AGENDA
GROVER BEACH CITY COUNCIL
GROVER BEACH CITY HALL - COUNCIL CHAMBER
154 SOUTH EIGHTH STREET
GROVER BEACH, CALIFORNIA
MONDAY, MAY 23, 2022, 6:00 PM
Next Resolution No .22-15
Next Ordinance No. 22-06
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting, please contact the City Clerk's Office (805-473-4567) at least 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to the meeting.
CALL TO ORDER
CALL TO ORDER
MOMENT OF SILENCE
FLAG SALUTE
ROLL CALL Council Members Anna Miller, Robert Robert, Daniel Rushing, Mayor Pro Tem Karen Bright, and Mayor Jeff Lee
CLOSED SESSION ANNOUNCEMENTS
AGENDA REVIEW
At this time the City Council will review the order of business to be conducted and receive requests for, or make announcements regarding, any change(s) in the order of the day. The Council should by motion adopt the agenda as presented or as revised.
CEREMONIAL CALENDAR
1. Proclamation for Hunger Awareness Day
2. Proclamation for Pride Month
PRESENTATIONS
None
Meetings can be viewed on Channel 20 and are live streamed on the City’s website via www.slospan.org. Members of the public who cannot attend the meeting in person may provide public comment during the meeting by calling (805) 321-6639 to provide public comment via phone (the phone line will open just prior to the start of the meeting at 6:00 PM) or written public comments can be submitted via email to [email protected] prior to the Council meeting. If submitting written comments in advance of the meeting, please note the agenda item. Written comments will be read out loud during the City Council meeting on the appropriate agenda item subject to the customary 3-minute time limit.
Agenda: Grover Beach City Council Meeting Page 2
Monday, May 23, 2022
PUBLIC COMMUNICATIONS
During this time, the Council will allow up to 15 minutes for Public Communication with additional communication, if necessary, allowed after the Regular Business Items. Any member of the public may address the Council for a period not to exceed three minutes total on any item of interest within the jurisdiction of this Council. The Council will listen to all communications; however, in compliance with the Brown Act, the Council cannot act on items not on the agenda.
CONSENT AGENDA
The following routine items listed below are scheduled for consideration as a group. Recommendations for each item are noted in parentheses. Members of the audience may speak on any item(s) listed on the Consent Agenda. Any Council Member, the City Attorney, or the City Manager may request that an item be withdrawn from the Consent Agenda to allow for full discussion. Items withdrawn from the Consent Agenda will be heard after the rest of the Consent Agenda is approved.
3. Treasurer’s Report for the Period April 1, through April 30, 2022. (Recommended Action: Approve the Treasurer’s Report as submitted.)
VOICE VOTE
4. Treasurer’s Report for the 2022 Streets Bond Account - $10,000,000 for the Period April 1, through April 30, 2022.
(Recommended Action: Approve the Treasurer’s Report as submitted.)
5. Minutes of the City Council Meeting on Monday, May 9, 2022. (Recommended Action: Approve the minutes as submitted or revised.)
VOICE VOTE
PUBLIC HEARING
6. Proposed Updates to Land Use Element and Development Code to Implement Housing Element Programs; Zoning Map Amendment; Other Development Code Updates; Approval of a Local Coastal Program Amendment; Approve a Negative Declaration for the Project; and Receive and File a Plan to Affirmatively Further Fair Housing – Community Development Director Buckingham
(Recommended Action: 1) Adopt the Resolutions certifying the Negative Declaration and approving the Land Use Element amendment; and 2) Conduct first reading, by title only, and introduce the Ordinance amending Municipal Code Article IX (Development Code) Chapters 2-6 and 8-9; and 3) Schedule a hearing for the second reading and adoption of the Ordinance and to adopt a Resolution approving a Local Coastal Program Amendment at the next regularly scheduled City Council meeting; and 4) Receive and file the Plan to Affirmatively Further Fair and Affordable Housing.)
ROLL CALL VOTE
7. Second Reading and Adoption of an Ordinance to Amend Chapter 2 (Compensation) of Article II (Administration) of the Grover Beach Municipal Code to Increase Council Salaries; and Report on Health Insurance Benefits for Council Members in San Luis Obispo County – Deputy City Manager Eriksson (Recommended Action: 1) Conduct a public hearing for the second reading and adoption of an Ordinance to amend Chapter 2 (Compensation) of Article II (Administration) of the Grover Beach Municipal Code (GBMC) to increase Council salaries; and 2) Receive a report about health insurance benefits provided to council members throughout the County and provide direction to staff on whether to add insurance benefits to the Council’s compensation in Grover Beach.)
ROLL CALL VOTE
Agenda: Grover Beach City Council Meeting Page 3
Monday, May 23, 2022
REGULAR BUSINESS
8. Second Reading and Adoption of an Ordinance to Amend the Grover Beach Municipal Code Article III (Public Welfare, Morals & Conduct), Chapter 18 (Commercial Cannabis Activity) to Allow for Onsite Cannabis Consumption Areas and Temporary Special Events – Police Chief Peters, Community Development Director Buckingham, and Senior Planner Castillo
(Recommended Action: Conduct a second reading to adopt the Ordinance amending Municipal Code Article III (Public Welfare, Morals & Conduct) Chapter 18 (Commercial Cannabis Activity) to allow for onsite cannabis consumption areas, temporary special events, and other various amendments.)
ROLL CALL VOTE
9. Award of FY 2022-23 Community Grants – Deputy City Manager Eriksson (Recommended Action: Approve the recommended FY 2022-23 Community Grants to provide $89,000 in American Rescue Plan Act (ARPA) funding to community-based organizations to provide services or programs for Grover Beach residents.)
ROLL CALL VOTE
PUBLIC COMMUNICATIONS
Any member of the public may address the Council for a period not to exceed three minutes total on any item of interest within the jurisdiction of this Council. The Council will listen to all communications; however, in compliance with the Brown Act, the Council cannot act on items not on the agenda.
COUNCIL COMMITTEE REPORTS
This item gives the Mayor and Council Members the opportunity to present reports to the other members regarding committees, commissions, boards, or special projects on which they may be participating.
Five Cities Fire Joint Powers Authority Jeff Lee (Alt: Daniel Rushing) South SLO County Sanitation District (SSLOCSD) Jeff Lee (Alt: Karen Bright) Air Pollution Control District (APCD) Karen Bright (Alt: Anna Miller) SLO Council of Governments / SLO Regional Transit Authority Karen Bright (Alt: Anna Miller) (SLOCOG / SLORTA)
South County Transit Committee Karen Bright (Alt: Anna Miller) Homeless Services Oversight Council (HSOC) Anna Miller (Alt: Jeff Lee) REACH SLO Advisory Commission Anna Miller (Alt: Robert Robert) Integrated Waste Management Authority (IWMA) Robert Robert (Alt: Karen Bright) SLO County Water Resources Advisory Committee (WRAC) Robert Robert (Alt: Staff) South County Chambers of Commerce Daniel Rushing (Alt: Karen Bright) Visit SLO CAL Advisory Committee Daniel Rushing (Alt: Anna Miller) Zone Three Advisory Committee Daniel Rushing (Alt: Karen Bright)
COUNCIL COMMUNICATIONS
Agenda: Grover Beach City Council Meeting Page 4
Monday, May 23, 2022
This item gives individual Council Members the opportunity to seek consensus for scheduling a specific item on a future agenda, authorizing staff time to provide background information and prepare a staff report for a future agenda, or to comment on Council business, City operations, projects or other items of community interest.
CITY MANAGER’S REPORTS AND COMMENTS
CITY ATTORNEY’S REPORTS AND COMMENTS
CLOSED SESSION
None
ADJOURNMENT
* * * * *
Per Resolution No. 17-21, the public portion of City Council meetings will be scheduled to start at 6:00 p.m. and conclude no later than 11:00 p.m. Any open session items remaining on the agenda at 11:00 p.m. that have not been discussed or considered by the City Council will be continued to an adjourned meeting of the City Council (scheduled before the next regular meeting). However, the City Council may choose to continue the meeting past 11:00 p.m. upon a proper motion and a 4/5ths vote in favor of such an action. * * * * *
Staff reports or other written materials relating to each item of business referred to on this agenda are available from the City website www.groverbeach.org and on file in the City Clerk’s Office. A public counter copy is available for public inspection and reproduction during normal business hours at City Hall, 154 South 8th Street, Grover Beach, CA. Related materials submitted after distribution of the agenda packet are available in the City Clerk's Office during normal business hours. If you have questions regarding any agenda item, please contact the appropriate City Department. Any writings or documents regarding any item on this agenda, not exempt from public disclosure, provided to a majority of the City Council and distributed subsequent to distribution of the agenda packet will be made available for public inspection in the City Clerk’s Office during normal business hours.
* * * * *
Note: This agenda was prepared and posted pursuant to Government Code Section 54954.2. This agenda is subject to amendment up to 72 hours prior to the date and time set for the meeting. Please refer to the agenda posted at City Hall for any revisions or call the City Clerk’s Office at (805) 473-4567 for more information.
* * * * *
The agenda and staff reports are also available on the City’s website: www.groverbeach.org
CITY OF GROVER BEACH
POLICIES AND PROCEDURES FOR CONDUCT AND DECORUM AT COUNCIL MEETINGS (Pursuant to Resolution No. 07-44, adopted 04-16-07, revised 02-18-2020) The City Council and staff welcomes and encourages civic participation and debate on issues. The Council values the public’s opinion and in every Council meeting invite and encourages the public to address the Council on any matter of interest. The Council adopted these policies and procedures for appropriate conduct and decorum at Council meetings and establish guidance for public participation during Council meetings.
These policies will foster and provide greater clarity to preserve the intent of open government and maintain a positive environment for public input and City Council decision-making.
1.0 DECORUM AND ORDER – IN GENERAL
1.1 The presiding officer is responsible for the maintenance of order and decorum at all times.
1.2 The presiding officer shall determine all points of order subject to the right of any Council member to appeal to the City Council by majority vote. If any appeal is taken, the question shall be “Shall the decision of the presiding officer be sustained” in which event a majority vote of the Council shall govern and conclusively determine such question of order.
1.3 All Council members, staff members and members of the public should speak respectfully and avoid the use of profanity, vulgarity and slanderous comments. Recognizing that the First Amendment precludes the City Council form prohibiting speakers from speaking based upon the content of their speech, the presiding officer shall use their best efforts, short of enforcement action, to remind and encourage all participating in the meeting to keep their speech respectful towards others and within bounds appropriate for children and persons of sensitivity toward course language as a courtesy to others present or otherwise viewing Council meetings.
2.0 DECORUM AND ORDER – COUNCIL MEMBERS
2.1 Manner of Speaking.
Any Council member desiring to speak shall first address the presiding officer. Upon recognition by the presiding officer, the Council member shall speak only to the question under debate.
U2.1(a) Questioning Staff.
A Council member desiring to question the staff should address his question to the City Manager, or, in appropriate cases, the City Clerk or City Attorney, who shall be entitled either to answer the inquiry or to designate some staff member for that purpose. Such a designation may be made at the time of any staff presentation or on the agenda listing for the item.
U2.1(b) Interruptions.
Once recognized, a Council member shall not be interrupted while speaking unless called to order by the presiding officer; unless a point of order is raised by another Council member, or unless the speaker chooses to yield to questions from another Council member.
3.0 DECORUM AND ORDER – STAFF
3.1 City Manager Responsibilities
The City Manager is responsible for ensuring that members of the administrative staff observe the rules of decorum and order set forth in this Policy.
3.2 AAddressing the City Council
Any administrative staff member desiring to address the City Council or members of the public shall first be recognized by the presiding officer. All remarks shall be addressed to the presiding officer and not to any individual Council Member or member of the public. Administrative staff members shall accord the utmost courtesy to the City Council, other administrative staff members and the public.
4.0 DECORUM AND ORDER – MEMBERS OF THE PUBLIC
4.1 AAddressing the City Council
Any member of the public desiring to address the City Council or members of the public shall first be recognized by the presiding officer at the appropriate place on the agenda. All remarks shall be addressed to the presiding officer and not to any individual Council Member, City Manager, City Attorney or member of the administrative staff or member of the public.
4.2 Time Limitation for Addressing the City Council
Public comment when addressing the City Council shall be generally limited to three (3) minutes per speaker. Depending on the extent of the agenda and the number of persons desiring to speak on an issue, the presiding officer may, at the beginning of the hearing, set a different time limit for each speaker. Any person may speak for a longer period of time upon approval from the presiding officer, when deemed necessary, for instance when a person is speaking on behalf of a group or has a graphic or slide presentation requiring more time.
4.3 Failure to Yield, Disruptions
Any person who refuses to relinquish the floor after their allotted time or while attending the City Council meeting engages in conduct or speech which disrupts the business of the meeting shall be brought to order and/or removed from the room if the sergeant-at-arms is so directed by the presiding officer.
Disruptive remarks from the audience, stamping of feet, clapping, whistles, yells and similar demonstrations shall not be permitted by the presiding officer who may direct the sergeant-at-arms to remove such offenders from the room.
4.4 Prosecution
Aggravated cases shall be prosecuted on appropriate complaint signed by the presiding officer.
5.0 ENFORCEMENT OF DECORUM
5.1 The Chief of Police or his designee shall be the ex-officio sergeant-at-arms of the City Council. The sergeant-at-arms shall carry out all legal and valid orders and instructions given by the presiding officer for the purpose of maintaining order and decorum in the Council Chamber. Upon instructions from the presiding officer, it shall be the duty of the sergeant-at-arms to remove any disorderly person from the Council Chambers or place the disorderly person under arrest or both.
5.2 As set forth in Government Code Section 54957.9, in the event that any meeting is willfully interrupted by a person or group of persons so as to render the orderly conduct of such meeting unfeasible or impedes the ability of the Council to hold the meeting, and order cannot be restored by the removal of individuals who are willfully interrupting the meeting, the presiding officer may order the meeting room cleared and continue in session. Only matters appearing on the agenda may be considered in such a session. Duly accredited representatives of the press or other news media, except those participating in the disturbance, shall be allowed to attend any session held pursuant to this Section. Nothing in this Section shall prohibit the City Council from establishing a procedure for readmitting an individual or individuals not responsible for willfully disturbing the orderly conduct of the meeting.
PROCLAMATION OF THE GROVER BEACH CITY COUNCIL
OF THE CITY OF GROVER BEACH DECLARING JUNE 3, 2022 AS
“HUNGER AWARENESS DAY 2022”
WHEREAS, the SLO Food Bank is the leading hunger relief organization in the county; and
WHEREAS, the SLO Food Bank was founded in 1989, and has provided 33 years of hunger relief throughout the community; and
WHEREAS, the SLO Food Bank provides the backbone infrastructure for hunger relief and is the primary source of quality and affordable food for over 80 partner nonprofit agencies that feed the hungry; and
WHEREAS, the SLO Food Bank and its coalition partners deliver nutritious food to those in need to every community in the county, from Nipomo to San Miguel, on the coast from Los Osos to San Simeon, and to points east including Creston, Shandon, and California Valley; and
WHEREAS, the SLO Food Bank provides millions of pounds of only the most wholesome nutrition which advances and promotes important public health outcomes; and WHEREAS, the SLO Food Bank is coordinating a countywide promotion called Hunger Awareness Day on June 3rd this year; and
WHEREAS, the SLO Food Bank believes that the people of our county will rally in a one day push to donate funds needed to alleviate local hunger; and WHEREAS, people giving donations on, June 3, 2022, can raise the funds needed to help alleviate hunger.
NOW, THEREFORE, BE IT RESOLVED that the Grover Beach City Council of Grover Beah does herby officially proclaim June 3, 2022, as “Hunger Awareness Day” in Grover Beach.
IN WITNESS THEREOF, I have hereunto set my hand and caused the Seal of the City of Grover Beach to be affixed this 23rd day of May, 2022.
Jeff Lee, Mayor
Attest:
Wendi Sims, City Clerk
Agenda Item No. 1
PROCLAMATION OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH Declaring June 2022
“Lesbian, Gay, Bisexual, Transgender, And Queer Pride Month” WHEREAS, the City of Grover Beach is honored to recognize Pride Month and celebrate members of the Lesbian, Gay, Bisexual, Transgender, and Queer community who live and work here; and
WHEREAS, the City aligns with countywide and statewide initiatives and policies that advance the LGBTQ community’s journey toward equality, and strives to create a safe, inclusive society in which all community members are treated fairly, with dignity and respect in all settings; and
WHEREAS, last year marked the first year of flying the Pride flag at Grover Beach City Hall as a symbol of support for the LGBTQ community which the City will fly again in June 2022; and
WHEREAS, the City of Grover Beach takes pride in the fact that we are a vibrant, diverse community and proudly joins other communities in striving to build a stronger, better state and nation for all residents; and
WHEREAS, as June 2022 marks the 53nd anniversary of the Stonewall Uprising in New York City, the City of Grover Beach is dedicated to continuing efforts to ensure equality and respect for all; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Grover Beach does hereby designates June 2022 as Lesbian, Gay, Bisexual, Transgender, and Queer Pride Month.
IN WITNESS WHEREOF, I have hereunto set my hand and caused the Seal of the City of Grover Beach to be affixed this 23rd day of May 2022.
__________________________
Jeff Lee, Mayor
Attest:
_________________________
Wendi Sims, City Clerk
Agenda Item No. 2
CITY OF GROVER BEACH
Treasurer's Report for May 23, 2022 City Council Meeting April 1, 2022 to April 30, 2022
RESOURCES DESCRIPTION
Balance from March 31 2022
Deposits
Voided Checks
Check Number
693E11
70170
Date
11 /24/2021
3/31 /2022
251,863.11
2,223,737.56
61.62 1 675.75
From Street Bond Acct
Total Resources
EXPENSES
DESCRIPTION
WR
PR Direct Deposit
WR
WR
PR Direct Deposit
WR
PERIOD ENDING
4/3/22
04/17 /22
CK DATE CHECK NUMBER
04/07/22 70190-70262
04/08/22 5359027-5359093
04/1 4/22 70263 - 70336
04/21/22 70337-70377
04/22/22 5359094-5359155
04/28/22 70378-70409
681 581.86
3,158,919.90
AMOUNT
341 ,070.56
148,723.71
769,709.14
357,687.88
140,896.10
142,879.11
Electronic Transfers
Returned Checks, Stop Pmts, Chargeback Credit Card and ACH Returned to the City Credit Card Payments Service Charge
Deposit Correction
Bank Fees
Total Expenditures
Cash Balance as of April 30, 2022
276,525.98
121.45
2,665.41
6.41 547.90
2,180,833.65
978,086.25
Local Agency Investment Fund (L.A.I.F.) Balance: April 30, 2022 Finance Manager
$ 16,890,671.62
Agenda Item No. 3
ACCOUNTS PAYABLE
CHECK DATE 04/07/2022
Check Name Check Amount Check Date Invoice Desc
Citywide Sidewalk Infill Improvements -CIP 2274. Professional 70190 AKA Engineering Company 6,426.00 04/07/2022 services through March 31, 2022 70191 Albert M. Peche 3,453.30 04/07/2022 2020-21 Disclosure Report-Consulting Services 70192 Alexander's Contract Services 2,496.12 04/07/2022 North Side Meter Reads - April / 2056 meters
ALLAN HANCOCK COLLEGE SOUTH
70193 SANTA MARIA CAMPUS 910.00 04/07/2022 EVOC 4 and Use of Force Training for seven students Per Diem while attending Leadership & Accountabil ity Training and Assertive Supervision Training in Newport Beach 4/18/22 70194 Allegranza 300.00 04/07/2022 thru 4/22/22
Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70195 ANGELLO HILARY 215.00 04/07/2022 22 through 4-28-22 70196 Axon Enterprise, Inc. 62,874.68 04/07/2022 Body cameras for police department and all accessories Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70197 Bryan Millard 215.00 04/07/2022 22 through 4-28-22
CALIFORNIA BUILDING STANDARDS
70198 COMMISSION 61.20 04/07/2022 1st Qtr 2022 Green Bldg Fees CALIFORNIA DEPARTMENT OF Inmate Pay, Guarding, Mileage, Admin Charges, Inmate Welfare 70199 CORRECTIONS AND REHABILIT 5,096.01 04/07/2022 12/21 70200 CENTRAL COAST FENCE 621.69 04/07/ 2022 Maintenance on Yard Fence 70201 CHARTER COMMUNICATIONS 736.31 04/07/2022 City Facilities Internet Charges 3/16/22-4/15/22 70202 CITY OF GROVER BEACH WATER DEPT. 1,958.87 04/07/2022 CIP 2295 13TH SO 12TH Longbranch Dispatch overtime Hours - November 2021 through February 70203 CITY OF PISMO BEACH 78,163.49 04/07/2022 2022
70204 COASTLAND COAST LANDSCAPE 5,100.00 04/07/2022 April Grounds Maintenance - #1321 Costa Bella 70205 COLD CANYON LANDFILL INC. 321.00 04/07/2022 Waste Disposal - Homeless Camp @ ECR Laserfiche LSAP Team Server, Full Users, Snapshots, Read Only 70206 COMPLETE PAPERLESS SOLUTIONS 2,725.00 04/07/2022 Users and Support for Upload it. 70207 Crawley, Haley 80.00 04/07/2022 2435 16th St park security deposit refund 2/13/22
DEPT OF CONSERVATION DIVISION OF
70208 ADMIN SERV ACCT 0 234.41 04/07/2022 1st Qtr 2022 SMIP fees 70209 ELECTRICRAFT 6,161.00 04/07/2022 Nacimiento Lift Station - Generator Receptacle 70210 FERGUSON ENTERPRISES INC. #1350 107.12 04/07/2022 Part for Yard 70211 FRANCHISE TAX BOARD 75.00 04/07/2022 Franchise Tax Board Garnishment for employee 70212 FRANKLIN, JUSTIN 80.00 04/07/2022 2503 16th St park 3/11/22 security deposit refund 2492 Grover Beach Community Center security deposit refund 70213 GABELE, VERONICA 1,032.00 04/07/2022 3/27/22
Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70214 GOODMAN MATTHEW 215.00 04/07/2022 22 through 4-28-22 GROVER BEACH POLICE OFFICERS Grover Beach Pol ice Officers Association union dues paycheck 70215 ASSOC. 1,155.00 04/07/2022 date 4-8-22
70216 Hacienda Gardening 3,150.00 04/07/2022 Gopher Trapping - March Hale, David P - Law Offices of David P.
70217 Hale 15,503.00 04/07/2022 March 2022 - Attorney Fees Check Name Check Amount Check Date Invoice Desc
70218 J.B. DEWAR INC. 2,427.84 04/07/2022 Gasoline charges PW vehicles 70219 JAY SWIFT 500.00 04/07/2022 Medical reimbursement per retiree contract - April 2022 70220 JJ Fisher Construction, Inc 7,151.46 04/07/2022 Highland Sewer Per Diem for Team Bui lding Workshop in Santa Barbara, CA 4-25- 70221 Joshua Ruiz 215.00 04/07/2022 22 through 4-28-22
70222 LC. ACTION POLICE SUPPLY LTD. 12,897.74 04/07/2022 Glock Pistons with mags and holsters for police department Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70223 Leveque, Tracy 215.00 04/07/2022 22 through 4-28-22 70224 LIEBERT CASSIDY WHITMORE 152.00 04/07/2022 LCW _Inv 213634_Legal Services_2-28-2022 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70225 LUIS GARCIA 215.00 04/07/2022 22 through 4-28-22
McCall Const Oba/McCall Plumbing &
70226 Mechanical 1,099.28 04/07/2022 Service on Forced Air Unit - Corp Yard Sewer System Upgrades CIP 5001 & 5002. Billing through Mar 29, 70227 Michael K. Nunley & Associates, Inc. 7,136.10 04/07/2022 2022 70228 MISSION LINEN SUPPLY SAP #110035 197.95 04/07/2022 Mat and mop service for GBCC 70229 MOSER, JEREMY 80.00 04/07/2022 2508 Grover Heights Upper security deposit refund 3/19/22 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70230 MUNRO, JIM 215.00 04/07/2022 22 through 4-28-22
70231 Nash, William 80.00 04/07/2022 252116th St park 3/26/22 security deposit refund 70232 Neel, KANANI 143.00 04/07/2022 Refund Tiny Tots with Sandy as class is full.
Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70233 NELIDA ACEVES 215.00 04/07/2022 22 through 4-28-22 70234 NELSON, KELSEY 80.00 04/07/2022 2507 16th St park 3/20/22 security deposit refund 70235 NOBLE SAW 112.16 04/07/2022 Part for the Yard
PW City of GB CIP 4004 2021 Water Main Project CM. Services 70236 Omni-Means C/0 GHD, Inc. 49,137.15 04/07/2022 rendered through 2/28/2022 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70237 Oseguera, Isaac 215.00 04/07/2022 22 through 4-28-22 70238 Otto Electrical 375 .00 04/07/2022 PD Generator Connections Cabinet 70239 Peak WiFi.com 1,685.00 04/07/2022 Network Services - Cannabis Video Wall Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70240 Peters, John 215.00 04/07/2022 22 through 4-28-22 70241 PORTABLE JOHNS INC. 108.12 04/07/2022 Single Unit Rental - Feb 13 2022 - Mar 12, 2022 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70242 RAMIREZ-GUTIERREZ FELIX 215.00 04/07/2022 22 through 4-28-22 Project C19432-000 GB K-14 Street Rehab 2295-13. Professional 70243 RICK ENGINEERING COMPANY 315.00 04/07/2022 services from January 29, 2022 to February 25, 2022 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 70244 Ryan Wade 215.00 04/07/2022 22 through 4-28-22
70245 Safety NETWORK TRAFFIC SIGNS, INC 9,340.00 04/07/2022 Installation of Bolts on existing permanent street signage 70246 SANTA MARIA ELECTRIC, INC. 31,553.30 04/07/2022 March 2022 Progress Billing 70247 SEMENOVA, AUBREY 167.00 04/07/2022 Refund Tiny Tots with Anna MWF as the class is full. 70248 SESAC RIGHTS MANAGEMENT INC 996.00 04/07/2022 Sesac Music Performance License for Municipalities 2021 70249 Siteone Landscape Supply, LLC 84.48 04/07/2022 Grand Ave Irrigation Parts Check Name Check Amount Check Date Invoice Desc
SOUTH SAN LUIS OBISPO CO.
70250 SANITATION DISTRICT 6,187.00 04/07/2022 1st Qtr 2022 Facility Fees 70251 SpeakWrite Billing Department 284.83 04/07/2022 Statement for March 2022 70252 STATE DISBURSEMENT UNIT 154.50 04/07/2022 Child Support Garnishment for employee 70253 STATE DISBURSEMENT UNIT 250.00 04/07/2022 Child Support Garnishment for employee
STATEWIDE TRAFFIC SAFETY & SIGNS
70254 INC LOCKBOX# 912 3,940.82 04/07/2022 Solar Powered Radar Sign 70255 Sweeton, Christopher 500.00 04/07/2022 Reimbursement for COBRA-April 2022 70256 TIDMARSH, ERIN 80.00 04/07/2022 2504 Grover Heights Lower security deposit refund 3/20/22 70257 Traffic Management, Inc. 119.05 04/07/2022 Safety Vest & Spray Decals 70258 UNIVAR USA INC 1,409.23 04/07/2022 Caustic Soda
US BANK CORPORATE PAYMENT
70259 SYSTEMS 73 .70 04/07/2022 Office supplies for Admin Services and the breakroom USA North 811 for the Benefit of
70260 CUFSEB 551.69 04/07/2022 California State Fee for Regulatory Costs (Jan 1- June 30, 2022) 70261 VERIZON WIRELESS
70262 Walid Elsayed
Total
84.96 04/07/2022 Monthly charges - Comm Dev & Parks 3/4/22-3/26/22 Per Diem for Team Building Workshop in Santa Barbara, CA 4-25- 215.00 04/07/2022 22 through 4-28-22
$ 341,070.56
ACCOUNTS PAYABLE
CHECK DATE 04/14/2022
Check Name Check Amount Check Date Invoice Desc
70263 ABALONE COAST ANALYTICAL INC 2,679.00 04/14/2022 Col iform P/A, ELAP Fee 70264 AIRGAS USA LLC 148.68 04/14/2022 Large Acetylene, Large Argon, Large Oxygen 70265 ALEGRE GUADALUPE 80.00 04/14/2022 2528 GH Upper security deposit refund 4/2/22 70266 ALICIA DUECK 210.89 04/14/2022 UB Refund due to ovrpmt on closing Acct# 20948 70267 ALISSA C DYE 134.27 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 18966 70268 Allegranza, Jared 299.00 04/14/2022 Jared Allegranza_EducationalReimbursement_ 4-13-22 70269 ANNE WALLING 65.94 04/14/2022 UB Refund due to Ovrpmt on closing Acct# 19740
ARAMARK UNIFORM SERVICES AUS
70270 WEST LOCKBOX 1,217.48 04/14/2022 UNIFORMS
70271 AT&T 1,978.18 04/14/2022 City hall telephones 2/25/22 - 3/24/22 70272 B&W PROPERTY MANAGEMENT 199.02 04/14/2022 UB Refund due to ovrpmt on closing Acct# 19306 70273 BRENNTAG PACIFIC INC. 5,462.14 04/14/2022 Aqua pure 70274 BRENT J LOSING 95.61 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 19592 70275 Burdine Printing & Graphics 47.98 04/14/2022 Business cards for parks & recreation staff 70276 CARQUEST AUTO PARTS 69.33 04/14/2022 Parts for Truck#409 70277 CELIO R MERCADO 12.12 04/14/2022 UB Refund due to ovrpmt on closing Acct@ 13121 70278 CHAD M HENLEY 115.19 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 18413
CITY OF GROVER BEACH WATER
70279 DEPT. 8,279.31 04/14/2022 City Water Accounts 1/6/22 - 3/8/22 70280 COLLINGS & ASSOCIATES, LLC 525.00 04/14/2022 Collings Review of 148 Atlantic City Ave. 70281 CONSTANTINO, JENNIFER 80.00 04/14/2022 2525 GH Lower 3/26/22 security deposit refund Background Investigation for Lateral Officer Applicant Matthew 70282 Cuesta Polygraph & Investigations 4,850.00 04/14/2022 Walker 70283 Dan Harrell 18.34 04/14/2022 UB Refund due to Ovrpmt on closing Acct# 20104 70284 DATAPROSE LLC 4,123.88 04/14/2022 Southside Utility Billing - March 2022 70285 DE LAGE LANDEN 67.43 04/14/2022 Lease for Sharp/ MX-C304W Copier for PD 70286 DE LAGE LANDEN 312.11 04/14/2022 Lease for Sharp/ MX-5071 copier for PD 70287 DE LAGE LANDEN 227.29 04/14/2022 Lease payment for Sharp/MX-5071 Copier - April 2022
DEPT OF JUSTICE ACCOUNTING
70288 OFFICE/CASHIERING UNIT 1,162.00 04/14/2022 Live Scan Statement for March 2022 70289 ELLIE KROSS 87.18 04/14/2022 UB Refund dur to ovrpmt on closing Acct# 17675 70290 FULGENCIO MENDOZA FERREYRA 78.16 04/14/2022 UB Refund due to ovrpmt on closing Acct# 13745 70291 G.T. COX ELECTRIC 148.62 04/14/2022 Community Center Parking Lot - replacement globe 70292 GERALD J JAMIESON 196.15 04/14/2022 UB Refund due to ovrpmt on a closing Acct# 19497 70293 GLENN BURDETTE, INC. 9,500.00 04/14/2022 Audit to date 70294 Gonzalez, Shawndel 80.00 04/14/2022 2498 GH Upper security deposit refund 3/20/22 GRISWOLD INDUTSTRIES DBA CLA70295 VAL CO. 1,764.23 04/14/2022 Parts for valve needed rebuilt with new pa bearing retainer Raymond Hernandez purchased work boots from Boot Barn - 70296 HERNANDEZ, RAYMOND 250.00 04/14/2022 Reimbursement 70297 HOLLIE DIGGES 143.27 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20762 70298 J.B. DEWAR INC. 4,284.46 04/14/2022 Police Department Gas Statement for 3/15/22 through 3/31/22 70299 JAMES R BETTY L BUCHANAN 21.38 04/14/2022 UB Refund due to ovrpmt on closing Acct# 4296 70300 JENNIFER HILL 140.28 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20977 70301 JENNIFER MILLER 109.93 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 21057 70302 JOHN DECHAINE 96.43 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20779 70303 LELAINA GANNON 105.82 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20982 LexisNexis Risk Data Management,
70304 Inc. 808.50 04/14/2022 AVCC Annual Subscription 2022/03/01 - 2022/03/31 70305 LISA R SCHMIDT 324.30 04/14/2022 UB Refund due to ovrpmt on closing Acct# 7866 70306 LORETTA HINESLEY 15.27 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 21092 70307 MANDY M RUSSELL 53.16 04/14/2022 UB Refund due to Ovrpmt on closing Acct# 11606 70308 MARY RECCHIA 151.74 04/14/2022 UB Refund due to ovrpmt on closing Acct# 305 70309 Michael K. Nunley & Associates, Inc. 12,199.06 04/14/2022 AWIA Risk & Resiliency Assessment Billing through Mar 29, 2022 70310 MICHELLE S BREON 115.10 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 17475 70311 MINERS HARDWARE 1,109.48 04/14/2022 Remote Garage Keychain - Shop Check Name Check Amount Check Date Invoice Desc
70312 Office Depot 1,115.75 04/14/2022 Office Depot_lnv 229787955001_3-2-2022 70313 PATRICIA AREVALO SOLORIO 61.69 04/14/2022 UB Refund due to ovrpmt on closing Acct@ 21081 70314 Pope Management 1,200.00 04/14/2022 Toilet Rebate@ 1329 Atlantic City/ 3 toilets 70315 Ready Refresh by Nestle 249.00 04/14/2022 Bottled Water for PW & City Hall
REAL PROPERTY MGT CENTRAL
70316 COAST 141.30 04/14/2022 UB Refund due to Ovrpmt on closing Acct# 20814 70317 RICK T VANVALEN 99.42 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 19321 1206 W. Grand Affordable Housing Project. Invoice Period form 70318 Rincon Consultants, Inc 2,536.22 04/14/2022 3/1/2022 through 3/31/22 70319 ROTHFORD,KATHRYN 205.25 04/14/2022 Tiny Tots March 2022 partial refund 70320 SAMUEL BYRD 60.25 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 19788 70321 Shatley, Amber 80.00 04/14/2022 250116th Street Park security deposit 70322 Shelby Green 107.35 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20124 South County Chambers of
70323 Commerce 19,033.00 04/14/2022 SCCC_GBEcoDev-March_lnv 13074_ 4-6-2022 70324 SOUZA CONSTRUCTION INC. 621,124.03 04/14/2022 GB Measure K-14 Ph2 - Period ending date 3/31/22 Balance Due for lodging for Team Building Workshop -
Sta Barbara Htl LLC Oba Hilton Sta
70325 Barbara Hotel 11,097.45 04/14/2022 April 25 - 29, 2022 70326 Tripepi, Smith & Associates, Inc. 1,057.50 04/14/2022 Tripepi_Smith_lnv 7834_Socia1Media_3-31-2022 70327 TYSHA WILLIAMS 496.35 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 20710 70328 ULTREX 368.19 04/14/2022 Invoice never received-Lease for Sharp/MX-5071 6/13/21 - 7 /12/21 70329 Vence Power Sweeping, Inc. 6,152.72 04/14/2022 Street Sweeping Service - March 2022 70330 VERIZON WIRELESS 875.83 04/14/2022 PD Cell Phone Statement for 3/4/22 through 3/26/22 70331 Walid Elsayed 1,252.00 04/14/2022 Walid Elsayed_Education Reimbursement_ 4-13-2022 Project 0636-0009-00 City of GB Map Checking Services.
Professional services rendered through September 30, 2021. 301 70332 WALLACE GROUP 35,170.23 04/14/2022 Atlantic City Ave.
NCMA Staff Extension FY 21-22. For services rendered from 2/1/22- 70333 Water Systems Consulting Inc. 1,393.60 04/14/2022 2/28/22 70334 WESLEY J ST.JOHN 105.77 04/14/2022 UB Refund Due to Ovrpmt on Closing Acct# 15418 70335 WINTERS, JACKIE 80.00 04/14/2022 2499 16th Street Park security deposit refund 4/9/22
ZEE MEDICAL SERVICE COMPANY
70336 #34 1,403.53 04/14/2022 GBCC AED new 5 year battery and pads Total $ 769,709.14
ACCOUNTS PAYABLE
CHECK DATE 04/21/2022
Check Name Check Amount Check Date Invoice Desc
70337 Anna Lanier 2,420.60 04/21/2022 Tiny Tots with Miss Anna April 2022 70338 AQUA-METRIC SALES CO. 13,394.44 04/21/2022 20 - 3/4" water meters Replaced AC condensor, evac and charged, verified repairs 70339 ARROYO GRANDE CHEVROLET 1,167.41 04/21/2022 and road tested for Unit 203 70340 AT&T 135.88 04/21/2022 Monthly Water Alarm Circuits 4/7 /22 - 5/6/22
B & B STEEL & SUPPLY OF SANTA
70341 MARIA 554.90 04/21/2022 Material for fix on Truck #300 70342 Big Brand Tire & Service 341.47 04/21/2022 2 Tires - Truck project 211107 CIP 2295-14 Street & Roadway Design
70343 CANNON ASSOCIATES 44,882 .72 04/21/2022 Measure K-14 70344 CARQUEST AUTO PARTS 49 .02 04/21/2022 Parts for Truck#409 70345 Cl Technologies, Inc. 2,080.00 04/21/2022 Blue Team Annual Maintenance for May 2022 - April 2023 Coastal 0cc Med Grp OBA AKESO
70346 0cc Health 680.00 04/21/2022 Akeso Occupational Health_lnv 2264_Walker_ 4-8-22 70347 Express Printing 320.01 04/21/2022 Business Cards for Caleb, Bryce and Generic FERGUSON ENTERPRISES INC.
70348 #1350 786.43 04/21/2022 Irrigation supplies - stock 70349 FRANCHISE TAX BOARD 75.00 04/21/2022 State Franchise Tax Board Garnishment for employee 70350 FRANCHISE TAX BOARD 387.93 04/21/2022 State Franchise Tax Board Garnishment for employee GROVER BEACH POLICE OFFICERS Grover Beach Police Officers Association dues for paycheck 70351 ASSOC. 1,100.00 04/21/2022 date 4-22-22
70352 GROVER TOOL RENTAL 400.00 04/21/2022 Mentone Basin tennis courts light repairs -Scissor lift 70353 INFORMATION TECHNOLOGY 240.66 04/21/2022 Q3 FY 21-22 External User Access/Each 70354 J.B. DEWAR INC. 1,921.05 04/21/2022 Gasoline charges for PW vehicles 70355 JAS PACIFIC 11,962.44 04/21/2022 March 2022 JAS Bldg Plan Checks 70356 Kristopher Doe 370.77 04/21/2022 Payment 2 of paint class 3/11/22 to 5/27 /22 70357 LEE WILSON ELECTRIC CO. INC 1,247.52 04/21/2022 Time and Material 2022 9th & Grand CM for Measure K-14 Street Repair & Rehab, CIP 2295-11.
Professional services for the period March 1, 2022 to March 70358 MNS Engineers, Inc. 57,422.52 04/21/2022 31, 2022. 70359 NOBLE SAW 162.73 04/21/2022 Supplies for Equipment for Parks N & S Oak Park Speed Surveys. Professional services
70360 Omni-Means C/ O GHD, Inc. 2,330.00 04/21/2022 rendered through 4/2/2022 70361 PACIFIC GAS AND ELECTRIC 263.78 04/21/2022 Public Works Electric Charges 3/8/22 - 4/5/22 70362 PHELAN KATHRYN 243.60 04/21/2022 Tai Chi April 2022 Per Diem while attending POST Supervisory course in
70363 RAMIREZ-GUTIERREZ FELIX 730.00 04/21/2022 Whittier, CA 5-2-22 through 5-13-22
SAN LUIS OBISPO CO SHERIFF'S
70364 OFFICE 79 .00 04/21/2022 Statement for Lab results for Case No. 22-0175 70365 SANDY MERSHON 2,904.30 04/21/2022 Miss Sandy's Tiny Tots for April 2022. 70366 SCHRADER, ERIC 80.00 04/21/ 2022 2538 GH Lower Security deposit refund 4/2/22 70367 Siteone Landscape Supply, LLC 159.51 04/21/2022 Irrigation supplies for Mentone Park SOUTH SAN LUIS OBISPO CO.
70368 SANITATION DISTRICT 194,185.23 04/21/2022 So SLO Sanitation Dist monthly pmt for March 2022 STANLEY CONVERGENT SECURITY Maintenance Charges 16th & Mentone. 5/1/2022- 70369 SOLUTIONS INC. 74.23 04/21/2022 5/31/2022
70370 STATE DISBURSEMENT UNIT 154.50 04/21/2022 Chi ld Support Garnishment for employee 70371 STATE DISBURSEMENT UNIT 250.00 04/21/2022 Chi ld Support Garnishment for employee 70372 STREATOR PIPE & SUPPLY 16.27 04/21/2022 Supply for restrooms 70373 STUART, RENEE 80.00 04/21/2022 2488 16th Street park security deposit refund 3/8/22 70374 Traffic Management, Inc. 544.39 04/21/2022 Logos for water and sewer equipment 70375 ULTREX 119.81 04/21/2022 Lease for Sharp/MX-5071 Service period 3/13/22 - 4/12/22
US BANK CORPORATE PAYMENT
70376 SYSTEMS 13,289.76 04/21/2022 City employee credit card charges Check Name Check Amount Check Date Invoice Desc
70377 WALTERS, JOHN 80.00 04/21/2022 2535 Grover Heights Upper security deposit refund 3/27/22 Total $ 357,687.88
ACCOUNTS PAYABLE
CHECK DATE 04/28/2022
Check Name Check Amount Check Date Invoice Desc
AFLAC INC. ATTN : REMITTANCE
70378 PROCESSING SERVICES 397.94 04/28/2022 March 2022 AFLAC Premiums
BLUE SHIELD OF CA LIFE & HEALTH
70379 MEDICAL EYE SERVIC 790.10 04/28/2022 Employee insurance premiums - May 2022 70380 Boone Printing & Graphics 122.94 04/28/2022 Boone Graphics_lnv 84870_ADeHart_BusCard_ 4-21-22 70381 Bronson, Matthew 175.00 04/28/2022 Per Diem for FEMA Training 4/5-8/2022 Project 201240 City of GB CIP 4267-2 Water Main Upgrade - 70382 CANNON ASSOCIATES 8,131.51 04/28/2022 March
70383 EPIC ENTERTAINMENT 550.00 04/28/2022 DJ and photo booth Mother Son 5/13/22 EXECUTIVE INFORMATION CAD Consolidation; 1st year Maintenance: Jan 2022 to Dec 70384 SERVICES INC. 6,700.00 04/28/2022 2022
70385 EXECUTIVE JANITORIAL INC. 3,960.00 04/28/2022 April 2022 Monthly Service - GB Restrooms 70386 GRAINGER 69.41 04/28/2022 Quick Connect Plug & Coupler -Shop 70387 J.B. DEWAR INC. 4,013.17 04/28/2022 Department Gas Statement - 4/1/22 through 4/15/22 70388 LIEBERT CASSIDY WHITMORE 608.00 04/28/2022 Professional Services Rendered through March 31, 2022 70389 MCA Direct 382.18 04/28/2022 MCA Direct_lnv 2022083_MinutesBooks_3-30-2021 Project 01398.00 GB Development Code Update. Professional 70390 MOORE IACOFANO GOLTSMAN, INC 38,368.13 04/28/2022 services from March 1, 2022 to March 31, 2022 70391 Nerissa Spjut 80.00 04/28/2022 2500 16th St Park security deposit refund 4/24/22 70392 New Times 1,260.00 04/28/2022 New Times_lnv 338158_Newpaper Ad_3-31-2022 70393 PACIFIC GAS AND ELECTRIC 23,211.98 04/28/2022 Public Works & Parks Electric 3/20/22 - 4/21/22 70394 RANGE MASTER 2,375.03 04/28/2022 Uniforms Items for PD (6 Parkas; patches, etc) 70395 RECIO, SANDRA 80.00 04/28/2022 2509 GH Up/Low security deposit refund 4/16/22 70396 Retana, Nicole 8.08 04/28/2022 Nicole Retana_Reimbursement_Dollar Store_ 4-21-22 Project C19432-000 GB K-14 Street Rehab 2295-13. Professional 70397 RICK ENGINEERING COMPANY 485.00 04/28/2022 services from February 26, 2022 to March 25, 2022 GB Safety Element and ND. Invoice period from 3/1/2022
70398 Rincon Consultants, Inc 2,898.50 04/28/2022 through 3/31/2022
SAN LU IS OBISPO CO SHERIFF'S
70399 OFFICE 2,778.07 04/28/2022 CLETS Invoicing for 2022 70400 SAN LUIS POWERHOUSE INC 2,646.00 04/28/2022 PD & City Hall Generator Cables SU Holdings, LLC Oba MCCLATCHY
70401 SHARED SVCS LLC 353.58 04/28/2022 McClatchy_ Tribune_lnv 110244_newpaperad_3-31-22 70402 Siteone Landscape Supply, LLC 79.08 04/28/2022 Irrigation supplies for Exploration Station 70403 TERMINIX PROCESSING CENTER 286.00 04/28/2022 Pest control for April 2022 GBCC 70404 Tripepi, Smith & Associates, Inc. 14,290.00 04/28/2022 Tripepi-Smith_lnv 7557 _Retainer_2-15-2022 70405 ULTREX 61.62 04/28/2022 Sharp/MX-5071 Copier - Service Period 10/13/21 - 11/12/21
UNITED RENTALS (NORTH
70406 AMERICA) INC 5,077.27 04/28/2022 Concrete Grinder 70407 VERIZON WIRELESS 456.24 04/28/2022 Cellular phones for PW crew 70408 Video Inspection Specialists 22,132.80 04/28/2022 March 2022 City of GB Mileage Reimbursement to attend training at the Allan Hancock 70409 Wal id Elsayed 51.48 04/28/2022 Lompoc Campus
Total $ 142,879.11
CITY OF GROVER BEACH
2022 STREETS BOND ACCOUNT ($10,000,000)
Treasurer's Report for May 23, 2022 City Council Meeting April 1, 2022 to April 30, 2022
DESCRIPTION OF RESOURCES
Balance from March 31, 2022
Deposit(s) from Interest 3/31/22
AMOUNT
$ 10,686,833.08
342.62
Total Resources
DESCRIPTION OF EXPENDITURES
Transfers for Staff Time:
Payroll Expenses
Transfers for Non-Construction and Other:
Accounts Payable Expenses
$ 10,687,175.70
AMOUNT
$14825.00
2 758.87
Transfers for Construction:
Accounts Payable Expenses
Total Expenditures
Cash Balance as of April 30, 2022
723 429.27
$ 741,013.14
$ 9,946,162.56
Respeptfully
Agenda Item No. 4
MINUTES
CITY COUNCIL MEETING
MONDAY, MAY 9, 2022
CALL TO ORDER Mayor Lee called the meeting to order at 6:00 p.m. in the City Hall Council Chamber, 154 South Eighth Street, Grover Beach, California.
MOMENT OF SILENCE
FLAG SALUTE The flag salute was led by CJ Craft, 9 years old, a third grader at Grover Heights Elementary School.
ROLL CALL
City Council: Council Members Anna Miller attended by teleconference, Robert Robert, Daniel Rushing, Mayor Pro Tem Bright, and Mayor Jeff Lee were present.
City Staff: City Manager Matthew Bronson, City Attorney David Hale, Deputy City Manager Kristin Eriksson, City Clerk Wendi Sims, Police Chief John Peters, Administrative Services Director Deanne Purcell, Community Development Director Bruce Buckingham, Public Works Director/City Engineer Greg Ray attended by teleconference, and Senior Planner Rafael Castillo were also present.
CLOSED SESSION ANNOUNCEMENTS
None
AGENDA REVIEW City Manager Bronson requested to move the Regular Business Item Number
12. Homelessness Response Update before the public hearing items.
Action: Upon unanimous consensus, the Council adopted the agenda as amended.
CEREMONIAL CALENDAR
1. Proclamation for National Police Week in Honor of San Luis Obispo Police Department Detective Luca Pietro Benedetti. The proclamation was read by Mayor Lee and accepted by Police Captain Brian Amoroso of the City of San Luis Obispo.
2. Proclamation for National Public Works Week. The proclamation was read by Council Member Rushing and Accepted by Senior Engineer Gabriel Munoz-Morris.
3. Introduction of New Employees – Community Development Director Buckingham introduced Code Compliance Officer Adam DeHart and Administrative Services Director Purcell introduced Administrative Assistant I Grace Johnson.
PRESENTATIONS
4. 2022 Central Coast Community Energy Annual Member Agency Presentation was presented by Jenna Espinoza, Manager of Customer Accounts and Services for Central Coast Community Energy.
Agenda Item No. 5
Minutes: City Council Meeting Page 2
Monday, May 9, 2022
PUBLIC COMMUNICATIONS The Mayor opened the floor to any member of the public for comment on items of interest which were within the jurisdiction of the City Council but were not listed on the agenda.
• Krista Jeffries
CONSENT AGENDA
Prior to consideration of the Consent Agenda, Mayor Lee invited public comment on the items under the Consent Agenda. At this time Mayor Lee opened public comment. • Sean Lee
With no further comments Mayor Lee closed public comment.
It was motioned by Mayor Pro Tem Bright and seconded by Council Member Rushing to approve Consent Agenda Item Nos. 5, 6, 7, 8 and 9 as recommended. The motion carried on the following roll call vote:
AYES: Council Members – Miller, Robert, Rushing, Mayor Pro Tem Bright and Mayor Lee
NOES: Council Members – None
ABSENT: Council Members – None
ABSTAIN: Council Members – None
5. Minutes of the City Council Meeting on Monday, April 25, 2022.
Action: Approved the minutes as submitted.
6. Authorization for the Police Department to Purchase a Replacement Computer Aided Dispatch and Records Management System
Action: Adopted the Resolution No. 22-13 authorizing the Chief of Police to enter into an agreement with Sun Ridge System, Inc to purchase a replacement Computer Aided Dispatch and Records Management software system for the Police Department in the amount of $302,067.
Resolution No. 22-13: A Resolution of the City Council of the City of Grover Beach, California Authorizing the Chief of Police to Enter into an Agreement with Sun Ridge System, Inc to Purchase a Replacement Computer Aided Dispatch and Records Management System for the Police Department.
7. Award of Consultant Services Contract for Ramona Garden Park Project Design (CIP 1259)
Action: Authorized the City to enter into a Consulting Services Agreement with Wallace Group for design phase services, bidding phase services, and services during construction associated with the Ramona Garden Park (CIP 1259) Project in the amount of $459,655 and authorized the Mayor to execute the agreement on behalf of the City.
Minutes: City Council Meeting Page 3
Monday, May 9, 2022
8. Award of Construction Contract in the Amount of $196,371 for Sidewalk Infill Project (CIP 2274)
Action: Awarded the contract for construction of CIP 2274 Sidewalk Infill to Brough Construction Inc., in the amount of $196,371 for the Base Bid; authorize the City Manager to sign and affirm construction and construction management change orders up to $33,629; and authorize the Mayor to execute the contract on behalf of the City.
9. Introduction and First Reading of an Ordinance Amending Chapter 2 (Council Compensation) of Article II (Administration) of the Grover Beach Municipal Code Action: Introduced and conducted the first reading, by title only, an Ordinance to amend Chapter 2 of Article II (Administration) of the Grover Beach Municipal Code (GBMC) regarding Council Compensation and schedule the second reading and adoption of the Ordinance at the next regularly scheduled City Council meeting.
REGULAR BUSINESS
ORDER OF THE DAY: Upon consensus of the City Council the Order of the Day was amended to move Item 12. Homelessness Response Update before Item 10 Introduction, First Reading, and Public Hearing of an Ordinance to Amend the Grover Beach Municipal Code Article III (Public Welfare, Morals & Conduct), Chapter 18, (Commercial Cannabis Activity) to Allow for Onsite Cannabis Consumption Areas and Item 11 Water Shortage Declaration and Associated Actions
12. Homelessness Response Update
Mayor Lee read the title to the foregoing item and deferred to staff for a report.
City Manager Bronson gave a brief introduction to San Luis Obispo County Homeless Services Director Joe Dzvonik who gave a PowerPoint Presentation outlining the County’s Mayor Lee invited public comment on this matter.
• Wade Horton
• Janna Nichols
• Bruce Severance
• Sean Lee
• Anthony Wayne Embree
• Maalaea Quirk
• Shannon Martin
• Krista Jeffries
• County Supervisor Dawn Ortiz-Legg
No further public comments were received at this time and the Mayor closed public comment.
Minutes: City Council Meeting Page 4
Monday, May 9, 2022
Action: Received an update on homelessness issues in Grover Beach including recent actions by County of San Luis Obispo to address homelessness from a countywide level.
RECESS: Mayor Lee requested a 10-minute break, upon consensus of the City Council, the meeting recessed at 8:15 p.m.
RECONVENE: At 8:25 p.m. the meeting reconvened with all members of Council present.
ORDER OF THE DAY: At this time, the Order of the Day resumed to the agenda as posted.
PUBLIC HEARINGS
10. Introduction, First Reading, and Public Hearing of an Ordinance to Amend the Grover Beach Municipal Code Article III (Public Welfare, Morals & Conduct), Chapter 18, (Commercial Cannabis Activity) to Allow for Onsite Cannabis Consumption Areas
Mayor Lee read the title to the foregoing item, declared the Public Hearing open, and deferred to staff for a report.
At 8:26 p.m. Council Member Miller stated that she needed to recuse herself from this item.
Senior Planner Castillo presented a staff report via PowerPoint Presentation with Chief Peters and Community Development Director Buckingham available for any questions.
Mayor Lee invited public comment on this matter.
• April Price
• Sean Lee
• Anthony Wayne Embree
• Dillon Connoley
• Richard Leaf
• Will Senn
There being no further public comments received, the Mayor Closed the Public Hearing.
Action: It was motioned by Mayor Pro Tem Bright and seconded by Council Member Rushing to introduce and conducted a Public Hearing and First Reading, by title only, and to schedule a second Reading and adoption of an Ordinance Amending the Grover Beach Municipal Code (GBMC) Article III (Public Welfare, Morals & Conduct) Chapter 18 (Commercial Cannabis Activity) to allow for onsite cannabis consumption areas. The motion carried on the following roll call vote:
Minutes: City Council Meeting Page 5
Monday, May 9, 2022
AYES: Council Members – Rushing, Mayor Pro Tem Bright and Mayor Lee NOES: Council Members – Robert
ABSENT: Council Members – None.
ABSTAIN: Council Members – None.
RECUSED: Council Members – Miller
11. Water Shortage Declaration and Associated Actions
Mayor Lee read the title to the foregoing item, declared the Public Hearing open, and deferred to staff for a report.
At 9:55 p.m. Council Member Miller returned to the meeting.
Public Works Director/City Engineer Ray presented a PowerPoint Presentation.
Mayor Lee invited public comment on this matter.
• Sean Lee
• Anthony Wayne Embree
There being no further public comments received, the Mayor Closed the Public Hearing.
Action: It was motioned by Council Member Miller and seconded by Council Member Rushing to conduct a Public Hearing to consider a water shortage declaration and heard protests from water customers and adopt Resolution No 22-14 to enact a Stage 2 declaration and associated mandatory water conservation measures while delaying fines and penalties until further phase is declared, including the minor wordsmithing and two additional staff recommendations. The motion carried on the following roll call vote:
AYES: Council Members – Robert, Rushing, Mayor Pro Tem Bright and Mayor Lee NOES: Council Members – None.
ABSENT: Council Members – None.
ABSTAIN: Council Members – None.
Resolution No. 22-14: A Resolution of the City Council of the City of Grover Beach, California, Declaring a Stage 2 Water Shortage Emergency in Accordance with California Water Code Section 350 and Grover Beach Municipal Code Section 7234.
COUNCIL COMMITTEE REPORTS
Council Member Robert reported on the Integrated Waste Management Authority (IWMA) Meeting.
Minutes: City Council Meeting Page 6
Monday, May 9, 2022
COUNCIL COMMUNICATIONS
Mayor Lee mentioned the Grover Beach 101 event is on Wednesday, May 11, 2022, 6:00 p.m. at Ramona Garden Center, it is open to the public and there will be light snacks provided. He also discussed the event “Strawberries Through Grover Beach” happening during Memorial Day Weekend, look for more information on social media.
CITY MANAGER'S REPORTS AND COMMENTS
City Manager Bronson discussed the two grant opportunities available right now, Small Business Façade Improvement Grant and the Child Care Grant for more information see our website at www.groverbeach.org.
Deputy City Manager Eriksson commented that both grants are open until all funds are exhausted.
CITY ATTORNEY’S REPORTS AND COMMENTS
None.
CLOSED SESSION
None.
ADJOURNMENT
There being no further business to come before the City Council, Mayor Lee adjourned the meeting at 10:50 p.m.
_____________________________
JEFF LEE, MAYOR
Attest:
______________________________
WENDI SIMS, CITY CLERK
(Approved at CC Mtg ______)
Agenda Item No. 6
CITY COUNCIL STAFF REPORT
TO: Honorable Mayor and City Council DATE: May 23, 2022 FROM: Matthew Bronson, City Manager
PREPARED BY: Bruce Buckingham, Community Development Director SUBJECT: Proposed Updates to Land Use Element and Development Code to Implement Housing Element Programs; Zoning Map Amendment; Other Development Code Updates; Approval of a Local Coastal Program Amendment; Approve a Negative Declaration for the Project; and Receive and File a Plan to Affirmatively Further Fair Housing.
RECOMMENDATION
1) Adopt the Resolutions certifying the Negative Declaration and approving the Land Use Element amendment; and
2) Conduct first reading, by title only, and introduce the Ordinance amending Municipal Code Article IX (Development Code) Chapters 2-6 and 8-9; and 3) Schedule a hearing for the second reading and adoption of the Ordinance and to adopt a Resolution approving a Local Coastal Program Amendment at the next regularly scheduled City Council meeting; and
4) Receive and file the Plan to Affirmatively Further Fair and Affordable Housing.
BACKGROUND
One of the City’s Major City Goals for FY 2021-23 is Housing and Homelessness which states the following:
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.
Consistent with 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.
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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 also includes Jim Heid who is a developer specializing in infill development who adds a unique perspective to the MIG team.
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 in September and October 2021 with the Council and Commission in order to receive direction. On November 8, 2021, the Council provided confirmation of the previously discussed policy directions to be incorporated into a draft ordinance.
On April 19, 2022 the Council and Planning Commission conducted a public workshop to review the draft Land Use Element and Development Code updates and Council directed staff to move forward with public hearings to consider adoption of the amendments. On May 3, 2022 the Planning Commission held a public hearing and recommended the Council approve the project on a 3-1 vote (Commissioner Rodman dissenting and Commissioner Long absent).
Commissioner Rodman expressed a desire to increase the 80% second story limitation, decrease the number of garage sales allowed to two per year, to maintain parking standards rather than decrease the total number of spaces required, and to remove height exceptions for mechanical equipment.
In summary, it has been challenging 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 revising development standards where appropriate. These updates would also streamline the development review process by allowing by-right (i.e., ministerial review) development for smaller residential and mixed-use projects and creating objective design standards that eliminate difficult to define subjective design standards.
The Initial Study prepared for the project is shown in Attachment 1 and there were no public comments received during the 30-day public review period. The draft updates to the LUE and Development Code are shown in Attachments 2 and 3 with new text double underlined and deletions in strike-through. If the Council approves the first reading of the Ordinance, the second reading and adoption would be scheduled for the June 13th Council meeting, including adoption of a resolution directing staff to submit the Local Coastal Program amendment to the California Coastal Commission. The Ordinance would subsequently take effect on July 13 for the area not within the Coastal Zone with the Ordinance taking effect within the Coastal Zone following Coastal Commission certification likely to occur in September.
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Scope of Work
The Council-approved work scope includes implementing each 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 Senate Bill (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). • 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 Staff Report: LUE & Development Code Update to Implement Housing Element Page 4 May 23, 2022
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, as well as current and planned City investments 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, 2022 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 and eliminate subjective policies consistent with the Housing Accountability Act. In addition, staff made minor changes to industrial design policies to reference the Council-adopted Industrial Design Guidelines in 2018 and to make other minor clean-up changes. Attachment 2 shows the proposed revisions to the Land Use Element in tracked changes (new text double underlined in blue and deleted text strikethrough in red).
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 3.
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 allow additional residential units in the R1, CPR1 and CR1 zones consistent with recently adopted 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 Staff Report: LUE & Development Code Update to Implement Housing Element Page 5 May 23, 2022
several revisions including reduced front and street side setbacks to provide more flexibility, reduced landscaping minimums, and graphics added to illustrate setbacks.
Section 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 to increase the setback in residential zones 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 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.
Figure 2.3 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 to provide that 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 3.10.025 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
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Section 3.10.030 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.
Section 3.10.040 Outdoor Lighting
This section is amended to provide standards for residential lighting to not cause glare on adjacent properties and 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 includes 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 3.10.080 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 3.20 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 3.30 Landscape Standards
This section includes several minor changes to landscaping standards.
Section 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 includes other minor changes. Amendments are also proposed to a few parking standards including a Staff Report: LUE & Development Code Update to Implement Housing Element Page 7 May 23, 2022
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.
Section 4.10.015 Accessory Dwelling Units (ADUs)
This section is amended to be consistent with State law, make clarifications about 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 to be 80% of the ground floor consistent with the requirement for other single family residences.
Section 4.10.070 Child Day Care – Day Care Center
This section is modified to include changes to State law.
Section 4.10.075 Demolition of Residential Structures
This section is added to comply with State law and Housing Element Program 5.4.
Section 4.10.077 Garages Sales
This section is added as directed by Council to replace the previous garage sales standards which were previously 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.
Section 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.
Section 4.10.185 Short-Term Rentals (STR)
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 to require 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:
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• 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 in 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:
• 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 simplest 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. • 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 with 2-9 units include additional ODS for Staff Report: LUE & Development Code Update to Implement Housing Element Page 9 May 23, 2022
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 projects with10 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 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 the existing requirement to construct curb, gutter and 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 the 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 the 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 Staff Report: LUE & Development Code Update to Implement Housing Element Page 10 May 23, 2022
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.
In addition, staff has added criteria for when a discretionary permit is required to construct street improvements, based on the percentage of total costs for the 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 the 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.
Section 6.10.030.D SB 330 Preliminary Application
This section is added to be consistent with State law.
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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.
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 lowand 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 Community Development 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 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.
Development Code Revisions Following the April 19 Workshop Following the release of the draft Code updates in preparation for the April 19th workshop, the following substantive revisions have been made to the Ordinance:
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• Chapter 3 – Changes were made to clarify what types of hardscapes can be included within required landscape areas.
• Chapter 4 – Changes were made to the ODS for further clarification and consistency among the development types. Several new graphics were also added. • Chapter 8 – Numerous revisions were made for consistency with the State Subdivision Map Act affectively updating the entire chapter. Table 8.1 was added to indicate the review authority for all types of subdivisions and would allow the Planning Commission to approve subdivision maps which currently requires Council approval reducing applicant costs by eliminating a Council public hearing. Further, it would allow the City Engineer to approve parcel maps if an applicate waives the right to a tentative parcel map which would expedite the review for projects with less than five units consistent with Council direction. • Chapter 9 Definitions - Several definitions have been added mostly related to ODS.
Additional revisions included renumbering, relocating sections to different chapters, clarifications, and general clean up.
Local Coastal Program Amendment
The Ordinance would amend Chapters 2, 3, 4, 5, 6, 8 and 9 of the Development Code (Article IX of the Municipal Code). Development Code Section 1.20.060 identifies all chapters and sections that constitute the ordinances for the implementation of the City’s Local Coastal Program (LCP) in compliance with the Coastal Act. Therefore, the proposed amendments to the Development Code requires an LCP Amendment, which must be approved by the Coastal Commission before the Ordinance becomes effective in the Coastal Zone.
Staff has reviewed the proposed LCP Amendment with the policies in Chapter 3 of the Coastal Act and has determined that the Ordinance would have no effect on public access, recreation, environmentally sensitive habitat areas, or other coastal resources. The majority of the City lacks direct access to the beach as both the railroad tracks and Highway 1 create a pedestrian and vehicular barrier with the exception of West Grand Avenue. The proposed ordinance would not change the kind, location, intensity, or density of the uses west of Highway 1 because the development standards are unchanged. There were minor changes to the permit types for several uses based on the elimination of the Administrative Use Permit and new uses would be added within the CVS zone for ADUs (associated with a permitted residential use), low barrier navigation centers, and child day care centers consistent with State law. Massage establishments were also added as a permitted use but must be located above or behind commercial street fronting uses.
East of Highway 1, the proposed Ordinance would amend development standards to increase building height to 55 feet from the existing 40- and 50-foot heights allowed in the CVS zone. The CIC and CI zones maximum building height would be increased to 40 feet from 35 feet and 25 feet, respectively. There are also minor changes to lot coverage and floor area ratio within the CI and CIC zones. The CIC zone would also be amended to allow lodging and mixed-use projects to further expand visitor serving uses in close proximity to Highway 1.
In the CR1, CPR1, CR2 and CR3 zones, minor changes were made to development standards including a five foot reduction in the front setback (from 20 feet to 15 feet in R1 zones and from 15 feet to 10 feet in CR2 and CR3 zones) and street side setbacks (from 10 feet to five feet), a two foot reduction in the garage setback (from 20 feet to 18 feet), lot width (from 60 feet to 50 feet) and minimum landscaping (from 40% to 10%). SB 9 development standards were also added to the CR1 and CPR1 zones consistent with State law. In the CR2 and CR3 zones, units 1,000 square feet or less would be calculated at a fractional density with a minimum of one parking space required per unit. The Code update would also create objective design standards for all Staff Report: LUE & Development Code Update to Implement Housing Element Page 13 May 23, 2022
zones in the Coastal Zone, which includes minor changes to roof decks to increase the setback from three feet to five feet from building edge in residential zones.
In summary, the proposed amendments within the Coastal Zone east of Highway 1 primarily involve modifications to development standards to remove barriers to mixed-use development along West Grand Avenue, allow for lodging and mixed-use in the CIC zone, create new objective design standards, update sections to comply with State law, and revisions to promote infill residential development of smaller units in residential zones. The amendments would be consistent with Chapter 3 of the Coastal Act including no changes to public access, recreation, marine environment, land resources, and scenic or visual qualities as discussed above. The Ordinance is consistent with the existing policies of the LCP and is internally consistent with the current Development Code.
The Resolution approving the LCP amendment will be included as part of the second reading and adoption of the ordinance. Staff has communicated with Coastal Commission staff about the proposed Code updates and provided the draft ordinance. Based on feedback from Coastal staff, minor clarifications have been included in the Ordinance. Upon final adoption of the Ordinance by the Council, staff will forward the LCP Amendment to the Coastal Commission for review.
Coastal Commission staff estimates it will take two to three months for review by the Coastal Commission. The amendments will not become effective in the Coastal Zone until approved by the Coastal Commission.
Development Code Implementation
The approval of the Development Code update represents a substantial update to development standards and the creation of objective design standards for residential and mixed-use development. Following the adoption, staff will prepare submittal checklists to assist applicants, update the City’s website and meet with developers to educate them on the updates. As with all significant Code updates, staff will monitor the implementation for any issues or inconsistencies that arise and will return to the Council for any potential amendments that are identified.
Plan to Affirmatively Further Fair and Affordable Housing Housing Element Program 8.2 requires the City develop a Plan to Affirmatively Furthering Fair and Affordable Housing as required by State law. The purpose of the Plan shown in Attachment 4 is to identify actions to address disparities in housing needs and in access to opportunity for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability or other protected characteristics. The Plan analysis concluded that Grover Beach is already taking multiple actions, including the adoption of the Code update, to address factors that contribute to fair housing issues.
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 was circulated for the required 30-day public review period and no comments were received. In addition, State law requires local tribes be noticed for 90 days in which they may request a tribal consultation. No consultations have been requested to date and the 90-day consultation period expires on June 10. The draft Initial Study and Negative Declaration are shown in Attachment 1.
Staff Report: LUE & Development Code Update to Implement Housing Element Page 14 May 23, 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 City Council has the following alternatives to consider:
1. Adopt the Resolutions certifying the Negative Declaration and approving the Land Use Element amendment; Conduct first reading, by title only, and introduce the Ordinance amending Municipal Code Article IX (Development Code) Chapters 2-6 and 8-9; Receive and file the Plan to Affirmatively Further Fair and Affordable Housing; and schedule second reading and adoption of the Ordinance and to adopt a Resolution approving a Local Coastal Program Amendment at the next regularly scheduled City Council meeting; or
2. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. A one-eighth page ad was published in New Times on May 12, 2022. Notification was sent to all owners of the proposed rezone from the OP zone to the CBO zone and all owners within 300 feet of the proposed rezone. Persons that previously expressed interest in the Housing Element update and this Code update were also notified. Correspondence received since the April 19, 2022 workshop are shown in Attachment 5.
Attachments
1. Negative Declaration Resolution
2. Land Use Element Amendment Resolution
3. Development Code Amendment Ordinance
4. Plan to Affirmatively Further Fair and Affordable Housing
5. Correspondence
Attachment 1
RESOLUTION NO. 22-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH,
CALIFORNIA ADOPTING A NEGATIVE DECLARATION FOR AN
AMENDMENT TO THE LAND USE ELEMENT, DEVELOPMENT CODE
CHAPTERS 2-6 AND 8-9, AND ZONING MAP
WHEREAS, the City of Grover Beach prepared an Initial Study and Negative Declaration to amend the Land Use Element, Development Code (Article IX of the Grover Beach Municipal Code) Chapters 2-6 and 8-9 and Zoning Map; and
WHEREAS, the notice of the availability and circulation of the Draft Initial Study and Negative Declaration was advertised and circulated in the manner required by law; and WHEREAS, the Planning Commission of the City of Grover Beach, at its regular meeting of May 3, 2022, conducted a duly noticed public hearing and recommended the City Council adopt the Initial Study and Negative Declaration prepared for the project; and WHEREAS, the City Council of the City of Grover Beach, at its meeting of May 23, 2022, conducted a duly noticed public hearing to review and consider the Initial Study and Negative Declaration prepared for the project, attached as Exhibit A ; and WHEREAS, the City Council of the City of Grover Beach makes the following Findings:
SECTION 1. The Initial Study and Negative Declaration has been prepared pursuant to CEQA and the CEQA Guidelines and circulated for a 30-day public comment period and has been reviewed by Council prior to its approval of the amendments to the Land Use Element, Development Code and Zoning Map.
SECTION 2. The project on the basis of the whole record before the Council finds there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration reflects the Council’s independent judgment and analysis.
SECTION 3. There is no substantial evidence of any significant adverse effect, either individually or cumulatively, on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of the project.
WHEREAS, the Council hereby specifies that the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based shall be the City Clerk’s Office, located at 154 S. Eighth Street, Grover Beach.
NOW, THEREFORE, BE IT RESOLVED that the above WHEREAS provisions are incorporated herein as if set out in full and the City Council of the City of Grover Beach DOES HEREBY ADOPT the Negative Declaration for the amendments to the Land Use Element, Development Code and Zoning Map.
Resolution No. 22-__
Negative Declaration for LUE & Development Code Update Page 2 On motion by _____, seconded by _____, and on the following roll-call vote, to wit:
AYES: Council Members -
NOES: Council Members -
ABSENT: Council Members -
ABSTAIN: Council Members -
the foregoing RESOLUTION NO. 22-__ was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City of Grover Beach City Council on this 23rd day of May 2022. ___________________________________
JEFF LEE, MAYOR
Attest:
______________________________
WENDI SIMS, CITY CLERK
** D R A F T **
CITY OF GROVER BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
Notice of Intent to Adopt
Negative Declaration
DA NO. 22-11 Environmental Document No. 2022-01
PROJECT TITLE Amendments to the Development Code, Land Use Element of the General Plan, and Local Coastal Program to Implement Programs Identified in the 2020-2028 Housing Element
APPLICANT NAME &
PHONE NUMBER
City of Grover Beach
(805) 473-4520
Email [email protected]
MAILING ADDRESS: 154 South 8th Street Grover Beach, CA 93433 STAFF CONTACT: Bruce Buckingham, Community
Development Director
(805) 473-4520 [email protected]
PROJECT ADDRESS: City Wide Project
PROJECT DESCRIPTION:
The City of Grover Beach is proposing to amend its Development Code (Article IX of the Grover Beach Municipal Code), LUE of the General Plan, and Local Coastal Program (LCP) (referred to throughout this document as the “amendments” or “project”) in order to implement programs identified in the 2020-2028 Housing Element that was adopted in November 2020, including Senate Bill 2 (SB 2) Planning Grants programs. The Housing Element programs are the specific actions the City must undertake to implement the Housing Element within two years of adoption and require the City to update its General Plan LUE, Development Code, and Local Coastal Program.
LEAD AGENCY: City of Grover Beach
Community Development Department
154 South 8th Street
Grover Beach, CA 93433
Document Available Online: https://www.grover.org/374/Environmental-Documents State Clearinghouse Review: ☒Yes ☐ No
Review Period Begins: 4/4/2022 Review Period Ends: 5/3/2022 Public Hearing Required: ☒Yes ☐ No Dates: 5/3/2022 – Planning Commission 5/23/2022 – City Council
Public Notice:
The City of Grover Beach is releasing a draft initial study and Negative Declaration for a project that is city wide for public review and comment to all effected agencies, organizations, and interested parties. Reviewers should focus on the content and accuracy of the report and the potential impacts upon the environment. The notice for this project is in compliance with the California Environmental Quality Act (CEQA). Persons responding to this notice are urged to submit their comments in writing to the City (Lead Agency) no later than 5pm on the date listed as “review period ends”. Submittal of written comments via email is also accepted and should be directed to the Staff contact at the above email address. This document may be viewed by visiting the Community Development Department listed under the lead agency address, or accessed via the City’s website. -
I l -
-
-
Exhibit A
Initial Study/Negative Declaration for
Amendments to the Development
Code, Land Use Element of the
General Plan, and Local Coastal
Program to Implement Programs
Identified in the 2020-2028 Housing
Element, City of Grover Beach,
California
APRIL 2022
PREPARED FOR
City of Grover Beach
PREPARED BY
SWCA Environmental Consultants in consultation with MIG
PROJECT ENVIRONMENTAL ANALYSIS
The City of Grover Beach’s environmental review process incorporates all of the requirements for completing the Initial Study as required by the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The Initial Study includes staff’s on-site inspection of the project site and surrounding area and a detailed review of the information on file for the proposed project. In addition, available background information is reviewed for each project. Relevant information regarding soil types and characteristics, geological information, significant vegetation and/or wildlife resources, water availability, wastewater disposal service, existing land uses and surrounding land use categories and other information relevant to the environmental review process are evaluated for each project. The City of Grover Beach uses the checklist to summarize the results of the research accomplished during the initial environmental review of the project.
Persons, agencies, or organizations interested in obtaining more information regarding the environmental review process for a project should contact the Community Development Department, 154 South 8th Street, Grover Beach, CA 93433 or call (805) 473-4520 or via email at [email protected] DA NO. 22-11 Environmental Document No. 2022-01
State Clearinghouse
PROJECT TITLE: Amendments to the Development Code, Land Use Element of the General Plan, and Local Coastal Program to Implement Programs Identified in the 2020-2028 Housing Element
APPLICANT NAME &
PHONE NUMBER:
City of Grover Beach
(805) 473-4528
Email [email protected]
MAILING ADDRESS: 154 South 8th Street Grover Beach, CA 93433 STAFF CONTACT: Bruce Buckingham,
Community Development
Director
(805) 473-4520
[email protected]
PROJECT ADDRESS: City Wide Project
I I
I
SCH #2022040066
INITIAL STUDY/NEGATIVE DECLARATION
FOR AMENDMENTS TO THE DEVELOPMENT CODE, LAND
USE ELEMENT OF THE GENERAL PLAN, AND LOCAL
COASTAL PROGRAM TO IMPLEMENT PROGRAMS
IDENTIFIED IN THE 2020-2028 HOUSING ELEMENT
CITY OF GROVER BEACH, CALIFORNIA
Prepared for
City of Grover Beach
Contact: Bruce Buckingham, Community Development Director 154 South 8th Street
Grover Beach, California 93433
Prepared by
SWCA Environmental Consultants
1422 Monterey Street, Suite C200
San Luis Obispo, CA 93401
(805) 543-7095
www.swca.com
SWCA Project No. 66405
April 2022
Amendments to the Development Code, Land Use Element of the General Plan, and Local Coastal Program to Implement Programs Identified in the 2020-2028 Housing Element Initial Study/Negative Declaration i
CONTENTS
1 Introduction .......................................................................................................................................... 1
1.1 Project Location ........................................................................................................................ 1
1.2 Environmental Setting ............................................................................................................... 1
1.3 Project Description.................................................................................................................... 2
1.4 Required Discretionary Approvals............................................................................................ 5 2 Environmental Checklist and Environmental Evaluation ................................................................ 7 I. Aesthetics.................................................................................................................................. 8 II. Agriculture and Forestry Resources ........................................................................................ 12 III. Air Quality ............................................................................................................................... 14 IV. Biological Resources ............................................................................................................... 17 V. Cultural Resources .................................................................................................................. 23 VI. Energy ..................................................................................................................................... 26 VII. Geology and Soils ................................................................................................................... 28 VIII. Greenhouse Gas Emissions ..................................................................................................... 32 IX. Hazards and Hazardous Materials ........................................................................................... 34 X. Hydrology and Water Quality ................................................................................................. 38 XI. Land Use and Planning ............................................................................................................ 42 XII. Mineral Resources ................................................................................................................... 43 XIII. Noise ........................................................................................................................................ 44 XIV. Population and Housing .......................................................................................................... 46 XV. Public Services ........................................................................................................................ 48 XVI. Recreation ................................................................................................................................ 51 XVII. Transportation ......................................................................................................................... 52 XVIII. Tribal Cultural Resources ........................................................................................................ 54 XIX. Utilities and Service Systems .................................................................................................. 56 XX. Wildfire ................................................................................................................................... 59 XXI. Mandatory Findings of Significance ....................................................................................... 61 3 References ........................................................................................................................................... 63 1 1 INTRODUCTION
The City of Grover Beach (City) adopted the 2020-2028 Housing Element in November 2020. The Housing Element consolidated many goals and policies from the previous 2014 Housing Element to aid in implementation and to eliminate redundancy and created 13 new programs that remove barriers to housing construction and implement recent changes in State law. Adoption included changes to the Land Use Element (LUE) Map and the Development Code Zoning Map to rezone five parcels to increase the maximum unit capacity to 56 and resulted in a potential increase of 46 new housing units, but did not include text amendment to implement the other programs identified in the Housing Element. Many of the programs from the Housing Element look to facilitate new development with a focus on housing and aim to achieve consistency with State law.
Since 2017, several significant pieces of housing legislation have been adopted by the California Legislature. The Legislature’s aim has been focused on ensuring that all jurisdictions provide real opportunities for housing development for people of all income levels—and for lower-income households in particular. In 2017, a package of 15 housing bills brought about significant change, followed each year by additional legislation. Specifically, these bills increase local by-right approvals of multi-family and mixed-use projects by removing discretionary actions, streamline projects with affordable housing units, allow transitional and supportive housing by-right, provide density bonuses and concessions for projects providing affordable housing, remove or reduce parking requirements on certain residential projects, and promote the building of accessory dwelling units.
1.1 Project Location
The proposed update would apply citywide within the boundaries of the City of Grover Beach. The city is approximately 2.25 square mile and is located in southern San Luis Obispo County, south of Pismo Beach, north of Oceano, and west of Arroyo Grande. United States Highway 101 (US) is located along the northern boundary of the city and State Route 1 (Highway 1) runs parallel to the western boundary, between the urban city and the Pacific Ocean, with beach lands controlled by California Department of Parks and Recreation (State Parks).
1.2 Environmental Setting
Grover Beach is 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. (City of Grover Beach 2010)
The Coastal Zone in Grover Beach spans approximately 4,100 feet of coastline and extends inland to the east approximately 3,000 to 6,500 feet. The coast in Grover Beach is characterized by a sandy, flat beach with sand dunes lining the beach’s eastern edge. A mixture of agricultural, residential, commercial, and industrial uses can be found east of the dunes. (City of Grover Beach 1981) The following Chapters and/or Sections of the Development Code, Article IX, constitute the City’s ordinances for the implementation of the Grover Beach Local Coastal Program (LCP). 2 • Chapter 1 – Purpose and Applicability. All Sections. • Chapter 2 – Zone and Allowable Land Uses. Section 2.10 that affects the CPR1, CR1, CR2, CR3, CVS, CC, CI, CIC, CGC, COS, CPB and CVB zones; Section 2.20 that affects the CPR1, CR1, CR2 and CR3 zones; Section 2.30 that affects the CVS and CC zones; Section 2.40 that affects the CI and CIC zones; Section 2.70 that affects the CGC, COS, CPB, and CVB zones; and Section 2.90 Overlay Zones.
• Chapter 3 - Standards for All Development and Land Uses. All Sections. • Chapter 4 - Standards for Specific Development and Land Uses. All Sections. 5. Chapter 5 - Site Development Regulations. All Sections.
• Chapter 6 - Procedures. Sections 6.10, 6.20.040, 6.20.050, 6.20.100, and 6.30. • Chapter 7 - Administration. All Sections.
• Chapter 8 - Subdivision Regulations. All Sections.
• Chapter 9 - Definitions. Sections 9.10.020 and 9.10.030.
1.3 Project Description
The City of Grover Beach is proposing to amend its Development Code (Article IX of the Grover Beach Municipal Code), LUE of the General Plan, and Local Coastal Program (LCP) (referred to throughout this document as the “amendments” or “project”) in order to implement programs identified in the 2020-2028 Housing Element that was adopted in November 2020, including Senate Bill 2 (SB 2) Planning Grants programs. The Housing Element programs are the specific actions the City must undertake to implement the Housing Element within two years of adoption and require the City to update its General Plan LUE, Development Code, and Local Coastal Program. Full text of the proposed amendments is provided in Appendix A. The programs from the Housing Element covered by this update are generally categorized within three topic areas:
Efforts to Remove Barriers to Housing Construction
The following amendments within the Development Code are intended to remove barriers to housing construction and encourage “affordability by design”:
• Revisions to the method of measurement for height, setback, private open space, landscaping, projections, and other site planning regulations for all zones. • Adoption of Objective Design Standards (ODS) for all residential and mixed-use projects for consistency with the Housing Accountability Act, as amended, and implementation of the adopted Housing Element.
• Revisions to allow for an increase in height on West Grand Avenue from 40 feet to 55 feet, as measured from finished grade (currently a 50-foot-height is limited to the corner of 4th Street and Grand Avenue within the Coastal Visitor Serving (CVS) and Visitor Serving (VS) zones and the entirety of Central Business (CB) zone where it fronts West Grand Avenue). This increase would affect the entirety of the Coastal Visitor Serving (CVS), Visitor Serving (VS), Central Business (CB), and Central Business Open (CBO) zones along the West Grand Avenue corridor east of Highway 1. 3 • Use of fractional density citywide to incentivize smaller units consistent with the City’s desire to promote “affordable by design” housing options, which produces smaller market rate units but are not deed restricted to low-income household. These units would count as a fraction of a density unit as follows:
o < 600 square feet = 0.50 unit
o 601 - 1,000 square feet = 0.66 unit
o 2-bedroom units and/or 1,000+ square feet = 1.00 unit • Revisions to the parking standards to facilitate fractional densities. For those multi-family and mixeduse projects that incorporate at least 50 percent fractional density units, the guest parking requirement would be waived and the minimum parking requirement would be reduced to one space per unit. For planned unit developments (PUDs), the garage requirement would be removed (parking may be provided in a carport or on an open parking space).
• Elimination of the Use Permit requirement for residential development in the CBO zone, senior housing in all zones where it is permitted, and Live/Work Units in all zones where it is permitted. • Elimination of the Office Professional (OP) zone designation and rezone the few parcels where OP applies as CBO.
• Elimination of High Occupancy Residential Use as a land use type and the related definitions. • Elimination of subjective “view” findings for consistency with the Housing Accountability Act, limit second story construction to 80% of the ground floor area, and remove the requirement for a Development Permit in R1, CPR1, and CR1 zones.
• Reduction of front setbacks in residential zones (from 20 feet to 15 feet in R-1, CPR1, and CR1 zones and from 15 feet to 10 feet in R2, CR2, R3, and CR3 zones). • Creation of a new Zoning Clearance process for ministerial projects to ensure compliance with Development Code standards.
• Allow Mixed Use Projects as an allowed use and Lodging as a conditionally permitted use in Coastal Industrial Commercial (CIC) zone, and increase maximum building height from 25 feet to 40 feet. • Allow Live/Work Units as an allowed use in CVS and CC zones, subject to a Zoning Clearance. • Modification of street improvement regulations (Development Code Section 5.20) to exempt Accessory Dwelling Units (ADUs) from street improvements, modify the existing 40% increasement in square footage threshold to a 40% threshold or 500 square feet, whichever is greater, modify the requirements for street conforms, and eliminate the requirement to reconstruct street to the centerline if the pavement condition index is less than 60.
• Elimination of 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/or new subdivisions.
Items that Directly Implement the Housing Element
The following amendments are required to implement Housing Element programs as described below. 4 • Implementation of the Housing Accountability Act and Creation of Objective Design Standards including the following revisions directly related to the LUE of the General Plan and the Development Code:
o Revisions to the LUE to remove subjective policies.
o Revisions to the Development Code to modify the Development Permit process to remove the following from requiring a Development Permit and instead allow with ministerial review through a Zoning Clearance process:
− Residential Projects – projects with 4 or less units
− Mixed-Use Projects – projects with 9 or less units
− Affordable Housing Projects – projects that provide 25% or greater of the residential units as deed restricted to very-low and low-income households o Revisions to the LUE to remove subjective policies and revisions to the Development Code to remove subjective standards and create objective standards for single-unit dwellings, multiple detached dwellings/cluster developments, small attached multi-unit developments (fewer than four units), large attached multi-unit development projects (five or more units) and mixed-use. Proposed objective design standards include:
− Site planning for building orientation and primary entrances − Massing
− Circulation (pedestrian and vehicular)
− Parking area design
− Building amenities
− Articulation, materials, and variation in height and roof forms − Building transparency
− Landscaping
− Utilities and service areas
− Open space
o Revisions to the Development Code to add a “Modification to Standards” process, to allow minor modifications approved at the Director level and deviations from the objective design standards through a discretionary Planning Commission review. o Addition to the Development Code to establish noticing requirements for Administrative Development Permits (discretionary).
• Revisions to the Development Code Section 2.50.020 to prohibit all residential uses in the Public Facilities (PF) zone.
• Revisions to the Development Code Density Bonus Ordinance (Development Code Chapter 3.20) to comply with State law and clarify implementation procedures. • Revisions to the Development Code ADU Ordinance (Development Code Section 4.10.15) to comply with new State laws that became effective January 1, 2021 and additional measures to encourage ADUs, including allowing for ADU construction above garages. • Revisions to the Development Code to update the Emergency Shelter Overlay Zone (Development Section 2.90.030) to remove the maximum occupancy limitation and comply with State law pertaining to parking standards, indicating that parking shall be limited to a demonstrated need with corresponding revisions to the definition of Emergency Shelter in Development Code Section
9.10.020 to comply with State law definitions.
5 • Revisions to the Development Code to allow Low Barrier Navigation Centers (Section 2.30.030 [Commercial Allowed Uses] and 9.10.020) by-right in all Commercial and Coastal Commercial zones and the Industrial and Coastal Industrial zones. Development Code text amendments also include a new definition in Development Code Section 9.10.020.
• Revisions to the Development Code to allow Supportive and Transitional Housing (9.10.020:
Definitions and New Section 4.10.205: Supportive Housing) by-right in zones where multi-family and mixed-uses are permitted, consistent with AB 2162, and establish no parking requirement for units occupied by supportive housing residents if the development is located within one-half mile of a public transit stop. "Public transit stop" includes local bus stops, rail stops, and bus rapid transit stops.
Per State law, these uses must be allowed ministerially (not through a Development Permit process). • Revisions to the Development Code to add incentives for Child Care Facilities within multifamily developments, including a reduced parking requirement and the addition of standard conditions for childcare facilities, including those required for compliance with SB 234 (Large Family Daycare). • Revisions to the Development Code to establish a written procedure for the SB 35 streamlining approval process and to add standards for eligible projects, consistent with Government Code Section 65913.4.
Additional Items that Address Recent Changes in State Housing Law Revisions to the Development Code pursuant to SB 9, to implement changes to allow for urban lot splits and duplexes in single family zones.
Local Coastal Program Amendments
Minor amendment to Section 1.3 of the Local Coastal Program (Relationship to the Development Code) to reference new permit procedures sections added to the Development Code (Zoning Clearance and Modifications to Standards).
Additional Items
• Removal of the Administrative Use Permit process and revising the permit requirement for any allowed uses to either by-right/Zoning Clearance review or Use Permit review, including health/fitness facilities, thrift stores, day care centers, vehicle rental, meeting facilities, and studios for art, dance, and martial arts.
• Various minor revisions to clarify rules of measurement, allowed encroachments into setbacks and height limits, and existing policies, procedures, and standards. • Various minor revisions to development standards in the Development Code including language cleanup.
• Inclusion of standards to halt construction in the event cultural or paleontological resources are encountered during construction.
1.4 Required Discretionary Approvals
The proposed amendments require review by the City’s Planning Commission which will make a recommendation to the City Council. The Council will take final action on the amendments in the non- 6 coastal areas of the city. The amendments that apply to properties within the Coastal Zone portion of the City will require review and certification by the California Coastal Commission (CCC). The CCC can accept the amendments, make revisions to the amendments, or deny the amendments. Any revisions by the CCC to the amendments would require acceptance by the City Council before taking affect. 2 ENVIRONMENTAL CHECKLIST AND ENVIRONMENTAL
EVALUATION
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The proposed project could have a "Potentially Significant Impact" for environmental factors checked below. Please refer to the attached pages for discussion on mitigation measures or project revisions to either reduce these impacts to less than significant levels or require further study. □ Aesthetics □ Greenhouse Gas Emissions □ Public Services □ Agriculture and Forestry □ Hazards and Hazardous □ Recreation Resources Materials
□ Air Quality □ Hydrology and Water Quality □ Transportation □ Biological Resources □ Land Use and Planning □ Tribal Cultural Resources □ Cultural Resources □ Mineral Resources □ Utilities and Service Systems □ Energy □ Noise □ Wildfire
□ Geology and Soils □ Population and Housing □ Mandatory Findings of Significance
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:
1ZJ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
D I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
D I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measure based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
D I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Date: Signed:
7 8
I. Aesthetics
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Except as provided in Public Resources Code Section 21099, would the project:
(a) Have a substantial adverse effect on a scenic vista? ☐ ☐ ☒ ☐ (b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
☐ ☐ ☒ ☐
(c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (public views are those
that are experienced from publicly accessible vantage
point). If the project is in an urbanized area, would the project conflict with applicable zoning and other
regulations governing scenic quality?
☐ ☐ ☒ ☐
(d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views in
the area?
☐ ☐ ☒ ☐
Setting
A scenic vista is a view of natural environmental, historic, and/or architectural features possessing visual and aesthetic qualities of value to the community. The term “vista” generally implies an expansive view, usually from an elevated point or open area. According to the City’s Conservation and Open Space Element (COSE), scenic vistas are typically categorized as either panoramic views (which provide visual access to a large geographic area) or focal views (visual access to a particular object, scene, setting, or feature of interest). In Grover Beach, scenic resources and vistas include views of open spaces (i.e., beaches, coastal dunes, rolling hills, and wetlands). The goals, policies, and implementation programs in the COSE are intended to conserve and properly manage natural and scenic resources in the city. These goals, policies, and implementation programs are intended to protect the following identified scenic resources in the city: views of the hills to the north and east of the city; views of the beach, dunes, wetlands, and Pismo Lake; and views of the Pacific Ocean and Meadow Creek to the west and hills to the north from Highway 1. (City of Grover Beach 2021a)
The City’s COSE identifies scenic resources and vistas in the city as beaches, coastal dunes, rolling hills, and wetlands. Some city streets offer views of the hills to the north and east. West Grand Avenue, Fourth Street, and many other streets provide views of the beach, dunes, wetlands, and Pismo Lake. A stretch of Highway 1 that passes through Grover Beach (from Pismo Beach to Oceano) is eligible as a Caltrans state scenic highway. This stretch of Highway 1 provides views of the Pacific Ocean and Meadow Creek to the west and hills to the north. (City of Grover Beach 2020a) A small portion of the city is located within the Coastal Zone and is also subject to visual policies identified within the City’s LCP. The City’s LCP identifies nine visual resources within the city, including Pismo State Beach; the area between the city’s northern boundary and Ocean View Avenue; the area between Ocean View Avenue and Ramona Avenue to the south along the city’s western edge; the area south of Ocean View Avenue to Ramona Avenue and east of North First Street; a six-block area between Grand Avenue, Fourth Street, and Highway 1; the area south of Rockaway Avenue along the east side of South 4th Street; the area south of Rockaway Avenue and west of South 4th Street; the area south of 9 Farroll Avenue; and, the area south of Calvin Court including the South 4th Street right-of-way. (City of Grover Beach 1981)
The City’s COSE includes several policies related to aesthetic resources.
Policy COS-1.1 Open Space/Resource Conservation Land. The City shall ensure the following types of land are designated as open space in future land use element update: a. Sensitive habitats or unique resources such as oak woodlands, riparian/creek corridors, significant wetlands and corridors which connect habitats; b. Those areas which are best suited to non-urban uses due to: i.
Infeasibility of providing proper access or utilities; ii. Excessive slope or slope instability; iii.
Wildland fire hazard; iv. Noise exposure; v. Flood hazard; and vi. Scenic value.
Policy COS-1.3 Natural Character. Buildings, lighting, paving, use of vehicles, and alterations to natural landforms and native or traditional landscapes on open space lands should be minimized, so natural character and resources are maintained. Implementation COS-1.b Review development projects for consistency with the above policy as part of the development review process.
Policy COS-1.4 Hillsides. Update development standards for hillside development to require the following:
a. New development conforms to the natural slopes and does not exceed the 25 foot maximum building height;
b. Avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns;
c. Minimize grading on individual lots;
d. Use materials, colors, and textures which blend with the natural landscape and avoid high contrasts;
e. Minimize exterior lighting and comply with International Dark-Sky Association standards.
The City’s LCP defines nine Visual Resource Areas in the city as having distinct visual qualities and characteristics. The following policies are relevant to Areas 3 and 5, which are areas that would be affected by proposed height limit amendments:
Area 3 Policy 1: As the Coastal Visitor Serving area west of Highway 1 redevelops into consistent visitor serving uses, the allowed development shall be sited and designed to protect the existing view corridors perpendicular to Highway 1, along Grand Avenue and LeSage Drive, and create one to three additional view corridors perpendicular to Highway 1 north of LeSage Drive.
The development in this area shall be complimentary and subordinate to the character of the shoreline and dune setting to the fullest extent feasible Area 3 Policy 2: As the areas east of Highway 1 in this area develop or redevelop, the area shall be screened from the Highway 1 viewshed by shrubs and low growing trees (8' to 12' mature height).
Area 3 Policy 3: As the areas east of Highway 1 in this area develop or redevelop, the scenic and visual qualities of the dunes, shoreline and ocean shall be addressed in the siting and designing of 10 the projects. The viewshed over this area and to the shoreline environs are of major importance.
Where feasible visually degraded areas shall be enhanced.
Area 5 Policy 1: Future developments along this commercial strip shall be limited to structures which are visually appealing to beach visitors and tourists. Design, material and landscaping requirements shall promote imaginative development compatible with the adopted City architectural guidelines.
Area 5 Policy 2: The existing slot view on Grand Avenue toward the dunes and shoreline shall be protected and enhanced where feasible.
The City’s Development Code also includes standards for fences, walls, screening, outdoor lighting, landscaping requirements, and sign regulations.
Environmental Evaluation
a) Would the project have a substantial adverse effect on a scenic vista? Grover Beach is in an area considered to have high scenic value. The city’s western edge along the Pacific Ocean consists of beach, coastal dunes, and riparian habitat, and the city’s northern edge contains oak-wooded hillsides and Meadow Creek. The City’s LCP contains policies regarding the protection of scenic resources within the Coastal Zone (Placeworks 2020). For instance, the LCP defines nine Visual Resource Areas in the city as having distinct visual qualities and characteristics and mandates special consideration of the scenic quality of these areas during the review of all development proposals.
Additionally, COSE Policy COS-1.4 regulates hillside development by mandating that new development conform to the natural slopes, avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns, minimize grading of roads and on individual lots, use materials, colors, and textures that blend with the natural landscape and avoid high contrasts, and minimize exterior lighting (Placeworks 2020). Furthermore, the Development Code contains development standards, including building height restrictions and building siting requirements for the purpose of minimizing potential impacts on the local viewshed.
The project would allow for an increase in height on West Grand Avenue from 40 feet to 55 feet from finished grade in the CVS, VS, CB, and CBO zones, which are generally located along West Grand Avenue from Highway 1 to 14th Street, constituting one block on either side. Currently a 50-foot-height is limited to the corner of 4th Street and West Grand Avenue and the entire CB zone. The City’s LCP identifies the six-block area between Grand Avenue, Fourth Street, and Highway 1 as a visual resource (identified as Area 5); this is within the area that already allows for a 50-foot height limit. The revision to the height limit east of 4th Street is outside the designated visual resource area, is not an area that is within a scenic vista viewshed, and would not result in impacts to scenic vistas.
Additionally, the amendments would increase the height limit in the CIC zone from 25 feet to 40 feet.
This area is within a visual resource area identified by the City’s LCP (Area 3), though it is described as being of poor quality and utilitarian in nature, and is not considered a scenic vista. This area, including the CIC zone, is almost entirely developed. Future development in the CIC zone utilizing the proposed height increase would not result in a substantial adverse effect on scenic views of the Pacific Ocean, which are visible east of the CIC zone, from higher elevations in the city, including along and near Ocean View Avenue, due to intervening topography and existing development. Therefore, impacts would be less than significant.
11 b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
A stretch of Highway 1 that passes through Grover Beach (from Pismo Beach to Oceano) is eligible as a California Department of Transportation (Caltrans) state scenic highway but is not currently designated as a state scenic highway. This stretch of Highway 1 provides views of the Pacific Ocean and Meadow Creek to the west and hills to the north. The proposed amendments would not remove policies in the City’s COSE, LCP, or Development Code that are in place with the intent of protecting scenic resources.
Future residential projects resulting from the proposed amendments, including by-right development, would be required to comply with the policies in the General Plan, LCP, and Development Code requirements, including those relevant to protection of trees. Development subject to the proposed height increase along West Grand Avenue would not be visible from Highway 1. Therefore, with adherence to existing regulations, including those pertaining to tree removal, impacts resulting from future development relevant to the proposed amendments would be less than significant. c) In non-urbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
The proposed amendments would allow for additional development through incentives for smaller and affordable units, which, if implemented would result in denser residential development. This type of development would be located in existing residential zones and commercial zones that allow for mixeduse development (including live/work units). The amendments would also allow for an increase in height on West Grand Avenue between Highway 1 and 14th Street from 40 feet to 55 feet from finished grade.
Currently a 50-foot-height is limited to corner of 4th Street and West Grand Avenue and the CB zone. The amendments would allow an addition five feet to accommodate building construction styles in areas with an existing 50-foot height limit and would allow an additional 15 feet farther east along West Grand Avenue to 14th Street. Additionally, the height of the CIC zone, along Front Street between Atlantic City Avenue and Ramona Avenue, would be increased from 25 feet to 40 feet. The amendments would require projects with five or more units that are three stories in height or taller to incorporate either upper floor step backs, setbacks, or cutouts to help reduce visual massing of multistory development. Future development utilizing the proposed height increases would not have a substantial adverse effect on the visual character of the area, including views of the Pacific Ocean, which are visible east of the CIC zone, at higher elevations along and near Ocean View Avenue, due to intervening topography and existing development. Additionally, the additional heights along West Grand Avenue would not degrade the existing visual character because these heights are already allowed further west along West Grand Avenue and they would not block views of the Pacific Ocean, which are visible traveling west along West Grand Avenue. With implementation of the proposed amendments and adherence to existing policies, impacts would be less than significant.
d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
While the proposed amendments would allow for additional development through incentives for smaller and affordable units, the update does not alter or remove any existing policies related to lighting. Future development in the city would be required to be designed and constructed in accordance with Section
3.10.040 of the Development Code, which regulates outdoor lighting. With adherence to this regulation, impacts would be less than significant.
12 Conclusion
Visual impacts resulting from the proposed amendments would be less than significant and would not impact scenic vistas or scenic resource within a state scenic highway, would not change the visual character of the city, and through existing regulations would not create substantial new impacts resulting from light and glare.
Mitigation Measures
No mitigation measures are necessary.
II. Agriculture and Forestry Resources
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
(a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
☐ ☐ ☐ ☒
(b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
☐ ☐ ☐ ☒
(c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
☐ ☐ ☐ ☒
(d) Result in the loss of forest land or conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
(e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
Setting
One 40-acre property on the southern boundary of the city remains in agricultural operation. This property is zoned Urban Reserve and will remain in agricultural use until development is initiated by the property owner. No other areas in the city contain soils that are suitable for productive agricultural uses. (City of Grover Beach 2020a). All lands within the city are identified as Urban and Built-Up Land or Other Land, with the exception of the 40-acre property on the southern boundary of the city (Okui’s Strawberries), which is designated Farmland of Statewide Importance (FMMP 2021). The City of Grover Beach does not contain any forest land, timberland, or land under Williamson Act contract. 13 Environmental Evaluation
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
The amendments would not create policies that would result in the rezoning or change of land use designation of the single 40-acre property at the southern boundary of the city. Therefore, there would be no impact.
b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?
There is no land subject to a Williamson Act contract within the city limits. Therefore, there would be no impact.
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104 (g))? and d) Would the project result in the loss of forest land or conversion of forest land to non-forest use?
The city does not contain any lands zoned for forestland, timberland, or timberland production. Therefore, there would be no impact.
e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use? Implementation of the amendments would not result in conversion of Farmland or forestland.
Additionally, there are no agricultural areas adjacent to city limits. Therefore, there would be no impact.
Conclusion
New housing units facilitated by the proposed amendments would not impact Important Farmland, forestland, or timberland. The amendments would not facilitate the conversion of agricultural land to residential land; no property within the city limits are subject to Williamson Act contracts. No significant impacts to agricultural resources would occur.
Mitigation Measures
No mitigation is necessary.
14 III. Air Quality
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
(a) Conflict with or obstruct implementation of the
applicable air quality plan? ☐ ☐ ☒ ☐
(b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
☐ ☐ ☒ ☐
(c) Expose sensitive receptors to substantial pollutant concentrations?
☐ ☐ ☒ ☐
(d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of
people?
☐ ☐ ☒ ☐
Setting
Grover Beach is located within the San Luis Obispo County portion of the South Central Coast Air Basin, which is under the jurisdiction of the San Luis Obispo County Air Pollution Control District (SLOAPCD) and also includes Santa Barbara County and Ventura County. SLOAPCD regulates air quality in San Luis Obispo County through its Clean Air Plan (CAP), Particulate Matter (PM) Report, and construction monitoring, among other measures. Airflow around the county plays an important role in the movement and dispersion of pollutants. The speed and direction of local winds are controlled by the location and strength of the Pacific high-pressure system and other global weather patterns, topographical factors, and circulation patterns that result from temperature differences between the land and the sea. Throughout the county, ozone and particular matter of 10 microns or less in diameter (PM10) are the pollutants of primary concern, since exceedances of state health-based standards for those pollutants are experienced in the county during most years, particularly in Paso Robles, Atascadero, and the Carrizo Plain. Ozone levels exceeding the federal and state standards have been measured in Paso Robles, Atascadero, and the Carrizo Plain in recent years.
Sources of PM10 emissions include agricultural operations, construction activities, and vehicular emissions, of which, vehicular emissions are the primary source of precursors to ozone (Placeworks 2020). The county’s local air quality conditions have been increasingly adversely affected by wildfire smoke. According to SLOAPCD’s Air Quality Report (2020), in April 2018, the United States Environmental Protection Agency designated the eastern portion of the county as a marginal nonattainment zone for ozone; the western portion of the county, including the City of Grover Beach, retained its attainment status (SLOAPCD 2022).
The CAP presents a detailed description of the sources and pollutants that impact the jurisdiction’s attainment of state standards, future air quality impacts to be expected under current growth trends, and an appropriate control strategy for reducing ozone precursor emissions, thereby improving air quality. In order to be considered consistent with the San Luis Obispo County CAP, a project must be consistent with the land use planning and transportation control measures and strategies outlined in the CAP. 15 The SLOAPCD has developed and updated their CEQA Air Quality Handbook (most recently updated with a November 2017 Clarification Memorandum) to help local agencies evaluate project-specific impacts and determine if air quality mitigation measures are needed, or if potentially significant impacts could result. This handbook includes established thresholds for both short-term construction emissions and long-term operational emissions.
Use of heavy equipment and earth-moving operations during project construction can generate fugitive dust and engine combustion emissions that may have substantial temporary impacts on local air quality and climate change. Combustion emissions, such as nitrogen oxides (NOx), reactive organic gases (ROG), greenhouse gases (GHG), and diesel particulate matter (DPM), are most significant when using large, diesel-fueled scrapers, loaders, bulldozers, haul trucks, compressors, generators, and other heavy equipment. The SLOAPCD has established thresholds of significance for each of these contaminants.
Operational impacts are focused primarily on the indirect emissions (i.e., motor vehicles) associated with residential, commercial, and industrial development. Certain types of projects can also include components that generate direct emissions, such as power plants, gasoline stations, dry cleaners, and refineries (referred to as stationary source emissions). General screening criteria are used by the SLOAPCD to determine the type and scope of air quality assessment required for a particular project (Table 1-1 in the SLOAPCD CEQA Air Quality Handbook). These criteria are based on project size in an urban setting and are designed to identify those projects with the potential to exceed the SLOAPCD’s significance thresholds. A more refined analysis of air quality impacts specific to a given project is necessary for projects that exceed the screening criteria below or are within 10% of exceeding the screening criteria.
Environmental Evaluation
a) Would the project conflict with or obstruct implementation of the applicable air quality plan?
In order to be considered consistent with the 2001 San Luis Obispo County CAP, a project must be consistent with the land use planning and transportation control measures and strategies outlined in the CAP (SLOAPCD 2012).
The 2001 SLOCAP includes land use management strategies to guide decision makers on land use approaches that result in improved air quality. The SLOCAP calls for building compact communities to limit urban sprawl, mix complementary land uses such as commercial services with higher-density housing, increase residential and commercial densities along transit corridors, and increase pedestrianfriendly and interconnected streetscapes, helping to make alternative means of transportation more convenient.
The amendments, which implement the adopted Housing Element, are consistent with the City’s Circulation Element that incorporates tactics to increase pedestrian and bicycle pathways, development of transit facilities, and other actions to reduce Vehicle Miles Traveled (VMT) within the city. Future development would be subject to current policies and standards described in the Circulation Element and the Development Code and would not change any programs or policies that provide regulatory guidance for air quality issues. Therefore, the proposed amendments would not conflict with or obstruct implementation of air quality plans, and impacts would be less than significant. 16 b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Heavy equipment and earth-moving operations generate fugitive dust and combustion emissions. These may have substantial temporary impacts on local air quality. Fugitive dust emissions would result from land clearing, grading operations, and construction equipment operations over the unpaved project site.
Combustion emissions, such as NOx and PM10, are most significant when using large diesel-fueled scrapers, loaders, bulldozers, haul trucks, compressors, generators, and other types of equipment. Most projects facilitated by the amendments would be small in nature and would not be expected to exceed the SLOAPCD emission thresholds, which typically require approximately 4 acres of ground disturbance (PM10) or approximately 44,000 cubic yards of earthwork (ROG and NOx combined).
Proposed future development resulting from the amendments would not result in a significant long-term impact to air quality. The Housing Element anticipated population and housing growth consistent with the LUE based on household size and dwelling unit potential for this planning period and has policies and programs designed to promote compact urban growth, encourage mixed use, promote housing within walking or biking distance of employment or school, and encourage downtown housing close to jobs, services, government, recreation, and more. Any proposed development resulting from the proposed amendments would be subject to policies and standards described in the 2001 SLOCAP and General Plan to mitigate short-term construction emissions. Therefore, impacts would be less than significant. c) Would the project expose sensitive receptors to substantial pollutant concentrations?
The amendments do not propose specific development plans; therefore, exact air quality impacts including potential sensitive receptors are unknown at this time. However, future development is expected to be primarily infill development, which would be located in close proximity to residences, schools, and/or parks. Any proposed projects would be subject to policies and standards described in the SLOCAP, as well as the General Plan and Municipal Code for construction standards regarding air quality, and impacts would be less than significant. Any large-scale development would trigger discretionary permit requirements and would necessitate project-level environmental review, which would evaluate potential impacts on sensitive receptors specific to the project.
The City routinely confers with the SLOAPCD regarding the acceptability of adjacent land uses and addresses compatibility of land uses in mixed-use developments. Limits on hours of construction and operation also reduce conflicts between residents and customers in mixed-use developments. The City’s use permit requirement and performance standards for mixed-use development reduce potential impacts to less-than-significant levels.
d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
The proposed amendments would reduce barriers to residential construction. Residential uses are not land uses that typically result in significant odor emissions. The City’s Municipal Code provides standards related to trash-receptacles that aid in reducing odors. The city is located outside the SLOAPCDidentified areas for naturally occurring asbestos. Impacts would be less than significant.
Conclusion
The amendments would be consistent with air quality standards described in the General Plan and 2001 SLOCAP, and the City’s Circulation Element, which is consistent with the land use planning and transportation control measures and strategies outlined in the CAP. Future development that is fostered by 17 the amendments would be subject to SLOAPCD standard emission control standards during project construction.
Mitigation Measures
No mitigation measures are required.
IV. Biological Resources
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
(b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US
Fish and Wildlife Service?
☐ ☐ ☒ ☐
(c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
☐ ☐ ☒ ☐
(d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
☐ ☐ ☒ ☐
(e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
☐ ☐ ☒ ☐
(f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state
habitat conservation plan?
☐ ☐ ☐ ☒
Setting
Land use within the city limits consists almost entirely of residential and commercial/industrial areas.
However, there are several designated Open Space zones that provide suitable habitat for special-status species. Plant communities and habitat types observed include willow riparian woodland, riparian scrub, coastal dunes, coast live oak woodland, freshwater/brackish marsh, coastal scrub, dune scrub, non-native (ruderal) grassland, seasonal wetlands, tree groves/windrows, and open water habitat. A total of 38 special-status plant species and 19 special status wildlife species were identified as occurring in the region and have the potential to occur in the city. Most of these areas are within the designated Open Space zones that are protected from future development (Placeworks 2020). 18 Riparian and dune habitat in Grover Beach is related to the city’s proximity to the ocean and Meadow Creek. The beach and Meadow Creek are dominated by native habitats, some of which are sensitive plant communities. Grover Beach is home to riparian, wetland, coastal strand, coastal sage scrub, and central foredunes vegetation. The riparian corridor surrounding the eastern branch of Meadow Creek comprises the majority of the open space in the northeastern portion of the city. The eastern branch of Meadow Creek feeds the Pismo Lake Ecological Reserve, and the western branch passes through Pismo State Beach before meeting Arroyo Grande Creek outside the jurisdiction of the city. Native trees are located within the Meadow Creek area, including coast live oak (Quercus agrifolia), western sycamore (Platanus racemosa), black cottonwood (Populus trichocarpa), Fremont cottonwood (Populus fremontii), red willow (Salix laevigata), and arroyo willow (Salix lasiolepis). (City of Grover Beach 2022a) Applicable policies from the City’s COSE include:
Policy COS-1.1 Open Space/Resource Conservation Land. The City shall ensure the following types of land are designated as open space in future land use element update: a. Sensitive habitats or unique resources such as oak woodlands, riparian/creek corridors, significant wetlands and corridors which connect habitats; b. Those areas which are best suited to non-urban uses due to: i.
Infeasibility of providing proper access or utilities; ii. Excessive slope or slope instability; iii.
Wildland fire hazard; iv. Noise exposure; v. Flood hazard; and vi. Scenic value.
Policy COS-1.2 Open Space/Resource Uses. Lands designated Open Space/Resource Conservation should be used for purposes that do not need urban services, major structures, or extensive landform changes. Such uses include: a. Unimproved trails; b. Watershed protection; c.
Wildlife and native plant habitat; and d. Passive recreation.
Policy COS-1.6 Natural Resources as Amenities. New public or private developments adjacent to creeks, oak woodlands and wetlands shall consider the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values.
Developments along creeks should include public access across the development site to the creek and along the creek, provided that wildlife habitat, public safety, and reasonable privacy and security of the development can be maintained.
Policy COS-3.1 On-site Resource Preservation. The City shall encourage new development to preserve on-site natural elements that contribute to the community’s native plant and wildlife species value and to its aesthetic character.
Policy COS-3.2 Agency Coordination. The City shall support, and participate in, local and regional efforts of local, state and federal resource agencies to protect, restore and maintain viable, contiguous areas of habitat for sensitive plant and animal species.
Policy COS-3.3 Riparian Habitat Protection. The City shall preserve the ecological integrity of creek corridors that support riparian resources by preserving native riparian plants and, to the extent feasible, removing invasive nonnative plants. If preservation of the ecological integrity of existing resources is found to be infeasible, adverse impacts to riparian resources shall be fully mitigated consistent with the requirements of applicable state and federal regulations.
Policy COS-3.4 Wetland Protection. The City shall preserve and protect wetland resources including creeks and other seasonal wetland areas, to the extent feasible. If preservation of the ecological integrity of existing wetland resources is found to be infeasible, adverse impacts to such resources shall be fully mitigated consistent with the requirements of applicable state and federal regulations.
19 Policy COS-3.5 Monitoring. Monitoring of mitigation and restoration activities shall be consistent with requirements for each species or habitat as prescribed by the relevant regulatory jurisdictional agencies. For listed or candidate species, species of special concern, or sensitive habitats for which no mitigation or avoidance measures have been published, the City shall require evidence of coordination with the responsible agencies prior to acceptance of mitigation, avoidance measures, or monitoring requirements.
Inland resource areas which are within or are impacted by the City's portion of the Coastal Zone include a variety of natural systems and habitats which derive much of their resource value directly or indirectly from their interrelationship with the ocean. Natural systems include an extensive groundwater basin and a coastal wetlands complex containing portions of a creek, marsh, and an open lagoon. Several sensitive habitat areas dependent upon these bodies of water also fall in the category of inland resource areas.
Coastal habitats include riparian, freshwater marsh, coastal woodland, sage chaparral, and lagoon communities. All of these habitats interact with one another and are characteristic of an undisturbed coastal environment. (City of Grover Beach 1981) The City’s LCP includes the following relevant policies relevant to biological resources:
Pismo Lake and Meadow Creek Policy 3. A natural buffer area shall be established between the riparian habitat area of Meadow Creek and the adjacent upland areas to the South. This buffer zone shall be of sufficient width to provide essential open space between the environmentally sensitive habitat area and any development. The actual width of this buffer shall be determined by precise ecological studies which define and measure the functional capacity of the Meadow Creek ecosystem. Development upland of the environmentally sensitive habitat area and its adjacent buffer shall be sited and designed to prevent impacts which would significantly degrade the Meadow Creek and downstream Pismo Lake environs, and shall be compatible with the continuance of those habitat areas.
Pismo Lake and Meadow Creek Policy 4. Areas designated for development in the Meadow Creek uplands shall not exceed 5 units per gross acre. Any application for development must demonstrate the following: (a) That the project does not significantly alter presently occurring plant and animal populations in the Meadow Creek ecosystem in a manner that would impair the long-term stability of the Meadow Creek ecosystem; i.e., natural species diversity, abundance and composition are essentially unchanged as a result of the project. (b) That the project does not harm or destroy a species or habitat that is rare or endangered. (c) That the project does not significantly harm a species or habitat that is essential to the natural biological functioning of the Meadow Creek ecosystem. (d) That the project does not significantly reduce consumptive values of the Meadow Creek ecosystem.
Pismo Lake and Meadow Creek Policy 5. As the areas designated for low density development within the City limits in the Pismo Lake area actually develop, natural buffer areas and open space dedications shall be made for as much of the undeveloped land as feasible.
Pismo Lake and Meadow Creek Policy 6. The area generally known as the Meadow Creek Uplands shall be developed with clustered single family detached dwellings. The cluster design will aid in development which is sensitive to surrounding habitat areas. Development in this area shall be sited and designed to prevent impacts which would significantly degrade Pismo Lake and/or Meadow Creek habitat values. Please see approved development plan (Figure 1) at the end of this component. The number of dwelling units shown on this exhibit for areas within the Coastal Zone represent the maximum number allowed.
20 Access to development in the Meadow Creek upland area shall be via a 30' wide private residential street extension of North 5th Street ending in a cul-de-sac, and off of Charles Place connecting to Margarita Avenue. Parking shall be required as per existing City standards.
Pismo Lake and Meadow Creek Policy 7. All materials used to cover any part of the ground within the proposed developable areas, other than residential structures, public roads, public street improvements, and swimming pools shall be permeable. Permeable surfaces may consist of paving blocks, porous concrete, brick, or any other similar material which will permit percolation of precipitation and runoff into the ground.
Pismo Lake and Meadow Creek Policy 8. (a) Lands with a slope of 25% or greater shall not be developed. Lands 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.
Applications for development on sites between 10% and 25% shall be accompanied by site specific professional engineering plans.
(b) Prior to the transmittal of a coastal development permit, the permittee 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 shall be submitted to and determined adequate in writing by the Community Development Department.
(c) All permanent erosion control devices shall be developed and installed prior to or concurrent with any on-site grading activities and shall be maintained. Periodic monitoring of said devices shall be carried out by the City and the Department of Fish and Game. (d) 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 permittee 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.
(e) 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. (f) Prior to transmittal of a coastal development permit, a detailed landscape plan indicating the type, size, extent, and location of plant materials, the proposed irrigation system, and other landscape features shall be submitted, reviewed and determined to be adequate by the Community Development Department. Drought tolerant plant materials shall be utilized to the maximum extent feasible.
21 (g) Moderate Soil Limitations: Cut and fill slopes on areas under 20% slope shall not be over 4:1 pitch and four feet high, compacted (if fill), with straw mulch broadcast and rolled at 3000 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--1500 lbs/acre Fertilizer--150 lbs/acre Low Soil Limitations: Cut and fill slopes on areas under 10% slope shall not exceed 3:1 pitch 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 2000 lbs/acre.
(h) 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 8 (g) above may be used instead of erosion control netting.
(i) That the City and the State Department of Fish and Game be made "third party" to the project's CC and R's to the extent that the City and/or the Department of Fish and Game may come onto private property to inspect and if necessary perform maintenance on drainage and erosion control devices and place a lien on the subject properties to recover cost of said maintenance.
Pismo Lake and Meadow Creek Policy 9. (a) The removal of Coast Live Oaks and of Shagbark Manzanita from the developable as well as undevelopable land in the vicinity of Pismo Lake shall be prohibited except for emergency situations. Removal of vegetation, grading and other earthmoving activities in developable areas shall be minimized. Impacts of such activities shall be shown in site and grading plans and shall meet with the approval of the City. Landscaping in developable areas here shall be comprised primarily of native vegetation and shall be compatible with surrounding native vegetation.
(b) No development shall occur within 50 feet of the dripline of a solid canopy oak woodland. (c) Areas of Shagbark Manzanita shall be left intact with other associated shrubs undisturbed. A buffer of natural vegetation 25 feet thick shall be maintained around the area of Shagbark Manzanita.
(d) As a condition of development approval lands below the 60 foot contour at a minimum in the Meadow Creek uplands areas shall be dedicated to the City or State Department of Fish and Game as public open space as an integral portion of the Pismo Lake Ecological Reserve.
Meadow Creek (Western Branch) Policy 5. That there shall be a minimum of a 50 foot buffer, or other appropriate buffer established by a habitat restoration plan approved by the Department of Fish and Game, on both sides of the portion of Meadow Creek north of Grand Avenue. The purpose of this buffer is to protect and enhance the habitat values and filtration capabilities of Meadow Creek while recognizing that for most of its length north of Grand Avenue there is existing development on both sides of the creek.
General Policy 6. Environmentally Sensitive Habitat Areas shall be buffered by a minimum of 50 feet. Development in areas adjacent to ESHA shall be sited and designed to prevent impacts 22 which would significantly degrade those areas, and shall be compatible with the continuance of those habitat and recreation areas.
General Policy 7. New public or private developments adjacent to creeks, oak woodlands and wetlands must respect the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values. Developments along creeks should include public access across the development sites to the creek and along the creek, provided that wildlife habitat, public safety, and reasonable privacy and security of the development can be maintained.
General Policy 8. The City shall encourage new development to preserve on-site natural elements that contribute to the community’s native plant and wildlife species value and to its aesthetic character.
General Policy 9. Policy: Prior to the approval of a project with the potential to adversely impact special status plant or animal species of their habitats, the City shall ensure compliance with the relevant provisions of state and federal laws relating to the preservation of rare, threatened, or endangered species and their habitat. Such laws include, but are not limited to, the federal and state Endangered Species Acts, and federal Clean Water Act.
General Policy 10. Where future development projects have the potential to impact natural plant communities or sensitive wildlife resources, the City shall require the project applicant to conduct appropriate surveys prepared by a qualified biologist in accordance with applicable regulatory guidelines. Such surveys shall identify and map any existing rare, threatened, or endangered plant and animal species and recommend appropriate mitigation measures.
Environmental Evaluation
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? and b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? and
c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? and d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? and
e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? The proposed amendments do not identify specific development, and do not include changes to any existing policies that protect biological resources. The amendments would remove the discretionary 23 permit requirement for several uses and would allow other uses, consistent with State law, by-right, which would not trigger discretionary review or project-level CEQA analysis. Additionally, several of the amendments would allow higher density development, which could result in underutilized parcels being redeveloped. In general, development anticipated by the amendments would be infill development on parcels that are partially or completely disturbed and do not provide quality habitat for sensitive species.
Future by-right (and discretionary) development would remain subject to federal, state, and local policies regarding biological resources. These would include the Migratory Bird Treaty Act, the Federal Endangered Species Act, the Clean Water Act (CWA), California Fish and Game Code, the Native Plant Protection Act, California Water Code Division 7, and the California Endangered Species Act. Any development that would impact wetland features would be subject to CWA requirements, which would include a Section 404 permit and compensatory mitigation. Because of the developed nature of most of the properties affected by these amendments, it is very unlikely that any significant biological impacts would result from implementation of the proposed amendments. Compliance with federal and state law is required regardless of whether there is a CEQA process (through a discretionary permit requirement).
Therefore, impacts would be less than significant.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
There are no adopted habitat conservation plans or natural community conservation plans that are applicable to lands within the city and therefore there would be no impact.
Conclusion
The proposed amendments would primarily affect infill properties that are partially or completely disturbed and provide little habitat value for sensitive species. The amendments do not propose revisions to existing policies that protect biological resources, and future development would be subject to federal, state, and local policies regarding protection of biological resources.
Mitigation Measures
No mitigation measures are necessary.
V. Cultural Resources
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Cause a substantial adverse change in the
significance of a historical resource pursuant to §
15064.5?
☐ ☐ ☒ ☐
(b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant to
§ 15064.5?
☐ ☐ ☒ ☐
(c) Disturb any human remains, including those interred outside of dedicated cemeteries?
☐ ☐ ☒ ☐
24 Setting
The central coast of California was occupied at least as early as 10,000 years ago and lies within the ethnographic territory of the Chumash. Chumash is the term used for the family of closely related Chumashan languages spoken by the populations in this region. These languages have been divided into two broad groups—Northern Chumash (consisting only of Obispeño) and Southern Chumash (Purisimeño, Ineseño, Barbareño, Ventureño, and Island Chumash). Chumash place names in the project vicinity include Pismu (Pismo Beach), Tematatimi (along Los Berros Creek), and Tilhini (near San Luis Obispo; City of Grover Beach 2020a).
There is potential for archaeological sites to be present within the city of Grover Beach. The complete California Historical Resources Information System (CHRIS) inventory, which documents known archaeological sites, is confidential and available for review on a project-by-project basis.
The City’s COSE identifies the following policy relevant to cultural resources:
Policy COS-4.1 Tribal Resources. The City shall protect both known and potential tribal cultural resources.
Implementation COS-4.a. Review development projects for consistency with the above policy and other relevant provisions of State law relating to archaeological resources as part of the development review process.
Implementation COS-4.b.To discourage or avoid development on important cultural or archaeological sites, all available measures, including purchase of fee interest or development rights, shall be explored at the time of a development proposal. Where such measures are not feasible and development would adversely affect identified archaeological or paleontological resources, adequate mitigation shall be required.
Implementation COS-4.c. The City will work with appropriate resource agencies to develop and regularly update a map of cultural resource sites and structures over 50 years old where additional review may be required.
Implementation COS-4.d. To discourage or avoid non-development activities that could damage or destroy archaeological sites. Prohibit unauthorized collection of artifacts.
Implementation COS-4.e. As sites become known, the City will maintain archaeological site records to be kept confidential to protect the resources. The City will maintain, for public use, generalized maps showing known areas of archaeological sensitivity.
Implementation COS-4.f. Development within an archaeologically sensitive area shall be consistent with State Law and require tribal consultations. The City will work with native tribes to establish mitigation plans to protect resources with participation from archeologists and Native American tribes affected by any discoveries.
The City’s LCP includes the following policies relevant to cultural resources:
Coastal Archaeological Policy 1. Where development would adversely impact archaeological or paleontological resources as identified by the State Historical Preservation Officer, reasonable mitigation measures shall be required by the City's Planning Commission and/or City Council. 25 Coastal Archaeological Policy 2. All of the cost associated with archaeological investigations shall be borne by the applicant.
Coastal Archaeological Policy 3. That during any archaeological field investigations one native American representative has access to the property during the investigation, Coastal Archaeological Policy 4. That should archaeological resources be found during the construction phase of any project, all activity shall be temporarily suspended for a maximum of 30 days in which time a qualified archaeologist who has a working knowledge of Coastal Chumash archaeological sites chosen by the City's Environmental Coordinator has examined the site and recommended mitigation measures to be approved by the City. Said investigation costs shall be borne by the developer.
Coastal Archaeological Policy 5. That prior to the issuance of any permit within areas identified as potential archaeological sites the City shall require an initial reconnaissance by a qualified archaeologist who has a working knowledge of Coastal Chumash archaeological sites.
Coastal Archaeological Policy 6. That the City of Grover Beach's Planning Department shall maintain copies of maps of known areas of archaeological significance.
Coastal Archaeological Policy 7. That in general, the standard mitigation for development on or near archaeological sites shall be importation of 18" to 24" of sterile sand fill provided that no utility trenching be allowed in native material; or leave area in open space and that a qualified archaeologist is present during any excavation; or, as a last resort, removal of any artifacts be by a qualified archaeologist. Said artifacts to be turned over to the San Luis Obispo Archaeological Society.
Environmental Evaluation
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
The proposed amendments would apply citywide. The amendments, which implement the recently adopted Housing Element, promote new development and underutilized properties may be demolished and redeveloped. Only one-third of housing units in Grover Beach are over 50 years in age. The amendments include new standards regulating the demolition of residential structures in compliance with Government Code Sections 65583.2(g) and 66300(d). The amendments also include a performance standard stating that changes to any registered historical building shall be consistent with the Secretary of Interior Standards. Projects are also required to comply with California Administrative Code (CAC) Title 14, Section 4308, which prohibits destroying objects of historical interest. Future development of housing units that is facilitated by adoption of these amendments would be subject to these requirements and therefore impacts would be less than significant.
b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
The amendments would apply citywide. Both the COSE and the LCP recognize several cultural resources within the city. While properties within the Coastal Zone would be subject to policies of the LCP halting construction in the event of inadvertent resource discovery, the same protection does not exist in the regulations for the inland portion of the city. The amendments include adding these regulations to the Development Code, requiring implementation of a similar measure in the inland portions of the city.
Therefore, impacts would be less than significant.
26 c) Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
Projects facilitated as a result of implementation of the proposed amendments would be dealt with on a project-by-project basis. State of California Health and Safety Code Section 7050.5 would apply to all project, which requires that in the event of discovery of human remains, work be halted, and the coroner be called. If the remains are determined to be Native American, the California Native American Heritage Commission (NAHC) would be contracted. Therefore, impacts would be less than significant.
Conclusion
The proposed amendments propose revisions to add additional measures that protect archaeological and historic resources. Future development would be subject to federal, state, and local policies regarding protection of historic, archeological, and paleontological resources, and impacts would be less than significant.
VI. Energy
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Result in a potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
☐ ☐ ☒ ☐
(b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
☐ ☐ ☒ ☐
Setting
Pacific Gas & Electric Company (PG&E) has historically been the primary electricity provider for the City and Southern California Gas Company (SoCalGas) has been the primary natural gas provider. As of January 1, 2021, The City established membership in Central Coast Community Energy (3CE). 3CE is based on a local energy model called Community Choice Energy that partners with the local utility (i.e., PG&E) which continues to provide consolidated billing, electricity transmission and distribution, customer service, and grid maintenance services. 3CE provides rate benefits and local GHG reducing energy programs for residential, commercial, and agricultural customers. Participation in 3CE as an electricity provider is voluntary and all customers are provided the option to opt out and utilize PG&E electricity services instead. 3CE will provide 100% carbon-free electricity by the year 2030, which is 15 years ahead of California’s SB 100 requirement of zero-carbon energy by 2045 (3CE 2021).
The California Building Code (CBC) contains standards that regulate the method of use, properties, performance, or types of materials used in the construction, alteration, improvement, repair, or rehabilitation of a building or other improvement to real property. The CBC includes the mandatory California Green Building Standards Code (CALGreen) for residential and nonresidential structures, and the most recent version includes the 2019 Building Energy Efficiency Standards. These standards focus on four key areas: smart residential photovoltaic systems, updated thermal envelope standards (preventing heat transfer from the interior to the exterior and vice versa), residential and nonresidential ventilation requirements, and non-residential lighting requirements. 27 The City provides information about conservation programs, rebates, retrofits, and low-income assistance.
The City also participates in the Property Assessed Clean Energy program which allows homeowners to retrofit existing residences, including solar systems, and the City has a Planned Development (PD) Overlay zone (Development Code Section 2.90.020) that encourages the development of LEED-certified dwellings, which are more energy efficient providing energy conservation and efficiency benefits (City of Grover Beach 2020).
In 2014, the City adopted a Climate Action Plan (CAP), a long-range plan to reduce greenhouse gas emissions.
The following Housing Element policy is applicable to energy:
Housing Element Policy 7.1. All new dwelling units shall be required to meet current state requirements for energy efficiency. The retrofitting of existing units during remodeling shall be encouraged.
Environmental Evaluation
a) Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
As of 2020, single-family homes and multi-family buildings that are up to three stories high must provide solar panels and conform to the new solar power standard. The City has adopted the 2019 Building Codes, including CALGreen; complies with the Title 24 standards; and enforces compliance by requiring certified energy calculations for building designs and conducting on-site inspections of energy devices and improvements needed.
Future construction activities would require the use of energy in the form of electricity, diesel fuel, and gasoline for worker and construction vehicles and equipment. Future construction activities would be subject to State and local diesel idling restrictions and other equipment standards. Therefore, construction activity is not anticipated to result in wasteful, inefficient, or unnecessary consumption of energy resources.
The proposed project does not provide site-specific designs or development proposals. Future development facilitated by these amendments would be required to comply with the current Building Energy Efficiency Standards. The City verifies compliance with the CBC as part of the building permit issuance and construction inspection process and does not rely upon CEQA for compliance. The proposed amendments do not encourage less energy-efficient components of new development, and instead encourage smaller units, mixed-use, and live/work units, which are typically more energy efficient by design than traditional residential unit. Therefore, the proposed amendments would have a less than significant impact on energy consumption and compliance with renewable energy or energy efficiency plans.
Conclusion
Implementation of the amendments, including future development associated with the amendments, would be consistent with State law regarding impacts to energy resources. 28 Mitigation Measures
No mitigation measures are necessary.
VII. Geology and Soils
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
(i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
☐ ☐ ☒ ☐
(ii) Strong seismic ground shaking? ☐ ☐ ☒ ☐
(iii) Seismic-related ground failure, including
liquefaction? ☐ ☐ ☒ ☐
(iv) Landslides? ☐ ☐ ☒ ☐
(b) Result in substantial soil erosion or the loss of
topsoil? ☐ ☐ ☒ ☐
(c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
☐ ☐ ☒ ☐
(d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating
substantial direct or indirect risks to life or property? ☐ ☐ ☒ ☐
(e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal
systems where sewers are not available for the
disposal of waste water?
☐ ☐ ☐ ☒
(f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ☐ ☐ ☒ ☐
Setting
Areas with seismic (earthquake) hazards are identified by earthquake fault zones as established by the Alquist-Priolo Earthquake Fault Zone Act of 1972. The California Geological Survey (CGS; formerly the California Division of Mines and Geology [CDMG]) classifies faults as active, potentially active, or inactive according to standards developed for implementation of the Alquist-Priolo Earthquake Fault Zone Act. A fault that has exhibited surface displacement within the Holocene Epoch (the last 11,000 years) is defined as active. A fault that has exhibited surface displacement during Quaternary time (i.e., within the past 1.6 million years) but that cannot be proven to have moved or not moved during Holocene time is defined as potentially active.
29 Grover Beach is located in a geologically complex and seismically active region (City of Grover Beach 2000). Groundshaking (or seismic shaking) caused by fault movement during an earthquake has the potential to result in the damage or destruction of buildings, infrastructure, and possible injury or loss of life. Groundshaking may occur as a result of movement along a fault located within the city or along a more distant fault. The intensity of groundshaking in a particular area is dependent on several factors, including the earthquake magnitude, the distance from the epicenter, the duration of strong ground motion, local geologic conditions, and the fundamental period of the structure. Groundshaking can also trigger secondary seismic phenomena, such as liquefaction, lateral spreading, seismically induced settlement and slope instability, tsunami and seiche, and other forms of ground rupture and seismic responses. The Wilmar Avenue Fault is the only mapped potentially active fault within the vicinity of the city; it runs along a portion of the northern city limits (City of Grover Beach 2000). The city is proximal to a number of active and potentially active faults capable of producing strong ground motion, including Wilmar Avenue, Blind Thrust Point San Luis, Los Osos, Pecho, Casmalia-Orcutt-Little Pine, Hosgri, Rinconada, Los Alamos-Baseline, and San Andreas.
Liquefaction is a phenomenon in which the strength and stiffness of a soil is reduced by earthquake shaking. Soils transform from a solid to a liquid state as a result of rapid loss of sheer strength and increased pore water pressure induced by earthquake vibrations.
Tsunamis, also called seismic sea waves, are a series of waves generated by large, violent earthquakes occurring near the ocean. Seiches are oscillations of enclosed and semi-enclosed bodies of water, such as bays, lakes, or reservoirs, due to strong ground motion from seismic events, wind stress, volcanic eruptions, and local basin reflections of tsunami. Seiches could occur in any reservoir.
Slope instability may result from natural processes, such as the erosion of the toe of a slope by a stream, or by ground shaking caused by an earthquake. Slopes can also be modified artificially by grading, or by the addition of water or structures to a slope. Areas that are generally prone to landslide hazards include previous landslide locations, the bases of steep slopes, the bases of drainage channels, and developed hillsides where leach-field septic systems are used.
Soils in the city are primarily marine terrace deposits and dune sand (City of Grover Beach 2022a).
The following Safety Element policies are relevant to the proposed amendments:
Policy 4.4 Liquefaction and Seismic Settlement. Require design professionals to evaluate the potential for liquefaction or seismic settlement to impact structures in accordance with the currently adopted Uniform Building Code.
Standard 4.4.1. The Building Division of the Community Development Department will enforce current building code requirements that require the potential for liquefaction to be addressed in the design of structures. The City will prohibit the construction of critical facilities in areas of potential liquefaction.
Standard 4.4.2. The Building Division of the Community Development Department will require geotechnical studies to be performed for habitable or important structures (as defined by the building code) sited in areas having a medium to high potential. The geotechnical study should evaluate the potential for liquefaction and/or seismic related settlement to impact the development, and mitigation to reduce these potential impacts, if needed.
30 Policy 4.5 Slope Instability. Continue to encourage that developments on sloping ground use design and construction techniques appropriate for those areas. The City acknowledges that areas of known landslide activity are generally not suitable for residential development.
Standard 4.5.1. The City will not permit new development in areas of known landslide activity unless development plans indicate that the hazard can he reduced to a less than significant level prior to beginning development. Do not permit expansion to existing structures or developments in areas of known landslide activity except when it will reduce the potential for loss of life and property.
Standard 4.5.2. The City will require development proposals to mitigate the impacts that their projects contribute to landslides and slope instability hazards on neighboring property, and appurtenant structures, utilities, and roads.
Standard 4.5.3. The Community Development Department will require proposals for hillside development to conduct thorough geologic/geotechnical studies by qualified geotechnical engineers, and to confirm preliminary findings during construction.
Standard 4.5.4. The Community Development Department will require certification of the proposed building site stability in relation to the adverse effects of rain and earthquakes prior to the issuance of building permits.
Environmental Evaluation
a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
a-i) Rupture of a known earthquake fault, as delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
There are no active or potentially active faults within the City limits that would subject future development resulting from these amendments to impacts resulting from fault rupture. Impacts would be less than significant.
a-ii) Strong seismic ground shaking? and
a-iii) Seismic-related ground failure, including liquefaction? and a-iv) Landslides?
Any future development that is facilitated by these amendments would be required to adhere to the CBC and other standards and regulations for building designs. Impacts resulting from ground shaking, expansive soils, landslides, and liquefaction hazards would be mitigated to less than significant through compliance with existing codes and adherence with the recommendations of the project-specific geotechnical report, including engineered site preparation and adequate structural design. Any proposed construction would require the adoption of appropriate engineering design in conformance with the recommended geotechnical standards for construction.
The City’s General Plan addresses geology and soils as part of the Safety Element, and the City has adopted the 2019 edition of the CBC that includes provisions for construction in seismically active areas, 31 and on different soil types. The City ensures compliance with these requirements occurs at the time of building permit issuance and would therefore continue even after the change in process that would allow some units to be developed by-right. The by-right provisions of the proposed amendments, and the potential for denser development do not change the requirement that all existing and future development in the City must comply with the General Plan policies and the CBC. While compliance with these policies may alter design by requiring additional strengthening, over excavation of soil, or other projectspecific design elements, the proposed amendments have no impact on these requirements. Therefore, impacts would be less than significant.
b) Result in substantial soil erosion or the loss of topsoil? The amendments do not propose specific development plans for new housing units at this time. Therefore, project components such as amount of grading, excavation, vegetation removal, etc. for future housing units is unknown. If a project proposes to disturb more than one acre of soils, it is required by the State to prepare a stormwater pollution prevention plan (SWPPP), which includes best management practices (BMPs) for erosion and sedimentation control. BMP examples generally include an effective combination of erosion and sediment controls, which include barriers such as silt fences, hay bales, drain inlet protection, gravel bags, etc., and requires that existing vegetation should be preserved as much as possible. Additionally, the City’s Grading and Stormwater Standards (Section 5.50.070 and 5.60 of the Development Code) require the submittal of a site-specific erosion and sediment control measures with each grading or building permit. Future development of housing units that is facilitated by adoption of these amendments would be subject to these conditions for a construction permit and therefore impacts would be less than significant.
c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? and d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
Any future development that is facilitated by these amendments would be required to adhere to the CBC and other standards and regulations for building designs. Impacts resulting from ground shaking, expansive soils, landslides, and liquefaction hazards would be mitigated to less than significant through compliance with existing codes and adherence with the recommendations of the project-specific geotechnical report, including engineered site preparation and adequate structural design. Any proposed construction would require the adoption of appropriate engineering design in conformance with the recommended geotechnical standards for construction.
The General Plan addresses geology and soils as part of the Safety Element, and the City has adopted the 2019 edition of the CBC that includes provisions for construction in seismically active areas, and on different soil types. The City ensures compliance with these requirements occurs at the time of building permit issuance and would therefore continue even after the change in process that would allow some units to be developed by-right. The by-right provisions of the proposed amendments, and the potential for denser development do not change the requirement that all existing and future development in the City must comply with the General Plan policies and the CBC. While compliance with these policies may alter design by requiring additional strengthening, over excavation of soil, or other project-specific design elements, the proposed project has no impact on these requirements. Therefore, impacts would be less than significant.
32 e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
The city is served by a municipal sewer. No future development projects facilitated by these amendments would use septic tanks or alternative waste water disposal systems. Therefore, there would be no impact. f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
While most of the development implemented as a part of the amendments would be located on previously disturbed, redevelopment, particularly multi-story development with deeper foundations and footings, could impact intact resources. Marine terrace deposits are considered to be moderately to highly sensitive for fossil resources. The amendments include provisions to protect paleontological resources via a stopwork order and professional recovery of any discovered paleontological resources (Section 3.10.050L).
Therefore, impacts would be less than significant.
Conclusion
Geological impacts would be less than significant based on compliance with existing state and local regulations. Impacts to paleontological resources would be less than significant with mitigation.
VIII. Greenhouse Gas Emissions
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on the environment?
☐ ☐ ☒ ☐
(b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
☐ ☐ ☒ ☐
Setting
Certain gases in the earth’s atmosphere, classified as GHGs, play a critical role in determining the earth’s surface temperature. Solar radiation enters the earth’s atmosphere from space. A portion of the radiation is absorbed by the earth’s surface and a smaller portion of this radiation is reflected back toward space.
This absorbed radiation is then emitted from the earth as low-frequency infrared radiation. The frequencies at which bodies emit radiation are proportional to temperature. Because the earth has a much lower temperature than the sun, it emits lower-frequency radiation. Most solar radiation passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead “trapped,” resulting in a warming of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on earth.
Without the greenhouse effect, the earth would not be able to support life as we know it.
Prominent GHGs contributing to the greenhouse effect are CO2, CH4, and N2O. Fluorinated gases also make up a small fraction of the GHGs that contribute to climate change. Fluorinated gases include 33 chlorofluorocarbons, HFCs, PFCs, sulfur hexafluoride (SF6), and nitrogen trifluoride (NF3); however, it is noted that these gases are not associated with typical land use development. Human-caused emissions of these GHGs in excess of natural ambient concentrations are believed to be responsible for intensifying the greenhouse effect and leading to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming. It is “extremely likely” that more than half of the observed increase in global average surface temperature from 1951 to 2010 was caused by the anthropogenic increase in GHG concentrations and other anthropogenic factors together.
Each GHG differs in its ability to absorb heat in the atmosphere based on the lifetime, or persistence, of the gas molecule in the atmosphere. CH4 traps over 25 times more heat per molecule than CO2, and N2O absorbs 298 times more heat per molecule than CO2. Often, estimates of GHG emissions are presented in CO2e, which weighs each gas by its global warming potential. Expressing GHG emissions in CO2e takes the contribution of all GHG emissions to the greenhouse effect and converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted.
Climate change is global in nature. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants (TACs), which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about 1 day), GHGs have long atmospheric lifetimes (1 to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, or other forms. Of the total annual human-caused CO2 emissions, approximately 55% is sequestered through ocean and land uptakes every year, averaged over the last 50 years, whereas the remaining 45% of human-caused CO2 emissions remains stored in the atmosphere.
The quantity of GHGs that it takes to ultimately result in climate change is not precisely known; suffice it to say the quantity is enormous, and no single project alone would measurably contribute to a noticeable incremental change in the global average temperature or to global, local, or microclimates. From the standpoint of CEQA, GHG impacts to global climate change are inherently cumulative.
In 2019, CARB released the 2019 edition of the California GHG inventory covering calendar year 2017 emissions. In 2017, California emitted 424.1 million gross MTCO2e, including from imported electricity.
Combustion of fossil fuel in the transportation sector was the single largest source of California’s GHG emissions in 2017, accounting for approximately 41% of total GHG emissions in the state. This sector was followed by the industrial sector (24%) and the electric power sector, including both in-state and outof-state sources (15%).
Emissions of CO2 are byproducts of fossil fuel combustion. CH4, a highly potent GHG, primarily results from off-gassing (the release of chemicals from nonmetallic substances under ambient or greater pressure conditions) and is largely associated with agricultural practices and landfills. N2O is also largely attributable to agricultural practices and soil management. CO2 sinks, or reservoirs, include vegetation and the ocean, which absorb CO2 through sequestration and dissolution (CO2 dissolving into the water), respectively, two of the most common processes for removing CO2 from the atmosphere. 34 Environmental Evaluation
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? and b) Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Future development of housing units resulting from these amendments could result in an increase in GHG emissions during both construction and operational activities. Future development as a result of the amendments would occur in developed areas of the city where public services and infrastructure are currently provided. The proposed amendments promote smaller, compact development (which would likely occur on infill parcels), promote mixed-use projects and live/work units that are generally more energy efficient by design than traditional units, and eliminate or reduce the amount of parking that would be required for residential developments, which promote alternative transportation which reduced energy consumption in the form of fuel use. These provisions are consistent with the City’s efforts to reduce VMT through zoning and development features.
The City has adopted the 2019 Building Codes, including CALGreen; complies with the Title 24 standards; and enforces compliance by requiring certified energy calculations for building designs and conducting on-site inspections of energy devices and improvements needed. Additionally, 3CE will provide 100% carbon-free electricity by the year 2030, which is 15 years ahead of California’s SB 100 requirement of zero-carbon energy by 2045 (3CE 2021). As a result, the future development resulting from the proposed amendments would result in less than significant impacts to GHGs.
Conclusion
The amendments would be consistent with applicable plans and programs designed to reduce GHG emissions.
Mitigation Measures
No mitigation measures are necessary.
IX. Hazards and Hazardous Materials
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
☐ ☐ ☒ ☐
(b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
☐ ☐ ☒ ☐
(c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
☐ ☐ ☒ ☐
35 Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
(d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
☐ ☐ ☐ ☒
(e) For a project located within an airport land use plan or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard or
excessive noise for people residing or working in the
project area?
☐ ☐ ☐ ☒
(f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
☐ ☐ ☒ ☐
(g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or death involving wildland fires?
☐ ☐ ☒ ☐
Setting
As defined in Chapter 6.95 of Division 20 of the California Health and Safety Code, Section 25501(o), a hazardous material is “…any material that, because of its quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment if released into the workplace or the environment. Hazardous materials include, but are not limited to, hazardous substances, hazardous waste, and any material which a handler or the administering agency has a reasonable basis for believing that it would be injurious to the health and safety of persons or harmful to the environment if released into the workplace or the environment.” The County Division of Environmental Health (SLODEH) conducts inspections to ensure proper handling, storage, and disposal of hazardous materials and proper remediation of contaminated sites. In addition, the Hazardous Materials Release Response Plans and Inventory Law of 1985 (Business Plan Act) requires that any business that handles or stores hazardous materials prepare a Hazardous Materials Business Plan. Under this law, businesses are required to submit inventories of on-site hazardous materials and wastes and locations where these materials are stored and handled. This information is collected and reviewed by the SLODEH for emergency response planning. The County also enforces Title 26, Division 6, California Highway Patrol, of the California Code of Regulations (CCR) to reduce impacts associated with accidental release from the transportation of hazardous materials on roads in the County, and the potential for an increased demand for incident emergency response.
The City’s Safety Element identifies the following policies relevant to hazards:
Policy 3.1 Pre-Fire Management. New development should be designed and constructed to minimize urban fire hazards, with special attention given to adequate access to fire hydrants.
Standard 3.1.1. The Fire Department will review the design of new subdivisions to ensure that all new development provides adequate access to fire hydrants. 36 Standard 3.1.2. The City will require fire resistant material be used for building construction in fire hazard areas. The City will require the installation of smoke detectors in all new residences per the UBC and encourage their installation in older residences.
Policy 5.2 Hazardous Materials. Reduce the potential for exposure to humans and the environment by hazardous substances.
Standard 5.2.2. The City will work with Caltrans to require all transport of hazardous materials to follow Caltrans approved routes, with all necessary safety precautions taken to prevent hazardous materials spills.
Additionally, the Oceano Airport Land Use Plan includes the following policies relative to noise-sensitive land uses (such as residences):
Policy N-1 Avoidance of noise-sensitive land uses. No new noise-sensitive land uses shall be permitted in Airport Planning Areas Oa, C, I-1, I-2, I-3, or AGa.
Policy N-2 Mitigation of interior sound levels. Any noise-sensitive land use established within the Airport Planning Area must include design features and/or construction techniques sufficient to mitigate aviation-related interior single-event noise levels to a degree equal to or greater than indicated in Table 2. The anticipated exterior aviation noise exposure shall be determined by reference to Figure 3 of this ALUP. If the degree of sound attenuation necessary to achieve the interior noise level indicated by Table 2 is greater than 15 dB, the design features and construction techniques required to effect such mitigation are to be determined by an analysis performed by a person or firm qualified in acoustic design and noise mitigation and the report of such consultant must be submitted, in its entirety, to the ALUC as a part of the project referral.
The requirement for an airport noise study imposed by this policy, however, will be eliminated if the County of San Luis Obispo has prepared and adopted a planning document which has been reviewed and approved by the ALUC and which specifies, in detail, the design features and construction techniques required to attain the above interior noise levels for projects located in the vicinity of the Oceano County Airport, and if the developer of a project demonstrates that the design features and/or construction techniques called for by such document have been fully incorporated.
Environmental Evaluation
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? and b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? and c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
The amendments would facilitate the development of new housing by creating a regulatory setting that encourages housing development. During construction of new housing units, construction equipment would require the use of fuel and petroleum-based lubricants and would require regular maintenance of equipment. Both the frequency of maintenance and the large volumes of fluids required to service the 37 equipment increase the risk of accidental spillage. Any new units would be required to adhere to federal, state, and local regulations regarding handling hazardous materials and cleanup standards in case of a spill.
New residential units may contain household hazardous materials such as paint, herbicides/pesticides, diesel fuel, and cleaning products that have the potential to spill. Residential uses typically do not use or store large quantities of hazardous materials. Adherence to regulations and standard protocols during the storage, transportation, and usage of any hazardous materials, as discussed above, would minimize and avoid the potential for significant upset and accident condition impacts. Following these standards and regulations at the time of future development would make impacts less than significant. d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? According to the California Department of Toxic Substances Control (DTSC) EnviroStor database, the City does not have any active cleanup sites for toxic materials (DTSC 2020). The SWRCB Geotracker database identifies five closed cleanup sites along West Grand Avenue; no active cleanup sites were identified. Therefore, future housing development would not be located on a hazardous materials site and there would be no impact.
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
Airport-related hazards are generally associated with aircraft accidents, particularly during takeoffs and landings. Airport operation hazards include incompatible land uses, power transmission lines, wildlife hazards (e.g., bird strikes), and tall structures that penetrate the imaginary surfaces surrounding an airport.
The proposed project does not provide site-specific design or development proposals. The southwestern portion of the city is located within the Oceano County Airport Land Use Plan (2007) planning area and is classified as Review Area TP-2 due to aircraft traffic arriving at the Oceano County Airport. Area TP-2 is defined as properties within the Airport Planning Area that are expected to be exposed to very low safety impacts (Placeworks 2020). The proposed amendments to implement the Housing Element would not create additional residential opportunities within any noise contour of the Ocean Airport, as the singlerunway airport’s noise contours are located west of Highway 1 and the railroad, which is primarily State Parks property and the Oceano Dunes/Pismo State Beach. Therefore, there would be no impact. f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The proposed amendments do not propose any changes to the City’s existing Safety Element. Future development within the city resulting from the proposed amendments would be required to comply with local regulations, including the General Plan (Safety Element) and Development Code. New development would be primarily located on infill lots and would generally not require closure of roadways that would interfere with emergency response or evacuation. Larger development projects within the city usually require traffic control plans to manage construction traffic and ensure development does not result in congestion on local roadways. Therefore, impacts would be less than significant. 38 g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? According to the Safety Element, the city is not located within a fire hazard severity zone and is not subject to a significant wildfire hazard because of its location on the coast away from vegetated hillsides.
Any future housing development that is facilitated by the amendments would be subject to design features that are consistent with the most recent fire and building codes. Safety Element Implementation Measure
3.1.1 requires that all new subdivisions be reviewed by the Five Cities Fire Authority to ensure that new development provides adequate access to fire hydrants, and Safety Element Implementation Measure
3.1.2 requires fire-resistant material to be used for new buildings. Development fees are required for new developments for public services, which includes the City’s fire department (Five Cities Fire); any new developments would be required to pay this fee. Development facilitated by the amendments would primarily be infill development and would not encroach into rural lands. Therefore, impacts related to wildfire hazard would be less than significant.
Conclusion
Impacts resulting from storage and use of hazardous materials on the project site, and exposure to hazards, such as wildfire, are less than significant with compliance of existing regulations.
Mitigation Measures
No mitigation measures are necessary.
X. Hydrology and Water Quality
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or ground water quality?
☐ ☐ ☒ ☐
(b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such
that the project may impede sustainable groundwater
management of the basin?
☐ ☐ ☒ ☐
(c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
course of a stream or river or through the addition of
impervious surfaces, in a manner which would:
(i) Result in substantial erosion or siltation on- or
off-site;
☐ ☐ ☒ ☐
(ii) Substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site;
☐ ☐ ☒ ☐
(iii) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff;
or
☐ ☐ ☒ ☐
39 Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
(iv) Impede or redirect flood flows? ☐ ☐ ☒ ☐
(d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
☐ ☐ ☒ ☐
(e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater
management plan?
☐ ☐ ☒ ☐
Setting
Since 1990, regulations have increasingly emphasized the control of water pollution from non-point sources, which include stormwater systems and runoff from point-source construction sites and industrial areas. In California, the State Water Resources Control Board (SWRCB) issued a statewide General Permit to regulate runoff from construction sites involving grading and earth moving in areas over 1 acre.
The SWRCB is acting to enforce requirements of the federal CWA, pursuant to regulations issued by the Environmental Protection Agency for the National Pollutant Discharge Elimination System (NPDES).
This State Order (Water Quality Order 99-08-DWQ) requires construction projects covered under the General Permit to use the “best available technology economically achievable” and the “best conventional pollution control technology.” Each construction project subject to the permit is required to have a SWPPP prepared, which identifies likely sources of sediment and pollution and incorporates measures to minimize sediment and pollution in runoff water. These objectives are established based on the designated beneficial uses (e.g., water supply, recreation, habitat) for a particular surface water or groundwater.
The Regional Water Quality Control Board (RWQCB) regulates all municipal wastewater discharges to protect the quality and beneficial uses of groundwater and surface water resources, to maximize reclamation and reuse, and to eliminate waste associated health hazards. Municipal and industrial pointsource discharges to surface waters are generally controlled through NPDES permits. Although the NPDES program is established by the federal Clean Water Act, the permits are prepared and enforced by the RWQCBs through program delegation to California and implementing authority in the California Water Code. The RWQCB will issue NPDES permits and waste discharge requirements for municipal waste discharges to protect water quality.
The RWQCB Water Quality Control Plan for the Central Coast Basin (Basin Plan) describes how the quality of surface water and groundwater in the Central Coast Region should be managed to provide the highest water quality reasonably possible. The Basin Plan outlines the beneficial uses of streams, lakes, and other water bodies for humans and other life. There are 24 categories of beneficial uses, including, but not limited to, municipal water supply, water contact recreation, non-water contact recreation, and cold freshwater habitat. Water quality objectives are then established to protect the beneficial uses of those water resources. The RWQCB implements the Basin Plan by issuing and enforcing waste discharge requirements to individuals, communities, or businesses whose discharges can affect water quality.
The National Flood Insurance Program 100-year floodplain is considered to be the base flood condition.
This is defined as a flood event of a magnitude that would be equal to or exceeded at an average of once during a 100-year period. Floodways are defined as stream channels plus adjacent floodplains that must be kept free of encroachment as much as possible so that 100-year floods can be carried without 40 substantial increases (no more than 1 foot) in flood elevations. The city encompasses two areas with a potential of 100-year flooding in the northern and western portions of the city adjacent to Meadow Creek.
The following LCP policies are applicable to the proposed amendments:
Water Supply Policy 2: The City shall continue to implement water conservation programs related to new development including requirements for water efficient landscaping, water conserving fixtures and programs to encourage purchase of water conserving appliances which have shown to be effective based on the per capita use declines. The City shall continue to implement water policies and infrastructure improvements including replacement of undersized water mains and extension of new mains to serve new development so that the water system can provide adequate pressure at acceptable velocities during all demand scenarios.
Water Supply Policy 4: The City shall condition all new developments to install new water infrastructure designed to provide adequate pressure at acceptable velocities for the proposed use unless adequate mains already exist or the City has adopted a development impact fee for installation of the water infrastructure needed to supply the proposed development in which case the applicant shall be required to pay the adopted fee.
Water Supply Policy: In compliance with Section 30254 of the Coastal Act, proposed new development within the Coastal Zone that provides; services to coastal-dependent land uses; essential public services; basic industries vital to the economic health of the region, state, or nation; public recreation; commercial recreation, and visitor-serving land uses shall be given priority over other new proposed developments in the Coastal Zone in the event that existing or planned public works facilities serving the Coastal Zone can accommodate only limited amounts of new development.
Water Supply Policy 6: Development shall only be approved if it is first clearly demonstrated that the development will be served by an adequate, long-term public water supply.
Environmental Evaluation
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? and
b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? and
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? During future construction activities, grading and vegetation removal could result in soil erosion and siltation, which if unmanaged could result in runoff and impact water quality. If a project proposes to disturb more than one acre of soil, the state requires that a stormwater pollution and prevention plan (SWPPP), which includes BMPs, be prepared. BMP examples generally include an effective combination of erosion and sediment controls, which include barriers such as silt fences, hay bales, drain inlet protection, gravel bags, etc. As required by state law, all new development projects within the city would be subject to the City’s National Pollutant Discharge Elimination System (NPDES) Stormwater Permit (No. CA-0047881), which is enforced by the RWQCB. The NPDES includes a requirement that Post Construction Requirements (PCRs) be followed after project construction has finished. Additionally, 41 Section 5.50.080 of the Development Code details grading and drainage standards that are required with submittal of site-specific building permits. The proposed amendments would not alter any existing water quality standards, and all future development resulting from the amendments would be required to adhere with state and local requirements regarding water quality. Development of residences facilitated by these amendments would not affect groundwater quality since these uses would not directly extract groundwater or otherwise affect groundwater resources and would not utilize materials or methods that would result in reduced groundwater quality. Required stormwater facilities would ensure on-site groundwater infiltration would be similar to existing conditions.
The additional density units facilitated by the amendments would not increase the City’s population beyond the projections of the General Plan buildout (2035), which is the basis for resource capacity.
These amendments would encourage smaller units that are affordable by design by recognizing fractional density units. Studio and one-bedroom units that are less than 1,000 square-feet in size would be counted as less than one density unit. These units are expected to result in an average household size that is less than the 2020 Department of Finance estimate of persons per household. This approach allows the City to increase dwelling units in the city, while maintaining population and density anticipated by the General Plan. According to the City’s 2020 Urban Water Management Plan, groundwater supply is projected to be sufficient to serve the city through 2035, which accounts for General Plan Buildout conditions. The Urban Water Management Plan also provides a water shortage contingency analysis and a Water Shortage Contingency Plan that identifies stages of action to be undertaken by the City in response to water supply shortages. Therefore, impacts of the amendments would be less than significant. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
c-i) Result in substantial erosion or siltation on- or off-site? and c-ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; and
c-iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? and
c-iv) Impede or redirect flood flows? and
d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
The FEMA flood map for Grover Beach (excluding State Parks lands) indicates that three residential streets (Nacimiento Avenue, Mono Court, and Owens Court) in the city are in a high-flood hazard zone.
The City’s Safety Element identifies potential tsunami zones in those portions of the community at sea level elevation and along the mouth of Meadow Creek, and potential dam inundation areas as the lowlying areas south of Grand Avenue and West of Highway 1. Flood and tsunami vulnerability relating to sea-level rise is likely to increase in severity as a result of climate change in the future. All future development within the city would be required to comply with local regulations, including the General Plan, LCP, and Development Code. The proposed amendments would not change regulations related to flood zones or water quality. Therefore, impacts on hydrology and water quality would be less than significant.
42 Conclusion
Impacts would be less than significant.
Mitigation Measures
No mitigation measures are necessary.
XI. Land Use and Planning
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Physically divide an established community? ☐ ☐ ☐ ☒ (b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
☐ ☐ ☒ ☐
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. (City of Grover Beach 2010) Environmental Evaluation
a) Would the project physically divide an established community? The proposed amendments would not create policies that would allow a future project facilitated by the amendments to physically divide the community. Future projects resulting from implementation of the amendments are located within infill areas in the city and would not result in major development or infrastructure (such as new major roadways) that would create physical barriers within the city. Impacts would be less than significant.
b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
The proposed amendments would incentivize more housing by removing barriers to construct housing and encouraging affordable by design housing. The amendments would include incentivizing small units by using fractional density and removing discretionary use permit requirements for certain types of residential development. It is anticipated that most of the development facilitated by these amendments would be considered infill development. All future development would be required to comply with the policies in the General Plan regarding land use, the Development Code requirements associated with 43 zoning districts, allowable uses, and development standards, and, for parcels within the Coastal Zone, the City’s Local Coastal Program. Impacts would be less than significant.
Conclusion
The amendments would not result in any land use compatibility-related impacts.
Mitigation Measures
Mitigation measures are not necessary.
XII. Mineral Resources
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
☐ ☐ ☐ ☒
(b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
☐ ☐ ☐ ☒
Setting
The State Mining and Geology Board has the responsibility to inventory and classify mineral resources and could designate such mineral resources as having statewide or regional significance. If this designation occurs, the local agency must adopt a management plan for such identified resources. Grover Beach does not contain any areas identified as having substantial mineral resources and has no operating mine or quarry operations (Placeworks 2020).
Environmental Evaluation
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? and b) Would the project result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
The proposed project involves Development Code, Land Use Element, and LCP amendments that would remove barriers to the construction of housing, including specifically affordable housing. The city does not contain areas for mineral extraction, nor does it have operating mines or quarry operations. Therefore, the proposed project would have no impact on mineral resources and mineral resource recovery sites.
Conclusion
There are no areas of mineral extraction in the city and the implementation of the proposed amendments would result in no impact.
44 Mitigation Measures
No mitigation measures are necessary.
XIII. Noise
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project result in:
(a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
☐ ☐ ☒ ☐
(b) Generation of excessive groundborne vibration or
groundborne noise levels?
☐ ☐ ☒ ☐
(c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose people residing or working in the project area
to excessive noise levels?
☐ ☐ ☐ ☒
Setting
Noise varies with time, geographic location, proximity to the source, and duration of the noise event. The effects of noise are considered in several ways: how a proposed project may increase existing noise levels, how those noise levels would affect surrounding land uses, and how a proposed land use may be affected by noise from existing and surrounding land uses. Certain land uses are considered more sensitive to ambient noise levels than others, due to the amount of noise exposure and the types of activities involved. In general, noise-sensitive land uses typically include but are not limited to:
• Residential development;
• Schools/daycare;
• Public assembly and entertainment;
• Commercial/retail;
• Industrial;
• Restaurants, and eateries; an
• Offices.
Highway 1 and US 101 are the primary sources of mobile source traffic noise in the city. The primary sources of stationary noise are industrial and commercial uses.
The City’s Noise Element establishes the following policies related to noise:
Noise Policy 4.3.2. Noise-sensitive land uses shall not be permitted in areas exposed to existing or projected future levels of noise from transportation sources which exceed 60 dB Ldn or CNEL (70 dB Ldn/CNEL for playgrounds and parks) unless the project design includes effective 45 mitigation measures to reduce noise in outdoor activity areas and interior spaces to levels specified for the given land use in Table 2 (of the Noise Element).
Noise Policy 4.3.3. Noise created by new transportation noise sources, including roadway improvement projects, shall be mitigated so they will not exceed the levels specified in Table 2 (of the Noise Element) within the outdoor activity areas and interior spaces of existing noisesensitive land uses.
Noise Policy 4.3.4. The development of new noise-sensitive uses is prohibited where the noise level from existing stationary noise sources exceeds the standards of Table 3 (of the Noise Element). If noise mitigation measures designed into the project reduce noise levels to the standards of Table 3 (of the Noise Element), the project may be permitted.
Noise Policy 4.3.5. Modifications of existing stationary noise sources that increase noise levels on lands designated for noise-sensitive uses in excess of the standards of Table 3(of the Noise Element) are prohibited. This policy does not apply to noise levels associated with agricultural uses.
Noise Policy 4.3.6. No new stationary noise sources shall be allowed if they increase the noise on lands designated for noise-sensitive uses to a level that exceeds the standards of Table 3 (of the Noise Element). This policy does not apply to noise levels associated with agricultural uses.
Noise Policy 4.3.7. The City should consider implementing or requiring noise mitigation measures where existing noise levels produce significant noise impacts within noise-sensitive land uses or where new development may result in cumulative increases of noise upon noise sensitive land uses.
Additionally, noise standards contained in Section 1.01 of the City’s Municipal Code, establish standards for acceptable exterior and interior noise levels and vibrations and describes how noise shall be measured.
Municipal Code Section 3120.7 requires that noise levels are measured at the property line.
Environmental Evaluation
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? and
b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Housing is not considered a major source of noise in the city, though placing housing adjacent to major sources of noise could expose people to temporary or permanent noise levels exceeding acceptable standards. However, future development of housing units would likely lead to a short-term increase in construction-related noise to surrounding areas. Construction-related noise would not result in a permanent increase in ambient noise within the city. Long-term increases in noise would not be significantly different than ambient noise levels given that housing is not a major source of noise in the city. All future development would be subject to the noise standards contained in the City’s Municipal Code. The proposed amendments would not change the City’s existing noise policies. Impacts would be less than significant.
46 c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
The southwestern portion of the city is located within the Oceano County Airport Land Use Plan (2007) planning area and is classified as Review Area TP-2 due to aircraft traffic arriving at the Oceano County Airport. Area TP-2 is defined as properties within the Airport Planning Area which lie to the north and east of the extended runway centerline. Because the entire traffic pattern for aircraft arriving at the Airport is on the southwest of the extended centerline, overflight in Area TP-2 is to be expected only by departing aircraft, which is expected to be exposed to very low safety impacts (Placeworks 2020). The proposed amendments would not create additional residential opportunities within any noise contour of the Ocean Airport, as the single-runway airport’s noise contours are located west of Highway 1and the railroad, which is primarily State Parks property and the Oceano Dunes/Pismo State Beach. Therefore, there would be no impact.
Conclusion
The proposed amendments and future development resulting from the amendments would be consistent with currently policies regarding noise.
Mitigation Measures
No mitigation measures are necessary.
XIV. Population and Housing
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
☐ ☐ ☒ ☐
(b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
☐ ☐ ☒ ☐
Setting
The Housing Element is one of the seven state-mandated elements of the General Plan (CGC Sections 65300 through 65303.4). Jurisdictions that have identified disadvantaged communities must also address environmental justice in their general plans, including air quality. (Note that the City of Grover Beach is not identified as a disadvantaged community). The Housing Element serves as a tool to identify and provide for the housing needs of the community. It identifies recent demographic and employment trends that may affect existing and future housing demand and supply. California law requires the Housing Element to establish policies and programs that will support the provision of an adequate housing supply for citizens of all income levels. The element addresses the city’s ability to meet the regional housing needs as determined by the State of California. The recently adopted Housing Element includes a detailed 47 analysis of housing needs, resources, and constraints, as well as a review of the current Housing Element goals, policies, and programs, which were used to develop new policies and implementation programs.
The proposed amendments would implement programs identified in the 2020-2028 Housing Element that was adopted in November 2020, including Senate Bill 2 (SB 2) Planning Grants programs. The City’s population more than doubled from 1970 to 2000. However, growth has dramatically slowed since then.
Between 2000 and 2010, the City’s population only grew one percent. Between 2010 and 2020, the city’s population declined by 3.5% (U.S. Census Bureau 2020). In comparison, between 2019 and 2020 the City of Pismo Beach and San Luis Obispo County, both grew by 5 percent, and Arroyo Grande’s rate of population growth was the highest at 6 percent (U.S. Census Bureau 2020).
Over the 7-year period between 2010 and 2017, the number of households increased by approximately 4 percent. 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 the 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 (City of Grover Beach 2020b).
Small households (one to two persons per household [pph]) traditionally reside in units with one to two bedrooms; family households (three to four pph) normally reside in units with three to four bedrooms; and large households (five or more pph) typically reside in units with four or more bedrooms. However, the number of units in relation to the household size may also reflect preference and economics. Many small households obtain larger units, and some larger households live in small units for economic reasons.
The average household size in Grover Beach decreased from 2.54 pph in 2010 to 2.43 pph in 2020 (a decrease of 4.3%). Over the same period, household size in the county decreased from 2.48 to 2.37 pph (a decrease of 4.4%) and household size in the state increased from 2.90 to 2.91 pph (an increase of 0.03%).
Between 2010 and 2020, the city maintained a lower average household size in comparison to the state household sizes.
The proposed amendments would seek to remove barriers to and encourage the development of new housing projects by allowing some projects by-right, encouraging smaller (affordable by design) units, and removing subjective design standards.
Environmental Evaluation
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? The proposed amendments implement housing goals intended to encourage housing to meet the City’s housing needs. The expectation is that as growth occurs consistent with the existing General Plan, housing would serve all income levels of the city, including both moderate- and low-income residents. By 2050, the population of the city is expected to increase to 15,091, which is an increase of 15 percent from the 2020 population (City of Grover Beach 2020b; US Census Bureau 2020). The City’s LUE identifies a potential population at buildout (2035 or later) of 16,080.
The amendments would implement Housing Element programs to encourage smaller units that are affordable by design by allowing fractional density units. Studio and one-bedroom units that are less than 1,000 square-feet in size would be counted as less than one density unit. These units are expected to result in an average household size that is less than the Department of Finance estimate of household sizes. For 48 example, studios are anticipated to generally house one person. This approach allows the City to increase dwelling units in the city, while maintaining population and density anticipated by the General Plan.
Therefore, there impacts on population growth would be less than significant. b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? The amendments encourage the development of new affordable housing units without displacing other housing units. The amendments include provisions pertaining to the demolition of residential units and require compliance with Government Code Section s 65583.2(g) and 66300(d), including creation of at least as many residential dwelling units, protection of affordable units, and relocation benefits to the occupants of affordable units. Therefore, impacts would be less than significant.
Conclusion
The amendments would be consistent with current population and housing policies.
Mitigation Measures
No mitigation measures are necessary.
XV. Public Services
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Result in substantial adverse physical impacts
associated with the provision of new or physically
altered governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? ☐ ☐ ☒ ☐
Police protection? ☐ ☐ ☒ ☐
Schools? ☐ ☐ ☒ ☐
Parks? ☐ ☐ ☒ ☐
Other public facilities? ☐ ☐ ☒ ☐
Setting
Fire Protection
In 2010, the communities of Grover Beach, Arroyo Grande, and Oceano consolidated their fire departments to form the Five Cities Fire Authority. The authority’s response area is approximately 10 square miles and protects 37,000 residents year-round (Placeworks 2020). In addition to protecting Grover Beach, Arroyo Grande, and Oceano, the Five Cities Fire Authority also provides services to the 49 Oceano Dunes State Vehicle Recreation Area. The Five Cities Fire Authority provides a variety of services, including fire suppression, rescue, emergency medical, hazardous materials, fire prevention, community outreach/education, and emergency preparedness (Placeworks 2020). The authority has three stations and uses the following apparatus:
• Four Type I (Structural) Fire Engines
• One Type III (Wildland) Brush Engine
• One 100-foot Aerial Platform (Truck)
• One Type IV Patrol (Dunes Response)
• One Reserve Type I Fire Engine
• One Type II Urban Search and Rescue/Breathing Support Unit • Three Staff/Fleet Vehicles
• Three Command Vehicles
Police Department
Police protection services in the city are provided by the Grover Beach Police Department, which operates from the main police station located at 711 Rockaway Avenue. The Police Department is staffed by 21 full-time and 2 part-time sworn (peace officer) personnel supported by 10 non-sworn support personnel. The department has a mutual aid agreement with Arroyo Grande and Pismo Beach, as well as with the County Sheriff’s Department and the California Highway Patrol. These agencies may be called upon for backup assistance (Placeworks 2020).
Schools
The city is located within the Lucia Mar Unified School District, which provides education to students in grade levels K–12. The district serves more than 10,600 students who attend Lucia Mar’s 11 elementary schools, three middle schools, three comprehensive high schools, one continuation high school, and one adult education program. (Placeworks 2020). Lucia Mar Unified School District operates two elementary schools within Grover Beach.
Parks and Recreation
The City manages seven parks, two dedicated open space areas, a skate park, the Community Center, and the Ramona Garden Park Center. The City has a Parks and Recreation Element that contains goals to provide a wide range of recreational opportunities for all ages. The California Department of Parks and Recreation manages the recreational facilities within Pismo State Beach (Placeworks 2020). 50 Environmental Evaluation
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
Fire protection? and
Police protection?
The Safety Element describes action items that include incorporation of the Five Cities Fire Authority and Police Department into review of new development. The City has also outlined building safety regarding building and fire codes as well as security and lighting measures. New development resulting from the proposed amendments would be subject to Development Impact Fees put toward fire and police protection services. With incorporation of these fees for new housing development, impacts would be less than significant.
Schools?
The amendments have the potential to increase the number of students in the area. New development is subject to development impact fees to be paid towards impacts to public schools.. With incorporation of these fees for new housing development, impacts would be less than significant.
Parks?
The creation of new housing as facilitated by the amendments would increase the volume of residents that may utilize public parks. The City maintains several public parks and open space areas for the community, in addition to the outdoor recreational facilities provided within Pismo State Beach. New development is subject to development impact fees put toward public parks in the area. With incorporation of these fees for new housing development, impacts would be less than significant.
Other public facilities?
Other public facilities that are maintained by the City, such as the Community Library, and public facilities based on public services, such as the Administrative Services building, would require standard development impact fees from new development for continued maintenance of the facilities. With incorporation of these fees for new housing development, impacts would be less than significant.
Conclusion
Potential impacts to public services would be less than significant.
Mitigation Measures
No mitigation measures are necessary.
51 XVI. Recreation
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
(a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
☐ ☐ ☒ ☐
(b) Does the project include recreational facilities or require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
☐ ☐ ☒ ☐
Setting
Recreational opportunities for both youth and adults are varied in Grover Beach. A well-rounded variety of programs and activities is available to Grover Beach’s residents at City, school, and private recreational facilities. Funded by the City’s General Fund, the City manages seven parks, two dedicated open space areas, a skate park, the Community Center, and the Ramona Garden Park Center. The City has a Parks and Recreation Element that contains goals to provide a wide range of recreational opportunities for all ages. The California Department of Parks and Recreation manages the recreational facilities within Pismo State Beach. (Placeworks 2020)
Environmental Evaluation
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
The proposed amendments do not have the potential to increase the number of residents that would use public recreation facilities in the area above the number that was anticipated in the General Plan at buildout. New development would be subject to development impact fees that would be put toward continued maintenance of the facilities. With the incorporation of fees, the impact on public recreational facilities would be less than significant.
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
A proposed recreational facility resulting from future development would be subject to environmental review. Therefore, impacts related to the amendments would be less than significant.
Conclusion
The amendments would not increase the projected population of the city from the thresholds in the General Plan. The implementation of development impact fees would make impacts to public services less than significant.
52 Mitigation Measures
No mitigation measures are necessary.
XVII. Transportation
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
(b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision (b)? ☐ ☐ ☒ ☐ (c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
(d) Result in inadequate emergency access? ☐ ☐ ☒ ☐
Setting
Grover Beach is served by State Route 1, U.S. Highway 101, and a series of arterial and secondary streets. The city is also served by a regional transit station and an Amtrak station. Transit service is provided by Regional Transit Authority South County Area Transit (RTA/SCAT) with four routes. RideOn Transportation operates a Transportation Management Association with a fleet of 90 vans and buses countywide, some of which serve Grover Beach. The City has an adopted Bicycle Master Plan. The generally flat terrain and layout of Grover Beach is favorable for bicycle and pedestrian circulation.
Additionally, most streets have sufficient width and low traffic volumes, permitting safe use by bicyclists (Placeworks 2020).
The San Luis Obispo Council of Governments (SLOCOG) Regional Transportation Plan (RTP) is a longrange planning document for the region’s transportation system. The RTP analyzes the transportation needs of the region into the future and identifies project priorities in order to improve the transportation system. The Plan offers a mix of mobility options and commits to a more sustainable transportation system through investments in public transportation, active transportation, highways, streets, and roads, and system efficiency.
Relevant policies from the City’s Circulation Element include:
Policy 2.2. Review the impact of land use proposals on the circulation system.
Program 2.2.1. Development proposals shall be reviewed according to the provisions of the zoning and subdivision ordinance to ensure that adequate access, on-site circulation, parking and loading areas are provided.
Program 2.2.2. The City shall require developers to provide mitigations to potential adverse impacts of development on the existing street system. This may include necessary street improvements, traffic signs or signals. 53 Program 2.2.3. Roads created in subdividing or land parceling will be designed to tie into existing and anticipated road systems.
Program 2.2.4. Development review will analyze of visibility at intersections.
Environmental Evaluation
a) Would the project conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? The amendments do not propose any programs, policies, or ordinances that are inconsistent with current regulations described in the Circulation Element. The Circulation Element promotes the use of alternative modes of transportation through the use of pedestrian and bicycle pathways, development of transit facilities, and creation of a balanced community where residents can live, work, play, and shop. Future housing development that would be facilitated by the amendments would not increase residents within the city beyond General Plan projections, and would be consistent with the General Plan by conducting infill development so that residents could work, live, play, and shop within the city’s limits. Additionally, prior to issuance of any building permit, a project applicant is required to pay development impact fees that would address potential traffic impacts. Therefore, impacts would be less than significant. b) Would the project would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
The amendments would be consistent with Circulation Element policies to promote pedestrian and bicycle pathways, transit, and other actions that ultimately decrease VMT within the city. The proposed amendments promote smaller, compact development (which would likely occur on infill parcels), promotes mixed-use projects and live/work units, and eliminates or reduces the amount of parking that would be required for residential developments, all of which promote the reduction of VMT.
Additionally, most new residential units facilitated by these amendments would likely generate less than 110 daily vehicle trips, which the Governor’s Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA identifies as having a less than significant impact relative to VMT. Compliance with applicable regulations and incorporation of fees makes impacts of future development less than significant.
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? and
d) Would the project result in inadequate emergency access? The amendments do not propose specific development at this time. Design features of future development would need to be consistent with road design features described in the Circulation Element as well as other applicable regulations determined by the City Engineer. Most development anticipated to be facilitated by the amendments would likely be infill development and would not create or realign roads.
Individual proposals for housing development would be reviewed for road design features regarding hazards and emergency access. Impacts would be less than significant Conclusion
No significant impacts would occur.
54 Mitigation Measures
No mitigation measures are necessary.
XVIII. Tribal Cultural Resources
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
(a) Would the project cause a substantial adverse
change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as
either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope
of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that
is:
(i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
☐ ☐ ☒ ☐
(ii) A resource determined by the lead agency, in its
discretion and supported by substantial
evidence, to be significant pursuant to criteria set
forth in subdivision (c) of Public Resources Code
Section 5024.1. In applying the criteria set forth
in subdivision (c) of Public Resource Code
Section 5024.1, the lead agency shall consider
the significance of the resource to a California
Native American tribe.
☐ ☐ ☒ ☐
Setting
As of July 1, 2015, Assembly Bill (AB) 52 was enacted and expands CEQA by establishing a formal consultation process for California Native American tribes within the CEQA process. AB 52 specifies that any project that may affect or cause a substantial adverse change in the significance of a tribal cultural resource would require a lead agency to “begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project.” According to the legislative intent for AB 52, “tribes may have knowledge about land and cultural resources that should be included in the environmental analysis for projects that may have a significant impact on those resources.” Section 21074 of AB 52 also defines a new category of resources under CEQA called “tribal cultural resources.” Tribal cultural resources are defined as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and are either listed in or eligible for listing in the CRHR or a local historic register or have been determined by the lead agency to be a tribal cultural resource. See also PRC 21074 (a)(1)(A)–(B).
CGC Section 65352.3 (adopted pursuant to the requirements of SB 18) requires local governments to contact, refer plans to, and consult with tribal organizations prior to making a decision to adopt or amend a general or specific plan. The tribal organizations eligible to consult have traditional lands in a local government’s jurisdiction, and are identified, upon request, by the NAHC. As noted in the State of California Tribal Consultation Guidelines (California Office of Planning and Research 2005), “The intent of SB 18 is to provide California Native American tribes an opportunity to participate in local land use 55 decisions at an early planning stage, for the purpose of protecting, or mitigating impacts to, cultural places.”.
The City’s COSE identifies the following policies relevant to cultural resources:
Policy COS-4.1 Tribal Resources. The City shall protect both known and potential tribal cultural resources.
Environmental Evaluation
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a-i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? and
a-ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
The City conducted AB 52 and SB 18 outreach to California Native American tribes and provided an opportunity for the tribes to consult regarding the Development Code and Land Use Element amendments to implement the Housing Element programs. The consultation request period is ongoing, and this section will be updated prior to adoption. To date, no requests for consultation have been received and no information regarding significant tribal cultural resources has been discovered. Therefore, impacts would be less than significant.
Conclusion
The amendments would be consistent with current policies regarding impacts to tribal cultural resources.
Mitigation Measures
No mitigation measures are necessary.
56 XIX. Utilities and Service Systems
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
Would the project:
(a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
☐ ☐ ☒ ☐
(b) Have sufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
☐ ☐ ☒ ☐
(c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it
has adequate capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
☐ ☐ ☒ ☐
(d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
☐ ☐ ☒ ☐
(e) Comply with federal, state, and local management
and reduction statutes and regulations related to solid waste?
☐ ☐ ☒ ☐
Setting
Wastewater
The South San Luis Obispo County Sanitation District (SSLOCSD) is responsible for the collection and treatment of sewage and wastewater in Grover Beach. Operation of the SSLOCSD is overseen by a Board of Directors that includes representatives from the City of Arroyo Grande, City of Grover Beach, and the Oceano Community Services District. The SSLOCSD’s sewage treatment facility is located on a 7.6-acre site between the Oceano Airport and the Arroyo Grande Creek Channel, in unincorporated Oceano. The sewage collected by Grover Beach is transported through its own collection system to the plant via trunk sewers that are owned and operated by the SSLOCSD. SSLOCSD wastewater facilities are capable of processing five million gallons of wastewater per day, of which the City has a contractual allocation of
1.5 million gallons per day (33%; City of Grover Beach 2019). In 2019, the total average wastewater flow per day of the facility was 2.3 million gallons, with the City’s contribution at 0.8 million gallons per day (City of Grover Beach 2019). Projected population growth for Arroyo Grande, Oceano, and Grover Beach indicates that at buildout of these three communities, the average flow per day will equal 75 percent of the system’s capacity. The City’s estimated flow at General Plan population buildout is anticipated to be 1.2 million gallons per day. Thus, wastewater capacity is not an immediate constraint to future housing development (City of Grover Beach 2020b).
Water
The City delivers both groundwater and surface water through its pressurized distribution system. The distribution system is composed of 48 miles of distribution mains, three storage reservoirs, one pumping 57 station, and approximately 5,278 service connections. The City receives surface water from the Lopez Project, which includes the Lopez Reservoir, the Lopez Terminal Reservoir, the Lopez Water Treatment Plant and the Lopez Pipeline and has a contractual entitlement of 800 acre-feet per year (City of Grover Beach 2015, 2021). The City’s operates a well system that consists of four wells and chlorination facilities draw water from the Santa Maria River Valley Groundwater Basin, an adjudicated basin. Grover Beach’s current water supply of 2,207 acre-feet per year comes from a combination of approximately 65 percent groundwater and 35 percent surface water. In 2020, the City’s total water use was 1,288 acre-feet.
It is expected that the City’s water demands will reach 1,550-acre feet per year by 2035, based on a 20% reduction in water use required by SB7 and future water demands calculated in the City’s 2019 Water System Master Plan (City of Grover Beach 2021). According to Grover Beach’s 2020 Urban Water Management Plan, groundwater supply is projected to be sufficient to serve the city through 2035 General Plan buildout during normal year, single dry years, and five consecutive dry years. The City would need to increase groundwater pumping in 2040 and 2045 to meet future demands (City of Grover Beach 2021).
Storm Drainage
The City manages its stormwater and drainage infrastructure. The system is characterized by small- to medium-sized retention basins that serve dual uses as parks (Mentone Basin), individual properties or common areas on properties throughout the city. Small portions of the city are served by drainage infrastructure that terminates in a waterbody or watercourse. Most properties in Grover Beach drain to retention facilities either on or off-site. Regulations are in place to control runoff and to cause runoff generated by on-site impervious surfaces to be retained on-site and infiltrated. These regulations were implemented to control downstream flooding caused by the lack of detention/retention facilities. (Placeworks 2020)
Solid Waste
The collection and disposal of solid waste in Grover Beach is managed by the San Luis Obispo County Integrated Waste Management Association (IWMA). Garbage and recycling in Grover Beach are collected by the South County Sanitary Service and are taken to Cold Canyon Landfill. In 2012, the Cold Canyon Landfill was approved for expansion, which allowed the landfill to divert recoverable waste more efficiently and effectively from the disposal area and increase disposal capacity, extending its life to approximately 2040. (Placeworks 2020)
58 Environmental Evaluation
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? and b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? and
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? and
d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? and
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
The amendments do not propose specific development at this time or establish new land uses. The additional housing units facilitated by the amendments would not increase the City’s population beyond the projections of the General Plan buildout (2035), which is the basis for resource capacity, and therefore would not exceed the capacity of utility services. New development would be subject to development fees for wastewater treatment and other utility services. Individual proposals for housing development would be subject to policies outlined in the Conservation Element, as well as other regulations for utility services, including development fees mentioned above.
The SSLOCSD wastewater treatment facility has adequate capacity to serve these additional housing units. Projected population growth for Arroyo Grande, Oceano, and Grover Beach indicates that at buildout of these three communities, the average flow per day will equal 75 percent of the system’s capacity. Thus, wastewater capacity is not an immediate constraint to future housing development. (City of Grover Beach 2020b)
According to Grover the City’s 2020 Urban Water Management Plan, groundwater supply is projected to be sufficient to serve the city through 2035, which accounts for General Plan Buildout conditions. The City also has entitlements for surface water allocations from Lopez Reservoir, which is intended to provide a sustainable water supply for the city, and buffer impacts to groundwater during drought years (City of Grover Beach 2021). The Urban Water Management Plan also provides a water shortage contingency analysis and a Water Shortage Contingency Plan that identifies stages of action to be undertaken by the City in response to water supply shortages.
Future development of residential units constructed consistent with the proposed amendments would be served by Cold Canyon Landfill, which has a remaining capacity of 14.5 million cubic yards and a closure date of December 31, 2040.
With incorporation of development fees, impacts would be less than significant. 59 Conclusion
Potential impacts to utilities and service systems would be less than significant.
Mitigation Measures
No mitigation measures are necessary.
XX. Wildfire
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
(a) Substantially impair an adopted emergency response
plan or emergency evacuation plan? ☐ ☐ ☒ ☐
(b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
☐ ☐ ☒ ☐
(c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
☐ ☐ ☒ ☐
(d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☒ ☐
Setting
CAL FIRE maps areas of significant fire risks in California, which are identified based on weather, topography, fuels, and other factors. Fire hazards are greatest in areas with steep slopes, volatile vegetation, and windy conditions.
According to the Safety Element, the city is not located within a fire hazard severity zone and is not confronted with a significant wildfire hazard because of its location on the coast away from vegetated hillsides. High humidity levels and cool ocean-influenced temperatures also limit the potential for wildfires to occur. Open areas containing annual grasses are present in areas throughout the city, but do not represent a major wildfire risk.
60 Environmental Evaluation
a) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project substantially impair an adopted emergency response plan or emergency evacuation plan? and b) Due to slope, prevailing winds, and other factors, if located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? and
c) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? and
d) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? The topography of the city is relatively flat, with a few hillside areas in the northern portion. The city is not within a state responsibility area on lands classified as very high fire hazard severity zones. The Pismo State Beach southwest of the city is classified as a state responsibility area. Development facilitated by the proposed amendments would increase density on mostly infill parcels. The amendments would not expose residents to additional risks from wildfire and future development generally would not require new infrastructure such as roads or fuel breaks. As part of the building permit review process, the City routinely involves the police and fire department to ensure that access and improvements meet with their requirements. This coordination is independent of the CEQA process and would be unaffected by the proposed project. Therefore, impacts would be less than significant.
Conclusion
Potential wildfire impacts would be less than significant.
Mitigation Measures
No mitigation measures are necessary.
61 XXI. Mandatory Findings of Significance
Environmental Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
(a) Does the project have the potential to substantially degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
☐ ☐ ☒ ☐
(b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively
considerable” means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other current projects, and the effects of probable future
projects)?
☐ ☐ ☒ ☐
(c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
☐ ☐ ☒ ☐
Setting
Environmental Evaluation
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? and b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? and
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Individual development project impacts on natural and cultural resources will be evaluated and mitigated, consistent with CEQA and applicable General Plan policies, LCP policies, and Development Code requirements. The proposed amendments would not affect City policies on protecting and enhancing biological or cultural resources or preclude the City from achieving resource protection goals.
The amendments would foster infill development within city limits. The additional density units created by the amendments would not increase the city’s population beyond that envisioned in the General Plan.
The amendments are consistent with General Plan Land Use policies regarding residential growth. The 62 amendments do not propose the conversion of agricultural or any other land use that is not already zoned for residential use. The amendments are intended to facilitate meeting the City’s RHNA for the planning period. There is no evidence that the amendments (policies and development standards) will have significant, adverse impacts on humans, either directly or indirectly. 63 3 REFERENCES
3CE. 2021. Understanding Clean Energy. Website. Available at: https://3cenergy.org/understandingclean-energy/. Accessed March 4, 2022.
California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan.
November. Available at:
https://ww2.arb.ca.gov/sites/default/files/classic//cc/scopingplan/scoping_plan_2017.pdf?utm_me dium=email&utm_source=govdelivery. Accessed March 1, 2022.
California Department of Conservation. 2018. San Luis Obispo County Important Farmland 2016.
California Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program. Available at:
ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/2016/slo16.pdf. Accessed February 28, 2022.
California Department of Toxic Substances Control (DTSC). 2020. EnviroStor database. Available at:
https://www.envirostor.dtsc.ca.gov. Accessed March 4, 2022.
California Department of Transportation. 2019. Scenic Highways Program. Electronic Document.
Available at: https://dot.ca.gov/programs/design/lap-landscape-architecture-and-communitylivability/lap-liv-i-scenic-highways. Accessed March 4, 2022.
California Department of Water Resources Control Board. 2020. Geotracker Database. Available at:
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=Paso+Robles. Access March 1, 2022.
City of Grover Beach. 1981. Local Coastal Program. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/1808/LocalCoastalProgram?bidId=. Accessed February 28, 2022.
____. 2010. Land Use Element. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/50/LandUseElement_Amended-07-06- 2020?bidId=. Accessed March 1, 2022.
____. 2019. City of Grover Beach Sewer Master Plan. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/10423/City-of-Grover-Beach-SMP-ReportFinal?bidId=. Accessed March 29, 2022. ____. 2020a. Conservation and Open Space Element Update. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/4134/Open-Space-Conservation-Element. Accessed March 3, 2022.
____. 2020b. City of Grover Beach 2020-2028 Housing Element. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/10920/Housing-Element_11_16_20_final.
Accessed February 28, 2022.
____. 2021. City of Grover Beach 2020 Urban Water Management Plan. Available at:
https://www.groverbeach.org/DocumentCenter/View/12188/Item14_Urban-Water-ManagementPlan-Final. Accessed March 1, 2022. 64 Placeworks. 2020. Initial Study for Grover Beach 2020-2028 Housing Element Update and Opportunity Site Rezoning. Electronic Document. Available at:
https://www.grover.org/DocumentCenter/View/10921/2020-2028-Housing-Element---InitialStudy---With-Errata---Final. Accessed March 3, 2022.
San Luis Obispo Air Pollution Control District (SLOAPCD). 2022. Annual Air Quality Report 2020.
Electronic Document. Available at: https://storage.googleapis.com/slocleanairorg/images/cms/upload/files/%28E-2%29.pdf. Accessed March 1, 2022.
San Luis Obispo Council of Governments (SLOCOG). 2019. 2019 Regional Housing Needs Allocation Plan. Adopted October 2019. Available at:
https://www.dropbox.com/s/stbw4b26apatv3f/_2019%20RHNA%20Plan_adopted_final.pdf?dl=0 . Accessed September 21, 2020.
U.S. Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS). 2021.
Farmland Protection Policy Act. Website. Available at:
https://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/landuse/fppa/?cid=nrcs143_008275.
Accessed March 1, 2022.
U.S. Census Bureau. 2020. Quickfacts Grover Beach City, California. Website. Available at:
https://www.census.gov/quickfacts/fact/table/groverbeachcitycalifornia/POP010220#POP010220.
Accessed March 29, 2022.
RESOLUTION NO. 22-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH,
CALIFORNIA AMENDING THE GENERAL PLAN LAND USE ELEMENT
WHEREAS, the City of Grover Beach has adopted a General Plan that serves as a blueprint for the future, prescribing policy goals and objectives to shape and guide the physical development of the City; and
WHEREAS, State Government Code Section 65302 requires all cities adopt a Land Use Element as part of its General Plan; and
WHEREAS, public notice has been given in the time and manner required by State law and City code; and
WHEREAS, the Council authorizes the Director to make corrections before final publishing to formatting, numbering, section references, and typographical and other non-substantive changes to ensure internal consistency within the Land Use Element; and WHEREAS, the Planning Commission of the City of Grover Beach, at its regular meeting of May 3, 2022, conducted a duly noticed public hearing and recommended the City Council approve amendments to the Land Use Element, Development Code and Zoning Map; and WHEREAS, the City Council of the City of Grover Beach, at its meeting of May 23, 2022, conducted a duly noticed public hearing to consider the amendments to the Land Use Element, Development Code and Zoning Map; and
WHEREAS, an Initial Study and Negative Declaration has been prepared in compliance with the California Environmental Quality Act and determined that the amendments would not have a significant impact on the environment; and
WHEREAS, the City Council of the City of Grover Beach, finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article IX, Section 7.30.060.A:
1. The proposed amendment is internally consistent with other applicable provisions of the General Plan.
NOW, THEREFORE, BE IT RESOLVED that the above WHEREAS provisions are incorporated herein as if set out in full and that the City Council for the City of Grover Beach DOES HEREBY ADOPT an amendment to the General Plan Land Use Element attached as Exhibit A, and this Resolution shall not become effective and in full force and effect until 12:01 a.m. on the thirty first day after its final passage.
On motion by ______, seconded by _______, and on the following roll-call vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Attachment 2
the foregoing Resolution was PASSED, APPROVED, AND ADOPTED at the Regular Meeting of the City Council of the City of Grover Beach, California, this 23rd day of May 2022. ___________________________________
JEFF LEE, MAYOR
Attest:
______________________________
WENDI SIMS, CITY CLERK
** D R A F T **
Adopted 2-16-10
Effective 3-18-10
Amended 5-16-12
Amended 8-6-12
Amended 7-6-20
Exhibit A
CITY of GROVER BEACH ~ GENERAL PLAN
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CITY of GROVER BEACH ~ GENERAL PLAN
LU-iii
CITY of GROVER BEACH ~ GENERAL PLAN
LU-iv
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
LU-v
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
LU-6
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.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-7
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
LU-9
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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LU-10
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
LU-13
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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LU-14
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-35
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-36
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-37
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-38
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.
CITY of GROVER BEACH ~ GENERAL PLAN
LU-39
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-40
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-41
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-42
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-43
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-44
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-45
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
CITY of GROVER BEACH ~ GENERAL PLAN
LU-46
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-47
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-48
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-49
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-50
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-51
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-52
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-53
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-54
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-55
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-56
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-57
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-58
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-59
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-60
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-61
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-62
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-63
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-64
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-65
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-66
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-67
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-68
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-69
CITY of GROVER BEACH ~ GENERAL PLAN
LU-70
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-71
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-72
CITY of GROVER BEACH ~ GENERAL PLAN
LU-73
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-74
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-75
CITY of GROVER BEACH ~ GENERAL PLAN
LU-76
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-77
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-78
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-79
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-80
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-81
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-82
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-83
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-84
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-85
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-86
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-87
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-88
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
Attachment 3
ORDINANCE NO. 22-__
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH,
CALIFORNIA AMENDING GROVER BEACH MUNICIPAL CODE ARTICLE IX DEVELOPMENT CODE CHAPTERS 2-6 AND 8-9 INCLUDING A ZONING MAP
AMENDMENT
WHEREAS, the City of Grover Beach is a General Law city organized pursuant to Article XI of the California Constitution; and
WHEREAS, pursuant to the authority granted the City by Article XI, Section 7 of the California Constitution, the City has the authority to adopt regulations designed to promote the public convenience or the general prosperity, as well as regulations designed to promote the public health, the public morals or public safety; and
WHEREAS, comprehensive zoning and land use regulations lie within the City’s authority; and
WHEREAS, an Initial Study and Negative Declaration was prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA), and certified by City Council; and; WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, Section 5.40 Utility Undergrounding is amended and the Council hereby rescinds Council Resolution 07-62 that had adopted an interim undergrounding policy; and WHEREAS, the Council authorizes the Director to make corrections before final publishing to formatting, numbering, section references, and typographical and other non-substantive changes to ensure internal consistency within the Development Code; and WHEREAS, the Planning Commission held a public hearing on May 3, 2022 and recommended the City Council approve the Development Code amendment; and WHEREAS, the City Council held a public hearing and conducted first reading of the Development Code amendment on May 23, 2022; and
WHEREAS, the City Council of the City of Grover Beach, finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article IX, Section 7.30.060.A:
1. The proposed amendment is consistent with the General Plan.
2. The proposed amendment is internally consistent with other applicable provisions of the Development Code.
3. The proposed amendment will not be detrimental to the public health, safety, or welfare of the City.
Ordinance No. 22- Page 2
4. The affected sites of the Zoning Map amendment are physically suitable in terms of design, location, shape, size, operating characteristics, the provision of public and emergency vehicle access, and public services and utilities for the anticipated land uses.
NOW THEREFORE, BE IT HEREBY ORDAINED BY THE CITY COUNCIL OF THE CITY OF GROVER BEACH AS FOLLOWS:
PART 1. Grover Beach Municipal Code Article IX Development Code, Section
1.10.020 Zoning Map is amended to change the land-use zoning designations of the parcels identified below from Office Professional (OP) to Commercial Business-Open (CBO) as follows:
APN Address Zoning
060-242-040
060-248-001
through 041
200 South 13th
Street
1239 Long
Branch Avenue
Ordinance No. 22- Page 3
060-156-032 845 Ramona
Avenue
PART 2. Grover Beach Municipal Code Article IX Development Code, Chapter 2 Zones and Allowable Land Uses is amended as shown in Exhibit A.
PART 3. Grover Beach Municipal Code Article IX Development Code, Chapter 3 Standards for All Development and Land Uses is amended as shown in Exhibit B.
PART 4. Grover Beach Municipal Code Article IX Development Code, Chapter 4 Standards for Specific Development and Land Uses is amended as shown in Exhibit C.
PART 5. Grover Beach Municipal Code Article IX Development Code, Chapter 5 Sections 5.20 Street Improvements and 5.40 Utility Undergrounding are deleted in their entirety and replaced as shown in Exhibit D.
PART 6. Grover Beach Municipal Code Article IX Development Code, Chapter 6 Procedures is amended as shown in Exhibit E.
PART 7. Grover Beach Municipal Code Article IX Development Code, Chapter 8 Subdivision Regulations is amended as shown in Exhibit F.
PART 8. Grover Beach Municipal Code Article IX Development Code, Chapter 9 Definitions, Section 9.10.020 Definition of Specialized Terms and Phrases is amended as shown in Exhibit G.
PART 9. Severability. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held invalid by a court of competent jurisdiction, such a decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have passed this Ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses, or phrases, be declared invalid.
Ordinance No. 22- Page 4
PART 10. All ordinances and parts of ordinances in conflict with those sections amended or added herein are hereby repealed.
PART 11. Effective Date. This Ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty first day after adoption by the City Council for the area not within the Coastal Zone. For the area within the Coastal Zone this Ordinance shall become effective and in full force upon final certification by the California Coastal Commission. Within 15 days after adoption by the City Council, the Ordinance shall be published once, together with the names of the Council Members voting thereon, in a newspaper of general circulation within the City.
INTRODUCED at a regular meeting of the City Council held on May 23, 2022 and PASSED, APPROVED, and ADOPTED by the City Council on June 13, 2022, on the following roll call vote, to wit:
AYES: Council Members -
NOES: Council Members -
ABSENT: Council Members -
ABSTAIN: Council Members -
RECUSED: Council Members -
___________________________________
JEFF LEE, MAYOR
Attest:
______________________________
WENDI SIMS, CITY CLERK
Approved as to Form:
_____________________________
DAVID P. HALE, CITY ATTORNEY
** D R A F T **
Attachment 3, Exhibit A
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 Permit Application 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 ..................................................................... 25
2.30.050 Commercial Zones Design Standards ............................................................................... 26
2.40 Industrial Zones ................................................................................................................................ 30
2.40.010 Purpose .............................................................................................................................. 30
2.40.020 Purpose of the Industrial Zones ......................................................................................... 30
2.40.030 Industrial Zones Allowable Land Uses and Permit Requirements ..................................... 31
2.40.040 Industrial Zones Development Standards .......................................................................... 34
2.40.050 Industrial Zones Miscellaneous Standards ........................................................................ 35
2.50 Public Facilities Zone ....................................................................................................................... 36
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 ____
2.50.010 Purpose .............................................................................................................................. 36
2.50.020 Public Facilities Zone Allowable Land Uses and Permit Requirements ............................ 36
2.50.030 Public Facilities Development Standards........................................................................... 37
2.60 Parks & Recreation Zone ................................................................................................................. 38
2.60.010 Purpose .............................................................................................................................. 38
2.60.020 Parks & Recreation Zone Allowable Land Uses and Permit Requirements ...................... 38
2.60.030 Parks & Recreation Zone Development Standards ........................................................... 39
2.70 Open Space Zones ............................................................................................................................ 40
2.70.010 Purpose .............................................................................................................................. 40
2.70.020 Purpose of the Open Space Zones .................................................................................... 40
2.70.030 Open Space Zones Allowable Land Uses and Permit Requirements ............................... 41
2.70.040 Open Space Zone Development Standards ...................................................................... 41
2.80 Urban Reserve Zone ......................................................................................................................... 43
2.80.010 Purpose .............................................................................................................................. 43
2.80.020 Urban Reserve Zone Allowable Land Uses and Permit Requirements ............................. 43
2.80.030 Urban Reserve Zone Development Standards .................................................................. 43
2.90 Overlay Zones ................................................................................................................................... 44
2.90.010 Purpose .............................................................................................................................. 44
2.90.020 Planned Development Overlay Zone ................................................................................. 44
2.90.030 Emergency Shelter Overlay Zone ...................................................................................... 46 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 Application 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 Application 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 Application 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 application.
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 application.
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.
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 requirements of Subsection B, and compliance with all applicable requirements of the Local Coastal Program and this Development Code.
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
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 ____
Permit by the Review Authority and other required development applications consistent with this Section.
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 6.20.060);
2. Administrative Development Permit (Section 6.20.020);
3. Coastal Development Permit (Section 6.20.040); and/or
4. Zoning Clearance (Section 6.20.110).
D. 2. 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 that is also permitted pursuant to Tables 2.2,
2.4, 2.6, 2.8, 2.9, and 2.10, is not allowed within the City, except as otherwise provided in Section 6.20.080 (Temporary Use Permit).
E. B. 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) and Section 4.10.015 (Accessory Dwelling Units). 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) and Section
4.10.015 (Accessory Dwelling Units). 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) and Section 4.10.015 (Accessory Dwelling Units). Public
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 ____
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.
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-familyunit 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-familyunit 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-familyunit 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 TwoUnit 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-FamilyUnit 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 on Wheels 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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); 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.
Section 3.10.070
Street Side (Buildings) 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ 10’ 5’ Section 3.10.070 Street Side (garage door
facing the street)
20’
18’
20’
18’
20’
18’
20’
18’
20’ 18’ 20’ 18’ Section 3.10.070
Side 5’ 5’ 5’ 5’ 5’ 5’ Section 3.10.070
Rear 10’ 10’ 10’ 10’ 10’ 10’ Section 3.10.070
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% Section 3.10.035 Density Requirements
Density (units/gross acre1)
3-
maximum
5 5 9 9 20 20 For fractional density,
see Section 3.10.025
Lot Requirements
Lot Size (minimum square feet)
Residential2
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)
Residential2
Non-Residential Uses
650’
100’
650’
100’
650’
100’
650’
100’
650’
6100’
650’
6100’
Lot Depth (minimum)2 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; Section 3.10.065 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, width, and depth required for the site; the lot may be further divided into smaller lots consistent with Section 4.25.030 (Multi-Unit Detached Dwellings/Cluster Development Design Standards), Section 4.25.040 (Multi-Unit Attached Dwellings (Small/2-9 Units) and Mixed-Use Developments (2-9 units) Design Standards), and Section 4.25.050 (Multi-Unit Attached Dwellings (Large/10+ Units) and Mixed Use Developments with 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, twostory housing may be permitted but should be designed to respect the privacy of surrounding residences. All multifamily development and large group-living facilities
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 ____
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:
1. Keep a low-profile and New development shall conform to the natural slopes and not exceed 25 feet in height.
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 ____
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.
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.
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 ____
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.
12. Areas of significant natural vegetation should be protected and enhanced where feasible.
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 ____
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 provides a cross section of the site demonstrating that view corridors are eliminated into single story windows of the adjoining property. The cross section
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 ____
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 (CBO) 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 CBO 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 UP4 UP Section 4.10.135
> 3,000 sf UP UP UP UP UP4 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 4.10.095 Mixed-Use Project UP UP UP UP UP UP2 UP
Section 4.10.110
Section 4.25.040
Section 4.25.050
Multi-FamilyUnit Attached Dwelling -- UPP -- -- -- -- -- Section 2.30.040,
Section 4.25.040,
Section 4.25.050
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 CBO NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
Residential Care Facility for the Elderly UP4 UP -- -- -- -- -- Senior Housing UP4P4 UPP -- -- -- -- -- 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.
AUPU
P
AUP
UP -- -- AUPUP
AUP
UP
AUP
UP
Resale Stores P P P AUP P P P Section 4.10.160
Thrift Store AUPP AUP
P
AUP
P - AUPP -- -- Section 4.10.210
Plant Nursery AUPP 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
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
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 CBO NC OP RC
VS/
CVS1
CC1 Specific Use
Regulations
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 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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); 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
Commercial Zones 2.30.040
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 ____
2.30.040 Commercial Zones Development Standards
Table 2.5. Commercial Zones Development Standards
CB/
CBO
NC OP RC VS/
CVS
CC Specific
Regulations
Building Placement Requirements
Setbacks1
Front and Street Side 0’ 20’ 0’ 0’ 0’ 10’ 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% Section 3.10.035 Density Requirements
Residential Density (units/acre) 20 9 20 9 20 9
For fractional
density, see
Section 3.10.025
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.) 50’3 50’ 50’ 100 60’ 100 60’ 50’
Other Requirements
Landscaping (minimum) 5% 10% 10% 10% 10% 510% Section 3.30 Fences and Screening See Section 3.10.020; Section 3.10.065 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 CB-O Zone, ground floor residential uses facing West Grand Avenue shall have 75 feet minimum lot width and 100 feet minimum lot depth.
2.30.050 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 ____
2.30.050 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 and Mixed-Use 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.
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 (Nonresidential/Residential Zone Interface)
1. Landscaping. 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 3.10.065.A (Screening between nonresidential and residential zones) shall also apply.
2. Upper Story Setbacks.
a. 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.
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 ____
Figure 2.3 – Commercial/Residential Zone Edge Conditions b. 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.
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 and Walls), and Section 3.10.065 (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 3.10.065 (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. comply with Section 3.10.075 (Trash Enclosures).
4. Driveway Entry. Decorative materials such as pavers or scored or colored concrete shall be required at driveway entries, for the full driveway width, from the back of sidewalk for a depth of at least five feet.
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 ____
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. To the extent appropriate nexus findings can be made, Ddevelopments along creeks should will include public access across the development site to the creek and along the creek, provided that wildlife habitat, 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.).
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 ____
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.).
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.
2.40.010 Industrial 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 ____
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.
Industrial Zones 2.40.030
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 ____
2.40.030 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 Section 4.10.095
Mixed-Use Project -- UP -- Section 4.25.040, Section
4.25.050
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
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 ____
Table 2.6. Industrial Zones Allowable Land Uses and Permit Requirements1 Land Use CI1 CIC1 I Specific Use Regulations
Adult Business UP -- -- Section 4.20
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 3.10.020Section
3.10.065; Section
4.10.130
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
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
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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); 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
2.40.040 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 ____
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, Section 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) Industrial Zones 2.40.050
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 ____
2.40.050 Industrial Zones Miscellaneous Standards
A. Design Standards. All industrial development shall comply with the following standards and the adopted Industrial Design Guidelines:
1. 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.
2. 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.
3. 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 3.10.065020 (Fences, Walls, and Screening).
4. Equipment. All ground mounted, building mounted, and roof mounted equipment, except for solar collection systems, shall be screen in compliance with Section 3.10.065020 (Fences, Walls, and Screening).
5. 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 comply with Section 3.10.075 (Trash Enclosures).
6. 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 3.10.065A. (Screening between nonresidential and residential zones) shall also apply.
2.50.010 Public Facilities Zone
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 ____
2.50 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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); 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
Public Facilities Zone 2.50.030
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 ____
2.50.030 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.
2.60.010 Parks & Recreation 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 ____
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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); 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
Parks & Recreation Zone 2.60.030
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 ____
2.60.030 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.
2.70.010 Open Space Zones
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 ____
2.70 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.
Open Space Zones 2.70.030
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 ____
2.70.030 Open Space Zones Allowable Land Uses and Permit Requirements Table 2.10. Open Space Zones Allowable Land Uses and Permit Requirements1 Land Use OS COS1 CGC1 CPB1 CVB1 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 P2 -- -- --
Passive Use Facilities P P3 -- -- --
All Open Space, Recreational, Scientific &
Educational Uses -- -- -- P4 P5
Transportation & Infrastructure
Parking Facility UP UP -- -- --
Telecommunication Facility UP UP6 UP6 -- -- 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 6.20.060);
b. Administrative Development Permit (Section 6.20.020); c. Coastal Development Permit (Section 6.20.040); and/or d. Zoning Clearance (Section 6.20.110).
2. Use shall not significantly disturb native vegetation and habitat.
3. 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.
4. Uses shall be compatible with visitor enjoyment of the beach and ocean, which do not require the use of any type of motor vehicle.
5. Uses shall be compatible with visitor enjoyment of the beach and ocean, including but not limited to the use of motor vehicles.
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. 14-04)
Legend
P Permitted Use
UP Use Permit Required
-- Use Not Allowed
2.70.040 Open Space Zone Development Standards
0 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 ____
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.
Urban Reserve Zone 2.80.010
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 ____
2.80 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.
2.90.010 Overlay Zones
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 ____
2.90 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 application requirements. Development and new uses within the PD Overlay zone shall obtain the development permit application 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 Overlay Zones 2.90.020
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 ____
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;
2.90.030 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 ____
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 2.34.
Figure 2.34 – Emergency Shelter Overlay Zone
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 Overlay Zone, except for the requirements set forth in this Section that are unique to 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 ____
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.
Attachment 3, Exhibit B
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 and Walls, and Screening ........................................................................................ 4
3.10.025 Fractional Density for Multi-Unit Developments............................................................... 12
3.10.030 Height Limits and Exceptions ............................................................................................ 12
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
3.10.075 Trash Enclosures ................................................................................................................. 25
3.10.080 Upper Story/Rooftop Decks and Open Spaces................................................................. 26
3.20 Affordable Housing Density Bonuses and Concessions/Incentives ........................................... 29
3.20.010 Purpose ................................................................................................................................. 29
3.20.020 General Affordable Housing Provisions............................................................................ 29
3.20.030 Application Requirements .................................................................................................. 30 Applicability: Affordable Housing Density Bonuses and Concessions/Incentives ........................... 32
3.20.040 Density Bonus ...................................................................................................................... 33 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 __
3.20.050 Incentives.............................................................................................................................. 34
3.20.060 Local Coastal Program Consistency ................................................................................. 34
3.20.070 Review Procedures .............................................................................................................. 34
3.20.080 Affordable Housing and Senior Housing Agreements .................................................... 36
3.20.090 Design and Quality .............................................................................................................. 37
3.30 Landscaping Standards ................................................................................................................... 39
3.30.010 Purpose ................................................................................................................................. 39
3.30.020 Applicability .......................................................................................................................... 39
3.30.030 Landscape and Irrigation Plans ......................................................................................... 40
3.30.040 Landscape Standards.......................................................................................................... 40
3.30.050 Landscape Requirements ......................................................................................................... 43
3.30.050 3.30.060 Maintenance of Landscaped Areas..................................................................... 44
3.40 Mobile Home Park Conversion Process ......................................................................................... 46
3.40.010 Authority and Short Title ..................................................................................................... 46
3.40.020 Definitions............................................................................................................................. 46
3.40.030 Conversion Impact Report Requirements ......................................................................... 48
3.40.040 Pre-Conversion Questionnaire ........................................................................................... 49
3.40.050 Relocation Specialist ........................................................................................................... 50
3.40.060 Conversion Impact Report Content ................................................................................... 50
3.40.070 Public Hearing Regarding Conversion Impact Report ..................................................... 52
3.40.080 Decision Regarding Conversion Impact Report ............................................................... 53
3.40.090 Application for Exemption from Relocation Assistance Obligations ............................ 55
3.40.0100 Certification of Acceptance ................................................................................................ 56
3.40.0110 Performance of Mitigation Measures ................................................................................. 57
3.40.0120 Modification of Conversion Impact Report ....................................................................... 57
3.40.0130 Expiration of Conversion Impact Report ........................................................................... 57
3.40.0140 Nullification of Impact Report ............................................................................................. 58
3.40.0150 Right of First Refusal........................................................................................................... 58
3.40.0160 Appeal ................................................................................................................................... 58
3.40.0170 Processing Fees .................................................................................................................. 59
3.40.0180 Building Permits .................................................................................................................. 59
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 __
3.40.0190 Exemption ............................................................................................................................. 59
3.50 Parking Regulations ......................................................................................................................... 60
3.50.010 Purpose ................................................................................................................................. 60
3.50.020 Applicability .......................................................................................................................... 60
3.50.030 General Provisions .............................................................................................................. 61
3.50.040 Required Parking Spaces.................................................................................................... 62
3.50.050 Bicycle Parking Spaces....................................................................................................... 68
3.50.060 Parking Reductions ............................................................................................................. 68
3.50.070 Location of Required Parking ............................................................................................. 70
3.50.080 Parking Districts .................................................................................................................. 71
3.50.090 Loading ................................................................................................................................. 71
3.50.0100 Parking Design and Driveway Standards .......................................................................... 72
3.50.0110 Residential Front and Street Side Setback Parking ......................................................... 77
3.60 Sign Regulations ............................................................................................................................... 79
3.60.010 Purpose ................................................................................................................................. 79
3.60.020 Applicability .......................................................................................................................... 79
3.60.030 Exempt Signs ....................................................................................................................... 80
3.60.040 Prohibited Signs .................................................................................................................. 81
3.60.050 Application Requirements .................................................................................................. 82
3.60.060 Signage within the Coastal Zone ....................................................................................... 83
3.60.070 Requirements for All Signage ............................................................................................ 84
3.60.080 Temporary Signs .................................................................................................................. 87
3.60.090 Permanent Signs .................................................................................................................. 89
3.60.0100 Special Consideration Signs .............................................................................................. 92
3.60.0110 Nonconforming Signs ......................................................................................................... 93
3.60.0120 Signs on City Property ........................................................................................................ 94 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, and Walls, and Screening
3.10.025 - Fractional Density for Multi-Unit Developments
3.10.030 - Height Limitations and Exceptions
3.10.035 - Lot Coverage and Exceptions
3.10.040 - Outdoor Lighting
3.10.045 - Open Space for Residential Uses
3.10.050 - Performance Standards
3.10.060 - Reasonable Accommodations
3.10.065 - Screening
3.10.070 - Setback Requirements and Exceptions
3.10.075 - Trash Enclosures
3.10.080 - Upper Story/Rooftop Decks and Open Spaces
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 and 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.
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 __
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.
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 3.310)
Figure 3.1.1 – Fence Setback Areas
(Reference Chapter 2 for Specific Setbacks by Zone)
Figure 3.1.1 – Fence Setback Areas
(Reference Chapter 2 for Specific Setbacks by Zone) Corner Lot Property
Refer to
Figure 3.1.2
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 __
Figure 3.1.2 – Corner Lot Fence Setback Areas
Figure 3.1.3 – Example of 75% Transparency Calculation
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.
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 __
2. Exception. A fence with maximum heights consistent with Section 3.10.020.C may be allowed with the following conditions:
a. Retaining Wall. Maximum height of retaining wall shall be six feet as measured from the adjacent grade on the lower side.
b. 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. The maximum wall or fence height is seven feet in residential zones outside of required setback areas.
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 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 __
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).
Figure 3.1.8 – Measurement of Fence on Landscaped Berm
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. 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.
K. Specific fence and wall requirements for specified uses.
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 __
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.
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.
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. The colors, materials, and architectural style of screening shall be architecturally compatible with other on-site development.
3.10.025 Fractional Density for Multi-Unit 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-unit residential zones (R2, CR2, R3, and CR3) and commercial zones that allow mixed-use projects and multi-unit dwellings, fractional density may be applied (Subsection C, below).
C. Multi-unit fractional density. The following density unit value attributed to unit sizes may be used for the purpose of calculating multi-unit 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.