accessory Dwelling Units.
1. General. The exterior of an ADU and/or JADU established by this Chapter shall match the architectural style, colors, finish materials, roof pitch and eave depth, windows, doors, trim, hardware, light fixtures of the primary dwelling units on the parcel; and shall comply with any objective design standards adopted by the City that are applicable to the zone in which it is located.
2. Access and Entries.
a. ADU and/or JADU shall have direct exterior access independent of the exterior access of the primary dwelling.
4-8 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and b. On interior lots if an ADU is abutting the street the primary entrance shall be oriented towards the street and directly accessible from an adjacent sidewalk and the entryways shall consist of:
i. A front porch with a minimum depth of five feet, as measured from the building façade to the posts, and a minimum length of eight feet; or
ii. A portico, recess, or stoop measuring at least four feet by four feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.
c. On corner lots, if an ADU has an entry facing the street, entryways shall consist of:
iii. A front porch with a minimum depth of five feet, as measured from the building façade to the posts, and a minimum length of eight feet; or
iv. A portico, recess, or stoop measuring at least four feet by four feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.
1. Massing. The square footage of any story of an ADU constructed above the first story (and not a conversion of existing space) shall have a maximum floor area that is no more than 80 percent of the floor area of the first story.
I.a. First floor calculation shall include all interior living areas, including interior and exterior staircases, attached garages, and covered porches connect to the first floor.
1. A separate exterior entry.
2. Attached accessory dwelling units may include an interior door connecting to the primary residence.
b. The floor area of upper stories is inclusive of all interior living area with walls; all staircases; porches, decks, and balconies that are covered by a roof structure; and all cantilevered structures that extend beyond the first-floor footprint that do not extend to the ground, including but not limited to living area, roof decks, bay windows, chimneys, and staircases; as well as any mezzanines, lofts, or other partial floor areas. Maximum cantilevered area shall not exceed three feet.
2. Façade Articulation.
3.a. New detached or attached accessory dwelling units shall carry the same theme on all elevations. For the purposes of this standard, a theme includes primary (non-accent) materials and colors.
0 City of Grover Beach Development Code 4-9
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4.b. New detached or attached accessory structuresADUs shall not include blank walls (e.g.., without doors or windows) greater than 20 feet in length.
5.c. New detached or attached accessory structures shall provide trim at all exterior window and door openings. In lieu of exterior window trim, windows shall be recessed from a wall plane by a minimum of three inches.
6.d. NewFor new detached or attached accessory structureADUs using exterior metal wall materials, such metal wall materials shall not exceed 25% of the vertical wall area..
J.K. Development Standards for Accessory Dwelling Units. Accessory dwelling unitsADUs shall comply with all applicable development standards in this Development Code and Municipal Code Article 8 Building Regulations., except to the extent they are inconsistent with the following development standards which shall govern when applied to accessory dwelling units.
1. Minimum interior side, street side and rear setbacks shall be four feet for detached or attached accessory dwelling units. when the height does not exceed 16 feet.
2. Existing nonconforming setbacks of permitted structures may be maintained if converted to an accessory dwelling unit.
3. Accessory dwelling units shall be excluded from the calculation of lot coverage. landscaping. and floor area ratio in Sections in Section 2.20.040.
4. Accessory dwelling units in multi-family dwellings shall be excluded from the open space requirements in Section 4.10.120.
5. No minimum lot size is required to develop an accessory dwelling unit.
6. Installation of fire sprinklers shall not be required in an accessory dwelling unit if they are not required for the primary residence, but shall comply with all access requirements in compliance with Municipal Code Article 8 Section 8102.
K.L. Development Standards for Junior Accessory Dwelling Units. Junior accessory dwelling units shall comply with the requirements of Subsection A through J, except to the extent they are inconsistent with the following development standards which shall govern when applied to junior accessory dwelling units.
1. Limitation on Use. Junior accessory dwelling units shall be allowed only where the use is limited to an existing or proposed single family dwelling.
2. Size of Junior Accessory Dwelling Unit. A junior accessory dwelling unit shall have a maximum floor area of 500 square feet.
4-10 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
3. Interior requirements. A junior accessory dwelling unit shall include at least the following:
a. A cooking facility, a sink, and food preparation counter of no less than 30 inches in width.
b. A separate or shared bathroom with the primary residence.
4. Occupancy Requirements. Either the junior accessory dwelling unit or the primary dwelling unit shall be owner occupied. A covenant agreement shall be recorded prior to occupancy.
4.10.020 Accessory Retail and Service Uses
A. Purpose. This Section provides standards for specific retail sales and service uses that are accessory to a primary commercial or industrial use, where allowed by Chapter 2 (Zones and Allowable Land Uses).
B. Permit requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section.
C. Commercial zones. Accessory retail service uses within commercial zones shall be related to the primary use (e.g., a retail store selling lawnmowers could also repair lawnmowers).
D. Industrial zones. Accessory retail service uses within industrial zones shall be related to the primary use (e.g., a shoe wholesaler could have a small retail area).
E. Required findings. The approval shall require that the Review Authority make all of the following findings:
1. There will be no adverse effects on adjacent uses from excessive traffic, noise or other adverse effects of the accessory use.
2. The accessory use is clearly incidental to the primary use and does not use a significant area of the building or site, and does not account for a significant amount of the business activity or use.
4.10.030 Accessory Structures
A. Purpose. This Section provides standards for accessory structures located in residential zones, where allowed by Chapter 2 (Zones and Allowable Land Uses).
1. Relationship to primary use. An accessory structure shall be incidental in function and scale to the primary structures on the site.
2. Timing of installation. An accessory structure shall only be constructed concurrent with or after the construction of a primary residence on the same site. 0 City of Grover Beach Development Code 4-11
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
B. Applicability. This Section shall apply to all new accessory structures as defined in Chapter 9., which include but are not limited to garages., workshops., storage sheds., patio covers and decks greater than 30 inches above ground level.
C. Permit Requirements. A building permit shall be required for all accessory structures except as allowed in Subsection E. 1.
D. Attached structures. An accessory structure attached to the primary structure shall comply with the development standards of the applicable zone.
E. Detached structures. An accessory structure that is detached from the primary residence shall comply with the development standards of the applicable zone, except as follows:
1. Setback requirements. An accessory structure not exceeding 120 square feet in floor area and 10 feet in height that does not require a building permit may be located on the rear half of the lot within the side or rear setback.. A maximum of two accessory structures shall be allowed that comply with the requirements of this subsection.
2. Height limits. An accessory structure shall not exceed 16 feet in height.
3. Separation between structures. An accessory structure shall maintain a minimum five-foot separation from other accessory structures and the primary residence.
4. Upper story/Roof Decks. Roof decks shall be prohibited on accessory structures.
5. Covenant Agreement. Prior to final building permit approval, a covenant agreement shall be recorded for enclosed accessory structures to disclose that the structure shall not be used as livable space as defined in the California Building Codes.
6. Canopy structures. Canopy structures shall not be allowed in driveways, front setback areas, or street side setback areas unless located behind the primary structure and not visible from the public right-of-way.
7. Size. Detached accessory structures are limited to 50% of the size of the primary dwelling unit.
4.10.040 Reserved
4-12 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
4.10.045 Commercial Cannabis Activity and Uses
A. Purpose. This Section provides standards for Adult and Medical Commercial Cannabis Uses, where allowed by Chapter 2 (Zones and Allowable Land Uses).
These standards apply in addition to the regulatory requirements in Municipal Code Article III Chapter 18 and the State’s licensing requirements. Commercial Cannabis Uses allowed by the City shall include those uses licensed in Chapter 5, Division 10, Cannabis, of the Business and Professions Code, and those Cannabis regulations issued by the California Bureau of Cannabis Control, Department of Public Health and the Department of Food and Agriculture, as further modified and restricted within this Chapter 2 and in Chapter 18 of Article III of the Grover Beach Municipal Code.
B. Review Authority. For Retailers and/or Microbusinesses with a retailer use, the Council is authorized to approve Use Permits and no recommendation is required by the Planning Commission. For all other non-retailer cannabis uses, the Planning Commission is authorized to approve Use Permits subject to an appeal to Council in accordance with Chapter 7 of the Development Code.
C. Permit requirements. A land Use Permit shall be approved by the Planning Commission or Council consistent with Subsection B to ensure compliance with this Section and a Coastal Development Permit shall be required when located in the Coastal Zone. Approval of a land Use Permit does not allow the applicant to operate until a Commercial Cannabis Permit is approved in accordance with Municipal Code Article III Chapter 18.
D. Limitation on number of Retailers and/or Microbusinesses with a retailer use, whether open to the public or delivery only. The aggregate maximum number of Retailers and/or Microbusinesses with a retailer use allowed are up to four.
E. Limitation on manufacturing uses. Level 1 and Level 2 manufacturing (State Licenses Types 6 and 7) shall be authorized subject to Municipal Code Article III Chapter 18.
F. Setbacks. Commercial Cannabis Uses shall comply with the following minimum setbacks:
1. All Retailers and/or Microbusinesses with a retailer use, whether open to the public or delivery only, shall be located a minimum of 100 feet from all residential zones as measured from the residential lot boundary to the public entrance of the facility, except on Farroll Road where no minimum setback is required from residential zones.
2. All Retailers and/or Microbusinesses with a retailer use, whether open to the public or delivery only, shall be located a minimum of 600 feet from public and private schools grades kindergarten through 12th grade consistent with State law.
3. All commercial cannabis uses shall be located a minimum of 100 feet from the CR2 Zone on the north side of Atlantic City Avenue as measured from the residential lot boundary to the industrial lot boundary. 0 City of Grover Beach Development Code 4-13
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4. All commercial cannabis uses not otherwise subject to the setback requirements of this Subsection, shall not be subject to any additional setback requirements other than contained in Section 2.40.040.
G. Development standards. Commercial Cannabis Uses shall comply with the following standards:
1. All Retailers and/or Microbusinesses with a retailer use, whether open to the public or delivery only, may be open to the public between the hours of 9:00 a.m. and 7:00 p.m. Extended hours will be approved from 7:00 a.m. to 9:00 p.m. subject to a finding that enhanced security is agreed to and provided by participating in the City’s operated security system with cameras and video capability to view the street frontages of the business to the boundaries of the premises or lot where the business is permitted. All other non-retailer and Microbusinesses with non-retailer uses may operate at any time. Commercial transport between licensees and delivers to customers for all commercial cannabis businesses shall be between the hours of 7:00 a.m. and 9:00 p.m.
Ancillary consumption lounges are permitted consistent with Municipal Code Article III Chapter 18.
2. Cultivation and nursery uses shall prepare a Water Recycling Management Plan that demonstrates that irrigation water is recycled to the maximum extent feasible using best management practices. A separate water meter shall be installed for irrigation uses.
3. All cultivation and nursery uses shall be within an enclosed building. Cultivation and nursery uses are prohibited outdoors.
4. Cultivation and nursery uses may use mixed-light buildings when issued a local license consistent with State licensing that allows for mixed-light buildings when no light is visible through the roof and windows of grow areas from dusk to dawn.
5. Secured Delivery. All commercial cannabis facilities shall provide a secured shipping and receiving area for deliveries of all cannabis, cannabis concentrate, and cannabis products as defined in GBMC Article Ill, Chapter 18. Section 4000.20. A secured shipping and receiving area shall comply with either of the following:
a. Internal - Within a fully enclosed structure either attached or within the commercial cannabis building that provides sufficient area to park and unload the delivery vehicle(s) located at the side or rear of the building, If feasible.
Access shall be through a roll up or similar garage door with removable bollards. The delivery area shall be monitored 24 hours a day by video surveillance, electronic alarm monitoring, and shall not have any windows leading to the outside. Any skylights shall either be removed or have security bars added to prevent entry. The delivery area shall only be accessible to the shipping and receiving area and not directly into the operating, manufacturing. or retail portions of the commercial cannabis business. b. External -Within a fenced or walled area that is not visible from the street and adjacent properties located at the side or rear of the building as approved by 4-14 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and the Police Chief. The fence or wall shall be a minimum of six (6) feet in height that is structurally sound and secure to prevent access and fully encloses the delivery area The fence shall visually screen the delivery area so delivery activities are not visible from the street and adjacent properties. The fence design shall be consistent with the Industrial Design Guidelines and constructed of durable, solid materials. The fence shall include a lockable gate(s) that is locked at all times, except for during times of active ingress/egress. If a roof or structure is required to screen the shipping and receiving area from adjacent properties, it shall be made of a solid material that will provide full visual screening of the delivery area. This delivery area shall be monitored 24 hours a day by video surveillance and only be accessible to the shipping and receiving area and not directly into the operating, manufacturing or retail portions of the commercial cannabis business.
6. Odor control devices and techniques shall be incorporated to ensure that marijuana odors are not detectable from the property boundary and public rightof-way. In multi-tenant buildings marijuana odors shall not be detectable from the building exterior, or from exterior and/or interior common areas such as walkways, hallways, breezeways, foyers, lobby areas, or any other areas available for use by common tenants or the visiting public, or within any other unit located inside the same building as the commercial cannabis business. Odor control systems shall include, but are not limited to, ventilation and exhaust systems that provide sufficient odor absorbing to meet the above requirements.
7. An Operations and Security Plan shall be prepared as required by Municipal Code Article III Chapter 18.
8. Design standards in Section 2.40.050 and any other Council adopted design guidelines the Industrial Design Guidelines.
9. All applicable regulatory requirements of Municipal Code Article III Chapter 18.
4.10.050 Caretaker’s Residences
A. Purpose. This Section provides standards for caretaker’s residences established for providing continuous on-site care or security of the property.
B. Permit Requirement. A Zoning Clearance shall be required to ensure compliance with this Section.
B.C. Development Standards. The following development standards shall apply to caretaker’s residences:
1. The maximum size for a one-bedroom caretaker’s residences shall be 675500 square feet.
2. The maximum size for a two-bedroom caretaker’s residences shall be 1,000800 square feet. The following provisions shall apply only to a two-bedroom caretaker’s residence:
4.10.050
City of Grover Beach Development Code 4-15
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
a. A minimum 300 square foot private yard area shall be provided with a minimum 10 foot width and depth.
b. The private yard area shall not be located in the required front setback or within a retention basin.
4.10.060 High Occupancy Residential Use
4.10.060 Reserved
A. Child DayPurpose. This Section provides standards for high occupancy residential uses which are intended to maintain and promote neighborhood quality, character and livability in residential zones where allowed by Chapter 2 (Zones and Allowable Land Uses). High Occupancy Residential Use is six or more adults. This Section does not apply to Residential Care Facilities, Senior Housing or Transitional Care Facilities.
B. Limitation on number. In order to avoid the concentration of intensive, nonresidential land uses in residential neighborhoods, maintain residential character, and compatibility with adjacent residential uses, no high occupancy residential use shall be located within 300 feet of an existing high occupancy residential use.
C. Development Standards: A high occupancy residential use shall comply with the following standards:
1. A minimum of 300 square feet of living area shall be provided per adult.
2. There shall be a minimum of one bathroom provided for every three adult occupants.
3. The dwelling must meet all current City Building and Fire Codes D. Annual Review. The Review Authority shall review the Use Permit annually to ensure compliance with the conditions of approval. The applicant shall be responsible for the costs associated with the annual review.
4.10.070 Large Family Day-Care Home
4.10.070 Child Day Care – Day Care Center
A. Purpose. This Section provides standards for the operation of large familya child day- care homes– day care center where allowed by Chapter 2 (Zones and Allowable Land Uses). These standards apply in addition to the other provisions of this Development Code and requirements imposed by the California Department of Social Services (DSS). DSS Licensing is required for all facilities. 4-16 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and B. Permit requirementRequirement. An Administrative UseDevelopment Permit shall be approved by the Director to ensure compliance with this Section and may include conditions requiring compliance with all applicable building codes, fire codes, and operator licensing.
C. Application requirements. The following shall be included in each application for a child day care – day care center in addition to all standard requirements for consideration of an Administrative Development Permit:
1. Facility characteristics. The application shall indicate the number of children to be cared for, the number of employees, hours of operation and outdoor playtime. The application and site plan shall clearly show compliance with applicable standards.
2. Site plan. A site plan showing the location and dimensions of existing or proposed structures, including fencing, outdoor play structures and equipment, distance to property line, parking areas and number of spaces both on-site and off-site spaces contiguous to property lines, and access and traffic circulation.
3. Circulation plan. An accurate traffic circulation plan showing parking, circulation and onsite drop-off/pick-up areas/spaces.
C.D. Development standards. A child day care – day care center shall comply with the following standards.
1. Play areas. Required outdoor play areas shall satisfy the following minimum requirements:
a. A minimum five-foot-high fence/wall shall enclose the play area using materials, with finishes and/or colors consistent with other site fences/walls of the development.
b. Located in an area of the site or development where exterior noise levels are 60 dBA or less, including roadway noise levels.
2. Located a minimum of 10 feet from any public right-of-way.
3. Parking, drop-off/pick-up area. Required parking and drop-off/pick-up areas shall be designed to satisfy the following:
a. The minimum number of parking spaces for employees and visitors shall be provided as required by Table 3.3: Required Parking Spaces by Land Use and shall be located on the same development site as the facility b. The minimum number of parking spaces for drop-off/pick-up shall be provided as required by Table 3.3: Required Parking Spaces by Land Use and shall be located within proximity to the main entrance of the facility. No designated drop-off/pick-up area shall require the user to cross a drive aisle. A sidewalk adjacent drop-off/pick-up area using an assigned curb designation that provides the same number of parking spaces may be utilized at the discretion of the Director.
0 City of Grover Beach Development Code 4-17
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4.10.075 Demolition of Residential Structures
A. The purpose of this Section is to implement the provisions of California Government Code Sections 65583.2, 66300(d) and 65590, regarding the demolition of residential structures in all zones pursuant with Chapter 2 (Zones and Allowable Land Uses).
1. Compliance with Government Code Section 65583.2(g) is required for replacement housing on sites identified to meet the Regional Housing Needs Allocation in the General Plan Housing Element when any new development occurs on a site that has been deed restricted or controlled by other regulatory mechanism for lower-income households at any time during the previous five years relative to the time a development application is received for new construction.
2. Qualifying housing developments per subsection 1 above shall be required to replace, at minimum, on a one-to-one basis affordable housing units on the subject development site that are removed due to new development consistent with Government Code Section 65583.2(g)(3).
3. Compliance with Government Code Section 66300(d) is required for any new development, until such a time as this law sunsets, including but not limited to other specific requirements of this regulation as follows:
a. New development shall not involve demotion of residential dwelling units unless the project will create at least as many residential dwelling units as will be demolished; and
b. New development shall involve demolition of occupied or vacant incomeprotected residential dwelling units unless the units are replaced at the same protected income levels; and
c. Relocation benefits to the occupants of affordable units are provided.
4. Compliance with Government Code Sections 65590 et seq. is required for conversions, demolitions, and replacement housing in the coastal zone.
4-18 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
4.10.077 Garage or Yard Sales
A. Garage or Yard Sales. A parcel with an existing residence may conduct a garage or yard sale a maximum of four times within a calendar year subject to the following requirements:
1. Each garage or yard sale shall not exceed three consecutive days.
2. Items for sale shall consist of typical household items (clothing, furniture, etc.) that are owned by the household conducting the sale. Items acquired for resale or are brought to the site (i.e., stored off-site) are prohibited.
3. All signage shall comply with Article IX Section 3.60 Signs.
B. Garage or yard sales are not permitted on vacant lots.
4.10.080 Live Entertainment
A. Purpose. This Section provides standards for live entertainment where allowed by Chapter 2 (Zones and Allowable Land Uses). The standards of this Section do not apply to live entertainment associated with Adult Businesses (Section 4.20).
B. Permit requirements. If the live entertainment use meets the standards of this Section, no development permit is required. If the Director determines that the live entertainment use may not meet the standards of this Section, approval of a Use Permit by the Commission is required.
C. Limitations on use. The live entertainment use shall be an accessory use to the primary use and not create any adverse impacts other than those normally associated with the permitted use. The live entertainment should not exceed normal conversation levels and shall be in compliance with the City’s noise standards.
D. Use Permit. Live entertainment that is not an accessory use, charges a fee, or does not comply with Subsection C, shall require approval of a Use Permit by the Commission.
4.10.090 Live/Work Units
A. Purpose. This Section provides standards for the development of new live/work units and for the reuse of existing commercial and industrial structures to accommodate live/work opportunities where allowed by Chapter 2 (Zones and Allowable Land Uses).
B. Limitations on use. The non-residential component of a live/work project shall only be a use allowed within the applicable zone. A live/work unit shall not be established or used in conjunction with any of the following activities:
1. Adult businesses;
4.10.090
City of Grover Beach Development Code 4-19
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
2. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use;
3. Welding, machining, or any open flame work; and
4. Any other activity or use, as determined by the Director to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of live/work unit residents, because of the potential for the use to create dust, glare, heat, noise, noxious gasses, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes.
C. Density. Live/work units in commercial zones shall not exceed the maximum density allowed in the applicable zone. Live/work units in industrial zones shall not exceed a maximum density of 10 units per acre.
D. Occupancy requirement. The residential space within a live/work unit shall be occupied by at least one individual employed in the business conducted within the live/work unit.
E. Design standards.
1. Floor area requirements. The minimum net total floor area of a live/work unit shall be 1,000500 square feet.
2. Building form. Live/work units with street-facing building frontages that are 55 feet in length or longer shall be set back a minimum of two feet (maximum of five feet); and provide either:
a. One vertical plane break as a setback upper story of two feet in depth; or
1. b. Architectural elements such as bay windows, projecting rooms, or balconies.
2. 3. Separation and access. Each live/work unit shall be separated from other live/work units or other uses in the structure. Access to each live/work unit shall be provided from a public street, or common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the structure.
3. 4. Commercial Uses. In commercial and industrial zones, the commercial area shall be adjacent and oriented to the primary street frontage to emphasize the commercial activity towards the street.
4. 5. Mixed occupancy structures. If a structure contains mixed occupancies of live/work units and other non-residential uses, occupancies other than live/work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between the live/work units and other occupancies, as determined by the Building Official.
4-20 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and F. Operating requirements.
1. Sale or rental of portions of unit. No portion of a live/work unit may be separately rented or sold as a commercial or industrial space for any person not living in the premises or as a residential space for any person not working in the same unit.
2. Hours of operation. The hours of operation of the business in a live/work unit shall be restricted to 7:00 a.m. to 10:00 p.m., except for passive activity that produces noise levels that are below the maximum acceptable levels in compliance with the City noise standards.
3. Work area. All business operations shall be conducted within the building interior.
No outdoor storage shall be allowed unless authorized by the Use Permit.
4. Notice to occupants. The owner or developer of any structure containing live/work units shall provide written notice to all live/work occupants and users that the surrounding area may be subject to levels of dust, fumes, noise, or other effects associated with commercial and industrial uses at higher levels than would be expected in more typical residential areas. State and Federal health regulations notwithstanding, noise and other standards shall be those applicable to commercial or industrial properties in the applicable zone.
5. On-premises sales. On premises sales of goods and services is limited to those produced within the live/work unit.
6. 1. Nonresident employees. Up to two persons who do not reside in the live/work unit may work in the unit, unless this employment is prohibited or limited by the Use Permit. The employment of three or more persons who do not reside in the live/work unit may be allowed, subject to Use Permit approval, based on an additional finding that the employment will not adversely affect parking in the immediate vicinity of the unit.
7. 2. Client and customer visits. Client and customer visits to live/work units are allowed subject to any applicable conditions of the Use Permit to ensure compatibility with adjacent commercial or industrial uses, or adjacent residentially zoned areas.
G. Changes in use. After approval, a live/work unit shall not be converted to either entirely residential use or entirely business use unless authorized through Use Permit approval.
H. Required findings. The approval of a Use Permit for a live/work unit shall require that the Review Authority make all of the following findings, in addition to those findings required for Use Permit approval (Section 6.20.090):
1. The proposed use of each live/work unit is compatible with residential activities and will not affect the health or safety of the live/work unit residents consistent with Subsection B. (Limitations on use); and
2. The establishment of live/work units will not conflict with nor inhibit commercial or industrial uses in the area where the project is proposed. 0 City of Grover Beach Development Code 4-21
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
3. In industrials zones, a live/work project will not result in an overconcentration of residential dwellings that could potentially limit the available land for light manufacturing or other job generating uses.
4.10.095 Low Barrier Navigation Centers (Emergency Shelter) A. Purpose. This Section provides standards for low barrier navigation centers in commercial and industrial zones, where allowed by Chapter 2 (Zones and Allowable Land Uses), to implement the provisions of Government Code Section 65660.
B. Definitions. For the purposes of this Section, the following definitions apply:
1. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to the applicable provisions of Government Code Section 65662, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.
2. “Low barrier” means best practices to reduce barriers to entry.
C. Permit Requirements. A Zoning Clearance shall be required to ensure compliance with this Section.
D. Operation and Development Requirements: A low barrier navigation center shall meet the following requirements at all times:
1. Comply with all applicable State and City health and safety, building, and development codes as applicable.
2. The center must allow for the presence of partners, if it is not a population-specific site, and allow for pets and the storage of possessions.
3. The center must provide privacy by providing partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or have separate, private rooms.
4. The center must have accommodations for people with disabilities.
5. The center must provide services to connect people to permanent housing through a services plan.
6. A coordinated entry system shall be provided so that staff may conduct assessments and provide services to connect people to permanent housing.
7. The center shall not deny entry based on use of drugs or alcohol, a history of justice involvement or poor credit, or refusal to participate in services or a program.
8. The center shall comply with the Housing First components identified in Section 8255 of the State Welfare & Institutions Code.
4-22 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
9. On-site staff, including a manager, shall be present at all times the center is open/operational.
10. The center shall maintain a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System in accordance with Federal regulations.
E. Effective Date. This Section shall remain in effect only until January 1, 2027, after which it is repealed, unless the relevant statutes Government Codes Sections 65660 et seq. are extended by the State Legislature.
4.10.100 Massage Establishments
Permit requirements. Prior to operating, the applicant of any massage establishment shall comply with the requirements of Municipal Code Article III.
4.10.110 Mixed Use Projects
A. This Section provides standards for the design of mixed use projects, where allowed by Chapter 2 (Zones and Allowable Land Uses). A mixed use project combines residential and non-residential uses on the same site, with the residential units typically located above the non-residential uses (vertical mixed use). Residential units may also be allowed at ground level behind street-fronting non-residential uses (horizontal mixed use) as specified by this Section.
B. Design considerations. A mixed use project shall be designed to achieve the following objectives.
1. The design shall provide for internal compatibility between the residential and non-residential uses on the site.
2. Potential glare, noise, odors, and other potential nuisance conditions for residents shall be minimized to allow a compatible mix of residential and non-residential uses on the same site.
3. The design shall take into consideration existing and potential future uses on adjacent properties and shall include specific design features to minimize potential impacts.
4. The design shall ensure that the residential units are of a residential character, and that appropriate privacy between residential units and other uses on the site is provided.
4.10.050
City of Grover Beach Development Code 4-23
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
5. Site planning and building design shall provide for convenient pedestrian access from the public street into the commercial portions of the project, through such means as courtyards, plazas, and walkways.
6. The commercial area shall be adjacent and oriented to the primary street frontage to emphasize the commercial activity towards the street.
C. A mixed use project may combine residential uses with any other uses allowed in the applicable zone where allowed by Chapter 2 (Zones and Allowable Land Uses); D. Density. The residential component of a mixed use project shall comply with the density requirements of the applicable zone.
E. Site layout and project design standards. Each proposed mixed use project shall comply with the development standards of the applicable zone and the following requirements.
1. Location of units. Residential units shall not occupy ground floor street frontage on the primary street frontage. Residential units on the ground floor shall only be allowed behind the commercial space and on secondary street frontages. The ground floor street frontage space within a mixed use building shall be reserved for commercial uses, except for a lobby or other feature providing access to the residential units.
2. Loading areas. Commercial loading areas shall be located away from residential units and shall be screened from view from the residential portion of the project to the maximum extent feasible.
3. Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and commercial uses.
4.10.11504.10.115 Mobile Vendors
A. Purpose. This Section provides standards for the operations of mobile vendors on private property, where allowed by Chapter 2 (Zones and Allowable Land Uses) to ensure the operations do not create an adverse impact on adjacent uses caused by noise, lighting, and litter.
B. Applicability. This Section shall apply to the operation of mobile vendors operating greater than 10 days in a calendar month on private property. Mobile vendors operating on private property for 10 days or less in a calendar month see Section
6.20.080 (Temporary Use Permit). Mobile vendors operating in the public right-of-way or public property see Municipal Code Article III, Chapter 3.
C. Permit Requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section.
4-24 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and D. Development Standards.
1. Parking requirements. Parking shall be provided on-site based on the type of use (e.g., restaurant) in compliance with Section 3.50.040 (Required Parking Spaces).
E. Operating Requirements.
1. Access and Circulation. Mobile vending operations shall be located in an area that does not impede safe vehicular, bicycle, or pedestrian traffic or does not provide adequate sight distance at a corner in compliance with Section 3.10.030.E.
Obstruction of access or circulation through any parking lot, or obstruction of access to any public sidewalk or street is prohibited.
2. Location of Mobile Vendor. A mobile vendor shall be parked, stopped, or standing on an asphalt, concrete, or all-weather surface (as approved by the City Engineer) and outside of any designated fire lane, or loading space. Mobile vendors are prohibited on undeveloped lots. In no instance can a mobile vendor utilize a site to park overnight.
3. Restrooms. A minimum of one-single stall restroom and one wash lavatory shall be provided for every four mobile vendors operating on the site.
4. Seating Areas. Seating areas may be provided as authorized by the Administrative Development Permit.
5. Display of merchandise. The display of merchandise is prohibited and includes placement of goods outside of the vehicle and attached to the vehicle.
6. County Health Permit. Mobile vendors selling food or other consumable, ingestible products shall have a valid permit issued by the County Department of Public Health. All required County health permits must be in possession of the mobile vendor operator when operating in the city.
7. Hours of operations. Mobile vendors shall be prohibited from operating between the hours of 10:00 p.m. to 7:00 a.m., including set up and clean up.
8. Litter Removal. Mobile vendors shall remove litter caused by its operations from public and private property within a 25 foot radius of the vending vehicle’s location.
9. Noise. Mobile vendors shall comply with Municipal Code Article III, Chapter 1.01 (Noise Standards).
10. Signage. Mobile vendors shall comply with Section 3.60 (Signs).
11. Waste Management.
a. Mobile vendors shall not discharge any liquid (e.g., water, grease, oil, etc.) onto or into city streets, storm drains, catch basins, or sewer facilities. All discharges shall be contained and properly disposed of by the operator. b. Mobile vending operations shall provide separate and clearly marked receptacles for trash, recycling and/or compost, according to the collection
4.10.120
City of Grover Beach Development Code 4-25
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
services available at the operating site. Operators shall properly dispose of all trash, recycling and/or compost generated by their operations daily.
12. Additional Conditions. The Director may impose additional conditions that are more restrictive than allowed in this Section to ensure safe operations and avoid adverse impacts to adjacent uses.
F. Failure to Comply with Permit Requirements. Failure to comply with any of the requirements of this Section may result in permit revocation consistent with Section
6.30.080 (Permit Revocations).
4.10.120 Multi-Family Developments
A. This Section provides standards for the design of multi-family residential projects, where allowed by Chapter 2 (Zones and Allowable Land Uses). This Section shall apply to new projects, when an additional unit is added, or when an existing dwelling is proposing to add more than 50% of the gross floor area of the existing dwelling.
B. Accessory structures. Accessory structures and uses shall be designed and constructed with an architectural style, exterior colors and material similar to the structures in the project containing dwelling units.
C. Front setback pavement. No more than 50 percent of the front setback area shall be paved for walkways, driveways, and/or other hardscape.
D. Building Separation. Detached dwelling units shall have a minimum distance between structures equal to the sum of the height of the buildings divided by two, but in no case less than 10 feet.
E. Private open space. Private open space shall be provided for all multi-family dwellings as shown in Table 4.1. The private open space shall be accessible from within the unit and may include patio areas, balconies, and decks, but not stairs, entrance decks, and/or landings. Each private open space area shall have a minimum dimension of 10 feet for units located on the ground floor, and six feet for units located on second floors or above. The Review Authority may allow required private open space to be in different locations and/or with different dimensions where it determines that the alternative approach will provide open space of equivalent utility and aesthetic quality.
4-26 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and Table 4.1. Private Open Space Standards
R2 CR2 R3 CR3 Commercial zones
Ground floor units
Studio Unit
1 bedroom Unit
2+ bedroom Unit
100
120
140
100
120
140
100
120
140
100
120
140
100
120
140
Second floor or above units
Studio Unit
1 bedroom unit
2+ bedroom unit
100
120
140
100
120
140
60 72
84 60
72 84
60 72
84 F. Common open space. Common open space may be required by the Review Authority for developments with five or more units. The common open space shall be useable and include features as determined by the Review Authority. The Review Authority may also consider whether common open space is required based on the proximity to existing public parks or other usable public open space, or that the residential units are part of a mixed use project and/or located in a commercial zone.
4.10.130 Outdoor Storage and Work Areas
A. Purpose. This Section provides standards for outdoor storage or work areas where allowed by Article 2 (Zones and Allowable Land Uses).
B. Permit requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section.
C. Development standards. Outdoor storage and work areas shall comply with the following standards:
1. Enclosure and screening required. Outdoor storage areas shall be entirely enclosed by a solid wall or fence as approved by the Review Authority with a minimum height of six feet and a maximum height of eight feet.
2. Maximum height of stored materials. The materials within the storage area shall not be higher than the fence, except where authorized by a Use Permit for the storage area.
3. Landscaped setback. In any case where an outdoor storage area abuts a street right-of-way, the required screening wall or fence shall be set back from the rightof-way as required by the applicable zone, and the setback area shall be landscaped to the approval of the Director in compliance with Sections 3.10.020 Fences, Walls and Screening and 3.30 (Landscaping Standards).
4.10.130
City of Grover Beach Development Code 4-27
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
D. Cargo containers. The location and use of cargo containers outdoors are allowed only in the Industrial and Coastal Industrial zones as follows, except for temporary uses in compliance with Section 6.20.080 (Temporary Use Permit). For the purposes of this Subsection, "cargo container" is a metal "Seatrain", “PODS”, or similar rectangular shipping container that is otherwise carried on rail cars, truck beds, and/or cargo ships.
1. Development standards. Outdoor cargo containers shall comply with the following standards:
a. Location. Outdoor storage containers shall not be visible from public streets and placed behind buildings when feasible. The cargo container shall not be placed in required parking spaces.
b. Screening. If adjacent to a residential zone, the screening requirements in Section 3.10.020 (Fences, Walls and Screening) shall apply.
4-28 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
4.10.135 Personal Health/Fitness Studios
A. Purpose. This section provides standards for uses that are designated “Health and Fitness Facilities” and “Studio – Art, Dance, Martial Arts where allowed in Chapter 2 (Zones and Allowable Land Uses).
B. Use regulations. The following development standards shall apply for personal health / fitness studios when allowed by a Zoning Clearance:
1. Outdoor classes or recreational uses are prohibited. Uses shall be confined to the interior of the building only. Outdoor uses may be allowed subject to approval of a Use Permit.
2. Noise. Noise shall be limited to limits established in Article III of the Grover Beach Municipal Code.
C. Outdoor use. Outdoor uses may be permitted through application of a Use Permit pursuant to Chapter 6 (Procedures).
4.10.140 Personal Storage Facilities
A. Purpose. This Section provides standards for personal storage facilities where allowed in Chapter 2 (Zones and Allowable Land Uses).
B. Development Standards. The following development standards shall apply to personal storage facilities:
1. A landscaped area a minimum of 20 feet is required along all street frontages and adjacent to residential zones.
2. Driveways shall meet the following standards:
a. The minimum width for driveways shall be 25 feet.
b. The driveway width shall be increased to 30 feet, when the length of the driveway exceeds 150 feet.
c. Parking lanes are not required
4.10.150 Recycling Facilities
A. Purpose. This Section provides standards for the siting and operation of various types of commercial recycling facilities, where allowed by Article 2 (Zones and Allowable Land Uses).
B. Reverse vending machines. Reverse vending machines shall comply with the following standards.
1. Permit requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section.
4.10.150
City of Grover Beach Development Code 4-29
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
2. Accessory use only. Each machine shall be installed only as an accessory use to an allowed primary use.
3. Location requirements. If located outside of a structure, a machine shall not occupy parking spaces required by the primary use.
4. Lighting. Each machine shall be illuminated to ensure comfortable and safe operation if the machine is accessible between dusk and dawn. The light source shall be shielded so that glare and reflections are confined within the boundaries of the site.
C. Small collection facilities. A small collection facility shall comply with the following standards.
1. Permit requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section.
2. Accessory use only. A small collection facility shall only be allowed as an accessory use to an allowed primary use.
3. Location requirements. A small collection facility shall:
a. Not be located within 50 feet of any lot zoned for residential use; and b. Be set back a minimum of 10 feet from any public right-of-way, and not obstruct pedestrian or vehicular circulation.
4. Maximum size. A small collection facility shall not occupy more than 350 square feet, not including space that would be periodically needed for the removal of materials or exchange of containers.
5. Appearance of facility. Collection containers and site fencing shall be of a color and design that is compatible and harmonious with the surrounding uses.
6. Operating standards for small collection facilities. Small collection facilities shall:
a. Not use power-driven processing equipment, except for reverse vending machines;
b. Accept only glass, metal, or plastic containers, paper, and reusable items; c. Use containers that are constructed with durable waterproof materials, secured from unauthorized removal of material, and shall be of a capacity sufficient to accommodate materials collected and the collection schedule; and d. Be screened where determined by the Review Authority to be necessary because of excessive visibility.
7. Signs. Non-illuminated signs may be provided as follows:
a. Identification and directional signs may be approved by the Director if found necessary to facilitate traffic circulation, or if the facility is not visible from the 4-30 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and D. Large collection facilities. A large collection facility is larger than 350 square feet and shall comply with the following standards.
1. Permit requirements. A Use Permit shall be approved by the Commission to ensure compliance with this Section.
2. Location requirements. A large collection facility shall:
a. Not be located within 100 feet of any lot that allows residential uses; and b. Be set back a minimum of 10 feet from any public right-of-way, and not obstruct pedestrian or vehicular circulation.
3. Appearance of facility. Collection containers and site fencing shall be of a color and design that is compatible and harmonious with the surrounding uses.
4. Operating standards for large collection facilities. Large collection facilities shall:
a. Not use power-driven processing equipment, except for reverse vending machines;
b. Accept only glass, metal, or plastic containers, paper, and reusable items; c. Use containers that are constructed with durable waterproof materials, secured from unauthorized removal of material, and shall be of a capacity sufficient to accommodate materials collected and the collection schedule; and d. Be screened where determined by the Review Authority to be necessary because of excessive visibility.
5. Signs. Non-illuminated signs may be provided as follows:
a. Identification and directional signs may be approved by the Director if found necessary to facilitate traffic circulation, or if the facility is not visible from the D.E. Processing facilities. Processing facilities shall comply with the following standards.
1. Permit requirements. A Use Permit shall be approved by the Commission.
2. Location requirements. The facility shall not abut abe located within 100 feet of any lot zoned forthat allows residential useuses.
3. Limitation on activities. Allowed activities are limited to baling, briquetting, compacting, crushing, grinding, shredding, and sorting of source-separated recyclable materials and repairing of reusable materials.
4. Container location. Containers provided for "after hours" donation of recyclable materials shall be permanently located at least 100 feet from any residential zone, be constructed of sturdy, materials, have sufficient capacity to accommodate materials collected, and be secured from unauthorized entry or removal of the materials; and
5. Screening. The facility shall be screened from public rights-of-way, by solid masonry walls or located within an enclosed structure;
4.10.160
City of Grover Beach Development Code 4-31
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
6. Outdoor storage. Exterior storage of material shall be in sturdy containers or enclosures that are secured and maintained in good condition. Storage shall not be visible above the height of the required solid masonry walls;
7. Operating standards. Dust, fumes, odor, smoke, or vibration, above ambient levels, shall not be detectable on adjoining lots.
4.10.160 Resale Stores
Permit requirements. Resale stores, including secondhand stores and consignment shops as defined in Section 9.10.020 (Definitions), that sell tangible personal property as defined by the U.S. Justice Department shall obtain clearance from the Police Department prior to operating.
4.10.180 Senior Housing
A. Purpose: This Section provides flexible development standards to promote and encourage senior housing development where allowed by Chapter 2 (Zones and Allowable Land Uses).
B. Development Standards: Residential development exclusively for seniors has operating characteristics which differ from those of typical multi-family dwellings.
Therefore, the strict application of development standards may not be appropriate to apply to senior housing projects. Accordingly, the Review Authority may approve exceptions to off-street parking, open space, and other development standards as may be appropriate if the findings in Subsection D can be made. Senior projects developed in conformance with affordable unitsSection 3.20 (Affordable Housing Density Bonuses and Concessions/Incentives) are eligible for up to a 35 percent density bonus consistent with Government Code Section 65915. The Council may consider a density bonus of up to 50 percent for a project that provides affordable units and is determined to be a superior design.
C. Design standards. Senior housing facilities shall provide adequate amenities (e.g., shopping, services, recreation, public transit, etc.) on-site or within close proximity.comply with Section 4.30.050 (Multi-Unit Attached Development (Large) and Mixed Use)..
D. Required findings. The Review Authority may approve exceptions to the development standards of the applicable zone if the following findings can be made:
1. The project provides a living environment that is conducive to seniors and will support their lifestyles.
4-32 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
2. Exceptions to development standards would not create greater adverse impacts on surrounding properties than would be expected if the site was developed to its maximum intensity of the applicable zone.
0 City of Grover Beach Development Code 4-33
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
4.10.185 Short-Term Rentals
A. Purpose.
1. This Section provides standards to regulate short-term rentals where allowed by Chapter 2 (Zones and Allowable Uses). The intent of these requirements is to ensure short-term rentals are operated in a way that minimizes impacts on surrounding residential uses, provides basic life safety measures, and operate consistent with applicable sections of the Municipal Code.
2. This Section is not intended to provide any owner of a single family dwelling, multi-family dwelling, or mobile home with the right or privilege to violate any private conditions, covenants and restrictions applicable to the owner’s residence that may prohibit the use of an owner’s residence for short-term rental purposes as defined in this Section.
B. Applicability.
1. The provisions of this Section shall apply to all short-term rental units, including owner occupied and non-owner occupied short-term rentals. All standards of the underlying zone shall continue to apply to a permitted short-term rental. This Section does not apply to legally established lodging uses, which are regulated separately.
2. Short-term rental units shall only be allowed within a legally constructed single family dwelling, multi-family dwelling, multi-family dwellings within a mixed-use project, or mobile home as defined in Section 9.10.020, except short-term rentals shall be prohibited in the following types of dwellings: live-work units, caretaker residences, and accessory dwelling units unless exempt as specified in Subsection Q. Short-term rental permits shall be limited to the issuance of one permit per building when units share common walls within multi-family dwellings or within a mixed-use project for all new permits issued after October 1, 2021.
3. Short-term rentals shall be prohibited in any residence subject to an affordable housing covenant or deed restriction imposed or required by the city.
4. Short-term rentals shall be prohibited in recreational vehicles, motor homes, travel trailers, truck campers, tent trailers, boats and other similar vehicles.
C. Permit Required.
1. No person shall rent, offer to rent, or advertise for rent a residential dwelling to another person or group for a short-term rental without a short-term rental permit approved and issued in a manner provided for by this Section, except as specified in Subsection P.
2. A short-term rental permit must be renewed on an annual basis in order to remain valid. If a short-term rental permit is not renewed prior to its expiration date, it shall expire automatically. Under such conditions, the owner shall be required to apply for and obtain a new short-term rental permit, subject to the regulations and administrative rules in effect at the time an application is submitted.
4-34 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and
3. Any proposed change to the permit conditions or material facts relating to the information contained in the permit application shall require the owner to submit a new short-term rental permit application.
4. A short-term rental permit is only valid for the address and owner on the shortterm rental permit. The short-term rental permit is non-transferable to another residential unit and any change in property ownership shall require a new shortterm rental permit application be submitted within 60 days.
5. A short-term rental permit shall be valid only for the number of bedrooms in existence at the time the short-term rental permit is issued. A short-term rental permit shall not authorize the use of any bedrooms in excess of those identified in the short-term rental permit. If additional bedrooms are added to the subject dwelling, a new short-term rental permit shall be required.
D. Application Requirements. The owner shall submit a short-term rental permit application, application submittal requirements, and fee approved in the City’s Master Fee Schedule.
E. Application Approval. The Community Development Director shall approve the short-term rental permit if the owner demonstrates compliance with this Section, agrees to abide by the short-term rental permit conditions, and a site inspection has verified compliance.
F. Permit Approval Notification. The City shall notify all property owners and occupants in writing within a 150 -foot radius upon issuance of a short-term rental permit for a non-owner occupied short-term rental indicating the rental address, owner’s name, hotline contact information, and the maximum number of occupants allowed. No notification is required for owner-occupied short-term rentals.
G. Maximum Number. The maximum number of non-owner occupied STRs shall be 40 within the Coastal Zone area and 60 within the non-Coastal Zone area. There is no limit on the number of owner-occupied STRs in the city. STR permit applications shall be reviewed on a first-come, first-serve basis with a waiting list for new STR permits once all authorized STR permits are issued.
H. Permit and Operating Requirements. The owner shall be responsible to ensure that renters comply with all the requirements of this Section. The short-term rental shall comply with the following standards:
1. Maximum Occupancy of a Non-Owner Occupied Rental. The maximum occupancy permitted for a non-owner occupied short-term rental unit shall be limited to the following:
0 City of Grover Beach Development Code 4-35
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, and July 6, 2020
Number of
Bedrooms
Maximum
Number of
Renters
Additional Daytime Guests
Allowed from 7:00 a.m. to 10:00
p.m.
0 (studio) 2 0
1 4 2
2 6 3
3 8 4
4 or more 10 5
2. Maximum Occupancy of an Owner-Occupied Rental. The maximum occupancy permitted for an owner-occupied short-term rental unit shall be limited to the following:
Number of
Bedrooms
Maximum
Number of
Renters
Additional Daytime Guests
Allowed from 7:00 a.m. to 10:00
p.m.
0 (studio) 2 No Limit
1 4 No Limit
2 6 No Limit
3 8 No Limit
4 or more 10 No Limit
3. Parking. The number of on-site parking spaces shall be provided as required by Development Code Section 3.50 Parking Regulations based on the type of residential unit, except that the required parking spaces may be in either a garage, carport or designated driveway with approved hardscape material.
Parking spaces shall meet the minimum dimensions required by Section 3.50.
Short-term rental parking shall also comply with the following:
a. If a garage is utilized as required parking, access shall be provided at all times the short-term rental is operational.
b. The property owner shall require the renters to utilize the designated on-site parking to the maximum extent feasible.
c. A site plan shall be provided to the guests indicating the location of the required on-site parking spaces and, if applicable, where parking is prohibited, such as within a common driveway. The site plan shall be posted in a conspicuous place on the inside of the premises near the front door at all times the unit is being rented.
4. Local Contact Person. Short-term rental units shall have a local contact person who is available 24-hours per day, seven days per week. The local contact person must be able to be present at the short-term rental within 30 minutes of receiving a complaint at all times the short-term rental is operational. The contact information shall be submitted to the City when an application for permit is 4-36 City of Grover Beach Development Code
Adopted October 15, 2012
Amended July 21, 2014, May 15, 2017, January 8, 2018, May 21, 2018, March 18, 2019, June 17, 2019, July 15, 2019, July 6, 2020, and November 22, 2021, and submitted and the owner shall immediately provide the city in writing of any change to the local contact person.
5. Property Maintenance. The property shall be maintained in a neat and clean appearance at all times. The owner shall provide appropriate trash and recycling containers which must be stored in a location not visible from the street.
Containers shall be placed at the appropriate pick-up location weekly, no more than 24-hours prior to pick-up, and returned to storage no more than 12-hours after pickup.
6. Good Neighbor Brochure. The property owner shall require any renter to sign an agreement acknowledging they have been provided a copy of the City’s “Good Neighbor Brochure” and agree to comply with the regulations and the consequences for violating the regulations. If the rental is through a third party hosted by an on-line platform, the owner shall require the third party to provide an on-line link to the Good Neighbor Brochure and a mechanism by which a renter shall acknowledgement receipt of the Good Neighbor Brochure and agree to comply with the regulations and the consequences for violating the regulations.
7. Life Safety Measures. The following life safety measures shall be provided:
a. Smoke detectors in each bedroom and the hall leading to the bedrooms. b. Carbon monoxide detector.
c. Fire extinguisher in or near kitchen.
d. A site plan indicating the location of the electrical, gas and water shut-off locations.
e. If the residence has a fire sprinkler system, an annual inspection shall be made to ensure proper operation.
8. Posting Permit. The short-term rental permit shall be posted in a conspicuous place on the inside of the premises near the front door at all times the unit is being rented.