AGENDA
GROVER BEACH CITY COUNCIL
GROVER BEACH CITY HALL - COUNCIL CHAMBER
154 SOUTH EIGHTH STREET
GROVER BEACH, CALIFORNIA
MONDAY, NOVEMBER 10, 2025, 6:00 PM
Next Resolution No .25-39
Next Ordinance No. 25-09
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
FLAG SALUTE
ROLL CALL Council Members Kathy McCorry-Driscoll, Jules Tuggle, Clint Weirick, Mayor Pro Tem Robert Robert, and Mayor Kassi Dee
CLOSED SESSION ANNOUNCEMENTS
On Monday, October 27, 2025 at 8:20 p.m. the City Council met in Closed Session regarding the following item:
A. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Government Code Section 54957
Title: City Attorney
Closed Session Announcements: At 8:36 p.m., Mayor Dee reconvened the meeting in open session with all Council Members present and announced there were no reportable actions.
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 adopt the agenda as presented or as revised by motion.
CEREMONIAL CALENDAR
None
Meetings can be viewed on cable Channel 20 in Grover Beach and are live streamed on www.slospan.org. Members of the public may provide public comment via the phone during the meeting by calling (805) 321-6639 (the phone line will open just prior to the start of the meeting at 6:00 PM). Written public comments can be submitted via email to [email protected]. To ensure distribution to the City Council, please submit comments not later than 12:00 p.m. the day of the meeting. All correspondence will be distributed to the City Council, posted on the City’s website, and be made part of the official public record of the meeting. Please note, comments will not be read into the record.
Agenda: Grover Beach City Council Meeting Page 2
Monday, November 10, 2025
PRESENTATIONS
None
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, or discuss, 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.
1. Minutes of the City Council Meeting on Tuesday, October 27, 2025 – City Clerk Sims (Recommended Action: Approve the minutes as submitted or revised.)
VOICE VOTE
2. Adoption of the City Council Meeting Schedule for the Calendar Year 2026 – City Manager Bronson
(Recommended Action: Adopt the proposed City Council meeting schedule for the calendar year 2026.)
3. Request for Approval of Final Subdivision Map for Tract 3209 (738 Rockaway Avenue) – Public Works Director/City Engineer Ray and Community Development Director Martin (Recommended Action: Approve the Final Subdivision Map for Tract 3209 (738 Rockaway Avenue); authorize the City Clerk to sign and record the map; and direct the City Manager to enter into a Subdivision Improvement Agreement with the owner (Grover Beach Holdings, LLC).)
ROLL CALL VOTE
PUBLIC HEARING
4. Public Hearing Regarding the Closeout of State Community Development Block Grant Contract 22-CDBG-NH-00015 – Community Development Director Martin and Associate Planner Reese
(Recommended Action: Conduct a public hearing and receive a report summarizing the accomplishments performed under the State Community Development Block Grant Agreement 22-CDBG-NH-00015 and to solicit citizen input regarding expenditures and accomplishments of the funding received under the contract; and direct staff to proceed with submitting required documents for closeout to the State.)
ROLL CALL VOTE
5. Public Hearing to Consider Potential Programs/Projects for Inclusion in the 2025 State Community Development Block Grant Application – Community Development Director Martin and Associate Planner Reese
(Recommended Action: Conduct a public hearing to solicit community input and provide direction on the Community Development Block Grant (CDBG) eligible activities to apply for under the 2025 CDBG Notice of Funding Availability (NOFA).)
ROLL CALL VOTE
Agenda: Grover Beach City Council Meeting Page 3
Monday, November 10, 2025
6. Appeal of the Planning Commission Approval of Development Application No. 24-54, a Request by Empire Development for a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit to Construct a Five-Story Mixed-Use Development at 261 Rockaway Avenue – Community Development Director Martin and Senior Planner Bell (Recommended Action: Adopt the Resolution (Attachment 1) to deny an appeal and uphold the Planning Commission’s decision and approve Development Application DA 24-54, a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit for a five-story mixeduse development located at 261 Rockaway Avenue; and affirm the Planning Commission’s determination that this project qualifies for a Class 32 Exemption from environmental review under the California Environmental Quality Act (CEQA).)
ROLL CALL VOTE
REGULAR BUSINESS
None
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.
SLO Council of Governments/SLO Regional Transit Authority Kassi Dee (Alt: Robert Robert) (SLOCOG / SLORTA)
South County Transit Committee Kassi Dee (Alt: Robert Robert) South SLO County Sanitation District (SSLOCSD) Kassi Dee (Alt: Clint Weirick) Central Coast Community Energy (3CE) Kathy McCorry-Driscoll (Alt: N/A) REACH Kathy McCorry-Driscoll (Alt: Robert Robert)
Visit SLO CAL Advisory Committee Kathy McCorry-Driscoll (Alt: Robert Robert) Air Pollution Control District (APCD) Robert Robert (Alt: Kassi Dee) Integrated Waste Management Authority (IWMA) Robert Robert (Alt: Kathy McCorry-Driscoll) Homeless Services Oversight Council (HSOC) Jules Tuggle (Alt: Clint Weirick) SLO County Water Resources Advisory Committee (WRAC) Jules Tuggle (Alt: Robert Robert) South County Chambers of Commerce Jules Tuggle (Alt: Robert Robert) Zone Three Advisory Committee Jules Tuggle (Alt: Robert Robert) California Joint Powers Insurance Authority (CJPIA) Clint Weirick (Alt: Kathy McCorry-Driscoll) Community Action Partnership of San Luis Obispo County Clint Weirick (Alt: Kassi Dee) (CAPSLO)
Five Cities Fire Joint Powers Authority Clint Weirick and Kassi Dee
COUNCIL COMMUNICATIONS
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.
Agenda: Grover Beach City Council Meeting Page 4
Monday, November 10, 2025
CITY MANAGER’S REPORTS AND COMMENTS
CLOSED SESSION
It is the intention of the City Council to meet in Closed Session concerning the following item:
ADJOURNMENT
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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.
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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 encourage 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 from 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.
MINUTES
CITY COUNCIL MEETING
MONDAY, OCTOBER 27, 2025
CALL TO ORDER Mayor Dee called the meeting to order at 6:00 p.m. in the City Hall Council Chamber, 154 South Eighth Street, Grover Beach, California.
FLAG SALUTE The flag salute was led by Anya Jacobsen, an 11-year-old, 6th grade student at Grover Beach Elementary School.
ROLL CALL
City Council: Council Members Kathy McCorry-Driscoll, Jules Tuggle, Clint Weirick, Mayor Pro Tem Robert Robert, and Mayor Kassi Dee were present.
City Staff: City Manager Matthew Bronson, Assistant City Manager Kristin Ericksson, Acting City Attorney Jennifer Thompson, City Clerk Wendi Sims, Police Chief Jim Munro, Public Works Director/City Engineer Greg Ray, Administrative Services Director Nick Szamet, Community Development, Director Megan Martin, and CIP Manager Erin Wiggin were also present.
CLOSED SESSION ANNOUNCEMENTS
On Tuesday, October 14, 2025 at 8:24 p.m. the City Council met in Closed Session regarding the following items:
A. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Significant exposure to litigation pursuant to paragraph (2) or (3) of subdivision (d) of Government Code section 54956.9
One (1) Case (Brown Act Demand to Cure and Correct)
Closed Session Announcements: At 8:39 p.m., Mayor Dee reconvened the meeting in open session with all Council Members present and announced that a Motion was made by Mayor Dee and Seconded by Mayor Pro Tem Robert to Reject the Cure and Correct demand submitted by Debbie Peterson regarding the September 2, 2025, Planning Commission meeting and authorizing the City Attorney’s Office to draft and provide the rejection notice to Ms. Peterson.
The motion passed on the following roll call vote:
Council Member McCorry-Driscoll: Yes
Council Member Weirick: Yes
Council Member Tuggle: Yes
Mayor Pro Tem Robert: Yes
Mayor Dee: Yes
AGENDA REVIEW
Action: Upon unanimous consensus, the Council adopted the agenda as presented.
Agenda Item No. 1
Placement: Consent
Meeting Date: November 10, 2025
Minutes: City Council Meeting Page 2
Monday, October 27, 2025
CEREMONIAL CALENDAR
None.
PRESENTATIONS
1. South County Chambers of Commerce Update – Presentation by South County Chambers of Commerce CEO Jeff Chambers.
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.
• Charles Varni
• Bruce Carson
• Debbie Peterson
• Brenda Auer
• John Rohner
• Randall Myrick
• Marsha Thornton
There being no further public comments received, and the Mayor closed public comment.
CONSENT AGENDA
Prior to consideration of the Consent Agenda, Mayor Dee opened public comment. • Brenda Auer
• Loren Westphal
• Marsha Thornton
• David Swift
There being no further public comments received, and the Mayor closed public comment.
At this time Council Member Weirick requested to pull Item 5 from the Consent Agenda for further discussion, Council gave Consensus.
It was motioned by Mayor Pro Tem Robert and seconded by Council Member Weirick to approve Consent Agenda Item No. 2, 3, 4, 6, 7, 8, and 9 as recommended. The motion carried on the following roll call vote:
AYES: Council Members – Tuggle, McCorry-Driscoll, Weirick, Mayor Pro Tem Robert and Mayor Dee
NOES: Council Members – None
ABSENT: Council Members – None.
ABSTAIN: Council Members – None
2. Treasurer’s Report for the Period of September 1, through September 30, 2025 Action: Approved the Treasurer’s Report as submitted.
Minutes: City Council Meeting Page 3
Monday, October 27, 2025
3. Treasurer’s Reports for the 2022 Streets Bond Account - $10,000,000 for the Period of September 1, through September 30, 2025
Action: Approved the Treasurer’s Report as submitted.
4. Minutes of the City Council Meeting on Tuesday, October 14, 2025 Action: Approved the minutes as submitted.
6. Resolution to Accept the 2026 California Office of Traffic Safety Selective Traffic Enforcement Program (STEP) Grant
Action: Adopted Resolution No. 25-35 approving the acceptance of the 2026 California Office of Traffic Safety (OTS) Selective Traffic Enforcement Program (STEP) Grant in the amount of $50,000 for FY 2025-26 and authorize the City Manager, or designee, to execute all necessary documents.
Resolution No. 25-35: A Resolution of the City Council of the City of Grover Beach, California, Approving the Acceptance of the 2026 California Office of Traffic Safety Selective Traffic Enforcement Program (Step) Grant and Authorizing the Execution of a Grant Agreement with the State of California Office of Traffic Safety
7. Request for Approval of Final Subdivision Map for Tract 3230 (1232 Long Branch Avenue)
Action: Adopted the Resolution No. 25-36 approving Final Subdivision Map Tract 3230 (1232 Long Branch Avenue), accept on behalf of the public utility easements delineated on the map, authorize the City Clerk to sign and record the map and direct the City Manager to enter into a Subdivision Improvement Agreement with the owner (O’Sullivan Family Revocable Trust u/t/d September 28, 2012).
Resolution No. 25-36: A Resolution of the City Council of the City of Grover Beach, California, Approving Final Tract Map No. 3230 and Authorizing the City Clerk To Record the Final Tract Map
8. PG&E Easement for Ramona Garden Park Improvement Project Action: Adopted Resolution No. 25-37 for an Easement Deed for PG&E for the Ramona Garden Park Improvement Project.
Resolution No. 25-37: A Resolution of the City Council of the City of Grover Beach, California, Approving the Acceptance of the Easement Deed for Pacific, Gas And Electric Company (PG&E) for the Ramona Garden Park Project, CIP 1259
9. Resolution to Establish a City Council Handbook Ad Hoc Committee Action: Adopted Resolution No. 25-38 to establish a City Council Handbook Ad Hoc Committee.
Resolution No. 25-38: A Resolution of the City Council of the City of Grover Beach, California, Establishing a City Council Handbook AD HOC Committee Minutes: City Council Meeting Page 4
Monday, October 27, 2025
ORDER OF THE DAY: Upon consensus of the City Council the Order of the Day was amended under the Consent Agenda to Pull Agenda Item No. 5 for further discussion.
5. Second Reading and Adoption of an Ordinance to Amend Municipal Code Title XV, Chapter 150 (Building Regulations), to Adopt by Reference the 2025 California Building Standards Codes (California Code of Regulations, Title 24) with Local Amendments, and the 2024 International Property Maintenance Code with Local Amendments; and Resolution Setting Forth Related Findings Action: Conducted the second reading and adopted Ordinance No. 25-08 to amend the Grover Beach Municipal Code Title XV, Chapter 150 (Building Regulations), to adopt by reference the 2025 California Building Standards Codes with local amendments and the 2024 International Property Maintenance Code with local amendments; and adopted Resolution No, 25-34 setting forth the pertinent findings and substantial evidence required by the California Health and Safety Code to support local amendments.
Questions were answered by Community Development Director Martin and Ian Livingstone – JAS Pacific Consultant.
Mayor Dee opened public comment.
• Marsha Thornton
• Brenda Auer
• Loren Westphal
There being no further public comments received, and the Mayor closed public comment.
It was motioned by Council Member Tuggle and seconded by Council Member McCorry-Driscoll to approve Consent Agenda Item No. 5 as recommended. The motion carried on the following roll call vote:
AYES: Council Members – Tuggle, McCorry-Driscoll, Weirick, Mayor Pro Tem Robert and Mayor Dee
NOES: Council Members – None
ABSENT: Council Members – None.
ABSTAIN: Council Members – None
Ordinance No. 25-08: A Ordinance of the City Council of the City of Grover Beach, California Amending Article XV of the Grover Beach Municipal Code Adopting by Reference The 2025 California Building Standards Administrative Code, 2025 California Building Code, 2025 California Residential Code, 2025 California Electrical Code, 2025 California Mechanical Code, 2025 California Plumbing Code, 2025 California Energy Code, 2025 California Historical Building Code, 2025 California Fire Code, 2025 California Existing Building Code, 2025 California Wildland Urban Interface Code, 2025 California Green Building Standards Code, 2025 California Reference Standards Code; The 2024 International Property Maintenance Code With Local Amendments Resolution No. 25-34: A Resolution of the City Council of the City of Grover Beach, California, Adopting Legislative Findings Supporting Amendments and Changes to the California Building Standards Codes Pursuant to Health and Safety Code Sections 17958.5, 17958.7 and 18941.5
Minutes: City Council Meeting Page 5
Monday, October 27, 2025
ORDER OF THE DAY: At this time, the Order of the Day resumed to the agenda as posted.
PUBLIC HEARINGS
10. Second Reading and Adoption of an Ordinance to Amend Grover Beach Municipal Code sections 93.35, 93.52, and 93.54 of Chapter 93 (Parks and Recreation) of Title IX (General Regulations) Pertaining to Noticing Requirements for Camping, Recreation; Homelessness and use of Public Rights of Way or City Property for Camping
Mayor Dee read the title of the foregoing item and deferred to staff for a report.
Police Chief Munro gave a PowerPoint Presentation regarding the amendments to the Camping Ordinance.
Mayor Dee declared the Public Hearing open and invited public comment on this matter. • Cathryn Sells
• Randall Myrick
There being no further public comments received, the Mayor Closed the Public Hearing.
Action: It was motioned by Council Member Weirick and seconded by Council Member McCorry-Driscoll to Conduct a public hearing and second reading to adopt an Ordinance No. 25-07 Amending Chapter 93 of Title IX (General Regulations); amending sections
93.35, 93.52, and 93.54 pertaining to noticing requirements for camping, recreation; homelessness and use of public rights of way or city property for camping.
AYES: Council Members – McCorry-Driscoll, Tuggle, Weirick, Mayor Pro Tem Robert and Mayor Dee
NOES: Council Members – None
ABSENT: Council Members – None
ABSTAIN: Council Members – None
Ordinance No. 25-07: An Ordinance of the City Council of the City Of Grover Beach, California Amending Sections 93.35, 93.52, And 93.54 of Chapter 93 (Parks And Recreation) of Title IX (General Regulations) of the Grover Beach Municipal Code Pertaining to Noticing Requirements for Camping, Recreation; Homelessness and Use of Public Rights of Way or City Property for Camping
REGULAR BUSINESS
11. CIP 1259 Ramona Garden Park Improvement Project Update Mayor Dee read the title of the foregoing item and deferred to staff for a report.
CIP Manager Wiggin and Assistant City Manager Eriksson and City Manager Bronson gave a PowerPoint presentation regarding the Ramona Garden Update.
Minutes: City Council Meeting Page 6
Monday, October 27, 2025
Mayor Dee opened and invited public comments on this matter. • Janice Stone
• Lauren Westphal
• Jeff Lee
• Randal Myrick
• Debbie Peterson
• Mike Ford
• Andrea Ford
• Brenda Auer
• Marsha Thornton
• Dr. Robn Arnoldsen
There being no further public comments received, the Mayor Closed the public comment.
Action: City Council received an update on the Ramona Garden Park Improvement Project Phase 1 and Phase 2; and provided input and direction to staff to Doing a memorial and reaching out to the families with the removed plaques with a menu of things we can do to honor their loved ones and also honoring the 5 cities Men’s club with a bench or table.
COUNCIL COMMITTEE REPORTS
A. Council Member Weirick reported attending the Community Action Partnership of San Luis Obispo County (CAPSLO) meeting.
B. Mayor Dee reported on attending the Five Cities Fire Joint Powers Authority meeting.
COUNCIL COMMUNICATIONS
Mayor Pro Tem Robert reminded everyone that next Sunday is the Pancake Breakfast at the Grange from 8:00 am- 11:00am.
Mayor Dee mentioned she had a wonderful time last Friday at Grover Beach’s Trunk or Treat and in addition to the Pancake Breakfast at the Grange she mentioned SamFest is November 2, 2025, from 1:00 – 4:00 at Heritage Square Park in Arroyo Grande.
CITY MANAGER'S REPORTS AND COMMENTS
City Manager Bronson highlighted the Annual Halloween event, Trunk or Treat that took place at 16h Street Park on October 24th,
CITY ATTORNEY’S REPORTS AND COMMENTS
None.
Minutes: City Council Meeting Page 7
Monday, October 27, 2025
CLOSED SESSION
Acting City Attorney Thompson read the Closed session items into the record.
It is the intention of the City Council to meet in Closed Session concerning the following item:
A. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Government Code section 549567
Title: City Attorney
Mayor Dee invited public comment on this matter. No comments were received at this time and the Mayor closed public comment.
At 8:20 p.m., the Council met in Closed Session regarding the items above.
Closed Session Announcements: At 8:36 p.m., Mayor Dee reconvened the meeting in open session with all Council Members present, and announced that there was no reportable action.
ADJOURNMENT
There being no further business to come before the City Council, Mayor Dee adjourned the meeting at 8:36 p.m.
_____________________________
KASSI DEE, MAYOR
Attest:
______________________________
WENDI SIMS, CITY CLERK
(Approved at CC Mtg ______)
CITY OF GROVER BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 2
Placement: Consent
Meeting Date: November 10, 2025
TO: Honorable Mayor and City Council
FROM: Matthew Bronson, City Manager
PREPARED BY: Matthew Bronson, City Manager
SUBJECT: Adoption of the City Council Meeting Schedule for the Calendar Year 2026
RECOMMENDATION
Adopt the proposed City Council meeting schedule for the calendar year 2026.
BACKGROUND
Regular City Council meetings are held on the second and fourth Mondays of each month at 6:00 p.m. If that day falls on a holiday, the meeting is held on the next succeeding day which is not a holiday (GBMC Article II, Section 2301). The Council has the ability to adjust and/or add other meeting dates as deemed necessary and can change the regular meeting schedule by resolution.
Adjustments to the regular Council meeting schedule for 2026 are proposed to provide the Council and City staff with an opportunity to make advance planning arrangements for time off during the summer and winter holiday season. These proposed adjustments are listed below:
1) Cancelling the first meetings in July and August:
- conducting one meeting only during the months of July and August to allow the Council and City staff the opportunity to schedule vacation time off during the summer; and 2) Cancelling the second meetings in November and December:
- conducting one meeting only during the months of November and December in the beginning of the month given the extent of holiday activities and to allow Council and City staff the opportunity to schedule vacation time off during the winter holidays.
In addition to the regularly scheduled meetings, the Council may call for special meetings as needed throughout the year.
FISCAL IMPACT
There are no funding impacts to this staff report.
Staff Report: Adoption of the City Council Meeting Schedule for the Calendar Year 2026 Page 2 November 10, 2025
Multi-Year Goals
☐ Public Safety and Community Services ☐ Economic Development and Housing ☐ Community Infrastructure ☐ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☐ Community Engagement
ALTERNATIVES
The Council has the following alternatives to consider:
1. Adopt the proposed City Council meeting schedule for calendar year 2026; or
2. Amend the proposed City Council meeting schedule, and adopt the amended meeting schedule for 2026; or
3. Provide alternate direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act.
ATTACHMENTS
1. 2026 Calendar with Proposed Council Meeting Dates
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= Council Meetings =Holidays - City Hall Closed = Proposed Canceled Meetings February
Attachment 1
CITY OF GROVER BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 3
Placement: Consent
Meeting Date: November 10, 2025
TO: Honorable Mayor and City Council
FROM: Matthew Bronson, City Manager
PREPARED BY: Greg Ray, Public Works Director/City Engineer Megan Martin, Community Development Director
SUBJECT: Request for Approval of Final Subdivision Map for Tract 3209 (738 Rockaway Avenue)
RECOMMENDATION
Approve the Final Subdivision Map for Tract 3209 (738 Rockaway Avenue); authorize the City Clerk to sign and record the map; and direct the City Manager to enter into a Subdivision Improvement Agreement with the owner (Grover Beach Holdings, LLC).
BACKGROUND
On March 7, 2023, the Planning Commission approved a Tentative Subdivision Map for Development Application 22-41, a residential project that includes six detached multi-unit units located at 738 Rockaway Avenue in the High Density Residential (R3) Zone. The approval included requirements to complete frontage improvements along Rockaway Avenue in accordance with the approved public improvement plans, including construction of frontage improvements, sewer service, and water services. Recordation of the Final Map and sureties backed by the developer are required to construct the residential units proposed in the subdivision.
Consistent with Development Code Section 8.30.010.Q, the Council must approve a Final Map if it conforms with the approved Vesting Tentative Subdivision Map and the California Subdivision Map Act. The applicant has submitted a Final Subdivision Map for Tract Map 3230 for Council action and final acceptance. Staff has reviewed the submittal and found it to be complete and accurate. Additionally, as part of the review process, staff has reviewed the Covenants, Conditions, and Restrictions (CC&Rs), and deed notifications restricting use of fractional density units for short term rental purposes, consistent with project approvals.
The Final Map includes reciprocal access easements for public utilities, parking, and private access and a shared access and maintenance agreement will be recorded concurrently with the map. The proposed new onsite drive lane within the development is private and will be maintained by the homeowners.
Staff Report: Approval of Final Subdivision Map for Tract 3209 Page 2 November 10, 2025
Multi-Year Goals
☐ Public Safety and Community Services ☒ Economic Development and Housing ☐ Community Infrastructure ☐ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☐ Community Engagement
On March 7, 2023, the Planning Commission adopted Resolution No. 23-05 for Vesting Tentative Map 3209 requiring certain “Conditions of Approval” prior to recordation of a Final Subdivision Map. Because the subdivision Conditions of Approval require public improvements that have not been completed, including the construction of infrastructure that will serve the development, the applicant is required by both the Development Code and the California Subdivision Map Act to enter into a Subdivision Improvement Agreement consistent with California Government Code § 66462(a), which the subdivider is required to complete at its expense.
The applicant has provided a performance bond agreement that covers the cost of constructing the improvements in the event that the applicant does not complete the subdivision improvements.
The estimated cost to complete the public improvements is approximately $46,100 based on an engineer’s cost estimate at prevailing wages.
FISCAL IMPACT
There are no funding impacts to this staff report.
ALTERNATIVES
The Council has the following alternatives to consider:
1. Approve the Final Subdivision Map Tract 3209 (738 Rockaway Avenue); authorize the City Clerk to sign and record the map; and direct the City Manager to enter into a Subdivision Improvement Agreement with the owner (Grover Beach Holdings, LLC);or
2. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act.
ATTACHMENTS
1. Resolution
2. Subdivision Improvement Agreement
Attachment 1
RESOLUTION NO. 25-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH, CALIFORNIA APPROVING FINAL TRACT MAP NO. 3209 AND AUTHORIZING
THE CITY CLERK TO RECORD THE FINAL TRACT MAP
WHEREAS, an application has been received from Grover Beach Holdings, LLC (“Applicant”) for recordation of a Final Map No. 3209, for six detached multi-unit residential units located at 738 Rockaway Avenue (APN 060-226-017) in the High Density Residential (R3) Zone; 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 as the Planning Commission adopted a Class 32 Exemption on March 7th, 2023, and approval of a final map is a ministerial approval which does not require additional CEQA analysis; and, WHEREAS, The Planning Commission of the City of Grover Beach, at a duly noticed Public Hearing held on March 7, 2023, approved Development Application 22-41, a development permit and vesting tentative subdivision map; and,
NOW THEREFORE, BE IT HEREBY RESOLVED that the City Council of the City of Grover Beach hereby finds, determines, and declares the following with respect to Final Tract Map 3209.
Section 1. Findings of Final Map Approval. The City Council finds as follows in accordance with the Grover Beach Municipal Code Article IX (Development Code) Chapter 8 and the California Subdivision Map Act:
1. The Final Map is consistent with §66443 of the California Government Code and Section
8.50 of the Grover Beach Development Code.
Fact. The City Surveyor and the City Engineer have reviewed the final map and all associated documentation and determined that the Final Map meets both State of California and City Development Code requirements.
2. The Final Map meets all required conditions of approval to record a final map.
Fact. With the execution of the Subdivision Improvement Agreement, the Final Map meets all required conditions of approval to record a final map. The Final Map contains all required easements and a Common Driveway, Storm Drain System and Utility Pipeline Maintenance Agreement shall be recorded concurrently with the map.
3. Since the public improvements have not been completed prior to the acceptance of the Final Map, an improvement agreement between the subdivider and City will be entered into concurrent with recordation of Final Map consistent with §66462 of the California Government Code and Section 8.90.100 through 8.90.170 of the Grover Beach Development Code.
Fact. The Applicant has signed a Subdivision Improvement Agreement that has been reviewed by city staff. With approval of the final map, the City Council will authorize the Resolution No. 25-__ Page 2
City Manager to enter into this agreement for consistency with the California Subdivision Map Act and Development Code.
Section 2. Final Map Approval. The City Council of the City of Grover Beach, on November 10th 2025, resolves to approve Final Map 3209 as shown in Exhibit A, directs the City Clerk to sign the map for recordation along with all accompanying documents, and authorizes the City Manager to enter into a Subdivision Improvement Agreement with the Applicant.
On motion by Council Member __________, seconded by Council Member ________, and on the following roll-call vote, to wit:
AYES: Council Members –
NOES: Council Members –
ABSENT: Council Members –
ABSTAIN: Council Members –
RECUSED: Council Members –
the foregoing Resolution was PASSED, APPROVED, and ADOPTED at a regular meeting of the City Council of the City of Grover Beach, California this 10th day of November 2025.
KASSI DEE, MAYOR
Attest:
WENDI B. SIMS, CITY CLERK
Exhibit A
RECORDING REQUESTED BY:
City of Grover Beach
WHEN RECORDED MAIL TO:
City Clerk
City of Grover Beach
154 S. Eighth Street
Grover Beach, CA. 93433
PURSUANT TO GOVERNMENT CODE SECTION 6103,
NO RECORDING FEE REQUIRED
In the matter of the Approval of )
The Subdivision Map of ) AGREEMENT AND UNDERTAKING FOR
____________________, ) INSTALLATION AND CONSTRUCTION
) OF SUBDIVISION IMPROVEMENTS
City of Grover Beach )
County of San Luis Obispo )
State of California )
SUBDIVISION AGREEMENT
FINAL MAP OF TRACT 3209
THIS AGREEMENT is made this ______ day of _____________________ 2025, by and between the City of Grover Beach, a Municipal Corporation, hereinafter referred to as "City," and Grover Beach Holdings, LLC, located at 738 Rockaway Avenue, Grover Beach California, hereinafter referred to as "Subdivider" without regard for number or gender, and is effective the date first appearing on the Clerk’s Certification hereafter.
RECITALS
A. Subdivider has filed with City a Final Map proposing the subdivision of land owned by Subdivider, situated in the City of Grover Beach, County of San Luis Obispo, State of California, hereinafter referred to as the “Subject Property”, dividing the real property more particularly described as follows:
LOT 4 AND THE EASTERLY 1/2 OF LOT 5, IN BLOCK 107 IN THE TOWN OF GROVER, IN THE CITY
OF GROVER BEACH, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA, ACCORDING TO THE MAP OF SAID TOWN DRAWN BY A. LUNDQUIST AND RECORDED NOVEMBER 23, 1892 IN THE BOOK A OF MAPS, PAGE 6, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
B. City requires as a condition precedent to the acceptance and approval of the Final Map the dedication of such streets, highways, public improvements, public places and easements as are delineated and shown on the Final Map, and deems the same as necessary for the public use, and also requires any and all streets, highways, public improvements, public places and easements delineated and shown on the Final Map, shall be improved by the construction and the installation of the improvements as hereinafter specified.
C. The City Municipal Code of Grover Beach requires Subdivider to enter into this Agreement with City whereby Subdivider agrees to do, perform and complete the work and matters required as Resolution No. 23-05 for Vesting Tentative Map 3209 dated March 7, 2023 issued by City and any amendments thereto, hereinafter referred to as “Conditions of Approval”, within the time hereinafter specified.
Attachment 2
D. Subdivider desires to construct the improvements and develop the Subject Property.
E. Subdivider hereby warrants that any and all parties having record title interest in the Final Map which may ripen into a fee have subordinated to this instrument and all such instruments of subordination, if any, are attached hereto and made a part of this instrument.
AGREEMENT
In consideration of the acceptance of the offers of dedication of the streets, highways, public improvements, public places, easements and facilities as shown and delineated on the Final Map, and in consideration of finding of substantial compliance with said Vesting Tentative Map, it is mutually agreed and understood by and between Subdivider and City, and Subdivider and City do hereby mutually agree as follows:
1) The Subject Property is subject to the following:
a) Time for Performance. The work and improvements required by the Conditions of Approval, Public Work Improvements, shall be performed on or before one year of the effective date of this Agreement.
However, the Subdivider shall automatically receive one extension of six (6) months to complete the installation of the improvements specified in this Agreement providing the Subdivider complies with all the conditions as follows:
i) At least a minimum of thirty (30) days prior to the expiration of said twelve months, the City Engineer receives a written request from the Subdivider for the six (6) months extension. ii) The Subdivider deposits two additional surety bonds with the City of Grover Beach to cover inflation on the uncompleted items: one for performance of the uncompleted Improvements and one to insure payment for the additional cost of labor and materials. Each of said surety bonds shall be the amount of five (5) percent of the sum of the costs of all uncompleted items from the list as shown in the Public Works Inspector’s Punch List as of the date of extension as certified by the City Engineer. The surety bonds shall be supplied to the City Engineer within ten (10) days from the date on the written transmittal from the City Engineer to the Developer of the additional surety bond amounts. The additional surety bonds to be approved by the City Engineer and City Attorney as to sufficiency and to form. iii) If said Improvements are not made to the satisfaction of the City Engineer of the City of Grover Beach within twelve (12) months of the date of this Agreement, or within eighteen (18) months of the date of this Agreement if the conditions for the six (6) months extension have been complied with, the City of Grover Beach may exercise its right to proceed against the bonds or the Parties herein may mutually agree to enter into an amended subdivision agreement wherein Subdivider shall be responsible for issuing new bonds consistent with the bonding requirements of this Agreement. Said bonds shall be subject to approval by the City Attorney. 2) Scope of General Improvements.
a) Incorporation of Improvements. The work and improvements, including those depicted or required on the improvement plans for the Final Map, which may include plans relating to sewer, water, streets, storm drainage, street lighting, landscape and irrigation, grading, traffic signal plans, etc., as well as those required by Conditions of Approval (hereinafter collectively referred to as “Improvements”), are incorporated by reference and made a part of this Agreement. Improvements shall be done in accordance with the construction standards contained in the most current edition of the City of Grover Beach Standards and Specifications, Approved Public Improvement Plans, and any amendments thereto, at the sole cost and expense of Subdivider including all costs of engineering, inspection and testing. The construction cost estimates, and corresponding security requirements for these Improvements, are set forth in Exhibit "A".
b) Fire Department Requirements. Issuance of building permits for any structure within the Subdivision shall conform to the requirements of the current edition of the California Fire Code (CFC) as adopted within the City of Grover Beach Municipal Code as may be amended. Subdivider’s attention is particularly called to Part 9 of Title 24 of the California Code of Regulations, as may be amended, relating to Fire Department access and water supply. No building permit shall be issued until all Fire Department access and firefighting water supply requirements have been met. No occupancy shall be allowed or occur until all Fire Department requirements for occupancy have been met. Authorization by City for occupancy of dwellings located within the Subject Property shall not be construed in any manner to constitute an acceptance and approval of any Improvements required by this Agreement or the Final Map.
3) Scope of Specific Improvements. The required Improvements include all work shown on the approved improvement plans. Subdivider shall perform and construct all work shown on the approved improvement plans for the Final Map and any amendments thereto as depicted and included within Exhibit “B”, unless explicitly and specifically omitted by this Agreement. This requirement incorporates all work necessary for the required improvements to comply with the City of Grover Beach Standards and Specifications or any standards or policies which may be adopted by Council prior to their acceptance of the required public improvements.
4) Reserved for future use.
5) Estimate Reimbursements for Certain Improvements.
Security. Prior to the approval by the Grover Beach City Council of the Final Map, Subdivider shall furnish to City the following improvement securities in the amounts set forth in Exhibit “A”. Bonds shall be by one or more duly authorized corporate sureties licensed to do business in California subject to the approval of City and on forms furnished or approved by City and Certificates of Deposit must be in a form acceptable to the City Attorney. The requirement of a specific amount for improvement security shall not be construed to be a limitation of liability on the part of the Subdivider under this Agreement. Said amount(s) are estimates only of the cost of construction of said improvements.
a) Performance Security. The total amount shall equal 100% of the final Cost Estimate, as approved by the City Engineer, to be conditioned upon the faithful performance of this Agreement. Performance Security shall be in the form of a bond naming the City of Grover Beach as obligee, or a certificate of deposit made payable only to the City of Grover Beach, or cash. With the written authorization of the City, the Performance Security may be released in whole or in part in the following manner:
i) Performance Security, not in excess of 90% of the estimated costs of the individual items of public improvements, may be released, or the required amount of security may be reduced, as work is satisfactorily completed and tentatively accepted by the City. ii) Performance Security will be released in its entirety subject to the City’s recording of the Notice of Completion for the Subdivision public improvements, and the Subdivider’s provision of a Warranty Security to the City in accordance with provision 8) below. b) Payment (Labor and Material) Security. The total amount of the Payment Security shall equal 100% of the estimated costs of the individual items of public improvements, as approved by the City Engineer, to secure payment to all contractors and subcontractors performing work on said Improvements and all persons furnishing labor, materials or equipment to them for said Improvements. Payment Security shall be in the form of a bond naming the City of Grover Beach as obligee, or a certificate of deposit made payable only to the City of Grover Beach, or cash. Thirty-five (35) days after the City’s recording of the Notice of Completion for the Subdivision public improvements, the Payment Security may be released provided that no claims have been filed.
c) Other Improvement Security. Any and all other improvement security as required by Ordinance of the Grover Beach Municipal Code as may be amended.
6) Damage Prior to Final Acceptance. Any damage to the work and improvements constructed pursuant to this Agreement occurring after installation shall be made good to the satisfaction of the City Engineer by Subdivider before any securities are released or the final acceptance of the completed work. 7) Remedy of Defects. Subdivider shall remedy any defective work, labor or materials related to the Improvements and shall pay City for any damage to the Improvements resulting therefrom, which occur within a period of one year from the date of acceptance of the Improvements by City. 8) Warranty Security. To ensure Subdivider complies with its obligations set forth herein, on acceptance of the required work by the City Engineer, warranty security shall be furnished to, or existing securities retained by, City in the minimum amount identified in Exhibit “A.” The warranty security shall serve as a guarantee and warranty of the work for a period of one year following acceptance against any defective work, labor or materials. Said warranty security shall be in the form of a bond, cash or certificate of deposit made payable only to the City of Grover Beach. The warranty security shall be released, less any amount required to be used for fulfillment of the warranty, one year after final acceptance of the subdivision Improvements. 9) No Right of Trespass. This Agreement shall in no way be construed as a grant by City of any rights to Subdivider to trespass upon land rightfully in the possession of, or owned by, another, whether such land be privately or publicly owned.
10) Indemnification. Subdivider shall be obligated as follows:
a) To the furthest extent allowed by law, Subdivider shall indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage) incurred by City, Subdivider or any other person, and from any and all claims, demands and actions in law or equity (including attorney's fees, litigation and legal expenses incurred by City or held to be the liability of City, including plaintiff’s or petitioner’s attorney’s fees if awarded, in connection with City’s defense of its actions in any proceeding), arising or alleged to have arisen directly or indirectly out of performance or in any way connected with: (i) the making of this Agreement; (ii) the performance of this Agreement; (iii) the performance or installation of the work or Improvements by Subdivider and Subdivider’s employees, officers, agents, contractors or subcontractors; (iv) the design, installation, operation, removal or maintenance of the work or Improvements; or (v) City’s granting, issuing or approving use of this Agreement. b) Subdivider’s obligations under the preceding sentence shall apply regardless whether City or any of its officers, officials, employees or agents are negligent, but shall not apply to any loss, liability, fines, penalties, forfeitures, costs or damages caused solely by the gross negligence, or caused by the willful misconduct, of City or any of its officers, officials, employees, agents or volunteers. c) If Subdivider should subcontract all or any portion of the work to be performed under this Agreement, Subdivider shall require each subcontractor to indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers in accordance with the terms of paragraphs “a)” and “b)” of this Section. Notwithstanding the preceding sentence, any subcontractor who is a "design professional" as defined in Section 2782.8 of the California Civil Code shall, in lieu of indemnity requirements set forth in paragraphs “a” and “b” of this Section, be required to indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers to the furthest extent allowed by law, from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage), and from any and all claims, demands and actions in law or equity (including reasonable attorney's fees and litigation expenses) that arise out of, pertain to, or relate to the negligence, recklessness or willful misconduct of the design professional, its principals, officers, employees, agents or volunteers in the performance of this Agreement. d) Subdivider further agrees that the use for any purpose and by any person of any and all of the streets and works and Improvements hereinbefore specified, shall be at the sole and exclusive risk of Subdivider at all times prior to final acceptance by City of the completed street and other improvements thereon and therein. This Section shall survive termination or expiration of this Agreement. 11) Reserved for future use.
12) Payment for Materials and Supplies. Subdivider and Subdivider’s contractors and subcontractors shall pay for any materials, provisions, and other supplies used in, upon, for, or about the performance of the Improvements contracted to be done, and for any work or labor thereon of any kind, and for amounts due under the Unemployment Insurance Act of the State of California, with respect to such work or labor, and shall file with City pursuant to Section 3800 of the California Labor Code, as may be amended, a Certificate of Workers Compensation and shall maintain a valid policy of Workers Compensation Insurance for the duration of the period of construction.
13) Compaction and Materials Testing. Compaction and other materials testing performed for determination of compliance with Public Works Standards shall conform to City of Grover Beach Standards and Specifications. Materials testing shall at all times remain under the review of the City Engineer who may determine additional test procedures, and additional locations to be tested. All materials testing for improvement work within the public easements and rights-of-way shall be ordered and paid for by Subdivider.
14) Work by Subdivider. It shall be the responsibility of Subdivider to coordinate all work done by Subdivider’s contractors and subcontractors, such as scheduling the sequence of operations and the determination of liability if one operation delays another. In no case shall representatives of City be placed in the position of making decisions that are the responsibility of Subdivider. It shall further be the responsibility of Subdivider to give the City Engineer written notice not less than two working days in advance of the actual date on which work is to be started. Failure on the part of Subdivider to notify the City Engineer may cause delay for which Subdivider shall be solely responsible.
15) Inspections. Whenever Subdivider varies the period during which work is carried on each day, Subdivider shall give due notice to the City Engineer so that proper inspection may be provided. If Subdivider fails to duly notify City as herein required, any work done in the absence of the City Engineer will be subject to rejection. Inspection of the Improvements by City shall not relieve Subdivider of any obligation to fulfill the Agreement as prescribed. Defective work shall be made good, and unsuitable materials may be rejected, notwithstanding the fact that such defective work and unsuitable materials have been previously overlooked by the City Engineer or City Inspector and accepted.
City shall inspect all Improvements. All Improvements and materials shall be done, performed and installed in strict accordance with the approved construction plans for said work on file with the City Engineer and City of Grover Beach Standards and Specifications, which said construction plans and Design Guidelines and Public Improvement Standards are hereby referred to and adopted and made by reference a part of this Agreement. In the event there are not any applicable Design Guidelines and Public Improvement Standards for any portion of said Improvements, it is agreed that the same shall be done and performed in accordance with the standards and specifications of the State of California, Division of Highways or County of San Luis Obispo Engineering Standards and Specifications, if applicable. All of said improvements and materials shall be done, performed and installed under the inspection of and to the satisfaction of the City Engineer.
16) Dust Control. Adequate dust control shall be maintained by Subdivider on all streets within and without the subdivision on which work is required to be done under this Agreement from the time work is first commenced in the subdivision until the paving of the streets is completed. "Adequate dust control" as used herein shall mean the sprinkling of the streets with water or the laying of an approved dust palliative thereon with sufficient frequency to prevent the scattering of dust by wind or the activity of vehicles and equipment onto any street area or private property adjacent to the subdivision in strict compliance with all rules and regulations established by the pertinent Air Pollution Control Board. Whenever in the opinion of the City Engineer adequate dust control is not being maintained on any street or streets as required by this paragraph, the City Engineer shall give notice to Subdivider to comply ("Notice to Comply") with the provisions of this paragraph forthwith. If in the opinion of the City Engineer Subdivider's failure to comply with the provisions of this paragraph is having an immediate and significant impact on the public's health, safety and welfare, the City Engineer may immediately issue a stop work order until City receives reasonable assurances Subdivider shall comply with the provisions of this paragraph forthwith. Such notices, Notice to Comply and stop-work orders may be personally served upon Subdivider. If Subdivider is not an individual, such notices, Notice to Comply and stop-work orders may be served upon (i) any person who has signed this Agreement on behalf of Subdivider; (ii) upon any officer, manager or trustee of Subdivider; or (iii) at the election of the City Engineer, such notices and stop-work orders may be served by mailed to Subdivider at Subdivider’s address on file with the City Engineer. If the City Engineer has issued a Notice to Comply, and Subdivider has failed to commence adequate dust control or fails to maintain adequate dust control at any time thereafter, within twenty-four hours after personal service of the Notice to Comply or within forty-eight hours after the mailing thereof, the City Engineer may, without further notice of any kind, cause any such street or streets to be sprinkled with water, treated with a dust suppression agent or oiled, as the City Engineer may deem advisable to eliminate the scattering of dust, by equipment and personnel of City or by contract as the City Engineer shall determine. City may bill Subdivider for the entire cost to City of such treatment, including costs associated with equipment, material and staff time, as well as any other time or costs associated with the issuance with the elimination of the scattering of the dust including the Notice to Comply. Subdivider shall promptly pay to City the entire billed cost to City of such treatment. When the surfacing on any existing street is disturbed, this surfacing shall be replaced with temporary or permanent surfacing within fourteen calendar days, and the roadway shall be maintained in a safe and passable condition at all times between the commencement and final completion, and adequate dust control shall be maintained during these operations. 17) Street Surfacing and Underground Facilities. Concrete curbs and gutters, the sanitary sewer system and sewer laterals, together with water mains and appurtenances, storm drainage facilities, gas mains, electrical and communication lines, and their respective service connections, and all other facilities required to be installed underground shall be completed in the streets and alleys before installation of street and alley surfacing.
18) Compliance with Conditions of Approval; Easements. In addition to the Covenants affecting land development, if any, Subdivider shall comply with all Conditions of Approval set forth in the Conditions of Approval for Vesting Tentative Map No. 3209, dated March 7, 2023, and any amendments thereto, not already fully completed or performed as of the date of the approval of the Final Map and which are not otherwise set forth in this Agreement. Compliance shall include, but is not limited to, any condition to convey to a specific party a fee interest or easement in any parcels in the Subject Property upon Subdivider’s completion of all required improvements to said parcels. Subdivider’s compliance with such conditions shall be completed within a reasonable time as determined by City, in City’s sole discretion, commencing upon the City Engineer sending written notice to Subdivider of the outstanding condition and time in which Subdivider is required to comply, and Subdivider shall timely comply. 19) Compliance with Law. In performing obligations set forth in this Agreement, Subdivider shall comply with all applicable laws, regulations, and rules of all local, state and federal governmental agencies having jurisdiction including, without limitation, applicable federal and state labor standards and environmental laws and regulations. Subdivider shall comply with the codes or ordinances of City including the Grover Beach Municipal Code, City Charter, and Building Codes. 20) Prevailing Wages. Subdivider shall:
a) Pay prevailing wages on those improvements, if any, that are “public works” under Chapter 1, Part 7, Division 2 of the California Labor Code, including Section 1720(a) (collectively referred to as Public Works Improvements); and
b) comply with any applicable provisions of California Labor Code Sections 1720 et seq. and implementing regulations of the Department of Industrial Relations. Subdivider shall or shall cause its contractor and subcontractors to keep and retain such records as are necessary to determine that prevailing wages have been paid as may be required by law. During the construction of the PW Improvements, if any, Subdivider shall, or shall cause its contractor to, post at the Subject Property the applicable prevailing rates of per diem wages. Subdivider shall indemnify, hold harmless and defend (with counsel reasonably acceptable to the City) City against any claim for damages, compensation, fines, penalties or other amounts arising out of the failure or alleged failure of any person or entity (including Subdivider, its contractors and subcontractors) to pay prevailing wages as required by law or to comply with the other applicable provisions of California Labor Code Sections 1720 et seq. and the implementing regulations of the Department of Industrial Relations in connection with construction of any PW Improvements. 21) Enforcement of Obligations. City may enforce this Agreement in any manner available at law or in equity, including, but not limited to, reversion to acreage.
22) Limitations of Legal Acts. Except as provided by the Section entitled “Attorney’s Fees and Legal Expenses,” in no event shall the City, or its officers, agents or employees, be liable in damages for any breach or violation of this Agreement, it being expressly understood and agreed Subdivider’s sole legal remedy for breach or violation of this Agreement by City shall be a legal action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement. 23) Attorney’s Fees and Legal Expenses. If either party is required to commence any proceeding or legal action to enforce or interpret any term or condition of this Agreement, the prevailing party in such proceeding or action shall be entitled to recover from the other party its reasonable attorney's fees and legal expenses. For the purposes of this Agreement, “attorneys’ fees” and “legal expenses” include, without limitation, paralegals’ fees and expenses, attorneys, consultants fees and expenses, expert witness fees and expenses, and all other expenses incurred by the prevailing party’s attorneys in the course of the representation of the prevailing party in anticipation of and/or during the course of litigation, whether or not otherwise recoverable as “attorneys’ fees” or as “costs” under California law, and the same may be sought and awarded in accordance with California procedure as pertaining to an award of contractual attorneys’ fees.
24) Obligation Running With Land. This Agreement shall burden the Subject Property described and constitute a covenant running with the land in favor of and for the benefit of City shall be binding upon the successors, transferees, and heirs of Subdivider. Subdivider consents to the recordation of this Agreement with the Grover Beach County Recorder.
25) Waiver. The waiver by either party of a breach by the other of any provision of this Agreement shall not constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different provision of this Agreement. No provisions of this Agreement may be waived unless in writing and signed by all parties to this Agreement. Waiver of any one provision herein shall not be deemed to be a waiver of any other provision herein.
26) Successor Statutes Incorporated. All references to a statue or ordinance shall incorporate any or all successor statute or ordinance enacted to govern the activity now governed by the statute or ordinance, noted herein to the extent, however, that incorporation of such successor statute or ordinance does not adversely affect the benefits and protections granted to Subdivider under this Agreement. 27) Incorporation of Attachments: All recitals and attachments to this Agreement, including all Exhibits referenced herein, and all subparts thereto, are incorporated herein by this reference. 28) Time is of the Essence. Time is of the essence of this Agreement, and the same shall bind and inure to the benefit of the parties hereto, their successors and assigns. 29) No Assignment. No assignment of this Agreement or of any duty or obligation of performance hereunder shall be made in whole or in part by Subdivider without the written consent of City. 30) Captions. Section, paragraph and other captions or headings contained in this Agreement are inserted as a matter of convenience and for reference, and in no way define, limit, extend or otherwise describe the scope or intent of the Agreement or any provision hereof and shall not affect in any way the meaning or interpretation of this Agreement.
31) Ambiguities or Uncertainties. Any ambiguities or uncertainties herein shall be equally and fairly interpreted and construed without reference to the identity of the Party or Parties preparing this Agreement, on the express understanding and agreement the Parties participated equally in the negotiation and preparation of the Agreement, or have had equal opportunity to do so. Accordingly, the Parties hereby waive the benefit of California Civil Code §1654 and any successor or amended statute, providing that in cases of uncertainty, language of a contract should be interpreted most strongly against the Party who caused the uncertainty to exist.
32) Severable Provisions. The provisions of this Agreement are severable. The invalidity or unenforceability of any one provision in this Agreement shall not affect the validity or enforceability of the other provisions, which shall remain in full force and effect.
33) Release of Conditions. The conditions and obligations of this Agreement shall remain in full force and effect until such time as City Engineer issues a Notice of Completion finding the conditions and obligations of this Agreement have been fully satisfied and are no longer required for public health and safety reasons and thereafter records such Notice of Completion with the Grover Beach County Recorder. 34) Venue. This Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of California, excluding, however, any conflict of laws rule which would apply the law of another jurisdiction. Venue for purposes of the filing of any action regarding the enforcement or interpretation of this Agreement and any rights and duties hereunder shall be San Luis Obispo County, California. 35) Acknowledgement of Content. Each party acknowledges that they have read and fully understand the contents of this Agreement. This Agreement represents the entire and integrated agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be modified only by written instrument duly authorized and executed by both City and Subdivider.
* * * *
IN WITNESS WHEREOF, the Parties hereto have duly executed this Agreement.
CITY OF GROVER BEACH GROVER BEACH HOLDINGS, LLC
a Municipal Corporation a California Limited Liability Company By: By:
Matthew Bronson Paul Bischoff, member
APPROVED AS TO FORM:
Jennifer Thompson, City Attorney
By:
(Attach Notary Acknowledgments)
EXHIBIT “A”
IMPROVEMENTS, COST ESTIMATES AND SECURITY REQUIREMENTS
SEE BELOW FOR DETAILS OF COSTS OF WORK IN ENGINEER'S ESTIMATE REFERENCE ENGINEER'S ESTIMATE DATED 09/23/2025
BOND AMOUNT REQUIRED BY SURETY=$46,100
EXHIBIT “B”
LIST OF IMPROVEMENT PLANS
All documents listed herein are incorporated by reference into this Agreement as if set out in full and shall become part of the terms and conditions of this Agreement.
Civil plans sheets C-1.0, C-2.0, C-2.1, C-2.2, C-2.3, C-3.0, C-3.1, C-3.2 CLERK’S CERTIFICATION
State of California )
County of Grover Beach )
On ______________________ before me, ______________________________, personally appeared, ______________________, who proved to me on the basis of satisfactory evidence, to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal
______________________________
City Clerk, City of Grover Beach
By _____________________________
Deputy
caov011811
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
)
County of Grover Beach )
On __________________ before me, ____________________________, Notary Public, personally appeared __________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
___________________________________
Signature of Notary Public
SUBORDINATION
The undersigned as holder of the beneficial interest in and under that certain Deed of Trust recorded on { , 20 }, in the office of the Grover Beach County Recorder, as Document No. { } of which the Deed of Trust in, by and between {Full Name of Trustor}, as Trustor, {Full Name of Trustee}, as Trustee and {Full Name of Beneficiary}, as Beneficiary, hereby expressly subordinates said Deed of Trust and its beneficial interest thereto to the foregoing {Insert full name of Agreement, e.g. Subdivision Agreement for the Final Map of Tract No. **** [including Addendum to Subdivision Agreement for Rights of Way Acquisition].}
DATED: ____________________, 201__
BENEFICIARY
By: ________________________________________
Name:______________________________
Title: _______________________________
By: ________________________________________
Name:______________________________
Title: _______________________________
(Beneficiary to print/type document information, Name, Title and attach Notary Acknowledgment)
CITY OF GROVER BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 4
Placement: Public Hearing
Meeting Date: November 10, 2025
TO: Honorable Mayor and City Council
FROM: Matthew Bronson, City Manager
PREPARED BY: Megan Martin, Community Development Director Janet Reese, Associate Planner
SUBJECT: Public Hearing Regarding the Closeout of State Community Development Block Grant Contract 22-CDBG-NH-00015
RECOMMENDATION
Conduct a public hearing and receive a report summarizing the accomplishments performed under the State Community Development Block Grant Agreement 22-CDBG-NH-00015 and to solicit citizen input regarding expenditures and accomplishments of the funding received under the contract; and direct staff to proceed with submitting required documents for closeout to the State.
BACKGROUND
The U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG) program authorizes the use of funds to provide decent housing, suitable living environments, and economic opportunities to low- and moderate-income families. There are two types of CDBG programs: “entitlement1” and “non-entitlement.” The “non-entitlement” program is administered by the State Department of Housing and Community Development (HCD).
Beginning in 2013, the City has participated in the “non-entitlement” program where the City can apply for available funding under a competitive application process. The HCD publishes a Notice of Funding Availability (NOFA) for each program year for eligible projects. Since 2013, the City has received grant awards for the following projects:
City Awarded Programs
Waterline Improvement Project (2013, 2017, 2020) $5,900,000 Subsistence Payments/Eviction Prevention Program (2013, 2017, 2020) $840,000 Security Deposits/Rapid Rehousing Program (2013, 2017, 2020) $303,000 Childcare Training Program (2020 Coronavirus) $51,000
Warming Center Operation Program (2020 Coronavirus) $163,000 Homeless Services Program (2020 Coronavirus) $256,000
Homeless Shelter Operation Program (2022) $500,000
Planning/Technical Studies (2013, 2017)2 $200,000
1 Metropolitan cities and urban counties are entitled to receive annual grants from HUD under the “entitlement” program. Metropolitan cities are principal cities or Metropolitan Areas (MAs), or other cities within MAs that have populations of at least 50,000. Urban Counties are within MAs that have a population of 200,000 or more excluding the population of metropolitan cities within their boundaries.
2 Includes Housing Element Update, Economic Development Study, Senior Center Feasibility Study Staff Report: 2022 CDBG Contract Closeout Page 2
November 10, 2025
Ramona Garden Park Rehabilitation Project Phases 1 and 2 (2023A) $3,300,000 Housing Navigation Center Operations (2024) 300,000
Total $11,813,000
To officially close out a contract, the City is required to first conduct a public hearing to solicit input regarding expenditures and accomplishments of the funding received under the contract and then submit required documents to HCD. On April 19, 2022, HCD published a Notice of Funding Availability (NOFA) for 2022 CDBG funds for program activities. Subsequently, the Council authorized an application for a Homeless Shelter Operation Program administered by 5Cities Homeless Coalition (5CHC). The City was awarded $500,000 for the program, and HCD issued contract 22-CDBG-NH-00015 on July 14, 2023.
5CHC operates Cabins for Change, a 20-bed non-congregate shelter in Grover Beach. The 90- day program offers shelter and wrap-around case management to individuals experiencing homelessness. All individuals complete a comprehensive assessment upon entry to identify needs and barriers related to their housing instability. Case Managers work with clients to create individualized case plans focused on the goal of securing and maintaining permanent housing at program exit. Between July 2023 and May 2025, 12,344 shelter nights were provided, for 109 unique individuals at the Cabins for Change shelter. During this period, 48 individuals secured permanent housing, and 11 individuals secured temporary housing for a 67% housing placement rate. There are currently 21 individuals still enrolled in the Cabins for Change shelter program.
In total, 5CHC utilized $467,000 in activity funds that were used to offset the costs at the Cabins for Change shelter. The costs included, but were not limited to, staff salaries at the shelter, HMIS entry, food and drinks, shelter supplies, utilities, cleaning, linen services, and more. The remaining $33,000 were utilized for grant administration by staff and their consultant and thus the funds have been fully expended.
FISCAL IMPACT
There are no funding impacts to this report.
ALTERNATIVES
The Council has the following alternatives to consider:
1. Conduct a public hearing, receive public comment and review the accomplishments performed under the 22-CDBG-NH-00015 agreement; and provide direction for staff to send the HCD required closeout forms and documents; or
2. Provide alternative direction to staff.
Staff Report: 2022 CDBG Contract Closeout Page 3
November 10, 2025
Multi-Year Goals
☐ Public Safety and Community Services ☒ Economic Development and Housing ☐ Community Infrastructure ☒ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☐ Community Engagement
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. The public hearing notice was published in the Tribune October 29, 2025 and New Times on October 30, 2025, in English and Spanish, as required by HCD. In addition, the notice was also posted on the City Hall bulletin board, City website, and social media accounts on October 29, 2025. 5Cities Homeless Coalition was also notified of the meeting.
CITY OF GROVER BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 5
Placement: Public Hearing
Meeting Date: November 10, 2025
TO: Honorable Mayor and City Council
FROM: Matthew Bronson, City Manager
PREPARED BY: Janet Reese, Associate Planner
Megan Martin, Community Development Director
SUBJECT: Public Hearing to Consider Potential Programs/Projects for Inclusion in the 2025 State Community Development Block Grant Application
RECOMMENDATION
Conduct a public hearing to solicit community input and provide direction on the Community Development Block Grant (CDBG) eligible activities to apply for under the 2025 CDBG Notice of Funding Availability (NOFA).
BACKGROUND
The U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG) program authorizes the use of funds to provide decent housing, suitable living environments, and economic opportunities to low- and moderate-income families. There are two types of CDBG programs: “entitlement1” and “non-entitlement.” The “non-entitlement” program is administered by the State Department of Housing and Community Development (HCD).
Beginning in 2013, the City has participated in the “non-entitlement” program where the City can apply for available funding under a competitive application process. The HCD publishes a Notice of Funding Availability (NOFA) for each program year for eligible projects. Since 2013, the City has received grant awards for the following projects:
Waterline Improvement Project (2013, 2017, 2020) $5,900,000 Subsistence Payments/Eviction Prevention Program (2013, 2017, 2020) $840,000 Security Deposits/Rapid Rehousing Program (2013, 2017, 2020) $303,000 Childcare Training Program (2020 Coronavirus) $51,000
Warming Center Operation Program (2020 Coronavirus) $163,000 Homeless Services Program (2020 Coronavirus) $256,000
Homeless Shelter Operation Program (2022) $500,000
Planning/Technical Studies (2013, 2017)2 $200,000
Ramona Garden Park Rehabilitation Project Phases 1 and 2 (2023A) $3,300,000 Housing Navigation Center Operations (2024) 300,000
Total $11,813,000
1 Metropolitan cities and urban counties are entitled to receive annual grants from HUD under the “entitlement” program. Metropolitan cities are principal cities or Metropolitan Areas (MAs), or other cities within MAs that have populations of at least 50,000. Urban Counties are within MAs that have a population of 200,000 or more excluding the population of metropolitan cities within their boundaries.
2 Includes Housing Element Update, Economic Development Study, Senior Center Feasibility Study Staff Report: Hearing to Consider 2025 CDBG Application Page 2 November 10, 2025
2025 CDBG NOFA Funding Summary
HCD released the 2025 CDBG NOFA on September 30, 2025, providing approximately $27.15 million in federal funds statewide for non-entitlement jurisdictions. While this figure represents the total available allocation, this cycle has set aside nearly $6.75 million of the overall pool for jurisdictions who have not been awarded funds from 2020–2024. This represents roughly 25% of the funding available, which greatly reduces the amount available to other applicants. Because the City has received CDBG funds in those years, it is not eligible for these funds which limits the amount available for general competition. Below is a table listing the funds available by category in the 2025 NOFA:
Table 1: CDBG Program Categories and Funding
Category Approximately % / Approximate $
Public Service Activities Up to 15% $4,400,000
Planning Up to 10% $2,900,000
Public Infrastructure, Public Facility, Housing,
Economic Development Program 34% $9,250,000
Administration Up to 7% $2,000,000
Jurisdictions Not Awarded 2020-2024 Up to 25% (max 4
awards) $6,750,000
Colonias Set-Aside 5% $1,480,000
Non-federally Recognized Tribes Set Aside 1.25% $371,000 Total Funding $27,151,000
2025 CDBG Eligible Activities
The authorizing statute of the CDBG program requires that each activity funded (project or program), except for program administration and planning activities, meet one of three national objectives:
• Benefit to low- and moderate-income (LMI) persons;
• Aid in the prevention or elimination of slums and blight; and • Meet a need having a particular urgency (referred to as urgent need) Historically, the City has qualified activities under the “benefit to LMI persons” which is the most predominately used National Objective. The activity must benefit an area that is comprised of at least 51% low- or moderate-income households or benefit individually qualified households. 52% of the households in Grover Beach qualify as low- or moderate-income households defined as at or below 80% of the county median income3. Therefore, a proposed activity that benefits either a portion or the entire city is eligible dependent on the service areas outlined in the application.
In addition to meeting one of the three National Objectives, the activity must also fall under one of the categories listed on the following page.
3 Based on the 2015 American Community Survey utilized by HUD Staff Report: Hearing to Consider 2025 CDBG Application Page 3 November 10, 2025
Table 2: CDBG Program Categories and Maximum Award Amounts Program Category Max Award Description
Public
Improvement
Project
$3,300,000 Project must be located in and serve a predominantly residential area within the city. Examples include water and sewer
facilities, flood and drainage facilities, and accessibility related street improvements.
Public Facility
Project
$3,300,000 Examples include acquisition, rehabilitation or new construction of structures used for public purposes such as recreation, training, health services, education, nutrition, shelter, day care, temporary housing and fire protection.
Housing Project $3,300,000 • Multi-Family (five or more units at a specific site) Housing Rental Rehabilitation Project (with or without acquisition):
provides a loan for repairs and improvements of renteroccupied units for sites where majority of the tenants qualify as LMI households.
• Acquisition of Real Property for Multi-Family (five or more units at a specific site) Projects: acquisition of a site where majority of tenants qualify as LMI households.
• Public Improvement Project in Support of New Housing: water and sewer facilities necessary to serve new housing
developments designated for LMI households.
Housing Program $1,500,000 • Homebuyer Assistance Program: provides loans for downpayment or closing costs. The amount of the CDBG-funded loan cannot exceed the amount of the primary loan.
• Housing Rehabilitation Program for Single Family Dwellings:
provides loans for repairs and improvements of owneroccupied units. The loan cannot cause the total encumbrances on the property to exceed the property value.
Business
Assistance
Program
$1,500,000 Provides funds for loans to business owners to finance working capital, furniture, equipment, and property repairs/improvements.
CDBG regulations allow up to $35,000 of assistance per job position retained or created for LMI workers (owner/operator or employee). The City would need to retain the services of a firm experienced in CDBG loan underwriting. There are a number of federal requirements for this program that make it quite restrictive and cumbersome for businesses to be eligible.
Microenterprise
Assistance
$1,500,000 Provides funds for loans to LMI business owners for businesses with five or less workers (owner/operator and employees).
Examples include business training, financing of working capital, furniture, equipment, and property repairs/improvements. The City would need to retain the services of a firm experienced in CDBG loan underwriting.
Public Service
Program
$300,000 Examples include homeless services, subsistence payments, security deposits, childcare, health care, recreation programs, fair housing counseling, drug and alcohol abuse counseling and testing, homeless services, senior services, and nutrition services.
Planning and
Technical
Assistance
$300,000 The product must show a connection to assisting with an eligible CDBG activity that, if implemented, meets a National Objective.
Examples of products are studies or plans, which are submitted to the State at the time of completion. This activity requires a 5 percent cash match to be expended prior to the expenditure of CDBG funds.
Staff Report: Hearing to Consider 2025 CDBG Application Page 4 November 10, 2025
Lastly, CDBG allows a maximum of three (3) activities, not to exceed a total grant amount of $3.6 million, in one of the following combinations:
Table 3: 2025 CDBG Qualifying Activity Combinations
Option Eligible Activity Type
Option A
One Project
(maximum $3,300,000)
One Program
(maximum $1,500,000)
One Public Service or Planning
Activity
(combined maximum $3,300,000) (maximum $300,000)
Option B One Project
(maximum $3,300,000)
One Public Service or Planning
Activity
(maximum $300,000)
One Public Service or Planning
Activity
(maximum $300,000)
(combined maximum $300,000)
Option C One Program
(maximum $1,500,000)
One Public Service or Planning
Activity
(maximum $300,000)
One Public Service or Planning
Activity
(maximum $300,000)
(combined maximum $300,000)
2025 CDBG NOFA Scoring Criteria
Although many elements for scoring applications remain in place from previous years (i.e., national objectives, eligible activities, capacity, past performance, etc.), there are several key changes this NOFA cycle that need to be considered when selecting an application for submittal.
Most significantly, the majority of points are awarded based on the City’s general characteristics and performance, such as capacity to manage a grant, census data, past reporting, and community engagement. The 2025 NOFA also introduces a revised “poverty indicator” scoring criterion, which places greater emphasis on serving areas that experience higher rates of poverty compiled in HUD’s most recent ACS data. Specifically, this criterion will award points to applicants which the service area for the proposed activity occurs in cities, counties or census tracts experiencing a poverty rate of 30 percent or more. Based on a cursory review by staff, it does not appear that the City has any areas that meet this threshold. This change may influence the competitiveness of projects depending on the geographic distribution of the benefit area. Given Grover Beach’s relatively moderate-income levels and communitywide service characteristics, it is anticipated that the City may not score competitively under this criterion. In previous cycles, points were awarded for specific types of projects and there was more focus on the documented “need” for why the project is significant to the community and why it should be ranked higher than others.
Additionally, past cycles awarded “readiness” points for projects that were “shovel ready” and provided a completed environmental document (NEPA), bid ready plans, and cost estimates. This NOFA cycle considers “readiness” points as “threshold items” that will not garner a project/application additional points as it is simply the bar that must be met to apply. Therefore, if a park or sewer project was submitted as a project request, the City would earn the same number of points for either one. Other application details are that the State will award leverage points to applications if a jurisdiction provides a match for the project. 2025 CDBG Funding Requests
Prior to applying for funds within the program year, the City is required to conduct public outreach regarding potential CDBG-eligible activities and hold a public hearing to discuss applications and allow for public comment. Staff conducted a public input meeting on October 20 at the Ramona Garden Park Center which was attended by three community members. During the meeting, attendees expressed interest in the City pursuing projects and programs to support sewer infrastructure, increased services for seniors, more access and affordable childcare, and home repair programs. 5Cities Homeless Coalition also attended the meeting and expressed interest in Staff Report: Hearing to Consider 2025 CDBG Application Page 5 November 10, 2025
an application to support existing emergency shelter operations at Balay Ko on Barca and Cabins for Change, and/or a subsistence payment program.
This public hearing provides the City Council the opportunity to review the funding requests (Attachment 1), select a maximum of three eligible activities subject to the 2025 CDBG NOFA with total funding not to exceed $3.6 million, and recommend staff to prepare an application with all required documents for the selected activities. As part of the public hearing, additional programs or projects may be considered, including those that may be suggested during the public hearing. At a future Council meeting, staff will return with a resolution authorizing the submittal of an application with the Council’s selected activities and funding levels.
Project Recommendations
Staff recommends the Council select one capital project in addition to a public service application from 5Cities Homeless Coalition (5CHC). As discussed during the 2024 CDBG funding cycle, the Council previously supported submittal of the Ramona Garden Park Improvement Project Phase 3 to complete the final phase of the Ramona Garden Park Master Plan. Although the City was not successful in securing funding in the 2024 NOFA, the application remains eligible and could be resubmitted for consideration.
Alternatively, in 2024, the Council provided direction to staff to prepare an application for a future CDBG process for a sewer infrastructure project. Given this direction, the Public Works Department is currently preparing the necessary technical documents and environmental review for Capital Improvement Project (CIP) 5010, which would continue to expand sewer capacity consistent with the Sewer Master Plan. This project is eligible under the Public Infrastructure category and is consistent with both Council direction and community input received during the October 20thpublic input meeting.
Given the program’s funding limitations, the City may only submit one capital project request (up to $3.3 million), in addition to two public service applications (up to $300,000). The Ramona Garden Park Improvement Project Phase 3 project would involve a request of an estimated $2.25 million given the scope of the project while the Sewer Infrastructure Project (CIP 5010) would involve the full $3.3 million allocation based on anticipated “bid additives” as part of the project bid documents. The State will award leverage points to applications if a jurisdiction provides a match for projects and the City has approximately $400,000 available in wastewater development impact fees that could be allocated toward the sewer project as project matching funds. However, points for leverage are awarded on a sliding scale based on the amount of leverage versus total cost and thus the City would receive 5 out of 25 points for this leverage as the matching funds only represent an 11% ratio.
Lastly, in addition to the capital project, staff recommends including the two public service applications from 5Cities Homeless Coalition requesting a maximum of $300,000 in CDBG funding to support subsistence assistance and operational services at the Balay Ko and Cabins for Change emergency shelters.
Recommended Action
In conclusion, staff recommends that the Council provide the following direction on the 2025 CDBG application:
Staff Report: Hearing to Consider 2025 CDBG Application Page 6 November 10, 2025
Multi-Year Goals
☐ Public Safety and Community Services ☒ Economic Development and Housing ☐ Community Infrastructure ☒ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☐ Community Engagement
1. Select one of the following capital improvement projects for the 2025 CDBG application:
- Option A: Ramona Garden Park Improvement Project Phase 3; or - Option B: Sewer Infrastructure Project (CIP 5010).
2. Approve inclusion of a $300,000 Public Service application for 5Cities Homeless Coalition to support emergency shelter operations and subsistence programs.
3. Direct staff to prepare and return with a resolution authorizing the submittal of the 2025 CDBG application consistent with the Council’s direction.
FISCAL IMPACT
Adams Ashby Group, the City’s CDBG general administration consultant, estimates the cost to prepare the application(s) and related materials to not to $10,000, depending on the selected activities. The cost associated with the preparation of applications is an eligible expenditure of existing CDBG funds which the City currently has.
ALTERNATIVES
The Council has the following alternatives to consider:
1. Conduct a public hearing to solicit community input and provide direction to staff to prepare and submit applications for the 2025 CDBG NOFA; or
2. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. The public hearing notice was published in the Tribune on October 29, 2025, and New Times on October 30, 2025, in English and Spanish, as required by HCD. In addition, the notice was also posted on the City Hall bulletin board, City website, and social media accounts on October 29, 2025. 5Cities Homeless Coalition was also notified of the meeting.
ATTACHMENTS
1. 2025 CDBG NOFA Funding Requests
Attachment 1
2025 CDBG NOFA FUNDING REQUESTS
Grant Type: Public Service Program Maximum Grant Award: $300,000 Applicant: 5Cities Homeless Coalition
Program Request: Non-Congregate Shelter Navigation Center Program Program Cost: $214,953.27
Funding Request: $230,000.00 (including General Administration) Program Description:
Non-Congregate Shelter Navigation Center Program: Since December 2022, 5CHC has operated “Cabins for Change”, a non-congregate shelter navigation center. A second navigation center called “Balay Ko on Barca” opened in 2024. 5CHC is currently operating ”Cabins for Change” and “Balay Ko on Barca” utilizing multiple funding sources including 2022 and 2024 CDBG funds through the City, annual State and federal grants through the County of San Luis Obispo, contributions from the Cities of Arroyo Grande and Pismo Beach, private donations, and service reimbursement fees through CalAIM from CenCal Health.
5Cities Homeless Coalition (5CHC) seeks operating funds to provide shelter, food, and supportive services to people who are experiencing homelessness. The spectrum of supportive services include housing navigation to obtain housing (including application fees, deposit, rent, past rent, utility assistance and case management). Guests will be served with 5CHC’s Cabins for Change Program and Balay Ko on Barca Program, both located within the City of Grover Beach.
5CHC staff will oversee the grant requirements of intake and program qualification (including income verification) coupled with case management support, budget counseling and the development of housing stability plans. Coordinated Entry and HMIS data tracking activities are included in the scope of services to be performed.
Grant Type: Public Service Program Maximum Grant Award: $300,000 Applicant: 5Cities Homeless Coalition
Program Request: Subsistence Payment Assistance Program Program Cost: $65,420.56
Funding Request: $70,000 (including General Administration) Program Description:
Subsistence Payment - Assistance Program: This program will provide subsistence payments to residents of Grover Beach who are low- or moderate-income and who are at-risk of homelessness. Funding will provide one-time or short-term emergency payments to prevent homelessness; including payments for utilities to avoid shutoff or rent to prevent eviction.
In addition to paying for financial assistance needed for rent and utilities, 5CHC staff will oversee the grant requirements of intake and program qualification (including income verification) coupled with case management support, budget counseling and the development of housing stability plans.
Grant Type: Public Facility Project Maximum Grant Award: $3,300,000 Applicant: City of Grover Beach
Project Request: Ramona Garden Park Rehabilitation Project (CIP 1259) Phase 3 Project Cost : $2,102,803.74
Funding Request: $2,250,000 (including Labor Compliance and General Administration) Project Description:
Ramona Garden Park Rehabilitation Project (CIP 1259) Phase 3: The Council adopted the Ramona Garden Park Master Plan on November 16, 2020. Phase 1 and Phase 2 of this project includes a playground and an amphitheater which was incorporated in the previous round of funding. Phase 3 includes the park entry along Ramona, the main plaza, and the Veteran’s memorial plaza. Design is complete and the estimated cost of the project is approximately $2,100,000. (an additional $147,000 in general administration would be included for a total request of $2,250,000).
Grant Type: Public Infrastructure Project Maximum Grant Award: $3,300,000 Applicant: City of Grover Beach
Project Request: Sewer Main Replacement Project (CIP 5010) Project Cost : $3,084,112.15
Funding Request: $3,300,000 (including Labor Compliance and General Administration) Project Description:
The project involves upsizing sewer mains to address deficiencies for existing and future flows.
Design is complete and the current estimated cost of the project as shown in the Capital Improvement Plan is approximately $3,300,000.
EXHIBIT A
5Cities Homeless Coalition Request
5Cities Homeless Coalition (5CHC)
City of Grover Beach CDBG November 2025 Request
UEI # / SAM.gov registration: KR8JGGKBKEP9
Address where the activities are located
Navigation Centers (03T)
x Cabins for Change (20 unit Non-Congregate) 1523 B Longbranch, Grover Beach, CA 93433 x Balay Ko on Barca (30 unit Non-Congregate) 998 Barca, Grover Beach, CA 93433 Subsistence Pt Assistance Program (05Q):
x 100 S. 4th Street, Grover Beach, CA 93433
Number of beneficiaries
x Shelter: 180 individuals
x Subsistence Payments: 52 individuals, 23 Households
Activities:
Homeless Services Non-Congregate Shelter Navigation Center Program (03T) Request $214,953.27 (plus $15,046.73 General Administration, for a total of $230,000) Through two non-congregate shelter navigation centers, 5Cities Homeless Coalition (5CHC) seeks operating funds to provide shelter, food, and supportive services to people who are experiencing homelessness. The spectrum of supportive services include housing navigation to obtain housing (including application fees, deposit, rent, past rent, utility assistance and case management). Guests will be served with 5CHC’s Cabins for Change Program and Balay Ko on Barca Program, both located within the City of Grover Beach.
5CHC staff will oversee the grant requirements of intake and program qualification (including income verification) coupled with case management support, budget counseling and the development of housing stability plans. Coordinated Entry and HMIS data tracking activities are included in the scope of services to be performed.
Subsistence Payment Program (05Q)
Request $65,420.56 (plus $4,579.44 General Administration, for a total of $70,000) This program will provide subsistence payments to residents of Grover Beach who are low- or moderateincome and who are at-risk of homelessness. Funding will provide one-time or short-term emergency payments to prevent homelessness; including payments for utilities to avoid shutoff or rent to prevent eviction.
In addition to paying for financial assistance neded for rent and utilities, 5CHC staff will oversee the grant requirements of intake and program qualification (including income verification) coupled with case management support, budget counseling and the development of housing stability plans. st
Mission of 5Cities Homeless Coalition:
5CHC assists those who are experiencing or those who are at-risk of homelessness to achieve housing stability, self-sufficiency, and improved health by providing resources, supportive services and programs.
5CHC Experience
5CHC has provided services to those experiencing homelessness and who are at risk of homelessness since 2013. 5CHC’s programs have expanded to include a comprehensive array of services focused on housing stability, income, and health.
x Navigation Center providing Shelter and Services
In Dec. 2022, 5CHC opened its first permanent non-congregate interim housing navigation center in South County, the 20-bed Cabins for Change program; developed in partnership with the County of San Luis Obispo and City of Grover Beach. In July 2024, 5CHC added a second site in partnership with the City of Grover Beach, to add 30 additional units at the Balay Ko on Barca site for a combined noncongregate 50 sleeping quarters in the City of Grover Beach. This program is currently supported with funds from the Cities of Grover Beach, Pismo Beach, and Arroyo Grande, County of San Luis Obispo, and private contributions.
In fiscal year 2024-25, 5CHC provided shelter to 143 individuals, including 10 transitional-age youth and 78 women. Of those served, over 56% experienced chronic homelessness prior to entering the program (70% having experienced homelessness for a year or more). Of those who exited the program, 70% were successfully house. The framework of the program is to offer shelter and services for approximately 90 days including intensive housing navigation case management, supportive services, shelter, and assistance in navigating basic life skills. The program is offered at both sites to 50 individuals (at a time) and is focused on assisting the clients to obtain long-term stable housing. In preparation for opening, 5CHC did extensive research and staff training, visiting other sites throughout California. There are currently 536 waiting on the referral wait list. x Subsistence Payments - Homeless Prevention
5Cities Homeless Coalition is the key homeless prevention provider in San Luis Obispo County, collaborating with agencies throughout the county to provide housing stabilization case management, utility and rental assistance to those at-risk of homelessness. In fiscal year 24-25, 5CHC assisted 327 individuals in 145 households through its homeless prevention program. 5CHC's track record has demonstrated that less than 5% of those served in the prior 24 months have fallen into homelessness after receiving assistance, this includes the highly vulnerable Transitional-Age Youth population.
EXHIBIT B
Ramona Garden Park Rehabilitation Project (CIP 1259) Phase 3
EXHIBIT C
Sewer Main Replacement Project (CIP 5010)
City of Grover Beach Sewer Master Plan November 2019
Existing Facility Deficiency
Diameter (inches) PHF d/D Diameter (inches) Length (feet) Manhattan Avenue to
Trouville Avenue 10 0.80 12 740 Priority 1 $219,000 $66,000 $66,000 $351,000 Trouville Avenue to
Mentone Avenue
10 0.96 12 405 Priority 1 $120,000 $36,000 $36,000 $192,000 South 4th Street to
South 5th Street 10 0.96 12 206 Priority 1 $61,000 $19,000 $19,000 $99,000 South 8th Street to
South 10th Street 10 0.93 12 740 Priority 1 $219,000 $66,000 $66,000 $351,000 $993,000
FAͲGSCIP = Future Alternative Gravity Sewer Capital Improvement Project Opinion of Cost
($)
Table 9Ͳ7: Collection System Capital Improvements for Future Alternative Flows Project Sewer Improvement Limits
Capital Improvement Project (CIP)
Notes Priority Construction Cost ($) Engineering, Project Administration, and Construction Management ($) Contingency Cost ($) Costs rounded to the nearest $1,000.Engineering and Administration costs estimated at 30%. Construction contingency estimated at 30% Construction cost opinions were developed in May 2019. Use ENR CCI May 2019 = 11230.01 to escalate estimated cost to present value.
FAͲGSCIPͲ1
South 4th Street Gravity
Sewer Upgrade
Mentone Avenue Gravity
Sewer Upgrade
Total
Notes:
Attachment 2
ä3
ä3
ä3
ä3
Pacific Ocean
City of City of
Arroyo Grande Arroyo Grande
City of City of
Pismo Beach Pismo Beach
Oceano Oceano
S OAK PARK BLVD
HWY 101
MENTONE AV
N
E
ACIMIENTOAVE
N 5TH ST
FARROLL RD
TROUVILLE AVE
BARKA ST N 4TH ST
N 5TH ST
N 6TH ST
N 2ND ST
N 3RD ST
N 1ST ST
HIGHLAND WAY
AHC LR SS E T
LA SELVA AVE
ATLANTIC CITY AVE
E GRAND AVE
FRONT ST
S 13TH ST
RITCHIE RD
TS HT61 N
S OAK PARK BLVD
N 13TH ST
N 11TH ST
S 14TH ST
N 8TH ST
W GRAND AVE
N 10TH ST
S 12TH ST
ROCKAWAY AVE
S 9TH ST
PARK VIEW AVE
N 6TH ST
N 4TH ST
S 8TH ST
MANHATTAN AVE
MANHATTAN AVE
SARATOGA AVE
SEABRIGHT AVE
N 7TH ST
BADEN AVE
LONGBRANCH AVE
OCEAN VIEW AVE
N 9TH ST
N 12TH ST
DR3 S TS
GRIFFIN ST
S 11TH ST
S 5TH ST
THE PIKE
S 16TH ST
LESAGE
DR
N 14TH ST
LEONI DR
BECKETT PL
NICE AVE
BRIGHTON AVE
RAMONA AVE
NEWPORT AVE
ANITA AVE
JANET AVE
HUBER ST
S 16TH ST
HUSTON ST
HWY 1
SHERIDAN RD
MARGARITA AVE
EL CAMINO REAL
S 13TH ST
12''
12'' 12''
12''
12'' 12''
12'' 12''
12''
Nacimiento LS Front Street LS
South Oak Park LS
Figure 9 3:
CIPs for Future
O
City of Grover Beach
Sewer Master Plan
Alternative Collection
System Deficiencies
Legend
City LimitsWest Grand Avenue CorridorParcels Not on Sewer Gravity Sewer CIP
FA-GSCIP-1City Collection System
1 inch = 1,100 feet
0 1,100 550
RQO\VHJPHQWVORFDWHGLQ6WK6W
only segmentslocated in S. 4th
Segments on Mentonenot included in projectdescription Table 9-7 City of Grover Beach Sewer Master Plan November 2019
Existing Facility Deficiency
Diameter (inches) PHF d/D Diameter (inches) Length (feet) EXͲGSCIPͲ1 Trouville Avenue Gravity
Sewer Upgrade
South 4th Street to
South 5th Street 6 0.59 8 371 Priority 1 $93,000 $28,000 $28,000 $149,000 EXͲGSCIPͲ2 Atlantic City Avenue Gravity
Sewer Upgrade
Front Street to North 1st
Street
6 0.70 8 456 Priority 1 $114,000 $35,000 $35,000 $184,000 EXͲGSCIPͲ3 Griffin Street Griffin Street 8 0.59 10 153 Priority 1 $43,000 $13,000 $13,000 $69,000 Mentone Avenue Gravity
Sewer Upgrade
South 12th Street to
South 13th Street 8 1.00 10 375 Priority 1 $104,000 $32,000 $32,000 $168,000 Mentone Avenue Gravity
Sewer Upgrade
South 10th Street to
South 12th Street 6 0.87 10 735 Priority 1 $203,000 $61,000 $61,000 $325,000 Nice Avenue Gravity Sewer
Upgrade
South 10th Street to
South 12th Street 8 0.66 10 741 Priority 1 $204,000 $62,000 $62,000 $328,000 South 10th Street Gravity
Sewer Upgrade
Mentone Avenue to
Nice Avenue
8 0.71 10 334 Priority 1 $92,000 $28,000 $28,000 $148,000 Newport Avenue Gravity
Sewer Upgrade
North 9th Street to
North 10th Street 6 0.72 8 370 Priority 1 $93,000 $28,000 $28,000 $149,000 Ritchie Road Gravity Sewer
Upgrade
Ritchie Court to
North 12th Street 8 1.00 10 211 Priority 1 $58,000 $18,000 $18,000 $94,000 North 12th Street Gravity
Sewer Upgrade
Ritchie Road to Atlantic City
Avenue
8 1.00 10 425 Priority 1 $117,000 $36,000 $36,000 $189,000 Atlantic City Avenue Gravity
Sewer Upgrade
North 9th Street to North
12th Street 8 0.66 10 1045 Priority 1 $288,000 $87,000 $87,000 $462,000 North 9th Street Gravity
Sewer Upgrade
Atlantic Avenue to
West Grand Avenue 8 1.00 10 2127 Priority 1 $586,000 $176,000 $176,000 $938,000 West Grand Avenue Gravity
Sewer Upgrade
8th Street to
9th Street 8 1.00 12 369 Priority 1 $109,000 $33,000 $33,000 $175,000 South 8th Street Gravity
Sewer Upgrade
West Grand Avenue to
Rockaway Avenue 10 0.98 12 385 Priority 1 $114,000 $35,000 $35,000 $184,000 Rockaway Avenue Gravity
Sewer Upgrade
South 8th Street to South 9th
Street
8 0.61 10 371 Priority 1 $103,000 $31,000 $31,000 $165,000 South 4th Street Gravity
Sewer Upgrade
West Grand Avenue to
Rockaway Avenue 8 0.64 10 385 Priority 1 $106,000 $32,000 $32,000 $170,000 Manhattan Avenue Gravity
Sewer Upgrade
South 3rd Street to South
4th Street 12 0.86Ͳ1.00 18 252 Priority 1 $86,000 $26,000 $26,000 $138,000 EXͲGSCIPͲ7 Install HDPE Mahole Liners
18 Manhole Locations
Upstream of Nacimiento
Avenue Lift Station
Ͳ ͲͲ Ͳ Priority 2 $6,000 $2,000 $2,000 $10,000
$4,045,000
Project Project Name Notes Priority Construction Cost ($) Engineering, Project Administration, and Construction Management ($) Contingency Cost ($) Opinion of Cost ($) EXͲLSCIPͲ1 Nacimiento Avenue Lift
Station Rehabilitation
Assumes $25,000 for
bypassing for work
performed in wet well
and/or lift station is
offline for repairs.
Priority 2 $45,000 $14,000 $14,000 $73,000
EXͲLSCIPͲ2 Front Street Lift Station Rehabilitation
Assumes $20,000 for
bypassing for work
performed in wet well
and/or lift station is
offline for repairs.
Priority 2 $55,000 $17,000 $17,000 $89,000
EXͲLSCIPͲ3 South Oak Park Lift Station Rehabilitation
Assumes $20,000 for
bypassing for work
performed in wet well
and/or lift station is
offline for repairs.
Priority 2 $60,000 $18,000 $18,000 $96,000
$258,000
$4,303,000
EXͲGSCIP = Existing Gravity Sewer Capital Improvement Project EXͲLSCIP = Existing Lift Station Capital Improvement Project Subtotal
EXͲGSCIPͲ4
EXͲGSCIPͲ5
EXͲGSCIPͲ6
Table 9Ͳ4: Collection System Capital Improvements for Existing Flows Gravity Collection System
Priority
Engineering, Project
Administration, and Construction
Management ($)
Contingency
Cost ($) Opinion of Cost ($)
Capital Improvement Project (CIP)
Construction
Cost ($) Project Number Sewer Improvement Limits Notes
Notes:Costs rounded to the nearest $1,000.
Engineering and Administration costs estimated at 30%. Construction contingency estimated at 30% Construction cost opinions were developed in May 2019. Use 20ͲCities ENR CCI May 2019 = 11230.01 to escalate estimated cost to present value.
Lift Stations
Pump intake and pipe fittings within the wet well are severely corroded and manhole frame shows signs of corrosion. Staff has reported issues with ragging of pumps. Maintenance on the liftstation is complicated by the fiberglass enclosure. No bypassconnection was observed.
Replace/reͲcoat existing valves and
pipe fittings within wet well and valve
vault.
Complete detailed investigation of wet
well coating, replace/reͲcoat existing
valves and pipe fittings within wet well
and valve vault, install new hatch
system.
Replace/reͲcoat existing pipe fittings
within wet well, retrofit fiberglass
enclosure to allow for user access, and
install bypass connection.
Subtotal
Total
Minor bulging of wet well coating (potential concrete corrosion).
Discharge pipe fittings located within the wet well are corroded.
Fittings and valves located in the below grade vaults have areasmoderate surface corrosion. Wet well hatch is severely corroded. Hatch panels are extremely heavy and require use of a truck to open.Discharge pipe fittings located within the wet well are severely corroded. Fittings and valves located in the below grade vaults have areas of moderate surface corrosion.
Capital Improvement Project (CIP) Deficiency
Attachment 1
ä3
ä3
ä3
ä3
Pacific Ocean
City of City of
Arroyo Grande Arroyo Grande
City of City of
Pismo Beach Pismo Beach
Oceano Oceano
S OAK PARK BLVD
HWY 101
MENTONE AVE
NACIMIENTOAVE
N 5TH ST
FARROLL RD
TROUVILLE AVE
BARKA ST N 4TH ST
N 5TH ST
N 6TH ST
N 2ND ST
N 3RD ST
N 1ST ST
H GI HLAND WAY
AHC LR SS E T
LA SELVA AVE
ATLANTIC CITY AVE
E GRAND AVE
FRONT ST
S 13TH ST
RITCHIE RD
S HT6 N1 T
S OAK PARK BLVD
N 13TH ST
N 11TH ST
S 14TH ST
N 8TH ST
W GRAND AVE
N 10TH ST
S 12TH ST
ROCKAWAY AVE
S 9TH ST
PARK VIEW AVE
N 6TH ST
N 4TH ST
S 8TH ST
MANHATTAN AVE
MANHATTAN AVE
SARATOGA AVE
SEABRIGHT AVE
N 7TH ST
BADEN AVE
LONGBRANCH AVE
OCEAN VIEW AVE
N 12TH ST
S DR3 S T
GRIFFIN ST
S 11TH ST
S 5TH ST
THE PIKE
S 16TH ST
LESAGE
DR
N 14TH ST
LEONI DR
BECKETT PL
NICE AVE
BRIGHTON AVE
RAMONA AVE
NEWPORT AVE
ANITA AVE
JANET AVE
HUBER ST
S 16TH ST
HUSTON ST
HWY 1
SHERIDAN RD
MARGARITA AVE
EL CAMINO REAL
S 13TH ST
8''
12''
10''
18''
10''
8''
10'' 10''
10''
10'' 10''
10'' 10''
10''
10''
10''
10''
10'' 10''
10''
10''
Nacimiento LS Front Street LS
South Oak Park LS
O
Legend
City LimitsEX-GSCIP-1EX-GSCIP-2EX-GSCIP-3EX-GSCIP-4EX-GSCIP-5EX-GSCIP-6EX-GSCIP-7 ä3 EX-LSCIP-1ä3 EX-LSCIP-2ä3 EX-LSCIP-3ä3 Private
City Collection System Figure 9-1:
CIPs for Existing
Collection System
Deficiencies
City of Grover Beach
Sewer Master Plan
1 inch = 1,100 feet
01,100 550
QRWLQFOXGHG
QRWLQFOXGHG
QRWLQFOXGHG
QRWLQFOXGHG
QRWLQFOXGHG
QRWLQFOXGHG
segments in N. 9th, W.Grand, S. 8th, andRockaway not included segments in N. 9th, W.Grand, S. 8th, andRockaway not included
CITY OF GROVER BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 6
Placement: Public Hearing
Meeting Date: November 10, 2025
TO: Honorable Mayor and City Council DATE: November 10, 2025 FROM: Matthew Bronson, City Manager
PREPARED BY: Megan Martin, Community Development Director Kyle Bell, Senior Planner
SUBJECT: Appeal of the Planning Commission Approval of Development Application No. 24-54, a Request by Empire Development for a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit to Construct a Five-Story Mixed-Use Development at 261 Rockaway Avenue.
RECOMMENDATION
Adopt the Resolution (Attachment 1) to deny an appeal and uphold the Planning Commission’s decision and approve Development Application DA 24-54, a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit for a five-story mixed-use development located at 261 Rockaway Avenue; and affirm the Planning Commission’s determination that this project qualifies for a Class 32 Exemption from environmental review under the California Environmental Quality Act (CEQA).
BACKGROUND
On September 2, 2025, the Planning Commission (Commission) at a regular public hearing, voted 4-1 to approve an application for a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit to construct a new five-story mixed-use project at 261 Rockaway Avenue (Attachment 2). The project includes 20 residential condominium units, including two deed restricted very-low-income units, a 900 square-foot commercial space, and a 46.25% density bonus pursuant to the State Density Bonus Program, including a waiver of the Building Transparency standard. The project will result in development of the entire lot with associated onand off-site public improvements and utilities.
During the public hearing, the applicant, architect, and members of the public expressed both support and opposition to the project. The Commission requested clarification related to State Density Bonus Law (DBL; Government Code Section 65915-65918) and the Housing Accountability Act (HAA; Government Code Section 65589.5) and their authority to approve, modify, or deny the project. These laws require cities to grant density bonuses for qualifying residential developments and related waivers (i.e., reduced parking and landscaping, adjustments to ground-floor building transparency standards) unless specific, adverse health or safety impacts can be demonstrated. Preferences related to building height, scale, or neighborhood compatibility do not meet this legal standard.
Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 2 November 10, 2025
The Commission determined that the required findings could be made for approval and that findings to deny the project could not be made, as the project would not result in a specific, significant, direct, or unavoidable impact on public health or safety (Attachment 2).
Project Description
The proposed project consists of the construction of a five-story mixed-use development and includes a vesting tentative subdivision map to subdivide the property into 21 condominium units (including the commercial space). Below is a summary of the proposed project:
• One new, 55’ tall, five-story structure
• Ground floor off-street parking with access to the commercial and residential units. • 2nd floor includes 900 square foot commercial suite, four fractional density residential units • 3rd, 4th, and 5th floors include 16 fractional density residential units. • Each of the dwelling units includes a private balcony. • 46.25% density bonus to allow 11 units (permitted density with bonus). • Units 15 and 20 are deed-restricted for very-low-income households (14% base density) In accordance with Density Bonus Law, the applicant is requesting a waiver from the City’s objective development standards pertaining to the Building Transparency requirement (Development Code Section 4.24.050(E)(5)(a)(ii)), which requires a minimum of 40% transparent openings along the ground-floor façade. The waiver is requested due to the ground floor being primarily dedicated to structured parking, which occupies approximately 95% of the floor area and limits the ability to incorporate transparent elements. The requested waiver does not result in any specific adverse impact to public health, safety, or the physical environment, and the project includes other design features to maintain a pedestrian-friendly street frontage, such as defined entryways, architectural articulation, and landscaping. Table 1 below summarizes the standards and requirements under the Density Bonus Law and what is proposed with this development:
Table 1: Density Bonus Summary
Standard Allowed/Requirements Proposed
Base Density
Density Bonus (46.25%)
Total Allowable (Base + Bonus)
Fractional Density Rule
Actual Unit Count
Affordable Housing Requirement
20 DU/acre 7 DU1
+ 4 DU2
11 DU
Units <600 sf = 0.5 DU
Units 601-1,000 sf = 0.66 DU
Units >1,000 sf = 1.0 DU
--
14% of 7 DU = 1 DU (VeryLow)
--
Earned by providing 14% of base
density as Very-Low Income units
14 units x 0.5 DU = 7 DU
6 units x 0.66 = 3.96 DU
--
10.96 DU (<11 DU)
20 units
2 units <600 sf (Very-Low)
1 Development Code Section 9.10.020 (Definitions of Specialized Terms and Phrases). Density. The number of dwellings per gross acre, unless otherwise stated. The calculation of gross acreage in all zones shall include the adjacent right of ways to centerline of the street. 2 Government Code Section 65915(f)(5). Density Bonus Law. All density calculations resulting in fractional units shall be rounded up to the next whole number.
Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 3 November 10, 2025
SUBMITTED APPEAL
Pursuant to the Grover Beach Development Code Section 7.20.020(B) and Section 7.20.030(B), the decision by the Commission on September 2, 2025, was subject to appeal to the City Council (Council) within 10 working days after the date of the action. A timely appeal was submitted by Debbie Peterson and Jose Navarro on September 15, 2025, as shown in Attachment 3. The appellants contend that the Planning Commission’s decision failed to demonstrate conformance or compliance with local, State, and federal requirements. Staff’s review, analysis and response of the appeal issues is summarized below:
Appeal Issue #1 – Project Consistency with the Coastal Act & Local Coastal Program The appellants contend that the project is inconsistent with the California Coastal Act and the City’s Certified Local Coastal Program (LCP). The California Coastal Act (Coastal Act) requires coastal cities to prepare and adopt a Local Coastal Program (LCP). Once the LCP is certified by the California Coastal Commission (Coastal Commission), it serves as the standard for reviewing development projects within the Coastal Zone. The City’s LCP was most recently certified by the Coastal Commission in 2022 and is the implementing document through which Coastal Act policies are applied at the local level. Therefore, a project found to be consistent with the certified LCP is, by definition, consistent with the Coastal Act.
The subject site is located east of Highway 1 and the Union Pacific Railroad, outside the area between the first public road and the sea and is not subject to the public access provisions of the Coastal Act (Public Resources Code (PRC) §30210). No coastal resources, Environmentally Sensitive Habitat Areas (ESHAs), or mapped visual resource corridors are present on, adjacent, or abutting the site.
The site is designated Visitor Serving – Mixed Use in the General Plan and zoned Coastal Visitor Serving (CVS), which encourages pedestrian-oriented, visitor-serving, and mixed-use development near the coast. The proposed mixed-use infill project is located within Visual Resource Area 5 in the LCP, which promotes development that enhances the City’s coastal identity and maintains the West Grand Avenue “slot view” toward the dunes and shoreline. The project is consistent with the LCP recommendations for Area 5 as the project site has access to existing infrastructure and is sited behind existing three-story buildings fronting Grand Avenue, such that it will not obstruct public views or alter the area’s visual character from West Grand Avenue. The project will not adversely alter identified public view corridors or detract from the visual character of the area. The project will not block or impede any existing protected public coastal views, public accessways, or recreation areas.
City staff consulted with Coastal Commission staff, and no concerns or inconsistencies with the Coastal Act or LCP were identified. The Commission determined that the project is consistent with the City’s certified LCP and made the required findings under Development Code Section
6.20.040.H.
As a qualifying housing development, the project is also subject to the Housing Accountability Act (HAA; Gov Code §65589.5), which limits the City’s ability to apply subjective standards related to neighborhood character or visual design when the project otherwise complies with objective General Plan, Development Code, and LCP standards.
Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 4 November 10, 2025
Appeal Issue # 2 – Project Consistency with the City’s General Plan, Development Code, West Grand Ave Master Plan, and 2004 Visioning Project
The appellants contend the project is inconsistent with the City’s General Plan, Development Code, West Grand Avenue Master Plan, and 2004 Visioning Project. The 2004 Visioning Document was an aspirational framework for future planning efforts along West Grand Avenue.
The Visioning Document defined the community’s priorities for West Grand Avenue as a vibrant, pedestrian-oriented, mixed-use corridor. While the Visioning Document has provided valuable guidance over time, it was conceptual in nature and not a regulatory document. Over time, and in response to both State housing law and market conditions, the City refined its long-range plans through adoption of the West Grand Avenue Master Plan (2011), Housing Element Update (2020), and Development Code Update (2022), which together established the enforceable policies and standards that govern current development in this area.
The West Grand Avenue Master Plan defines the corridor’s vision as a vibrant, walkable, mixeduse environment supporting both commercial and residential activity. The Housing Element further identifies West Grand Avenue as a key corridor for accommodating the City’s share of regional housing needs (RHNA) through infill and mixed-use development. These documents informed the 2022 Development Code Update, which was certified by the Coastal Commission as consistent with the City’s adopted LCP and the Coastal Act. Accordingly, project consistency must be evaluated against the adopted and enforceable standards of the General Plan, Development Code, and West Grand Avenue Master Plan, not the earlier Visioning Document.
The Commission found the project consistent with the General Plan Land Use Element for the Visitor Serving – Mixed Use land use designation (Land Use Map). The Visitor Serving – Mixed Use land use designation promotes mixed-use development near the coast and supports infill redevelopment of underutilized properties. The project advances policies under Land Use Element by redeveloping a vacant site within a mixed-use corridor consistent with the City’s Objective Design Standards and implements Housing Element programs by providing two verylow-income units in a location served by existing infrastructure, services, and transit.
The project is consistent with the General Plan Land Use and Housing Elements, as it promotes compact infill development, mixed-use activity, and new housing opportunities. The project also complies with the West Grand Avenue Master Plan and Development Code standards applicable to the CVS Zone. No evidence has been presented demonstrating inconsistency with any objective standard or policy that would render the project ineligible for the protections under the HAA (Gov. Code §65589.5).
Appeal Issue # 3 – Consistency with Zoning Requirements The appellants assert the proposed project use is inconsistent with the zone in which the site is located. The project site is zoned CVS (Zoning Map), which is intended to accommodate a mix of visitor-oriented commercial uses, residential opportunities, and lodging facilities. The project qualifies as a mixed-use development as it includes both residential and commercial uses. Mixeduse projects are permitted in the CVS Zone subject to a Use Permit (Development Code Table 2- 4). The project satisfies all findings under Section 6.20.090.F, including General Plan consistency, CVS Zone compatibility, and site suitability for mixed-use development. No evidence indicates that the project would create hazards to public health, safety, or welfare.
During the Commission hearing, clarification was requested regarding the potential use of the commercial suite as a health/fitness facility and whether it would qualify as “visitor-serving.” Staff explained that the specific tenant has not yet been identified and that any future use must comply with the CVS Zone use regulations in Table 2-4 of the Development Code. For example, a health Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 5 November 10, 2025
and fitness facility is explicitly allowed in the CVS Zone subject to a Use Permit. Therefore, the project’s commercial space is consistent with the range of allowable visitor-serving and commercial uses identified in the Development Code.
Additionally, some discussion centered on the proportions of commercial space within the project compared to the residential component and whether it adequately supports a “mixed-use” designation. The Development Code does not prescribe a minimum commercial floor area for mixed-use projects, and the inclusion of a 900-square-foot commercial suite with a mix of residential units meets the definition of a mixed-use development under Section 9.10.020 – Mixed Use Project3.
The project’s design complies with the Development Code’s Objective Design Standards for building height, massing, setbacks, façade articulation, parking, landscaping, within the CVS zone.
Minor adjustments related to transparency were considered under the State Density Bonus Law through a requested waiver of development standards, which the City is obligated to grant when findings are met. As conditioned, the Commission found the project consistent with the purpose and intent of the CVS Zone, compatible with surrounding development, and compliant with the City’s Development Code, LCP, and General Plan.
Appeal Issue # 4 – Potential for Adverse Environmental and Coastal Resource Impacts The appellants indicate that the project will result in significant adverse effects, individually and cumulatively, on coastal resources, constituting a hazard to public health, safety, and welfare locally and nationally. The project site is located within the City’s Coastal Zone but is not appealable to the Coastal Commission pursuant to the City’s certified LCP. The Commission and staff reviewed the project for consistency with all applicable LCP policies, related to coastal access, visual character, water quality, and land use compatibility.
The site is located in a developed, urbanized area and is considered an infill development surrounded by existing urban uses and served by adequate public infrastructure. The site is zoned CVS, located east of Highway 1 and the Union Pacific Railroad, and is not between the first public road and the sea. The project site is not located within a designated sensitive resource area and does not contain or adjoin any environmentally sensitive habitat areas (ESHA) as defined by the LCP. As conditioned, the project will not create hazards or result in impacts beyond the capacity of the Grover Beach Police Department or Five Cities Fire Authority.
The project qualifies for a Class 32 (Infill Development) categorical exemption under CEQA, and no evidence in the record indicates significant or cumulative environmental impacts. City staff coordinated with Coastal Commission staff, who did not identify any conflicts with the Coastal Act or LCP. The record demonstrates that the project satisfies all required Coastal Development Permit findings and will not adversely affect coastal resources or public health and safety.
Appeal Issue # 5 – Building Codes and Other City Polices The appellants assert that the project location, use, design, and incomplete conditions as approved are materially injurious to surrounding real property and residents, which will lead to hazards to health, safety, and welfare. It is important to clarify for the Council that the Commission’s review of the project ensures land use and policy consistency, not full compliance with building or engineering codes. Detailed review for compliance with the California Building Code, fire and life safety, accessibility, and other technical standards occurs during the building 3 Mixed-Use Project: A project that combines both residential and commercial uses on the same site. Does not include “Live/work Unit”, which is separately defined.
Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 6 November 10, 2025
permit process. Accordingly, no evidence in the record indicates any building or engineering conflicts at the entitlement stage that would prevent approval of the project or require significant project redesign.
Following project approval, construction plans will be reviewed by the Community Development Department, including Building, and the Public Works Department to ensure compliance prior to permit issuance and construction. This process guarantees that the final project meets all applicable health, safety, and regulatory requirements.
COUNCIL CONSIDERATION
The City Council’s review of this appeal is limited to the administrative record before the Commission. No new evidence may be introduced unless the Council determines it is necessary to clarify the record. Because the project qualifies for a density bonus and is consistent with the local and State policies, the Council’s discretion is limited to identifying specific, unmitigable public health or safety impacts supported by substantiated evidence, in accordance with State Density Bonus Law and the Housing Accountability Act.
As such, the Council may affirm, modify, or overturn the Commission’s decision only if it finds, based on substantial evidence in the record, that the project would result in a specific, adverse impact upon public health or safety that cannot be mitigated through conditions of approval.
Preferences related to building height, scale, or neighborhood compatibility do not meet this legal standard. Absent such findings, State law requires approval of the project as proposed and conditioned.
ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt (Class 32 Section 15332: Infill Project) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.), because the project consists of the development on an infill lot of a five-story mixed-use development that is consistent with policies and standards applicable to development within the CVS zone. The site is less than five acres in size, with no value as habitat for endangered, rare, or threatened species. The site is within City limits and is served by City utilities and public services. Based on the location, size, and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality.
FISCAL IMPACT
Pursuant to the City’s Master Fee Schedule, an appeal fee of $1,000 was paid by the appellants to offset staff time and administrative costs associated with processing and preparing the appeal for Council consideration. The Council’s action on the appeal will not have a fiscal impact beyond the administrative time covered by the appeal fee.
Staff Report: APPL-25-0001 261 Rockaway Appeal Hearing Page 7 November 10, 2025
Multi-Year Goals
☐ Public Safety and Community Services ☒ Economic Development and Housing ☐ Community Infrastructure ☐ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☒ Community Engagement
ALTERNATIVES
The Council has the following alternatives to consider:
1. Adopt the Resolution to deny an appeal and uphold the Planning Commission decision and approve DA 24-54 for a Vesting Tentative Map (TR 3244), Coastal Development Permit, and Use Permit to allow construction of a five-story mixed-use project; and affirm the CEQA determination adopted by the Planning Commission; or
2. Uphold an appeal, overturn the Planning Commission decision and deny the project entirely. An action denying the application must include findings that cite the basis for denial and should reference inconsistency with the General Plan, Development Code or other policy documents. Should the City Council choose to pursue this alternative, Staff recommends that the specific findings under Government Code Sections 65589.5(j), 65915(d)(1)(B) and (d)(3) be adequately addressed; or
3. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. A legal ad was published in New Times on October 30, 2025. A public hearing notice was posted to the subject property and mailed to property owners within 300 feet, and residents within 100 feet of the subject property.
ATTACHMENTS
1. Attachment 1 – Resolution
2. Attachment 2 – Planning Commission Record
3. Attachment 3 – Appeal Form and Supplemental Information, September 15, 2025 RESOLUTION NO. 25-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH,
CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION’S APPROVAL OF DEVELOPMENT APPLICATION 24-54 FOR A
COASTAL DEVELOPMENT PERMIT, USE PERMIT, AND VESTING
TENTATIVE MAP (TR-3244) TO CONSTRUCT A NEW FIVE-STORY MIXEDUSE DEVELOPMENT PROJECT THAT INCLUDES A DENSITY BONUS LOCATED AT 261 ROCKAWAY AVENUE (APN: 060-206-0115 AND 060-206- 008) (Applicant: Empire Development & Construction)
WHEREAS, The Planning Commission of the City of Grover Beach conducted a public hearing in the Council Chamber of City Hall, 154 S 8th Street, Grover Beach, California, on September 2, 2025, with a 4:1 vote approving the project, subject to the findings and conditions of Planning Commission Resolution No. 25-09, pursuant to a proceeding instituted under Development Application 24-54 for a Coastal Development Permit, Use Permit, and Vesting Tentative Map (TR-3244) to construct a new five-story mixed-use development project with a
46.25% Density Bonus. The project includes 20 new residential condominiums, 900 square-feet of commercial space; 261 Rockaway Avenue; Empire Development & Construction, applicant; and
WHEREAS, Debbie Peterson and Jose Navarro (Appellants), filed a timely appeal of the Planning Commission’s action on September 15, 2025 (APPL-25-0001); and WHEREAS, the City Council of the City of Grover Beach conducted a public hearing in the Council Chamber of City Hall, 154 S 8th Street, Grover Beach, California, on November 10, 2025, pursuant to a proceeding instituted under an appeal (APPL-25-0001), Debbie Peterson, appellant; and
WHEREAS, the City Council has duly considered all evidence, including the record of the Planning Commission hearing and action, testimony of the appellants and interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, the notice of Public Hearing for the City Council meeting was sent to adjoining property owners and residents and advertised in the manner required by law.
NOW, THERFORE, BE IT RESOLVED AND ORDERED by the City Council of the City of Grover Beach, California, as follows:
SECTION 1. The recitals set forth hereinabove are true, correct, and valid.
SECTION 2. The project is Categorically Exempt (Class 32 Section 15332: Infill Project) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.), because the project consists of the development on an infill lot of a five-story mixed-use development that is consistent with policies and standards applicable to development within the CVS zone. The site is less than five acres in size, with no value as habitat for endangered, rare, or threatened species. The site is within City limits and is served by City utilities and public services. Based on the location, size, and quantity of commercial and residential Attachment 1
Resolution No. 25- Page 2
components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality.
SECTION 3. The City Council makes all of the findings of fact and determinations set forth in the Planning Commission Resolution No. 25-09, attached hereto and incorporated by reference herein as though set forth in full.
SECTION 4. That the appeal (APPL-25-0001) filed by Debbie Peterson and Jose Navarro, is denied, that the decision of the Planning Commission is upheld, and that the application of Empire Development for a Vesting Tentative Tract Map (TR 3244), Coastal Development Permit, and Use Permit (DA 24-54) is approved to allow for the construction of a new five-story mixeduse project at 261 Rockaway, including 20 residential condominium units with two deed restricted very-low-income units, a 900 square-foot commercial space, and a 46.25% density bonus pursuant to the State Density Bonus Program, including a waiver of the Building Transparency standard.
SECTION 5. Findings to uphold the Planning Commission decision and deny the appeal. The City Council hereby upholds the Planning Commission decision (Planning Commission Resolution No. 25-09) to approve Development Application 24-54 for a Coastal Development Permit, Use Permit, and Vesting Tentative Tract Map (TR 3244) based on the following findings:
1. Consistency with the Coastal Act and Local Coastal Program (LCP). The City Council finds the project consistent with the California Coastal Act and the City’s Certified LCP.
The site is east of Highway 1, outside the area between the first public road and the sea and contains no Environmentally Sensitive Habitat Areas or visual resource corridors, therefore, the project will not have any adverse impact on any coastal resources. The project supports visitor-serving mixed-use development consistent with the General Plan designation and Coastal Visitor-Serving (CVS) Zone (GBMC Article IX § 2.30.020). The project is consistent with all objective design standards as outlined in the Development Code and effectively integrates residential uses with commercial uses in the CVS zone which is intended to provide for mixed-use development. The project is categorically exempt from CEQA, and no significant impacts have been identified that would have an adverse effect on the environment.
2. Consistency with the General Plan, Development Code, and Adopted Plans. The City Council finds the project consistent with the General Plan, Development Code, and West Grand Avenue Master Plan. The project is consistent with all applicable General Plan policies and Development Code requirements for the CVS Zone (GBMC Article IX §
2.30.020). The project consists of a higher density mixed-use development located in an area served by a full range of urban services, within walking distance of neighborhood shopping areas and employment opportunities (Land Use Element “LUE” Policy 2.6) that has been designed to be consistent with the City’s Objective Design Standards which help promote high-quality site planning and building design (LUE Policy 3.1).
3. Consistency with CVS Zone Standards. The City Council finds the project consistent with the CVS Zone and Development Code. Mixed-use development is an allowed use subject to approval of a Use Permit. The inclusion of commercial space within a residential development meets the definition of “mixed use,” and the Development Code does not prescribe a minimum commercial floor area. The project complies with applicable standards for height, setbacks, parking, and design, with approved waivers under State Resolution No. 25- Page 3
Density Bonus Law. As conditioned, the project will not constitute a hazard to the public health, safety, or welfare as the project is consistent with the underlying zone. The project will not result in a significant hazard or have a significant impact on the surrounding environment. The project will not create additional safety hazards that are beyond the capacity that can be served by both the Grover Beach Police Department and the Five Cities Fire Authority.
4. Environmental and Coastal Resource Impacts. The City Council finds the project will not result in significant environmental or coastal impacts. The infill site is fully urbanized, served by existing infrastructure, and not within or adjacent to an ESHA. The project is categorically exempt under CEQA (Class 32 – Infill Development). No evidence indicates potential for adverse effects to coastal resources, and Coastal Commission staff identified no conflicts with the Coastal Act.
5. Building Codes and Safety Compliance. The City Council finds that the site is developed with existing public services and these services are adequate to serve the proposed project. The City Council finds no evidence that the project will create health or safety hazards. As conditioned, the project will comply with all applicable codes and policies.
On motion by Council Member _____, seconded by Council Member ____, and on the following roll-call vote, to wit:
AYES: Council Members –
NOES: Council Members –
ABSENT: Council Members –
ABSTAIN: Council Members –
RECUSED: Council Members –
the foregoing Resolution was PASSED, APPROVED, and ADOPTED at a regular meeting of the City Council of the City of Grover Beach, California this 10th day of November 2025.
KASSI DEE, MAYOR
Attest:
WENDI B. SIMS, CITY CLERK
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Agenda Item No.
(3C Mtg
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6XSSOHPHQWDO,WHP–&RUUHVSRQGHQFH5HFHLYHGIRU,WHP
1 Debbie Peterson
160 S. 3rd St.
Grover Beach, CA 93433
Dear Planning Commissioners and Staff, September 1, 2025 261Rockaway
I commend you for including two affordable units (at a cost of $1,000 per square foot) on this lot. It will also have 97% lot coverage and tower above 30 residences within 300 feet, as well as insufÞcient parNing and a qgymr on the second floor to qualify it as a mixed-use proposal, although the 900sf qvisitor servingr unit appears more liNely to be intended for the use of residents and unliNely to be accessible to the public.
The project proposal attempts to create the illusion that the gym in a residential space within the building is a commercial space, and the two affordable units appear to be a ruse designed to allow a high-income residential condo blocN that will net the developers millions of dollars on the bacNs of Grover Beach residents. The proposal is not in fact a mixed-use property at all. It is a luxury condo blocN being Þnanced through debt and equity by out-oftown investors who appear not to have much experience with such projects, and are abusing the affordable and mixed-use regulations and those laws’ intent to inappropriately leverage those laws to achieve a luxury residential project where it doesn’t belong.
The applicants propose a singularly residential use in a commercial zone. The proposal seeNs the commission’s sanction of a non-conforming residential use at a much higher intensity than the existing, lower-density, grandfathered-in non-conforming residential homes. It appears staff are attempting to obfuscate the realities of the situation, which is that Þndings cannot be made to create new non-conforming use residences in a commercial zone.
Many of the Þndings claimed in the staff report cannot be made in good faith. I urge you to allow more time for yourselves and the public to review the extensive plans issued over a public holiday for the Þrst 5-story building in Grover Beach to consider whether you can legitimately ignore the following LCP requirements. In addition to the LCP and Visioning violations noted below, I have included at the end of this letter a list of questions that I hope you will address prior to approval.
The claims of compliance with the Local Coastal Program (LCP) & Coastal Visitor Serving (CVS) zoning are not legitimate Þndings based on the following Þndings excerpted from the LCP.
1. Under the Coastal Act mandate, local governments are required to: provide visitor-serving facilities, protect sensitive habitats, and protect and preserve visual and scenic resources. In the Coastal Zone, the LCP is the legal standard of review for issuance of Coastal Development Permits. In establishing the Coastal Act of 1976, the California Legislature declared:
qThe permanent protection of the State’s natural and scenic resources is a paramount concern to present and future residents of the state and nation.r This statement expresses a central theme of the Coastal Act: that preservation of the State's unique coastal resources is not merely desirable, but is essential to the long-term health, well-being, and prosperity of California and the nation as a whole. This project does not provide visitor-serving facilities, has decimated sensitive habitats, and steals visual and scenic resources that rightly belong to present and future local, state, and national residents.
2 All policies of the Coastal Act are interrelated because of their common focus upon the Coastal Zone. 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 that derive much of their resource value directly or indirectly from their interrelationship with the ocean. All of these habitats interact with one another and are characteristic of an undisturbed coastal environment. Visitors to the site include monarch butterflies, hummingbirds, hawNs, owls, ground squirrels, gophers, raccoons, and sNunNs. It brings great joy to my neighbors and family to communicate with the cooper and red-tailed hawNs, barn, screech, and great horned owls, ground squirrels, sNunNs, raccoons, and monarch butterflies that visit us regularly. To this end, we have created passageways through our fences, allowing the animals to move freely between our properties and the adjacent wetlands and state parN.
2. Policy: New development shall be located outside of the San Luis Obispo County Tsunami Inundation Area to the maximum extent feasible. This residential development is in the Tsunami Zone.
3.Policy: (nvironmentally sensitive habitat areas ((S+A) shall be protected against any signiÞcant disruption of habitat values. The area was ESHA, with hunting grounds in the trees on the lot, in the city parNing lot, and on the neighboring lot, all decimated without a permit. Naturally, they now say there is none.
Correct. It is now less. They destroyed it.
Policy: Development in areas adjacent to ESHA shall be sited and designed to prevent impacts that would signiÞcantly degrade those areas and shall be compatible with the continuance of those habitats. The project has degraded the area without yet laying a single bricN by destroying several mature trees supporting wildlife.
Policy: New public or private developments adjacent to creeNs, oaN woodlands, and wetlands must respect the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values. No natural features are incorporated.
Action: The City shall support and participate in local, 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. Contiguous areas of habitat were destroyed by the project owners.
4. VISUAL RESOURCE AREAS
"The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to be visually compatible with the character of surrounding areas. Views to and along the ocean and scenic coastal areas are lost with this project, and it is not visibly compatible with the character of surrounding areas. This development is highly visible from Highway 1, considered a visual resource.
Actions:
x The City land use designation speciÞcally provides for uses that are visitor-serving. A residential project is not visitor-serving. I submit that the highest and best use of this lot is for hotel/motel purposes, open space, or a parN, as it is steps from the train station and the beach and adjacent to wetlands.
x Commercial uses shall be subject to special landscaping and design requirements, which will provide and protect an attractive visual theme. There is almost NO landscaping and no attractive visual theme. I submit that landscaping should be native Grover Beach Dune Plants and particularly butterfly plants to encourage native insects, animals, and birds to thrive in the area adjacent to our state parN bacN dunes, along with breaNs in walls and fencing to allow wildlife to transit between properties to the state parN.
x Height limitations should be more restrictive than in general commercial areas to avoid obstructing or conflicting with ocean views. Clearly, this is not the case with the project. x Landscaping in coastal commercial areas shall occupy a larger portion of building sites than is required in other commercial districts. Clearly, this is not the case with a project that has 97% lot coverage.
3 Visual values of the Coastal Zone areas of concern in relation to visual resources are as follows:
x Visual quality
x Visual fragility or sensitivity
x View quality
5. VISUAL SENSITIVITY
Because of its high visual quality, the area is extremely sensitive to the visual impacts of human activities.
Glimpses of the dunes between structures are currently available to most inland properties. The land that is presently undeveloped is a particularly fragile scenic resource. The area's northern half offers a highquality view to travelers on N. 4th St. as they enter Grover Beach. This will be blocNed from every direction in the city.
Property visible from Highway 1 is the character of a neighborhood of small "beach community" houses, is another visually sensitive aspect of the area, which has been disregarded and will soon be lost if current development trends continue. Because the area is occupied primarily by small, one-story homes, it is visually sensitive to the construction of larger, multiple-unit dwelling structures which do not blend well with the low-proÞle and closely Nnit character of surrounding development. This is a larger multi-unit dwelling structure visible from Highway 1.
6. VIEW QUALITY
Appearances from residences to the east have not always been considered during architectural review.
Glimpses of the ocean and dunes by travelers moving west on residential streets contribute signiÞcantly to the atmosphere of a small, beach neighborhood.
The presence of a major entrance to a State beach nearby has not been exploited in either the use or design of most existing developments along Grand Avenue to any extent, and the absence of a theme which capitalizes on the area's visibility to beach visitors is noticeable. This project continues this unfortunate trend.
This area is particularly sensitive to uses and structural designs which detract from its appeal to tourists and beach visitors. This building detracts from its appeal to tourists and beach visitors.
7. VIEWSHED
Viewshed losses increase as more two-story structures are built or modiÞed.
Policy: 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 the projects. The viewshed over this area and to the shoreline environs is of major importance Action: Views or vistas to the scenic dunes and shoreline westerly and southerly shall be considered and protected as a resource of public and private importance. Permitted development shall be sited and designed to protect and enhance, where feasible, the views or vistas to shoreline areas. Development shall be visually compatible with the character of the surrounding areas.
Policy: All new structures in this area shall utilize designs and materials that are compatible with the character of existing single-family homes. This project does not site or design to protect views and vistas and is not compatible with the character of the surrounding areas.
8. VISUAL CONFLICTS
The construction of even well-designed buildings may diminish the visual quality of the adjoining residential area and will also detract from coastal views from residential streets, risNing negative residential property value impacts.
Visual conflict currently lies primarily in the obstruction of views of the dunes from inland areas by developments.
This development conflicts with the remaining older single-family homes in the area.
9. DESCRIPTION AREA 5 (Includes RocNaway)
This six-blocN area, although small, is of great signiÞcance to the City. The area is bisected by the City's main commercial street, Grand Avenue, and is located between Fourth Street, a freeway exit route, and Highway 1, a coastal access route. Because of its location, Area 5 is highly visible to large numbers of 4 tourists traveling to and from Pismo State Beach. On streets lying immediately south of Grand Avenue, residential development is entirely single-family. The single-family homes found in this area are small.
Policy: Future developments along this commercial strip shall be limited to structures that are visually appealing to beach visitors and tourists.
Policy: Future developments shall not be permitted to further obstruct views of the dunes from adjacent inland areas This project obstructs views of the dunes from adjacent inland areas.
Actions:
Uses which are visitor-serving and recreation-related under this designation include the following:
(1) Hotels, motels, restaurants, and cocNtail lounges or dancing facilities in connection with restaurants. (2) Refreshment stands.
(3) Souvenir shops.
(4) Convenience services. I see NO residential here. The Project doesn’t qualify.
VIEW CONFLICTS
A wide variety of unrelated uses are present along this commercial strip and do not promote the development of a common architectural theme that focuses on the City's proximity to the coastline. It is sensitive to structures which, because of height and bulN or poor design, diminish the value of views down Grand Avenue, sensitive to the visual impacts of large developments, either commercial or residential, which appear obtrusive among small one-story, single-family dwellings such as those characteristics of Area 5 in which the project is located. The dominant view in Area 5 is that of the ocean as one travels west on Grand Avenue. This visual conflict is of special signiÞcance because it is highly visible from both Grand Avenue and Highway 1, the City's two main coastal access routes. This height and bulN massed large development will appear obtrusive.
10. VISUAL SENSITIVITY
Because this area is developed almost entirely in smaller, single-family homes, it is visually sensitive to the presence of larger, multiple-unit developments. Structures of more than one story appear particularly obtrusive. The land in this area, which is visible from Highway 1, is sensitive to developments that detract from the Highway's value as a scenic coastal access route. Massed buildings lacNing the special design features of surrounding development would appear obtrusive. New development on or near the dunes or beach could detract from the visual quality of the presently undeveloped areas. Viewshed losses increase as more two-story structures are built or modiÞed. This 5-story 55-foot structure is obtrusive and causes viewshed losses from every part of the city.
Policy: In compliance with Section 30254 of the Coastal Act, proposed new development within the Coastal Zone that provides visitor-serving land uses shall be given priority over other new proposed developments in the Coastal Zone if existing or planned public worNs facilities serving the Coastal Zone can accommodate only limited amounts of new development.
Policy: Development shall only be approved if it is Þrst clearly demonstrated that the development will be served by an adequate, long-term public water supply. Staff maintain that our water and sewer infrastructure is insufÞcient so this project should be subservient to visitor-serving uses. Staff claim there is no adequate, long-term public water supply.
LAND USE DESIGNATIONS
Visitor Serving – Mixed Use: This designation accommodates a complementary range of hotels and motels, bed and breaNfast 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 pedestrianoriented area 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. The maximum building height for structures in this designation shall be 40 feet or 3 stories, whichever is greater.
Coastal Visitor Serving Zone (CVS): This Zone applies to areas of the City appropriate for pedestrian oriented commercial development. The CVS Zone encompasses a unique location near the beachfront. 5 Ground floor development within the Visitor Serving - Mixed-Use designation should be reserved for retail shops, eating and drinNing establishments, and visitor accommodations, with the upper floors reserved for additional visitor accommodations, ofÞces, and dwellings.
GENERAL
Policy: The City shall designate the following types of land as open space:
x Sensitive habitats or unique resources such as oaN woodlands, riparian/creeN corridors, signiÞcant wetlands and corridors which connect habitats. This is why I suggest this as a highest and best use. It’s adjacent to riparian/creeN corridors, wetlands, and corridors that connect habitats. x Those areas which are best suited to non-urban uses due to: Flood hazard. Project is in tsunami zone.
Action: The City shall support, and participate in, local 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. Approving this project violates this LCP action.
PROMOTION OF VISITOR SERVING FACILITIES
Create an identity for the City that will enhance its image as a tourist destination.
Policy: The City will promote the City's tourist amenities, including the Oceano Dunes State Vehicular Recreational Area, Pismo State Beach, monarch butterfly preserve, and AmtraN train service. The project is next to the AmtraN train station, but this project does not relate to it.
GENERAL
Policy: All proposed land use plans or proposals and any subsequent development within the Coastal Zone of Grover Beach must receive approval by the City before implementation. Said land use plans or proposals and any subsequent development shall be consistent with Grover Beach's Local Coastal Program. By now you’ve surely seen several instances above that you can agree with – this plan, proposal, and development is NOT consistent with Grover Beach’s LCP. 2004 VISIONING DOCUMENT
Citizens want to preserve and enhance the qbeach community feelr of Grover Beach. This development does not preserve any sense of community.
וCreate a Distinct Tourist-Serving Retail Node at 4th Street and Grand Avenue. The Consensus Vision includes a vibrant retail node at the intersection of 4th Street and Grand Avenue with cafes, restaurants, lodging, entertainment venues, shopping, and other uses that cater to both visitors and residents. The area
7 Below: the location and scale of buildings on lots in gray.
Number of residences within 300 feet: 30. Commercial: 14.
Adjacent State Park property.
10 9. I have solar panels that may be impacted by this project. If my solar panels are impacted, how will I be made whole? Please provide a solar shading analysis. One needs to be done before the project is approved.
10.It appears that the developer may need, at a minimum, access to the two neighboring residences to build on the lot line. Can you approve a construction project on a piece of property that would require encroaching on the neighbors’ property to construct it without such easements in place? The developers have never approached me or my neighbors about this.
11.What level of liability cover, bonding, and indemniÞcation will the city require for the city, and will the city require that equal coverage be provided to surrounding properties, given that this is a zero lot line property?
12.If they don’t need to access neighboring properties, please describe how they will complete those areas of the project that abut property lines, e.g., footings, foundation, framing, and Þnishing.
13.How will neighbors be compensated or protected if a zero-lot line development property damage results in neighboring properties abutting the zero-lot line development during construction? What protections do neighbors have to be compensated if our property is damaged during construction?
14.Three immediate neighbors operate short-term rentals. How will they be compensated for loss of business during what may be a 2–3-year building process?
15.What are neighboring property owner rights to solar, sunlight, and privacy? Why have staff or the property applicants failed to give any consideration to these matters in their design?
16.Who are the individual persons and all entities involved in the project, including lenders, developers, owners, partners, builders, and attorneys?
17.What provision has been made for disclosing that Pismo Beach is attempting to construct a wastewater treatment plant ¾ mile away?
18.Has consideration been given to the proximity of the Oceano Airport, just over a mile away? In Oceano, they can only have 2-story buildings as a result. Will the developers be required to grant an aviation easement to the Oceano airport, and will they be required to disclose the airport to buyers?
19.City of San Luis Obispo records show project manager Kyle Bell was meaningfully involved in affordable project proposals for several years in San Luis Obispo. Records, including court documents, reveal serious issues with affordable housing approvals that never materialized as planned and approved or just didn’t happen, including in the Orcutt Area SpeciÞc Plan. These issues include projects for which the city tooN credit for meeting the residential needs assessment (RHNA) of approved affordable housing, only to never build such projects without a clear explanation, resulting in the reported affordable housing never materializing.
20.How is the applicant proposing to gain emergency access in case of Þre or other emergencies to the bacN or side of their zero lot lines abutting other homes?
21.What assurances do we have that later on, the concessions this project is leveraging for approval will actually be built, and that the gym will be a public gym as represented by staff?
22.In the event the project is shut down or doesn’t continue, what mechanisms will ensure who is responsible for cleaning up construction?
23.What provisions have been proposed, considered, or reviewed by the city and adjoining neighbors to protect and indemnify and compensate them in the event they consider providing temporary access for construction? The neighbors have heard nothing from the applicant.
24.What types of insurance, bonding, and indemnity agreements are or will be in place to protect the city and neighboring property owners during construction and afterwards? What are the policy limits? Who pays the deductible? Is the owner or contractor required to obtain additional insurance to provide the neighbors with additional insured certiÞcates?
25.What will happen to neighbors? Will the city require that all insurance policies or indemniÞcations also insure the city and its adjoining neighbors?
26.What does the applicant propose, and what are the city’s conditions concerning the applicant's obligations regarding adjoining neighbors' fences?
27.Have staff received soils and geotechnical reports yet, and may we have copies? 11 28.The reality is that 2 or 3 years of construction, if they can survive the marNet, will adversely impact neighbors’ rightful use and quiet enjoyment of our property for 2-3 years, subjecting us to a continuous period of inability to use our property as we usually do because of the noise. What conditions will staff propose to address this and loss of rental income?
29.Are staff requiring that a construction safety plan be required? Is staff requiring a construction schedule timeline?
30.Where is the construction staging plan?
31.What will they pay me for accessing my property for 2 years during construction?
32.How long will construction taNe?
33.Have you done the soils reports yet?
34.Where does the applicant propose to set up construction staging, given there’s a zero lot line?
35.What about the rights of the affordably housed 30 residences within 300 feet?
36.Who is paying to increase the size of water and sewer lines?
37.Is there a safety plan?
38.will they protect the project when they have no property on which to put fences up?
39.Will you have 24-hour security on the site?
40.Is there a construction plan?
41.Is there a tsunami safety plan?
42.Will the project allow short-term rentals?
43.How does staff propose that abutting neighbors are not impacted by noxious fumes, noise, and glaring lights from the garage garbage receptacles, and safety concerns of intruders climbing the fence and getting into our yards?
44.Will the exhaust and other systems worN if other 5-story units are built next to it?
45.Does the garage have any mechanical or exhaust systems? Does the plan address that there may be an abutting 5-story building? This could turn the courtyard into an exhaust chamber.
46.Will you guarantee there will be no venting of the trash or parNing areas facing into neighbors’ properties?
47.Why are air conditioning condensers shown? Generally, there is no air conditioning in 5-cities properties.
48.Is the city intending to provide any fee waivers or other Þnancial concessions whatsoever beneÞcial to the developer? If so, what are they?
49.Please conÞrm whether the city code requires the highly angular industrial looN incorporated in this and other new developments.
In short, this project violates public health and safety globally. In the words of the Coastal Act, “The permanent protection of the State’s natural and scenic resources is a paramount concern to present and future residents of the state and nation.” TaNen in their entirety, this, and the above LCP violations should be sufÞcient for you to deny the proposal in favor of development that complies with our LCP. I strongly encourage you to avoid problems down the road for staff and the commission by addressing these questions before approving the project. ThanN you for taNing the time to read this and to respond to my questions.
Sincerely,
Debbie Peterson
12 13
Lost Views
Appeal of Planning Commission
Action to the City Council
Name of Appellant: (Print or Type Name)
Address:
Application Being Appealed:
Applicant (if other than Appellant):
Description of Planning Commission Action:
Date of Planning Commission Action:
Project Location: APN:
Is this Project Located in the Coastal Zone? (Must check one:) Yes No Project Description:
Reason for Appeal:
Appellant’s Signature: Date:
Appellant’s Mailing Address:
Daytime Phone Number: Email Address:
Receipt # for Filing Fee: Date Received by City:
Original – City Clerk
Copy – Planning Division Signature of City Clerk -or- City Clerk’s Representative $300.00 Filing Fee per Master Fee Schedule (ϳ/ϭ/20ϮϮ)
Date Stamp – City Clerk’s Office
Debbie Peterson / Jose Najarro
160 S 3rd St / 277 Rockaway Av, Grover Beach, CA 93433
Development Application 24-54
Empire Development & Construction
Adopted a Resolution approving Development
Application 24-54 for a Coastal Development Permit, Use Permit, and Vesting Tentative Map (TR-3244) to construct a new five-story mixed-use development project. September 2, 2025
261 Rockaway Ave, Grover Beach 060-206-008 & 060-206-015 5-story mixed-use zero lot-line development on a 10,689 square-foot lot with 20 residential units & 900 square-feet of 2nd floor commercial space, a
46.25% density bonus, and waiver of development standard for building transparency Project fails to demonstrate conformance or compliance with the California Coastal Act, Grover Beach General Plan, Municipal Code, Development Code, Local Coastal Program, West Grand Master Plan, 2004 Vision Project, Zoning & Building codes, and/or other Grover Beach policy and regulatory documents.Project fails to provide necessary documentation or records to support findings made in the resolution approved by the planning commission on September 2, 2025. Project use is inconsistent with the zone in which the site is located. Project has significant adverse effects, individually and cumulatively, on coastal resources, constituting a hazard to public health, safety, and welfare locally and nationally. Project location, use, design, and incomplete conditions as approved are materially injurious to surrounding real property and residents, which will lead to hazards to health, safety, and welfare. Pursuant to the appeal upload, appellants may submit additional information to the staff and/or council to support the appeal request. cbe755f5-a7bb-4575-
be12-57a0486367c6
Digitally signed by cbe755f5-a7bb-4575-
be12-57a0486367c6
Date: 2025.09.15 16:36:19 -07'00' Monday, 9/15/25
160 S 3rd St, Grover Beach, CA, 93433 / 277 Rockaway Av. Grover Beach, CA 93433 805-550-4490 [email protected]
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Property Information
Owner(s): Mirage Front Properties Llc Mailing Address: 325 Stimson Ave, Pismo Beach, CA 93449-2537 Owner Phone: Unknown Property
Address:
261 Rockaway Ave, Grover Beach, CA 93433-1947 - San Luis Obispo County
Vesting Type: Alt. APN:
County: San Luis Obispo APN: 060-206-015
Map Coord: Census Tract: 012102
Lot#: 14 Block: 101
Subdivision: Grover Beach Tract:
Legal: Cy Gc Tn Grover Bl 101 Lt 14
Property Characteristics
Use: Commercial Lot Year Built / Eff: / SqFt:
Zoning: Ccv Lot Size Ac / Sq Ft: 0.1148 / 5000 # of Units:
Bedrooms: Bathrooms (F/H): 0 / 0 Fireplace:
# Rooms: Quality: Heating:
Pool: Air: Style:
Stories: Improvements: Parking #: /
Gross Area: Garage Area: Basement Area #:
Sale and Loan Information
Sale / Rec Date: 03/25/2024 / 03/29/2024 *$/Sq. Ft.: 2ndMtg:
Sale Price: $569,000 1st Loan: Prior Sale Amt:
Doc No: 2024.8207 Loan Type: Prior Sale Date:
Doc Type: Grant Deed Transfer Date: 03/29/2024 Prior Doc No:
Seller: Bella Vista Oceanview Town Homes Lp Lender: Prior Doc Type:
*$/Sq. Ft. is a calculation of Sale Price divided by Sq. Feet.
Tax Information
ImpValue: Exemption Type: Land Value: $274,380
Tax Year/ Area: 2024 / Total Value: $274,380 Tax Value:
Total Tax Amt: $992.00 Improved:
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Property Detail Report | 261 Rockaway Ave, Grover Beach, CA 93433-1947 - San Luis Obispo County 08/30/2025 1 of 1
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CHAPTER 3
COASTAL RESOURCES PLANNING AND
MANAGEMENT POLICIES
ARTICLE 1
GENERAL
Section
30200 Policies as standards; resolution of policy conflicts ARTICLE 2
PUBLIC ACCESS
Section
30210 Access; recreational opportunities; posting
30211 Development not to interfere with access
30212 New development projects; provision for access; exceptions 30212.5 Public facilities; distribution
30213 Lower cost visitor and recreational facilities; encouragement and provision, overnight room rentals
30214 Implementation of public access policies; legislative intent ARTICLE 3
RECREATION
Section
30220 Protection of certain water-oriented activities
30221 Oceanfront land; protection for recreational use and development 30222 Private lands; priority of development purposes
30222.5 Oceanfront land; protection for aquaculture use and development 30223 Upland areas
30224 Recreational boating use; encouragement; facilities 28 000030
ARTICLE 4
MARINE ENVIRONMENT
Section
30230 Marine resources; maintenance
30231 Biological productivity; waste water
30232 Oil and hazardous substance spills
30233 Diking, filling or dredging continued movement of sediment and nutrients (amended Stats. 2006, Ch. 294)
30234 Commercial fishing and recreational boating facilities 30234.5 Economic, commercial, and recreational importance of fishing 30235 Construction altering natural shoreline
30236 Water supply and flood control
30237 Repealed
ARTICLE 5
LAND RESOURCES
Section
30240 Environmentally sensitive habitat areas; adjacent developments 30241 Prime agricultural land; maintenance in agricultural production 30241.5 Agricultural lands; determination of viability of uses; economic feasibility evaluation 30242 Lands suitable for agricultural use; conversion
30243 Productivity of soils and timberlands; conversions 30244 Archaeological or paleontological resources
ARTICLE 6
DEVELOPMENT
Section
30250 Location, existing developed areas
30251 Scenic and visual qualities
30252 Maintenance and enhancement of public areas
30253 Safety, stability, pollution, energy conservation, visitors 30254 Public works facilities
30254.5 Sewage treatment plants and conditions
30255 Priority of coastal-dependent developments
29 Type text here
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ARTICLE 7
INDUSTRIAL DEVELOPMENT
Section
30260 Location or expansion
30261 Use of tanker facilities; liquefied natural gas terminals 30262 Oil and gas development
30263 Refineries or petrochemical facilities
30264 Thermal electric generating plants
30265 Legislative findings and declarations; offshore oil transport and refining (amended Stats. 2006, Ch. 294)
30265.5 Governor or designee; coordination of activities concerning offshore oil transport and refining; duties
30 Type text here
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ARTICLE l
GENERAL
Section 30200 Policies as standards; resolution of policy conflicts (a) Consistent with the coastal zone values cited in Section 30001 and the basic goals set forth in Section 30001.5, and except as may be otherwise specifically provided in this division, the policies of this chapter shall constitute the standards by which the adequacy of local coastal programs, as provided in Chapter 6 (commencing with Section 30500), and, the permissibility of proposed developments subject to the provisions of this division are determined. All public agencies carrying out or supporting activities outside the coastal zone that could have a direct impact on resources within the coastal zone shall consider the effect of such actions on coastal zone resources in order to assure that these policies are achieved. (b) Where the commission or any local government in implementing the provisions of this division identifies a conflict between the policies of this chapter, Section 30007.5 shall be utilized to resolve the conflict and the resolution of such conflicts shall be supported by appropriate findings setting forth the basis for the resolution of identified policy conflicts.
(Amended by Ch. 43, Stats. 1982.)
31 000033
coastal zone values basic goals
All public agencies carrying out or supporting activities outside the coastal zone that could have a direct impact on resources within the coastal zone shall consider the effect of such actions on coastal zone resources in order to assure that these policies are achieved.
ARTICLE 2
PUBLIC ACCESS
Section 30210 Access; recreational opportunities; posting In carrying out the requirement of Section 4 of Article X of the California Constitution, maximum access, which shall be conspicuously posted, and recreational opportunities shall be provided for all the people consistent with public safety needs and the need to protect public rights, rights of private property owners, and natural resource areas from overuse.
(Amended by Ch. 1075, Stats. 1978.)
Section 30211 Development not to interfere with access
Development shall not interfere with the public's right of access to the sea where acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation.
Section 30212 New development projects
(a) Public access from the nearest public roadway to the shoreline and along the coast shall be provided in new development projects except where: (1) It is inconsistent with public safety, military security needs, or the protection of fragile coastal resources, (2) Adequate access exists nearby, or, (3) Agriculture would be adversely affected. Dedicated accessway shall not be required to be opened to public use until a public agency or private association agrees to accept responsibility for maintenance and liability of the accessway.
(b) For purposes of this section, "new development" does not include:
(1) Replacement of any structure pursuant to the provisions of subdivision (g) of Section 30610. (2) The demolition and reconstruction of a single-family residence; provided, that the reconstructed residence shall not exceed either the floor area, height or bulk of the former structure by more than 10 percent, and that the reconstructed residence shall be sited in the same location on the affected property as the former structure.
(3) Improvements to any structure which do not change the intensity of its use, which do not increase either the floor area, height, or bulk of the structure by more than 10 percent, which do not block or impede public access, and which do not result in a seaward encroachment by the structure. (4) The reconstruction or repair of any seawall; provided, however, that the reconstructed or repaired seawall is not a seaward of the location of the former structure. (5) Any repair or maintenance activity for which the commission has determined, pursuant to Section 30610, that a coastal development permit will be required unless the commission determines that the activity will have an adverse impact on lateral public access along the beach.
As used in this subdivision "bulk" means total interior cubic volume as measured from the exterior surface of the structure.
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(c) Nothing in this division shall restrict public access nor shall it excuse the performance of duties and responsibilities of public agencies which are required by Sections 66478.1 to 66478.14, inclusive, of the Government Code and by Section 4 of Article X of the California Constitution. (Amended by: Ch. 1075, Stats. 1978; Ch. 919, Stats. 1979; Ch. 744, Stats. 1983.) Section 30212.5 Public facilities; distribution
Wherever appropriate and feasible, public facilities, including parking areas or facilities, shall be distributed throughout an area so as to mitigate against the impacts, social and otherwise, of overcrowding or overuse by the public of any single area.
Section 30213 Lower cost visitor and recreational facilities; encouragement and provision; overnight room rentals
Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred.
The commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purpose of determining eligibility for overnight room rentals in any such facilities. (Amended by: Ch. 1191, Stats. 1979; Ch. 1087, Stats. 1980; Ch. 1007, Stats. 1981; Ch. 285, Stats. 1991.) Section 30214 Implementation of public access policies; legislative intent (a) The public access policies of this article shall be implemented in a manner that takes into account the need to regulate the time, place, and manner of public access depending on the facts and circumstances in each case including, but not limited to, the following:
(1) Topographic and geologic site characteristics.
(2) The capacity of the site to sustain use and at what level of intensity. (3) The appropriateness of limiting public access to the right to pass and repass depending on such factors as the fragility of the natural resources in the area and the proximity of the access area to adjacent residential uses.
(4) The need to provide for the management of access areas so as to protect the privacy of adjacent property owners and to protect the aesthetic values of the area by providing for the collection of litter. (b) It is the intent of the Legislature that the public access policies of this article be carried out in a reasonable manner that considers the equities and that balances the rights of the individual property owner with the public's constitutional right of access pursuant to Section 4 of Article X of the California Constitution. Nothing in this section or any amendment thereto shall be construed as a limitation on the rights guaranteed to the public under Section 4 of Article X of the California Constitution. (c) In carrying out the public access policies of this article, the commission and any other responsible public agency shall consider and encourage the utilization of innovative access management techniques, including, but not limited to, agreements with private organizations which would minimize management costs and encourage the use of volunteer programs.
(Amended by: Ch. 919, Stats. 1979; Ch. 285, Stats. 1991.) 33 These deal with access.
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ARTICLE 3
RECREATION
Section 30220 Protection of certain water-oriented activities Coastal areas suited for water-oriented recreational activities that cannot readily be provided at inland water areas shall be protected for such uses.
Section 30221 Oceanfront land; protection for recreational use and development Oceanfront land suitable for recreational use shall be protected for recreational use and development unless present and foreseeable future demand for public or commercial recreational activities that could be accommodated on the property is already adequately provided for in the area. (Amended by Ch. 380, Stats. 1978.)
Section 30222 Private lands; priority of development purposes The use of private lands suitable for visitor-serving commercial recreational facilities designed to enhance public opportunities for coastal recreation shall have priority over private residential, general industrial, or general commercial development, but not over agriculture or coastal-dependent industry.
Section 30222.5 Oceanfront lands; aquaculture facilities; priority Oceanfront land that is suitable for coastal dependent aquaculture shall be protected for that use, and proposals for aquaculture facilities located on those sites shall be given priority, except over other coastal dependent developments or uses.
(Added by Ch. 1486, Stats. 1982.)
Section 30223 Upland areas
Upland areas necessary to support coastal recreational uses shall be reserved for such uses, where feasible.
Section 30224 Recreational boating use; encouragement; facilities Increased recreational boating use of coastal waters shall be encouraged, in accordance with this division, by developing dry storage areas, increasing public launching facilities, providing additional berthing space in existing harbors, limiting non-water-dependent land uses that congest access corridors and preclude boating support facilities, providing harbors of refuge, and by providing for new boating facilities in natural harbors, new protected water areas, and in areas dredged from dry land. 34 Type text here
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Section 30222 Private lands; priority of development purposes The use of private lands suitable for visitor-serving commercial recreational facilities designed to enhance public opportunities for coastal recreation shall have priority over private residential, ARTICLE 4
MARINE ENVIRONMENT
Section 30230 Marine resources; maintenance
Marine resources shall be maintained, enhanced, and where feasible, restored. Special protection shall be given to areas and species of special biological or economic significance. Uses of the marine environment shall be carried out in a manner that will sustain the biological productivity of coastal waters and that will maintain healthy populations of all species of marine organisms adequate for long-term commercial, recreational, scientific, and educational purposes.
Section 30231 Biological productivity; water quality
The biological productivity and the quality of coastal waters, streams, wetlands, estuaries, and lakes appropriate to maintain optimum populations of marine organisms and for the protection of human health shall be maintained and, where feasible, restored through, among other means, minimizing adverse effects of waste water discharges and entrainment, controlling runoff, preventing depletion of ground water supplies and substantial interference with surface water flow, encouraging waste water reclamation, maintaining natural vegetation buffer areas that protect riparian habitats, and minimizing alteration of natural streams.
Section 30232 Oil and hazardous substance spills
Protection against the spillage of crude oil, gas, petroleum products, or hazardous substances shall be provided in relation to any development or transportation of such materials. Effective containment and cleanup facilities and procedures shall be provided for accidental spills that do occur.
Section 30233 Diking, filling or dredging; continued movement of sediment and nutrients (a) The diking, filling, or dredging of open coastal waters, wetlands, estuaries, and lakes shall be permitted in accordance with other applicable provisions of this division, where there is no feasible less environmentally damaging alternative, and where feasible mitigation measures have been provided to minimize adverse environmental effects, and shall be limited to the following:
(l) New or expanded port, energy, and coastal-dependent industrial facilities, including commercial fishing facilities.
(2) Maintaining existing, or restoring previously dredged, depths in existing navigational channels, turning basins, vessel berthing and mooring areas, and boat launching ramps. (3) In open coastal waters, other than wetlands, including streams, estuaries, and lakes, new or expanded boating facilities and the placement of structural pilings for public recreational piers that provide public access and recreational opportunities.
(4) Incidental public service purposes, including but not limited to, burying cables and pipes or inspection of piers and maintenance of existing intake and outfall lines. (5) Mineral extraction, including sand for restoring beaches, except in environmentally sensitive areas.
(6) Restoration purposes.
(7) Nature study, aquaculture, or similar resource dependent activities. 35 000037
(b) Dredging and spoils disposal shall be planned and carried out to avoid significant disruption to marine and wildlife habitats and water circulation. Dredge spoils suitable for beach replenishment should be transported for these purposes to appropriate beaches or into suitable longshore current systems. (c) In addition to the other provisions of this section, diking, filling, or dredging in existing estuaries and wetlands shall maintain or enhance the functional capacity of the wetland or estuary. Any alteration of coastal wetlands identified by the Department of Fish and Game, including, but not limited to, the 19 coastal wetlands identified in its report entitled, "Acquisition Priorities for the Coastal Wetlands of California", shall be limited to very minor incidental public facilities, restorative measures, nature study, commercial fishing facilities in Bodega Bay, and development in already developed parts of south San Diego Bay, if otherwise in accordance with this division.
For the purposes of this section, "commercial fishing facilities in Bodega Bay" means that not less than 80 percent of all boating facilities proposed to be developed or improved, where such improvement would create additional berths in Bodega Bay, shall be designed and used for commercial fishing activities. (d) Erosion control and flood control facilities constructed on watercourses can impede the movement of sediment and nutrients that would otherwise be carried by storm runoff into coastal waters. To facilitate the continued delivery of these sediments to the littoral zone, whenever feasible, the material removed from these facilities may be placed at appropriate points on the shoreline in accordance with other applicable provisions of this division, where feasible mitigation measures have been provided to minimize adverse environmental effects. Aspects that shall be considered before issuing a coastal development permit for these purposes are the method of placement, time of year of placement, and sensitivity of the placement area.
(Amended by: Ch. 673, Stats. 1978; Ch. 43, Stats. 1982; Ch. 1167, Stats. 1982; Ch. 454, Stats. 1983; Ch. 294, Stats. 2006.)
Section 30234 Commercial fishing and recreational boating facilities Facilities serving the commercial fishing and recreational boating industries shall be protected and, where feasible, upgraded. Existing commercial fishing and recreational boating harbor space shall not be reduced unless the demand for those facilities no longer exists or adequate substitute space has been provided. Proposed recreational boating facilities shall, where feasible, be designed and located in such a fashion as not to interfere with the needs of the commercial fishing industry.
Section 30234.5 Economic, commercial, and recreational importance of fishing The economic, commercial, and recreational importance of fishing activities shall be recognized and protected.
(Added by Ch. 802, Stats. 1991.)
Section 30235 Construction altering natural shoreline
Revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes shall be permitted when required to serve coastaldependent uses or to protect existing structures or public beaches in danger from erosion, and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply. Existing marine structures causing water stagnation contributing to pollution problems and fish kills should be phased out or upgraded where feasible.
Section 30236 Water supply and flood control
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Channelizations, dams, or other substantial alterations of rivers and streams shall incorporate the best mitigation measures feasible, and be limited to (l) necessary water supply projects, (2) flood control projects where no other method for protecting existing structures in the floodplain is feasible and where such protection is necessary for public safety or to protect existing development, or (3) developments where the primary function is the improvement of fish and wildlife habitat.
Section 30237 (Repealed by Ch. 286, Stats. 2004.)
37 000039
ARTICLE 5
LAND RESOURCES
Section 30240 Environmentally sensitive habitat areas; adjacent developments (a) Environmentally sensitive habitat areas shall be protected against any significant disruption of habitat values, and only uses dependent on those resources shall be allowed within those areas. (b) Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade those areas, and shall be compatible with the continuance of those habitat and recreation areas. (Amended by Ch. 285, Stats. 1991.)
Section 30241 Prime agricultural land; maintenance in agricultural production The maximum amount of prime agricultural land shall be maintained in agricultural production to assure the protection of the areas’ agricultural economy, and conflicts shall be minimized between agricultural and urban land uses through all of the following:
(a) By establishing stable boundaries separating urban and rural areas, including, where necessary, clearly defined buffer areas to minimize conflicts between agricultural and urban land uses. (b) By limiting conversions of agricultural lands around the periphery of urban areas to the lands where the viability of existing agricultural use is already severely limited by conflicts with urban uses or where the conversion of the lands would complete a logical and viable neighborhood and contribute to the establishment of a stable limit to urban development.
(c) By permitting the conversion of agricultural land surrounded by urban uses where the conversion of the land would be consistent with Section 30250.
(d) By developing available lands not suited for agriculture prior to the conversion of agricultural lands.
(e) By assuring that public service and facility expansions and nonagricultural development do not impair agricultural viability, either through increased assessment costs or degraded air and water quality. (f) By assuring that all divisions of prime agricultural lands, except those conversions approved pursuant to subdivision (b), and all development adjacent to prime agricultural lands shall not diminish the productivity of such prime agricultural lands.
(Amended by: Ch. 1066, Stats. 1981; Ch. 43, Stats. 1982.) Section 30241.5 Agricultural land; determination of viability of uses; economic feasibility evaluation (a) If the viability of existing agricultural uses is an issue pursuant to subdivision (b) of Section 30241 as to any local coastal program or amendment to any certified local coastal program submitted for review and approval under this division, the determination of "viability" shall include, but not be limited to, consideration of an economic feasibility evaluation containing at least both of the following elements:
(1) An analysis of the gross revenue from the agricultural products grown in the area for the five years immediately preceding the date of the filing of a proposed local coastal program or an amendment to any local coastal program.
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ARTICLE 5
LAND RESOURCES
Section 30240 Environmentally sensitive habitat areas; adjacent developments (a) Environmentally sensitive habitat areas shall be protected against any significant disruption of habitat values, and only uses dependent on those resources shall be allowed within those areas. (b) Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade those areas, and shall be compatible with the continuance of those habitat and recreation areas. (2) An analysis of the operational expenses, excluding the cost of land, associated with the production of the agricultural products grown in the area for the five years immediately preceding the date of the filing of a proposed local coastal program or an amendment to any local coastal program.
For purposes of this subdivision, "area" means a geographic area of sufficient size to provide an accurate evaluation of the economic feasibility of agricultural uses for those lands included in the local coastal program or in the proposed amendment to a certified local coastal program. (b) The economic feasibility evaluation required by subdivision (a) shall be submitted to the commission, by the local government, as part of its submittal of a local coastal program or an amendment to any local coastal program. If the local government determines that it does not have the staff with the necessary expertise to conduct the economic feasibility evaluation, the evaluation may be conducted under agreement with the local government by a consultant selected jointly by local government and the executive director of the commission.
(Added by Ch. 259, Stats. 1984.)
Section 30242 Lands suitable for agricultural use; conversion All other lands suitable for agricultural use shall not be converted to nonagricultural uses unless (l) continued or renewed agricultural use is not feasible, or (2) such conversion would preserve prime agricultural land or concentrate development consistent with Section 30250. Any such permitted conversion shall be compatible with continued agricultural use on surrounding lands.
Section 30243 Productivity of soils and timberlands; conversions The long-term productivity of soils and timberlands shall be protected, and conversions of coastal commercial timberlands in units of commercial size to other uses or their division into units of noncommercial size shall be limited to providing for necessary timber processing and related facilities.
Section 30244 Archaeological or paleontological resources Where development would adversely impact archaeological or paleontological resources as identified by the State Historic Preservation Officer, reasonable mitigation measures shall be required. 39 000041
ARTICLE 6
DEVELOPMENT
Section 30250 Location; existing developed area
(a) New residential, commercial, or industrial development, except as otherwise provided in this division, shall be located within, contiguous with, or in close proximity to, existing developed areas able to accommodate it or, where such areas are not able to accommodate it, in other areas with adequate public services and where it will not have significant adverse effects, either individually or cumulatively, on coastal resources. In addition, land divisions, other than leases for agricultural uses, outside existing developed areas shall be permitted only where 50 percent of the usable parcels in the area have been developed and the created parcels would be no smaller than the average size of surrounding parcels. (b) Where feasible, new hazardous industrial development shall be located away from existing developed areas.
(c) Visitor-serving facilities that cannot feasibly be located in existing developed areas shall be located in existing isolated developments or at selected points of attraction for visitors. (Amended by Ch. 1090, Stats. 1979.)
Section 30251 Scenic and visual qualities
The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shall be subordinate to the character of its setting.
Section 30252 Maintenance and enhancement of public access The location and amount of new development should maintain and enhance public access to the coast by (1) facilitating the provision or extension of transit service, (2) providing commercial facilities within or adjoining residential development or in other areas that will minimize the use of coastal access roads, (3) providing nonautomobile circulation within the development, (4) providing adequate parking facilities or providing substitute means of serving the development with public transportation, (5) assuring the potential for public transit for high intensity uses such as high-rise office buildings, and by (6) assuring that the recreational needs of new residents will not overload nearby coastal recreation areas by correlating the amount of development with local park acquisition and development plans with the provision of onsite recreational facilities to serve the new development.
Section 30253 Minimization of adverse impacts
New development shall:
(1) Minimize risks to life and property in areas of high geologic, flood, and fire hazard. (2) Assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs. (3) Be consistent with requirements imposed by an air pollution control district or the State Air Resources Control Board as to each particular development. 40 000042
(a) New residential, commercial
shall be located within, contiguous with, or in close proximity to, existing developed areas able to accommodate it or, where such areas are not able to accommodate it, in other areas with adequate public services and where it will not have significant adverse effects, either individually or cumulatively, on coastal resources.
Section 30250 Location; existing developed area
ARTICLE 6
DEVELOPMENT
Section 30251 Scenic and visual qualities
The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shall be subordinate to the character of its setting.
Section 30253 Minimization of adverse impacts
New development shall:
(1) Minimize risks to life and property in areas of high geologic, flood, hazard. (4) Minimize energy consumption and vehicle miles traveled. (5) Where appropriate, protect special communities and neighborhoods which, because of their unique characteristics, are popular visitor destination points for recreational uses.
Section 30254 Public works facilities
New or expanded public works facilities shall be designed and limited to accommodate needs generated by development or uses permitted consistent with the provisions of this division; provided, however, that it is the intent of the Legislature that State Highway Route 1 in rural areas of the coastal zone remain a scenic two-lane road. Special districts shall not be formed or expanded except where assessment for, and provision of, the service would not induce new development inconsistent with this division. Where existing or planned public works facilities can accommodate only a limited amount of new development, services to coastal dependent land use, essential public services and basic industries vital to the economic health of the region, state, or nation, public recreation, commercial recreation, and visitor-serving land uses shall not be precluded by other development.
Section 30254.5 Terms or conditions on sewage treatment plant development; prohibition Notwithstanding any other provision of law, the commission may not impose any term or condition on the development of any sewage treatment plant which is applicable to any future development that the commission finds can be accommodated by that plant consistent with this division. Nothing in this section modifies the provisions and requirements of Sections 30254 and 30412. (Added by Ch. 978, Stats. 1984.)
Section 30255 Priority of coastal-dependent developments Coastal-dependent developments shall have priority over other developments on or near the shoreline.
Except as provided elsewhere in this division, coastal-dependent developments shall not be sited in a wetland. When appropriate, coastal-related developments should be accommodated within reasonable proximity to the coastal-dependent uses they support.
(Amended by Ch. 1090, Stats. 1979.)
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Section 30255 Priority of coastal-dependent developments Coastal-dependent developments shall have priority over other developments on or near the shoreline.
ARTICLE 7
INDUSTRIAL DEVELOPMENT
Section 30260 Location or expansion
Coastal-dependent industrial facilities shall be encouraged to locate or expand within existing sites and shall be permitted reasonable long-term growth where consistent with this division. However, where new or expanded coastal-dependent industrial facilities cannot feasibly be accommodated consistent with other policies of this division, they may nonetheless be permitted in accordance with this section and Sections 30261 and 30262 if (1) alternative locations are infeasible or more environmentally damaging; (2) to do otherwise would adversely affect the public welfare; and (3) adverse environmental effects are mitigated to the maximum extent feasible.
Section 30261 Tanker facilities; use and design
Multicompany use of existing and new tanker facilities shall be encouraged to the maximum extent feasible and legally permissible, except where to do so would result in increased tanker operations and associated onshore development incompatible with the land use and environmental goals for the area. New tanker terminals outside of existing terminal areas shall be situated as to avoid risk to environmentally sensitive areas and shall use a monobuoy system, unless an alternative type of system can be shown to be environmentally preferable for a specific site. Tanker facilities shall be designed to (1) minimize the total volume of oil spilled, (2) minimize the risk of collision from movement of other vessels, (3) have ready access to the most effective feasible containment and recovery equipment for oil spills, and (4) have onshore deballasting facilities to receive any fouled ballast water from tankers where operationally or legally required.
(Amended by: Ch. 855, Stats. 1977; Ch. 182, Stats. 1987.) Section 30262 Oil and gas development
a) Oil and gas development shall be permitted in accordance with Section 30260, if the following conditions are met:
(1) The development is performed safely and consistent with the geologic conditions of the well site. (2) New or expanded facilities related to that development are consolidated, to the maximum extent feasible and legally permissible, unless consolidation will have adverse environmental consequences and will not significantly reduce the number of producing wells, support facilities, or sites required to produce the reservoir economically and with minimal environmental impacts. (3) Environmentally safe and feasible subsea completions are used when drilling platforms or islands would substantially degrade coastal visual qualities unless use of those structures will result in substantially less environmental risks.
(4) Platforms or islands will not be sited where a substantial hazard to vessel traffic might result from the facility or related operations, determined in consultation with the United States Coast Guard and the Army Corps of Engineers.
(5) The development will not cause or contribute to subsidence hazards unless it is determined that adequate measures will be undertaken to prevent damage from such subsidence. (6) With respect to new facilities, all oilfield brines are reinjected into oil-producing zones unless the Division of Oil and Gas of the Department of Conservation determines to do so would adversely affect production of the reservoirs and unless injection into other subsurface zones will reduce environmental 42 000044
risks. Exceptions to reinjections will be granted consistent with the Ocean Waters Discharge Plan of the State Water Resources Control Board and where adequate provision is made for the elimination of petroleum odors and water quality problems.
(7)(A) All oil produced offshore California shall be transported onshore by pipeline only. The pipelines used to transport this oil shall utilize the best achievable technology to ensure maximum protection of public health and safety and of the integrity and productivity of terrestrial and marine ecosystems.
(B) Once oil produced offshore California is onshore, it shall be transported to processing and refining facilities by pipeline.
(C) The following guidelines shall be used when applying subparagraphs (A) and (B):
(i) "Best achievable technology," means the technology that provides the greatest degree of protection taking into consideration both of the following:
(I) Processes that are being developed, or could feasibly be developed, anywhere in the world, given overall reasonable expenditures on research and development. (II) Processes that are currently in use anywhere in the world. This clause is not intended to create any conflicting or duplicative regulation of pipelines, including those governing the transportation of oil produced from onshore reserves.
(ii) "Oil" refers to crude oil before it is refined into products, including gasoline, bunker fuel, lubricants, and asphalt. Crude oil that is upgraded in quality through residue reduction or other means shall be transported as provided in subparagraphs (A) and (B). (iii) Subparagraphs (A) and (B) shall apply only to new or expanded oil extraction operations. "New extraction operations" means production of offshore oil from leases that did not exist or had never produced oil, as of January 1, 2003, or from platforms, drilling island, subsea completions, or onshore drilling sites, that did not exist as of January 1, 2003. "Expanded oil extraction" means an increase in the geographic extent of existing leases or units, including lease boundary adjustments, or an increase in the number of well heads, on or after January 1, 2003.
(iv) For new or expanded oil extraction operations subject to clause (iii), if the crude oil is so highly viscous that pipelining is determined to be an infeasible mode of transportation, or where there is no feasible access to a pipeline, shipment of crude oil may be permitted over land by other modes of transportation, including trains or trucks, which meet all applicable rules and regulations, excluding any waterborne mode of transport.
(8) If a state of emergency is declared by the Governor for an emergency that disrupts the transportation of oil by pipeline, oil may be transported by a waterborne vessel, if authorized by permit, in the same manner as required by emergency permits that are issued pursuant to Section 30624. (9) In addition to all other measures that will maximize the protection of marine habitat and environmental quality, when an offshore well is abandoned, the best achievable technology shall be used. b) Where appropriate, monitoring programs to record land surface and near-shore ocean floor movements shall be initiated in locations of new large-scale fluid extraction on land or near shore before operations begin and shall continue until surface conditions have stabilized. Costs of monitoring and mitigation programs shall be borne by liquid and gas extraction operators. 43 000045
c) Nothing in this section shall affect the activities of any state agency that is responsible for regulating the extraction, production, or transport of oil and gas. (Amended by Ch. 420, Stats. 2003)
Section 30263 Refineries or petrochemical facilities
(a) New or expanded refineries or petrochemical facilities not otherwise consistent with the provisions of this division shall be permitted if (1) alternative locations are not feasible or are more environmentally damaging; (2) adverse environmental effects are mitigated to the maximum extent feasible; (3) it is found that not permitting such development would adversely affect the public welfare; (4) the facility is not located in a highly scenic or seismically hazardous area, on any of the Channel Islands, or within or contiguous to environmentally sensitive areas; and (5) the facility is sited so as to provide a sufficient buffer area to minimize adverse impacts on surrounding property. (b) New or expanded refineries or petrochemical facilities shall minimize the need for once-through cooling by using air cooling to the maximum extent feasible and by using treated waste waters from inplant processes where feasible.
(Amended by Ch. 535, Stats. 1991)
Section 30264 Thermal electric generating plants
Notwithstanding any other provision of this division, except subdivisions (b) and (c) of Section 30413, new or expanded thermal electric generating plants may be constructed in the coastal zone if the proposed coastal site has been determined by the State Energy Resources Conservation and Development Commission to have greater relative merit pursuant to the provisions of Section 25516.1 than available alternative sites and related facilities for an applicant's service area which have been determined to be acceptable pursuant to the provisions of Section 25516.
Section 30265 Legislative findings and declarations; offshore oil transportation The Legislature finds and declares all of the following:
(a) Transportation studies have concluded that pipeline transport of oil is generally both economically feasible and environmentally preferable to other forms of crude oil transport. (b) Oil companies have proposed to build a pipeline to transport offshore crude oil from central California to southern California refineries, and to transport offshore oil to out-of-state refiners. (c) California refineries would need to be retrofitted if California offshore crude oil were to be used directly as a major feedstock. Refinery modifications may delay achievement of air quality goals in the southern California air basin and other regions of the state. (d) The County of Santa Barbara has issued an Oil Transportation Plan which assesses the environmental and economic differences among various methods for transporting crude oil from offshore California to refineries.
(e) The Governor should help coordinate decisions concerning the transport and refining of offshore oil in a manner that considers state and local studies undertaken to date, that fully addresses the concerns of all affected regions, and that promotes the greatest benefits to the people of the state. (Added by Ch. 1398, Stats. 1984; amended by Ch. 294, Stats. 2006.) 44 000046
Section 30265.5 Governor or designee; coordination of activities concerning offshore oil transport and refining; duties
(a) The Governor, or the Governor's designee, shall coordinate activities concerning the transport and refining of offshore oil. Coordination efforts shall consider public health risks, the ability to achieve shortand long-term air emission reduction goals, the potential for reducing California's vulnerability and dependence on oil imports, economic development and jobs, and other factors deemed important by the Governor, or the Governor's designees.
(b) The Governor, or the Governor's designee, shall work with state and local agencies, and the public, to facilitate the transport and refining of offshore oil in a manner which will promote the greatest public health and environmental and economic benefits to the people of the State. (c) The Governor, or the Governor's designee, shall consult with any individual or organization having knowledge in this area, including, but not limited to, representatives from the following:
(1) State Energy Resources Conservation and Development Commission (2) State Air Resources Board
(3) California Coastal Commission
(4) Department of Fish and Game
(5) State Lands Commission
(6) Public Utilities Commission
(7) Santa Barbara County
(8) Santa Barbara County Air Pollution Control District (9) Southern California Association of Governments
(10) South Coast Air Quality Management Districts
(11) Oil industry
(12) Public interest groups
(13) United States Department of the Interior
(14) United States Department of Energy
(15) United States Environmental Protection Agency
(16) National Oceanic and Atmospheric Administration
(17) United States Coast Guard
(d) This act is not intended, and shall not be construed, to decrease, duplicate, or supersede the jurisdiction, authority, or responsibilities of any local government, or any state agency or commission, to discharge its responsibilities concerning the transportation and refining of oil. (Added by Ch. 1398, Stats. 1984.)
45 000047
CHAPTER 4
CREATION, MEMBERSHIP, AND POWERS OF
COMMISSION AND REGIONAL
COMMISSIONS
ARTICLE 1
CREATION, MEMBERSHIP OF COMMISSION AND
REGIONAL COMMISSION
Section
30300 Creation
30301 Membership
30301.2 Appointments; methods
30301.5 Nonvoting members; designees of nonvoting members 30302 Repealed
30303 Repealed
30304 Alternate members; appointments
30304.5 Repealed
30305 Succession to powers, duties, or legal interests of regional coastal commissions ARTICLE 2
QUALIFICATIONS AND ORGANIZATION
Section
30310 Transition
30310.5 Appointment of persons who are not locally elected officials 30311 Repealed
30312 Terms of office (Amended by Ch. 1, Special Session 2003, effective 5/20/03) 30313 Vacancies
30314 Compensation; expenses
30315 Meetings; quorum
30315.1 Findings; adoption of; voting
30316 Chairperson and vice chairperson
30317 Headquarters; statewide powers; regional offices
30318 Conflicts of interest
30319 Development permit application; disclosure of representatives; punishment 30319.5 Denial of permit; subsequent applications; time 46 000048
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IMPORTANT – READ CAREFULLY: THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. This report is for the exclusive use of the IgniteRE user who obtained it from the First American IgniteRE website: ignitere.firstam.com. No one else can use or rely on this report. This report is subject to the terms and conditions of the FirstAm IgniteRE End User License Agreement agreed to by the IgniteRE user who obtained the report, available here:
properties.ignitere.firstam.com/showeula. ©2005-2025 First American Financial Corporation and/or its affiliates. All rights reserved.
Street Map Report | 261 Rockaway Ave, Grover Beach, CA 93433-1947 - San Luis Obispo County 08/30/2025 1 of 1
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IMPORTANT – READ CAREFULLY: THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. This report is for the exclusive use of the IgniteRE user who obtained it from the First American IgniteRE website: ignitere.firstam.com. No one else can use or rely on this report. This report is subject to the terms and conditions of the FirstAm IgniteRE End User License Agreement agreed to by the IgniteRE user who obtained the report, available here:
properties.ignitere.firstam.com/showeula. ©2005-2025 First American Financial Corporation and/or its affiliates. All rights reserved.
Buyer: Mirage Front Properties Llc / Bella Vista Oceanview Town Hom Seller: Nicholas R Smith Revocable Trust Transaction Date: 03/25/2024 Recording Date: 03/29/2024 Sale Price: $569,000 Sale Price Type: Full Value
Recorded Doc #: 2024.8207 Title Company: First American Title Document Type: Deed Transfer Vesting Type: Limited Liability Company History Record # 9 : SALE/TRANSFER
Buyer: Smith Nicholas R Trust Seller: Smith Nicholas R
Transaction Date: 10/31/2005 Recording Date: 11/07/2005 Sale Price: Sale Price Type:
Recorded Doc #: 2005.93773 Title Company: Attorney Only Document Type: Deed Transfer Vesting Type: Revocable Trust History Record # 10 : SALE/TRANSFER
Buyer: Smith,nicholas R Seller: Rockaway,Partner
Transaction Date: 05/21/1992 Recording Date: 05/28/1992 Sale Price: $100,000 Sale Price Type: Partial
Recorded Doc #: 1992.35956 Title Company: Cuesta Title
Document Type: Deed Transfer Vesting Type:
History Record # 11 : FINANCE
Mortgage Recording Date: 05/28/1992 Mortgage Transfer Type: Resale Mortgage Document #: Mortgage Rate Type: Fix
Lender Seller Mortgage Term:
Document Type: Trust Deed/Mortgage Vesting Type:
Loan Amount: $30,000 Mortgage Rate: 9
Borrower #1: Smith Nicholas R Borrower #2:
Borrower #3: Borrower #4:
History Record # 12 : FINANCE
Mortgage Recording Date: 05/28/1992 Mortgage Transfer Type:
Mortgage Document #: Mortgage Rate Type:
Lender Mortgage Term:
Document Type: Trust Deed/Mortgage Vesting Type:
Loan Amount: $27,000 Mortgage Rate: 9
Borrower #1: Smith Nicholas R Borrower #2:
Borrower #3: Borrower #4:
Transaction History Report | 261 Rockaway Ave, Grover Beach, CA 93433-1947 - San Luis Obispo County 08/30/2025 2 of 2
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Agenda Item No.
(3C Mtg
/)
6XSSOHPHQWDO,WHP–&RUUHVSRQGHQFH5HFHLYHGIRU,WHP
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1 Debbie Peterson
160 S. 3rd St.
Grover Beach, CA 93433
Tel/Text 805 550 4490
[email protected]
Dear Planning Commissioners and Staff, September 1, 2025 261Rockaway
I commend you for including two affordable units (at a cost of $1,000 per square foot) on this lot. It will also have 97% lot coverage and tower above 30 residences within 300 feetDVZHOODVLQVXIÞFLHQWSDUNLQJDQGDqJ\PrRQ the second floor to qualify it as a mixed-use proposal, although WKH VIqYLVLWRUVHUYLQJrXQLWappears more OLNHO\
to be LQWHQGHGIRUWKHXVHRIUHVLGHQWVDQGXQOLNHO\WREHaccessible to the public.
The project proposal attempts to create the illusion that the gym in a residential space within the building is a commercial space, and the two affordable units appear to be a ruse designed to allow a high-income residential FRQGREORFNWKDWZLOOQHWWKHGHYHORSHUVPLOOLRQVRIGROODUVRQWKHEDFNVRI*URYHU%HDFKUHVLGHQWV7KHproposal is not in fact a mixed-use property at all. It is a luxury condo EORFN EHLQJÞQDQFHGWKURXJKGHEWDQGHTXLW\E\out-oftown investors who appear not to have much experience with such projects, and are abusing the affordable and mixed-use regulations and those laws’ intent to inappropriately leverage those laws to achieve a luxury residential project where it doesn’t belong.
The applicants propose a singularly residential use in a commercial zone. 7KHSURSRVDOVHHNVWKHFRPPLVVLRQpV sanction of a non-conforming residential use at a much higher intensity than the existing, lower-density, grandfathered-in non-conforming residential homes. It appears staff are attempting to obfuscate the realities of the situation, which is that ÞQGLQJVFDQQRWEHPDGHWRFUHDWH new non-conforming use residences in a commercial zone.
Many of tKHÞQGLQJVFODLPHGLQWKHVWDIIUHSRUWcannot be made in good faith. I urge you to allow more time for yourselves and the public to review the extensive plans issued over a public holiday IRUWKHÞUVW5-story building in Grover Beach to consider whether you can legitimately ignore the following LCP requirements. In addition to the LCP and Visioning violations noted below, I have included at the end of this letter a list of questions that I hope you will address prior to approval.
The claims of compliance with the Local Coastal Program (LCP) & Coastal Visitor Serving (CVS) zoning are not OHJLWLPDWHÞQGLQJVbased on the following ÞQGLQJVH[FHUSWHGIURPWKH LCP.
1. Under the Coastal Act mandate, local governments are required to: provide visitor-serving facilities, protect sensitive habitats, and protect and preserve visual and scenic resources. In the Coastal Zone, the LCP is the legal standard of review for issuance of Coastal Development Permits. In establishing the Coastal Act of 1976, the California Legislature declared:
q7KHSHUPDQHQWSURWHFWLRQRIWKH6WDWHpVnatural and scenic resources is a paramount FRQFHUQWRSUHVHQWDQGIXWXUHUHVLGHQWVRIWKHVWDWHDQGQDWLRQr This statement expresses a central theme of the Coastal Act: that preservation of the State's unique coastal resources is not merely desirable, but is essential to the long-term health, well-being, and prosperity of California and the nation as a whole. This project does not provide visitor-serving facilities, has decimated sensitive habitats, and steals visual and scenic resources that rightly belong to present and future local, state, and national residents.
000063
2 All policies of the Coastal Act are interrelated because of their common focus upon the Coastal Zone. 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 that derive much of their resource value directly or indirectly from their interrelationship with the ocean. All of these habitats interact with one another and are characteristic of an undisturbed coastal environment. Visitors to the site include monarch butterflies, hummingbirds, KDZNV owls, ground squirrels, gophers, raccoonsDQGVNXQNV. It brings great joy to my neighbors and family to communicate with the cooper and red-WDLOHGKDZNVEDUQVFUHHFKDQGJUHDWKRUQHGRZOVground VTXLUUHOVVNXQNVUDFFRRQVDQGPRQDUFKEXWWHUIOLHVWKDWYLVLWXVUHJXODUO\7RWKLVHQGZHKDYHFUHDWHG passageways through our fences, allowing the animals to move freely between our properties and the DGMDFHQWZHWODQGVDQGVWDWHSDUN.
2. Policy: New development shall be located outside of the San Luis Obispo County Tsunami Inundation Area to the maximum extent feasible. This residential development is in the Tsunami Zone.
3.Policy: (QYLURQPHQWDOO\VHQVLWLYHKDELWDWDUHDV
(6+$
VKDOOEHSURWHFWHGDJDLQVWDQ\VLJQLÞFDQW
disruption of habitat values. The area was ESHA, with hunting grounds in the trees on the lot, in the city SDUNLQJORWDQGRQWKHQHLJKERULQJORWDOOGHFLPDWHGZLWKRXWDSHUPLWNaturally, they now say there is none.
Correct. It is now less. They destroyed it.
Policy: Development in areas adjacent to ESHA shall be sited and designed to prevent impacts that would VLJQLÞFDQWO\GHJUDGHWKRVHareas and shall be compatible with the continuance of those habitats. The SURMHFWKDVGHJUDGHGWKHDUHDZLWKRXW\HWOD\LQJDVLQJOHEULFNE\GHVWUR\LQJVHYHUDOPDWXUHWUHHV supporting wildlife.
Policy: 1HZSXEOLFRUSULYDWHGHYHORSPHQWVDGMDFHQWWRFUHHNVRDNZRRGODQGV, and wetlands must respect the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values. No natural features are incorporated.
Action: The City shall support and participate in local, 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. Contiguous areas of habitat were destroyed by the project owners.
4. VISUAL RESOURCE AREAS
"The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to be visually compatible with the character of surrounding areas. Views to and along the ocean and scenic coastal areas are lost with this project, and it is not visibly compatible with the character of surrounding areas. This development is highly visible from Highway 1, considered a visual resource.
Actions:
x The City land use designation VSHFLÞFDOO\SURYLGHVIRUXVHVWKDW are visitor-serving. A residential project is not visitor-serving. I submit that the highest and best use of this lot is for hotel/motel purposes, RSHQVSDFHRUDSDUN as it is steps from the train station and the beach and adjacent to wetlands.
x Commercial uses shall be subject to special landscaping and design requirements, which will provide and protect an attractive visual theme. There is almost NO landscaping and no attractive visual theme. I submit that landscaping should be native Grover Beach Dune Plants and particularly butterfly plants to encourage native insects, animals, and birds to thrive in the area adjacent to our VWDWHSDUNEDFNGXQHV, along with EUHDNVLQZDOOVDQGIHQFLQJWRDOORZZLOGOLIHWRWUDQVLWEHWZHHQ SURSHUWLHVWRWKHVWDWHSDUN
x Height limitations should be more restrictive than in general commercial areas to avoid obstructing or conflicting with ocean views. Clearly, this is not the case with the project. x Landscaping in coastal commercial areas shall occupy a larger portion of building sites than is required in other commercial districts. Clearly, this is not the case with a project that has 97% lot coverage.
000064
3 Visual values of the Coastal Zone areas of concern in relation to visual resources are as follows:
x Visual quality
x Visual fragility or sensitivity
x View quality
5. VISUAL SENSITIVITY
Because of its high visual quality, the area is extremely sensitive to the visual impacts of human activities.
Glimpses of the dunes between structures are currently available to most inland properties. The land that is presently undeveloped is a particularly fragile scenic resource. The area's northern half offers a highquality view to travelers on N. 4th St. as they enter Grover Beach. 7KLVZLOOEHEORFNHGIURPHYHU\GLUHFWLRQ in the city.
Property visible from Highway 1 is the character of a neighborhood of small "beach community" houses, is another visually sensitive aspect of the area, which has been disregarded and will soon be lost if current development trends continue. Because the area is occupied primarily by small, one-story homes, it is visually sensitive to the construction of larger, multiple-unit dwelling structures which do not blend well with the low-SURÞOHDQGFORVHO\NQLWFKDUDFWHURIVXUURXQGLQJGHYHORSPHQW This is a larger multi-unit dwelling structure visible from Highway 1.
6. VIEW QUALITY
Appearances from residences to the east have not always been considered during architectural review.
GOLPSVHVRIWKHRFHDQDQGGXQHVE\WUDYHOHUVPRYLQJZHVWRQUHVLGHQWLDOVWUHHWVFRQWULEXWHVLJQLÞFDQWO\WR the atmosphere of a small, beach neighborhood.
The presence of a major entrance to a State beach nearby has not been exploited in either the use or design of most existing developments along Grand Avenue to any extent, and the absence of a theme which capitalizes on the area's visibility to beach visitors is noticeable. This project continues this unfortunate trend.
This area is particularly sensitive to uses and structural designs which detract from its appeal to tourists and beach visitors. This building detracts from its appeal to tourists and beach visitors.
7. VIEWSHED
Viewshed losses increase as more two-VWRU\VWUXFWXUHVDUHEXLOWRUPRGLÞHG Policy: 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 the projects. The viewshed over this area and to the shoreline environs is of major importance Action: Views or vistas to the scenic dunes and shoreline westerly and southerly shall be considered and protected as a resource of public and private importance. Permitted development shall be sited and designed to protect and enhance, where feasible, the views or vistas to shoreline areas. Development shall be visually compatible with the character of the surrounding areas.
Policy: All new structures in this area shall utilize designs and materials that are compatible with the character of existing single-family homes. This project does not site or design to protect views and vistas and is not compatible with the character of the surrounding areas.
8. VISUAL CONFLICTS
The construction of even well-designed buildings may diminish the visual quality of the adjoining residential area and will also detract from coastal views from residential streets, ULVNLQJnegative residential property value impacts.
Visual conflict currently lies primarily in the obstruction of views of the dunes from inland areas by developments.
This development conflicts with the remaining older single-family homes in the area.
9. DESCRIPTION $5($
,QFOXGHV5RFNDZDy)
This six-EORFNDUHDDOWKRXJKVPDOOLVRIJUHDWVLJQLÞFDQFHWRWKH&LW\7KHDUHDLVELVHFWHGE\WKH&LW\ V
main commercial street, Grand Avenue, and is located between Fourth Street, a freeway exit route, and Highway 1, a coastal access route. Because of its location, Area 5 is highly visible to large numbers of 000065
4 tourists traveling to and from Pismo State Beach. On streets lying immediately south of Grand Avenue, residential development is entirely single-family. The single-family homes found in this area are small.
Policy: Future developments along this commercial strip shall be limited to structures that are visually appealing to beach visitors and tourists.
Policy: Future developments shall not be permitted to further obstruct views of the dunes from adjacent inland areas This project obstructs views of the dunes from adjacent inland areas.
Actions:
Uses which are visitor-serving and recreation-related under this designation include the following:
+RWHOVPRWHOVUHVWDXUDQWVDQGFRFNWDLOORXQJHVRUGDQFLQJIDFLOLWLHVLQFRQQHFWLRQZLWKUHVWDXUDQWV (2) Refreshment stands.
(3) Souvenir shops.
(4) Convenience services. I see NO residential here. The Project doesn’t qualify.
VIEW CONFLICTS
A wide variety of unrelated uses are present along this commercial strip and do not promote the development of a common architectural theme that focuses on the City's proximity to the coastline. It is sensitive to structures which, EHFDXVHRIKHLJKWDQGEXON or poor design, diminish the value of views down Grand Avenue, sensitive to the visual impacts of large developments, either commercial or residential, which appear obtrusive among small one-story, single-family dwellings such as those characteristics of Area 5 in which the project is located. The dominant view in Area 5 is that of the ocean as one travels west on Grand Avenue. 7KLVYLVXDOFRQIOLFWLVRIVSHFLDOVLJQLÞFDQFHEHFDXVHLWLVKLJKO\YLVLEOHIURPEoth Grand Avenue and Highway 1, the City's two main coastal access routes. This KHLJKWDQGEXONmassed large development will appear obtrusive.
10. VISUAL SENSITIVITY
Because this area is developed almost entirely in smaller, single-family homes, it is visually sensitive to the presence of larger, multiple-unit developments. Structures of more than one story appear particularly obtrusive. The land in this area, which is visible from Highway 1, is sensitive to developments that detract from the Highway's value as a scenic coastal access route. Massed buildings ODFNLQJWKHVSHFLDOGHVLJQIHDWXUHVRIVXUURXQGLQJGHYHORSPHQW would appear obtrusive. New development on or near the dunes or beach could detract from the visual quality of the presently undeveloped areas. Viewshed losses increase as more two-story structures are built or PRGLÞHG This 5-story 55-foot structure is obtrusive and causes viewshed losses from every part of the city.
Policy: In compliance with Section 30254 of the Coastal Act, proposed new development within the Coastal Zone that provides visitor-serving land uses shall be given priority over other new proposed developments in the Coastal Zone if H[LVWLQJRUSODQQHGSXEOLFZRUNVIDFLOLWLHVVHUYLQJWKH&RDVWDO=RQH can accommodate only limited amounts of new development. 3ROLF\
'HYHORSPHQWVKDOORQO\EHDSSURYHGLILWLVÞUVWFOHDUO\GHPRQVWUDWHGWKDWWKHGHYHORSPHQWZLOOEH served by an adequate, long-term public water supply. Staff maintain that our water and sewer LQIUDVWUXFWXUHLVLQVXIÞFLHQWVRWKLVSURMHFWVKRXOGEHVXEVHUYLHQWWRYLVLWRU-serving uses. Staff claim there is no adequate, long-term public water supply.
LAND USE DESIGNATIONS
Visitor Serving – Mixed Use: This designation accommodates a complementary range of hotels and motels, EHGDQGEUHDNIDVWDFFRPPRGDWLRQVFRQYHQWLRQIDFLOLWLHVUHVWDXUDQWVUHFUHDWLRQDOuses, and retail sales primarily for the convenience of visitors. This category is intended to foster the establishment of a pedestrianoriented area 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. The maximum building height for structures in this designation shall be 40 feet or 3 stories, whichever is greater.
Coastal Visitor Serving Zone (CVS): This Zone applies to areas of the City appropriate for pedestrian oriented commercial development. The CVS Zone encompasses a unique location near the beachfront. 000066
5 Ground floor development within the Visitor Serving - Mixed-Use designation should be reserved for retail VKRSVHDWLQJDQGGULQNLQJHVWDEOLVKPHQWVDQGYLVLWRUDFFRPPRGDWLRQVZLWKWKHXSSHUIORRUVUHVHUYHG for additional visitor accommodations, RIÞFHV and dwellings.
GENERAL
Policy: The City shall designate the following types of land as open space:
x 6HQVLWLYHKDELWDWVRUXQLTXHUHVRXUFHVVXFKDVRDNZRRGODQGVULSDULDQFUHHNFRUULGRUVVLJQLÞFDQW wetlands and corridors which connect habitats. This is why I suggest this as a highest and best use. ,WpVDGMDFHQWWRULSDULDQFUHHNFRUULGRUVZHWODQGVDQGFRUULGRUVthat connect habitats. x Those areas which are best suited to non-urban uses due to: Flood hazard. Project is in tsunami zone.
Action: The City shall support, and participate in, local 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. Approving this project violates this LCP action.
PROMOTION OF VISITOR SERVING FACILITIES
Create an identity for the City that will enhance its image as a tourist destination.
Policy: The City will promote the City's tourist amenities, including the Oceano Dunes State Vehicular Recreational Area, Pismo State Beach, monarch butterfly preserve, and $PWUDNWUDLQ service. The project LVQH[WWRWKH$PWUDNWUDLQVWDWLRQEXWWKLVSURMHFWGRHVQRWrelate to it.
GENERAL
Policy: All proposed land use plans or proposals and any subsequent development within the Coastal Zone of Grover Beach must receive approval by the City before implementation. Said land use plans or proposals and any subsequent development shall be consistent with Grover Beach's Local Coastal Program. By now you’ve surely seen several instances above that you can agree with – this plan, proposal, and development is NOT consistent with Grover Beach’s LCP. 2004 VISIONING DOCUMENT
Citizens want to preserve and enhance WKHqEHDFKFRPPXQLW\IHHOrRI*URYHU%HDFK. This development does not preserve any sense of community.
וCreate a Distinct Tourist-Serving Retail Node at 4th Street and Grand Avenue. The Consensus Vision includes a vibrant retail node at the intersection of 4th Street and Grand Avenue with cafes, restaurants, lodging, entertainment venues, shopping, and other uses that cater to both visitors and residents. The area 000067
6 would attract people who come to Grover Beach for the beach, drawing them onto Grand Avenue and providing shopping and dining opportunities. The area’s proximity to the $PWUDN6WDWLRQPDNHVLWHDV\IRU visitors who travel to Grover Beach by train to eat and shop, as well as go to the beach. Residential is not mentioned as a CVS use.
ו Limit Building Heights to Three Stories, Except in Key Areas. Buildings along Grand Avenue should be two to three stories in most places. Four-story buildings are only considered appropriate in limited areas: the intersection of 4th Street and Grand Avenue (the tourist-VHUYLQJUHWDLOQRGH EHWZHHQWK6WUHHWDQG2DN
3DUN%RXOHYDUGDQGLQWKHQHZ&LYLF&HQWHUQRGHFive-story buildings should not be allowed on Grand Avenue. There was also general consensus that building heights along Grand Avenue should be varied.
The building is not 4 stories, nor is it located at 4th & Grand, where that could be allowed. Five-story buildings are not allowed.
Participants commented that additional SDUNLQJPLJKWEHQHHGHGWRVHUYH*UDQG$YHQXHUHWDLOHUV6PDOO JURXSVVXJJHVWHGFRQVROLGDWLQJSDUNLQJLQdowntown serving SDUNLQJVWUXFWXUHV 3DUNLQJKDVdecreased rather than increased.
Below: project location and non-conforming single-family residences impacted.
Proposed project, left.
000068
7 Below: the location and scale of buildings on lots in gray.
Number of residences within 300 feet: 30. Commercial: 14.
Adjacent State Park property.
000069
8 City
Parking Lot
000070
9 In addition to the above concerns regarding the broadbrush statements that this development complies with the LCP,KDYHDQXPEHURITXHVWLRQV,ZRXOGOLNHWRKDYHDGGUHVVHG that the Commission should have answers to prior to approval of this intense proposed non-conforming change of this property as follows:
1. ,IWKHUHDUHPRUHWKDQYHKLFOHVQHHGLQJWRSDUN, where will they SDUN with only 24 spaces available, six of which are tandem?
2. The staff report only LGHQWLÞHVunits 15 & 20 as low-income units, but the plans show 9,10,15,&20 as affordable units. What are the affordable requirements, restrictions, and GHÞQLWLRQVIRUHDFKXQLW– moderate, low, or very low? How many affordable units are there?
3. Does the builder have a bond?
4. If so, how much?
5. What does the applicant’s bond cover?
6. Will it include a completion bond for the project?
7. Will it provide liability coverage for adjoining property owners if someone, for example, falls into the yard of abutting or surrounding property, or if they attempt to enter our property, or if the project is abandoned and items are left on neighboring property?
8. +RZGRZHNQRZZHDUHQpWJRLQJWREHVWXFNZLWKDKDOI-EXLOWEXLOGLQJLIWKHPDUNHWWDQNV" 000071
10 9. I have solar panels that may be impacted by this project. If my solar panels are impacted, how will I be made whole? Will other neighbors be able to install solar if they wish to do so? Please provide a solar shading analysis. One needs to be done before the project is approved.
10.It appears that the developer may need, at a minimum, access to the two neighboring residences to build on the lot line. Can you approve a construction project on a piece of property that would require encroaching on the neighbors’ property to construct it without such easements in place? The developers have never approached me or my neighbors about this.
11.What level of liability cover, bonding, DQGLQGHPQLÞFDWLRQZLOOWKHFLW\UHTXLUHfor the city, and will the city require that equal coverage be provided to surrounding properties, given that this is a zero lot line property?
12.If they don’t need to access neighboring properties, please describe how they will complete those areas of the project that abut property lines, e.g., footingsIRXQGDWLRQIUDPLQJDQGÞQLVKLQJ
13.How will neighbors be compensated or protected if a zero-lot line development property damage results in neighboring properties abutting the zero-lot line development during construction? What protections do neighbors have to be compensated if our property is damaged during construction?
14.Three immediate neighbors operate short-term rentals. How will they be compensated for loss of business during what may be a 2–3-year building process?
15.What are neighboring property owner rights to solar, sunlight, and privacy? Why have staff or the property applicants failed to give any consideration to these matters in their design?
16.Who are the individual persons and all entities involved in the project, including lenders, developers, owners, partners, builders, and attorneys?
17.What provision has been made for disclosing that Pismo Beach is attempting to construct a wastewater treatment plant ¾ mile away?
18.Has consideration been given to the proximity of the Oceano Airport, just over a mile away? In Oceano, they can only have 2-story buildings as a result. Will the developers be required to grant an aviation easement to the Oceano airport, and will they be required to disclose the airport to buyers?
19.City of San Luis Obispo records show project manager Kyle Bell was meaningfully involved in affordable project proposals for several years in San Luis Obispo. Records, including court documents, reveal serious issues with affordable housing approvals that never materialized as planned and approved or just didn’t happen, including in the Orcutt Area 6SHFLÞF Plan. These issues include projects for ZKLFKWKHFLW\WRRN credit for meeting the residential needs assessment (RHNA) of approved affordable housing, only to never build such projects without a clear explanation, resulting in the reported affordable housing never materializing.
20.+RZLVWKHDSSOLFDQWSURSRVLQJWRJDLQHPHUJHQF\DFFHVVLQFDVHRIÞUHRURWKHUHPHUJHQFLHVWR the EDFN or side of their zero lot lines abutting other homes?
21.What assurances do we have that later on, the concessions this project is leveraging for approval will actually be built, and that the gym will be a public gym as represented by staff?
22.In the event the project is shut down or doesn’t continue, what mechanisms will ensure who is responsible for cleaning up construction?
23.What provisions have been proposed, considered, or reviewed by the city and adjoining neighbors to protect and indemnify and compensate them in the event they consider providing temporary access for construction? The neighbors have heard nothing from the applicant.
24.What types of insurance, bonding, and indemnity agreements are or will be in place to protect the city and neighboring property owners during construction and afterwards? What are the policy limits? Who pays the deductible? Is the owner or contractor required to obtain additional insurance to provide the neighbors with additional insured FHUWLÞFDWHV"
25.What will happen to neighbors? :LOOWKHFLW\UHTXLUHWKDWDOOLQVXUDQFHSROLFLHVRULQGHPQLÞFDWLRQVDOVRLQVXUH the city and its adjoining neighbors?
26.What does the applicant propose, and what are the city’s conditions concerning the applicant's obligations regarding adjoining neighbors' fences?
000072
11 27.Have staff received soils and geotechnical reports yet, and may we have copies?
28.The reality is that 2 or 3 years of construction, if they can VXUYLYHWKHPDUNHWwill adversely impact neighbors’ rightful use and quiet enjoyment of our property for 2-3 years, subjecting us to a continuous period of inability to use our property as we usually do because of the noise. What conditions will staff propose to address this and loss of rental income?
29.Are staff requiring that a construction safety plan be required? Is staff requiring a construction schedule timeline?
30.Where is the construction staging plan?
31.What will they pay me for accessing my property for 2 years during construction?
32.+RZORQJZLOOFRQVWUXFWLRQWDNH"
33.Have you done the soils reports yet?
34.Where does the applicant propose to set up construction staging, given there’s a zero lot line?
35.What about the rights of the affordably housed 30 residences within 300 feet?
36.Who is paying to increase the size of water and sewer lines?
37.Is there a safety plan?
38.will they protect the project when they have no property on which to put fences up?
39.Will you have 24-hour security on the site?
40.Is there a construction plan?
41.Is there a tsunami safety plan?
42.Will the project allow short-term rentals?
43.How does staff propose that abutting neighbors are not impacted by noxious fumes, noise, and glaring lights from the garage garbage receptacles, and safety concerns of intruders climbing the fence and getting into our yards?
44.:LOOWKHH[KDXVWDQGRWKHUV\VWHPVZRUNLIRWKHU 5-story units are built next to it?
45.Does the garage have any mechanical or exhaust systems? Does the plan address that there may be an abutting 5-story building? This could turn the courtyard into an exhaust chamber.
46.Will you guarantee there will be no venting RIWKHWUDVKRUSDUNLQJDUHDs facing into neighbors’ properties?
47.Why are air conditioning condensers shown? Generally, there is no air conditioning in 5-cities properties.
48.Is the city intending to provide any fee waivers RURWKHUÞQDQFLDOFRQFHVVLRQVZKDWVRHYHUEHQHÞFLDOWRWKH developer? If so, what are they?
49.3OHDVHFRQÞUPZKHWKHUWKHFLW\FRGHUHTXLUHVWKHKLJKO\DQJXODULQGXVWULDOORRNLQFRUSRUDWHGLQWKLVDQG other new developments.
50.:KRZLOOÞQDQFHWKHXSVL]LQJRILQIUDVWUXFWXUH needed, i.e., sewer and water lines and other equipment IXUWKHUDÞHOG to support the project?
51.This is going to be up for a very long time. Could it at least be aesthetically pleasing? In short, this project violates public health and safety globally. In the words of the Coastal Act, “The permanent protection of the State’s natural and scenic resources is a paramount concern to present and future residents of the state and nation.” 7DNHQLQWKHLUHQWLUHW\WKLVDQGWKHDERYH/&3YLRODWLRQVVKRXOGEHVXIÞFLHQWIRU\RXWRGHQ\ the proposal in favor of development that complies with our LCP. I strongly encourage you to avoid problems down the road for staff and the commission by addressing these questions before approving the project. 7KDQN\RXIRU WDNLQJWKHWLPHWRUHDGWKLVDQGto respond to my questions.
Sincerely,
Debbie Peterson
000073
12 000074
13 Lost Views
1. 000075
14 Where’s the private entrance. There’s a zoning requirement for that. Why not?
2. Code for non-residential uses on 1st ƲĺĺŘϙēĺſϙîĺϙťēôƅϙŗŪÍīĖċƅϙťēôϙŕÍŘħĖIJČϙÍŜϙÍϙŘôŜĖîôIJťĖÍīϙŪŜôϟϙbĺťϙŜĺϙŪIJîôŘϙ ŜťÍťôϙîôƱIJĖťĖĺIJŜϟϙϼ®ēÍťϙÍæĺŪťϙèĖťƅϙîôƱIJĖťĖĺIJŜϟϙ
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3. ēĺſϙîôIJŜĖťƅϙèÍīèŪīÍťĖĺIJϙſēÍťЍŜϙťēôϙîôƱIJĖťĖĺIJϙĺċϙÍϙŪIJĖťϙĖIJϙēĺŪŜĖIJČϙĖIJèôIJťĖŽôϙīÍſϙÍIJîϙîôIJŜĖťƅϙæĺIJŪŜϙīÍſ ®ôîϙĺŘϙťēŪŘŜϙŜôIJîϙħƅīôϙÍIJîϙēĖŜϙæĺŜŜϙÍϙŘôŗŪôŜťϙċĺŘϙĖIJċĺŘıÍťĖĺIJϟ "ĺϙIJĺťϙſÍIJťϙťĺϙĖIJťôŘċôŘôϙſĖťēϙÍIJϙ
000076
15 ®ôϙſÍIJťϙťĺϙèĺIJƱŘıϙťēÍťϙſôϙēÍŽôϙIJĺϙŘĖŜħϟϙĺıôϙĺċϙťēĖŜϙīĺĺħŜϙīôČĖťĖıÍťôϟϙ"ĺϙƅĺŪϙŘôÍīīƅϙæôīĖôŽôϙťēÍťϙťēĖŜϙĖŜϙÍϙ èĺııôŘèĖÍīϙČƅıϙŜŕÍèôϙÍIJîϙĖťϙĖŜϙŽĖÍæīôϦϙ
4. ®ēÍťϙĖŜϙŽĖŜĖťĺŘϙŜôŘŽĖIJČϙèĺııôŘèĖÍīϦϙFĺſϙÍϙ͑nd ƲĺĺŘϙČƅıϙťēÍťϙIJĺæĺîƅϙèÍIJϙŜôôϙĖŜϙČĺĖIJČϙťĺϙæôϙŜôŘŽĖIJČϙŽĖŜĖťĺŘŜϟϙ ĺϙſēÍťϙħĖIJîϙĺċϙŪŜôϙèÍIJϙƅĺŪϙŕŪťϙŪŕϙťēôŘôϙſēĖèēϙċĺèŪŜϙĖŜϙťĺϙŜôŘŽĖèôϙŕôîôŜťŘĖÍIJϙťŘÍƯĖèϙÍIJîϙŽĖŜĖťĺŘŜϟϙ ĺÍŜťÍīϙ
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000077
1 Debbie Peterson
160 S. 3rd St.
Grover Beach, CA 93433
Dear Planning Commissioners and Staff, September 1, 2025 261Rockaway
I commend you for including two affordable units (at a cost of $1,000 per square foot) on this lot. It will also have 97% lot coverage and tower above 30 residences within 300 feetDVZHOODVLQVXIÞFLHQWSDUNLQJDQGDqJ\PrRQ the second floor to qualify it as a mixed-use proposal, although WKH VIqYLVLWRUVHUYLQJrXQLWappears more OLNHO\
to be LQWHQGHGIRUWKHXVHRIUHVLGHQWVDQGXQOLNHO\WREHaccessible to the public.
The project proposal attempts to create the illusion that the gym in a residential space within the building is a commercial space, and the two affordable units appear to be a ruse designed to allow a high-income residential FRQGREORFNWKDWZLOOQHWWKHGHYHORSHUVPLOOLRQVRIGROODUVRQWKHEDFNVRI*URYHU%HDFKUHVLGHQWV7KHproposal is not in fact a mixed-use property at all. It is a luxury condo EORFN EHLQJÞQDQFHGWKURXJKGHEWDQGHTXLW\E\out-oftown investors who appear not to have much experience with such projects, and are abusing the affordable and mixed-use regulations and those laws’ intent to inappropriately leverage those laws to achieve a luxury residential project where it doesn’t belong.
The applicants propose a singularly residential use in a commercial zone. 7KHSURSRVDOVHHNVWKHFRPPLVVLRQpV sanction of a non-conforming residential use at a much higher intensity than the existing, lower-density, grandfathered-in non-conforming residential homes. It appears staff are attempting to obfuscate the realities of the situation, which is that ÞQGLQJVFDQQRWEHPDGHWRFUHDWH new non-conforming use residences in a commercial zone.
Many of tKHÞQGLQJVFODLPHGLQWKHVWDIIUHSRUWcannot be made in good faith. I urge you to allow more time for yourselves and the public to review the extensive plans issued over a public holiday IRUWKHÞUVW5-story building in Grover Beach to consider whether you can legitimately ignore the following LCP requirements. In addition to the LCP and Visioning violations noted below, I have included at the end of this letter a list of questions that I hope you will address prior to approval.
The claims of compliance with the Local Coastal Program (LCP) & Coastal Visitor Serving (CVS) zoning are not OHJLWLPDWHÞQGLQJVbased on the following ÞQGLQJVH[FHUSWHGIURPWKH LCP.
1. Under the Coastal Act mandate, local governments are required to: provide visitor-serving facilities, protect sensitive habitats, and protect and preserve visual and scenic resources. In the Coastal Zone, the LCP is the legal standard of review for issuance of Coastal Development Permits. In establishing the Coastal Act of 1976, the California Legislature declared:
q7KHSHUPDQHQWSURWHFWLRQRIWKH6WDWHpVnatural and scenic resources is a paramount FRQFHUQWRSUHVHQWDQGIXWXUHUHVLGHQWVRIWKHVWDWHDQGQDWLRQr This statement expresses a central theme of the Coastal Act: that preservation of the State's unique coastal resources is not merely desirable, but is essential to the long-term health, well-being, and prosperity of California and the nation as a whole. This project does not provide visitor-serving facilities, has decimated sensitive habitats, and steals visual and scenic resources that rightly belong to present and future local, state, and national residents.
000078
2 All policies of the Coastal Act are interrelated because of their common focus upon the Coastal Zone. 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 that derive much of their resource value directly or indirectly from their interrelationship with the ocean. All of these habitats interact with one another and are characteristic of an undisturbed coastal environment. Visitors to the site include monarch butterflies, hummingbirds, KDZNV owls, ground squirrels, gophers, raccoonsDQGVNXQNV. It brings great joy to my neighbors and family to communicate with the cooper and red-WDLOHGKDZNVEDUQVFUHHFKDQGJUHDWKRUQHGRZOVground VTXLUUHOVVNXQNVUDFFRRQVDQGPRQDUFKEXWWHUIOLHVWKDWYLVLWXVUHJXODUO\7RWKLVHQGZHKDYHFUHDWHG passageways through our fences, allowing the animals to move freely between our properties and the DGMDFHQWZHWODQGVDQGVWDWHSDUN.
2. Policy: New development shall be located outside of the San Luis Obispo County Tsunami Inundation Area to the maximum extent feasible. This residential development is in the Tsunami Zone.
3.Policy: (QYLURQPHQWDOO\VHQVLWLYHKDELWDWDUHDV
(6+$
VKDOOEHSURWHFWHGDJDLQVWDQ\VLJQLÞFDQW
disruption of habitat values. The area was ESHA, with hunting grounds in the trees on the lot, in the city SDUNLQJORWDQGRQWKHQHLJKERULQJORWDOOGHFLPDWHGZLWKRXWDSHUPLWNaturally, they now say there is none.
Correct. It is now less. They destroyed it.
Policy: Development in areas adjacent to ESHA shall be sited and designed to prevent impacts that would VLJQLÞFDQWO\GHJUDGHWKRVHareas and shall be compatible with the continuance of those habitats. The SURMHFWKDVGHJUDGHGWKHDUHDZLWKRXW\HWOD\LQJDVLQJOHEULFNE\GHVWUR\LQJVHYHUDOPDWXUHWUHHV supporting wildlife.
Policy: 1HZSXEOLFRUSULYDWHGHYHORSPHQWVDGMDFHQWWRFUHHNVRDNZRRGODQGV, and wetlands must respect the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values. No natural features are incorporated.
Action: The City shall support and participate in local, 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. Contiguous areas of habitat were destroyed by the project owners.
4. VISUAL RESOURCE AREAS
"The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to be visually compatible with the character of surrounding areas. Views to and along the ocean and scenic coastal areas are lost with this project, and it is not visibly compatible with the character of surrounding areas. This development is highly visible from Highway 1, considered a visual resource.
Actions:
x The City land use designation VSHFLÞFDOO\SURYLGHVIRUXVHVWKDW are visitor-serving. A residential project is not visitor-serving. I submit that the highest and best use of this lot is for hotel/motel purposes, RSHQVSDFHRUDSDUN as it is steps from the train station and the beach and adjacent to wetlands.
x Commercial uses shall be subject to special landscaping and design requirements, which will provide and protect an attractive visual theme. There is almost NO landscaping and no attractive visual theme. I submit that landscaping should be native Grover Beach Dune Plants and particularly butterfly plants to encourage native insects, animals, and birds to thrive in the area adjacent to our VWDWHSDUNEDFNGXQHV, along with EUHDNVLQZDOOVDQGIHQFLQJWRDOORZZLOGOLIHWRWUDQVLWEHWZHHQ SURSHUWLHVWRWKHVWDWHSDUN
x Height limitations should be more restrictive than in general commercial areas to avoid obstructing or conflicting with ocean views. Clearly, this is not the case with the project. x Landscaping in coastal commercial areas shall occupy a larger portion of building sites than is required in other commercial districts. Clearly, this is not the case with a project that has 97% lot coverage.
000079
3 Visual values of the Coastal Zone areas of concern in relation to visual resources are as follows:
x Visual quality
x Visual fragility or sensitivity
x View quality
5. VISUAL SENSITIVITY
Because of its high visual quality, the area is extremely sensitive to the visual impacts of human activities.
Glimpses of the dunes between structures are currently available to most inland properties. The land that is presently undeveloped is a particularly fragile scenic resource. The area's northern half offers a highquality view to travelers on N. 4th St. as they enter Grover Beach. 7KLVZLOOEHEORFNHGIURPHYHU\GLUHFWLRQ in the city.
Property visible from Highway 1 is the character of a neighborhood of small "beach community" houses, is another visually sensitive aspect of the area, which has been disregarded and will soon be lost if current development trends continue. Because the area is occupied primarily by small, one-story homes, it is visually sensitive to the construction of larger, multiple-unit dwelling structures which do not blend well with the low-SURÞOHDQGFORVHO\NQLWFKDUDFWHURIVXUURXQGLQJGHYHORSPHQW This is a larger multi-unit dwelling structure visible from Highway 1.
6. VIEW QUALITY
Appearances from residences to the east have not always been considered during architectural review.
GOLPSVHVRIWKHRFHDQDQGGXQHVE\WUDYHOHUVPRYLQJZHVWRQUHVLGHQWLDOVWUHHWVFRQWULEXWHVLJQLÞFDQWO\WR the atmosphere of a small, beach neighborhood.
The presence of a major entrance to a State beach nearby has not been exploited in either the use or design of most existing developments along Grand Avenue to any extent, and the absence of a theme which capitalizes on the area's visibility to beach visitors is noticeable. This project continues this unfortunate trend.
This area is particularly sensitive to uses and structural designs which detract from its appeal to tourists and beach visitors. This building detracts from its appeal to tourists and beach visitors.
7. VIEWSHED
Viewshed losses increase as more two-VWRU\VWUXFWXUHVDUHEXLOWRUPRGLÞHG Policy: 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 the projects. The viewshed over this area and to the shoreline environs is of major importance Action: Views or vistas to the scenic dunes and shoreline westerly and southerly shall be considered and protected as a resource of public and private importance. Permitted development shall be sited and designed to protect and enhance, where feasible, the views or vistas to shoreline areas. Development shall be visually compatible with the character of the surrounding areas.
Policy: All new structures in this area shall utilize designs and materials that are compatible with the character of existing single-family homes. This project does not site or design to protect views and vistas and is not compatible with the character of the surrounding areas.
8. VISUAL CONFLICTS
The construction of even well-designed buildings may diminish the visual quality of the adjoining residential area and will also detract from coastal views from residential streets, ULVNLQJnegative residential property value impacts.
Visual conflict currently lies primarily in the obstruction of views of the dunes from inland areas by developments.
This development conflicts with the remaining older single-family homes in the area.
9. DESCRIPTION $5($
,QFOXGHV5RFNDZDy)
This six-EORFNDUHDDOWKRXJKVPDOOLVRIJUHDWVLJQLÞFDQFHWRWKH&LW\7KHDUHDLVELVHFWHGE\WKH&LW\ V
main commercial street, Grand Avenue, and is located between Fourth Street, a freeway exit route, and Highway 1, a coastal access route. Because of its location, Area 5 is highly visible to large numbers of 000080
4 tourists traveling to and from Pismo State Beach. On streets lying immediately south of Grand Avenue, residential development is entirely single-family. The single-family homes found in this area are small.
Policy: Future developments along this commercial strip shall be limited to structures that are visually appealing to beach visitors and tourists.
Policy: Future developments shall not be permitted to further obstruct views of the dunes from adjacent inland areas This project obstructs views of the dunes from adjacent inland areas.
Actions:
Uses which are visitor-serving and recreation-related under this designation include the following:
+RWHOVPRWHOVUHVWDXUDQWVDQGFRFNWDLOORXQJHVRUGDQFLQJIDFLOLWLHVLQFRQQHFWLRQZLWKUHVWDXUDQWV (2) Refreshment stands.
(3) Souvenir shops.
(4) Convenience services. I see NO residential here. The Project doesn’t qualify.
VIEW CONFLICTS
A wide variety of unrelated uses are present along this commercial strip and do not promote the development of a common architectural theme that focuses on the City's proximity to the coastline. It is sensitive to structures which, EHFDXVHRIKHLJKWDQGEXON or poor design, diminish the value of views down Grand Avenue, sensitive to the visual impacts of large developments, either commercial or residential, which appear obtrusive among small one-story, single-family dwellings such as those characteristics of Area 5 in which the project is located. The dominant view in Area 5 is that of the ocean as one travels west on Grand Avenue. 7KLVYLVXDOFRQIOLFWLVRIVSHFLDOVLJQLÞFDQFHEHFDXVHLWLVKLJKO\YLVLEOHIURPEoth Grand Avenue and Highway 1, the City's two main coastal access routes. This KHLJKWDQGEXONmassed large development will appear obtrusive.
10. VISUAL SENSITIVITY
Because this area is developed almost entirely in smaller, single-family homes, it is visually sensitive to the presence of larger, multiple-unit developments. Structures of more than one story appear particularly obtrusive. The land in this area, which is visible from Highway 1, is sensitive to developments that detract from the Highway's value as a scenic coastal access route. Massed buildings ODFNLQJWKHVSHFLDOGHVLJQIHDWXUHVRIVXUURXQGLQJGHYHORSPHQW would appear obtrusive. New development on or near the dunes or beach could detract from the visual quality of the presently undeveloped areas. Viewshed losses increase as more two-story structures are built or PRGLÞHG This 5-story 55-foot structure is obtrusive and causes viewshed losses from every part of the city.
Policy: In compliance with Section 30254 of the Coastal Act, proposed new development within the Coastal Zone that provides visitor-serving land uses shall be given priority over other new proposed developments in the Coastal Zone if H[LVWLQJRUSODQQHGSXEOLFZRUNVIDFLOLWLHVVHUYLQJWKH&RDVWDO=RQH can accommodate only limited amounts of new development. 3ROLF\
'HYHORSPHQWVKDOORQO\EHDSSURYHGLILWLVÞUVWFOHDUO\GHPRQVWUDWHGWKDWWKHGHYHORSPHQWZLOOEH served by an adequate, long-term public water supply. Staff maintain that our water and sewer LQIUDVWUXFWXUHLVLQVXIÞFLHQWVRWKLVSURMHFWVKRXOGEHVXEVHUYLHQWWRYLVLWRU-serving uses. Staff claim there is no adequate, long-term public water supply.
LAND USE DESIGNATIONS
Visitor Serving – Mixed Use: This designation accommodates a complementary range of hotels and motels, EHGDQGEUHDNIDVWDFFRPPRGDWLRQVFRQYHQWLRQIDFLOLWLHVUHVWDXUDQWVUHFUHDWLRQDOuses, and retail sales primarily for the convenience of visitors. This category is intended to foster the establishment of a pedestrianoriented area 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. The maximum building height for structures in this designation shall be 40 feet or 3 stories, whichever is greater.
Coastal Visitor Serving Zone (CVS): This Zone applies to areas of the City appropriate for pedestrian oriented commercial development. The CVS Zone encompasses a unique location near the beachfront. 000081
5 Ground floor development within the Visitor Serving - Mixed-Use designation should be reserved for retail VKRSVHDWLQJDQGGULQNLQJHVWDEOLVKPHQWVDQGYLVLWRUDFFRPPRGDWLRQVZLWKWKHXSSHUIORRUVUHVHUYHG for additional visitor accommodations, RIÞFHV and dwellings.
GENERAL
Policy: The City shall designate the following types of land as open space:
x 6HQVLWLYHKDELWDWVRUXQLTXHUHVRXUFHVVXFKDVRDNZRRGODQGVULSDULDQFUHHNFRUULGRUVVLJQLÞFDQW wetlands and corridors which connect habitats. This is why I suggest this as a highest and best use. ,WpVDGMDFHQWWRULSDULDQFUHHNFRUULGRUVZHWODQGVDQGFRUULGRUVthat connect habitats. x Those areas which are best suited to non-urban uses due to: Flood hazard. Project is in tsunami zone.
Action: The City shall support, and participate in, local 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. Approving this project violates this LCP action.
PROMOTION OF VISITOR SERVING FACILITIES
Create an identity for the City that will enhance its image as a tourist destination.
Policy: The City will promote the City's tourist amenities, including the Oceano Dunes State Vehicular Recreational Area, Pismo State Beach, monarch butterfly preserve, and $PWUDNWUDLQ service. The project LVQH[WWRWKH$PWUDNWUDLQVWDWLRQEXWWKLVSURMHFWGRHVQRWrelate to it.
GENERAL
Policy: All proposed land use plans or proposals and any subsequent development within the Coastal Zone of Grover Beach must receive approval by the City before implementation. Said land use plans or proposals and any subsequent development shall be consistent with Grover Beach's Local Coastal Program. By now you’ve surely seen several instances above that you can agree with – this plan, proposal, and development is NOT consistent with Grover Beach’s LCP. 2004 VISIONING DOCUMENT
Citizens want to preserve and enhance WKHqEHDFKFRPPXQLW\IHHOrRI*URYHU%HDFK. This development does not preserve any sense of community.
וCreate a Distinct Tourist-Serving Retail Node at 4th Street and Grand Avenue. The Consensus Vision includes a vibrant retail node at the intersection of 4th Street and Grand Avenue with cafes, restaurants, lodging, entertainment venues, shopping, and other uses that cater to both visitors and residents. The area 000082
000083
7 Below: the location and scale of buildings on lots in gray.
Number of residences within 300 feet: 30. Commercial: 14.
Adjacent State Park property.
000084
000085
000086
10 9. I have solar panels that may be impacted by this project. If my solar panels are impacted, how will I be made whole? Please provide a solar shading analysis. One needs to be done before the project is approved.
10.It appears that the developer may need, at a minimum, access to the two neighboring residences to build on the lot line. Can you approve a construction project on a piece of property that would require encroaching on the neighbors’ property to construct it without such easements in place? The developers have never approached me or my neighbors about this.
11.What level of liability cover, bonding, DQGLQGHPQLÞFDWLRQZLOOWKHFLW\UHTXLUHfor the city, and will the city require that equal coverage be provided to surrounding properties, given that this is a zero lot line property?
12.If they don’t need to access neighboring properties, please describe how they will complete those areas of the project that abut property lines, e.g., footingsIRXQGDWLRQIUDPLQJDQGÞQLVKLQJ
13.How will neighbors be compensated or protected if a zero-lot line development property damage results in neighboring properties abutting the zero-lot line development during construction? What protections do neighbors have to be compensated if our property is damaged during construction?
14.Three immediate neighbors operate short-term rentals. How will they be compensated for loss of business during what may be a 2–3-year building process?
15.What are neighboring property owner rights to solar, sunlight, and privacy? Why have staff or the property applicants failed to give any consideration to these matters in their design?
16.Who are the individual persons and all entities involved in the project, including lenders, developers, owners, partners, builders, and attorneys?
17.What provision has been made for disclosing that Pismo Beach is attempting to construct a wastewater treatment plant ¾ mile away?
18.Has consideration been given to the proximity of the Oceano Airport, just over a mile away? In Oceano, they can only have 2-story buildings as a result. Will the developers be required to grant an aviation easement to the Oceano airport, and will they be required to disclose the airport to buyers?
19.City of San Luis Obispo records show project manager Kyle Bell was meaningfully involved in affordable project proposals for several years in San Luis Obispo. Records, including court documents, reveal serious issues with affordable housing approvals that never materialized as planned and approved or just didn’t happen, including in the Orcutt Area 6SHFLÞF Plan. These issues include projects for ZKLFKWKHFLW\WRRN credit for meeting the residential needs assessment (RHNA) of approved affordable housing, only to never build such projects without a clear explanation, resulting in the reported affordable housing never materializing.
20.+RZLVWKHDSSOLFDQWSURSRVLQJWRJDLQHPHUJHQF\DFFHVVLQFDVHRIÞUHRURWKHUHPHUJHQFLHVWR the EDFN or side of their zero lot lines abutting other homes?
21.What assurances do we have that later on, the concessions this project is leveraging for approval will actually be built, and that the gym will be a public gym as represented by staff?
22.In the event the project is shut down or doesn’t continue, what mechanisms will ensure who is responsible for cleaning up construction?
23.What provisions have been proposed, considered, or reviewed by the city and adjoining neighbors to protect and indemnify and compensate them in the event they consider providing temporary access for construction? The neighbors have heard nothing from the applicant.
24.What types of insurance, bonding, and indemnity agreements are or will be in place to protect the city and neighboring property owners during construction and afterwards? What are the policy limits? Who pays the deductible? Is the owner or contractor required to obtain additional insurance to provide the neighbors with additional insured FHUWLÞFDWHV"
25.What will happen to neighbors? :LOOWKHFLW\UHTXLUHWKDWDOOLQVXUDQFHSROLFLHVRULQGHPQLÞFDWLRQVDOVRLQVXUH the city and its adjoining neighbors?
26.What does the applicant propose, and what are the city’s conditions concerning the applicant's obligations regarding adjoining neighbors' fences?
27.Have staff received soils and geotechnical reports yet, and may we have copies? 000087
11 28.The reality is that 2 or 3 years of construction, if they can VXUYLYHWKHPDUNHWwill adversely impact neighbors’ rightful use and quiet enjoyment of our property for 2-3 years, subjecting us to a continuous period of inability to use our property as we usually do because of the noise. What conditions will staff propose to address this and loss of rental income?
29.Are staff requiring that a construction safety plan be required? Is staff requiring a construction schedule timeline?
30.Where is the construction staging plan?
31.What will they pay me for accessing my property for 2 years during construction?
32.+RZORQJZLOOFRQVWUXFWLRQWDNH"
33.Have you done the soils reports yet?
34.Where does the applicant propose to set up construction staging, given there’s a zero lot line?
35.What about the rights of the affordably housed 30 residences within 300 feet?
36.Who is paying to increase the size of water and sewer lines?
37.Is there a safety plan?
38.will they protect the project when they have no property on which to put fences up?
39.Will you have 24-hour security on the site?
40.Is there a construction plan?
41.Is there a tsunami safety plan?
42.Will the project allow short-term rentals?
43.How does staff propose that abutting neighbors are not impacted by noxious fumes, noise, and glaring lights from the garage garbage receptacles, and safety concerns of intruders climbing the fence and getting into our yards?
44.:LOOWKHH[KDXVWDQGRWKHUV\VWHPVZRUNLIRWKHU 5-story units are built next to it?
45.Does the garage have any mechanical or exhaust systems? Does the plan address that there may be an abutting 5-story building? This could turn the courtyard into an exhaust chamber.
46.Will you guarantee there will be no venting RIWKHWUDVKRUSDUNLQJDUHDs facing into neighbors’ properties?
47.Why are air conditioning condensers shown? Generally, there is no air conditioning in 5-cities properties.
48.Is the city intending to provide any fee waivers RURWKHUÞQDQFLDOFRQFHVVLRQVZKDWVRHYHUEHQHÞFLDOWRWKH developer? If so, what are they?
49.3OHDVHFRQÞUPZKHWKHUWKHFLW\FRGHUHTXLUHVWKHKLJKO\DQJXODULQGXVWULDOORRNLQFRUSRUDWHGLQWKLVDQG other new developments.
In short, this project violates public health and safety globally. In the words of the Coastal Act, “The permanent protection of the State’s natural and scenic resources is a paramount concern to present and future residents of the state and nation.” 7DNHQLQWKHLUHQWLUHW\WKLVDQGWKHDERYH/&3YLRODWLRQVVKRXOGEHVXIÞFLHQWIRU\RXWRGHQ\ the proposal in favor of development that complies with our LCP. I strongly encourage you to avoid problems down the road for staff and the commission by addressing these questions before approving the project. 7KDQN\RXIRU WDNLQJWKHWLPHWRUHDGWKLVDQGto respond to my questions.
Sincerely,
Debbie Peterson
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12 000089
13 Lost Views 000090
000091
AGENDA
GROVER BEACH PLANNING COMMISSION
GROVER BEACH CITY HALL – COUNCIL CHAMBERS
154 SOUTH EIGHTH STREET
GROVER BEACH, CALIFORNIA
TUESDAY, SEPTEMBER 2, 2025, AT 6:00 PM
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
FLAG SALUTE
ROLL CALL Commissioners David Halverson, Maia Hoffman, Anne Holden, Vice Chair David Swift and Chair Rachel Mann
AGENDA REVIEW: At this time, the Planning Commission 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 Commission should by motion adopt the agenda as presented or as revised.
PUBLIC COMMUNICATIONS: At this point in the meeting, members of the public may bring up any items within the jurisdiction of the Planning Commission that are not on the agenda. Please limit your comments to three (3) minutes. The Planning Commission will listen to all comments; however, in compliance with the Brown Act, the Commission cannot act on items not on the agenda.
CONSENT AGENDA
Members of the audience may speak on any item listed on the Consent Agenda. Any Commissioner or the Director may request that an item be withdrawn from the Consent Agenda to allow for full discussion.
1. Meeting Minutes of the August 5, 2025, Planning Commission Meeting. (Recommended Action: Approve the minutes as submitted or revised.)
VOICE VOTE
Meetings can be viewed on Channel 20 and are live streamed on the City’s website via www.slo-span.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 Planning Commission meeting. If submitting written comments in advance of the meeting, please note the agenda item.
000092
Planning Commission Agenda Page 2
Tuesday, September 2, 2025
PUBLIC HEARING ITEMS:
2. Development Application 24-54
Senior Planner Kyle Bell
Applicant: Empire Development & Construction
A request for a Coastal Development Permit, Use Permit, and Vesting Tentative Map to construct a new five-story mixed-use development at 261 Rockaway. Project includes 20 new residential units and 900 square-feet of commercial space. Project includes a request for a 46.25% density bonus pursuant to State Density Bonus Program including a request to waive the development standard for Building Transparency, which requires 40% openings along the ground floor. Project will result in development of the entire lot with associated on- and off-site improvements, and utilities. The project site is located within the Coastal Zone and is not appealable to the Coastal Commission. (APN: 060-206-008 and 060-206-015)
(Recommended Action: Staff recommends that the Planning Commission adopt the Resolution approving Development Application 24-54.)
ROLL CALL VOTE
REGULAR BUSINESS ITEMS:
None.
COMMISSIONERS’ COMMENTS
COMMUNITY DEVELOPMENT DIRECTOR’S REPORT
ADJOURNMENT
* * * * *
The agenda and 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. If you have any questions regarding any agenda items, please contact the Community Development Department at [email protected].
* * * * *
000093
Planning Commission Agenda Page 3
Tuesday, September 2, 2025
PLANNING COMMISSION MEETING PROCEDURES
Per Resolution No. 21-02, Planning Commission meetings are scheduled to start at 6:00 p.m. and conclude no later than 11:00 p.m. Any public items remaining on the agenda at 11:00 p.m. that have not been discussed or considered by the Planning Commission will be continued to either an adjourned special meeting of the Planning Commission (scheduled before the next regular meeting) or to the next regular meeting. However, the Planning Commission may choose to continue the meeting past 11:00 p.m. upon a proper motion and a super majority vote in favor of such an action. Planning Commission Meetings are conducted under the authority of the Chair. The Chair will announce each item which will be read into the record; thereafter, the hearing will be conducted as follows:
1. Staff will present the staff report and recommendation on the proposal being heard and respond to questions from the Planning Commission.
2. The Chair will open the public hearing and ask interested persons to present testimony either in support of or in opposition to the proposal.
3. Thereafter, the Chair will close the public testimony portion of the hearing and limit further discussion to the Commission and Staff prior to the Commission taking action on the item.
RULES FOR PRESENTING TESTIMONY
Planning Commission hearings can involve highly emotional issues. It is important that all participants conduct themselves with courtesy, dignity, and respect. All persons who wish to present testimony must observe the following rules:
1. When you speak, first identify yourself and give your city of residence. Commission meetings are recorded and this information is required for the record.
2. Address your testimony to the Chair. Conversation or debate between a speaker at the podium and a member of the audience or staff is not permitted.
3. Keep your testimony brief and to the point. Talk about the proposal and not about individuals involved.
On occasion, the Chair may be required to place time limits on testimony. In those cases, proposal description/clarification will be limited to 12–15 minutes, individual testimony to three minutes, and speakers representing organized groups to five minutes. Focus testimony on the most important parts of the proposal, do not repeat points made by others, and do not applaud during testimony.
4. Written testimony is acceptable. Please submit to [email protected] and include the project information in the subject line.
APPEALS
If you are dissatisfied with any aspect of an approval or denial of a project, you have the right to appeal this decision (pursuant to Grover Beach Municipal Code, Article IX, Chapter 7) to the City of Grover Beach City Council within ten working days after the date of action, in writing, to the City Clerk. The appeal fee of $300 must accompany the appeal form. The appeal will not be considered complete if a fee is required, but not paid. The appeal must be on an original form with original signature, a FAX is not accepted. * * * * *
The agenda and staff reports are also available on the City’s website: www.groverbeach.org 000094
Agenda Item No. 1
MINUTES
PLANNING COMMISSION MEETING
CITY HALL COUNCIL CHAMBERS
154 SOUTH EIGHTH STREET
GROVER BEACH, CALIFORNIA
TUESDAY, AUGUST 5, 2025
CALL TO ORDER 6:00 P.M.
FLAG SALUTE The flag salute was led by Chair Mann
ROLL CALL:
Commissioners: David Halverson, Maia Hoffman, Anne Holden, Vice Chair David Swift, and Chair Rachel Mann were present.
City Staff: Community Development Director Megan Martin, Assistant City Attorney Jennifer Thompson, Assistant Planner Cassandra Mesa, and Planning Commission Secretary Nicole Retana.
AGENDA REVIEW: No changes were noted.
Action: It was motioned by Commissioner Hoffman and seconded by Commissioner Holden to accept the agenda as presented, and the motion passed by all present via voice vote.
PUBLIC COMMENTS:
Chair Mann opened the floor to any member of the public calling into the meeting on the teleconference line (805) 321-6639 or anyone attending the meeting, for comment on items of interest but were not listed on the agenda. No comments were received, and the Chair closed the Public Comment segment for this portion of the meeting.
CONSENT ITEMS:
Prior to consideration of the Consent Items, Chair Mann invited public comment on this matter. At this time Chair Mann asked if there was anyone who wanted to make any public comments. No comments were received, and the Chair closed the Public Comment segment for this portion of the meeting.
1. Meeting Minutes of the July 1, 2025, Planning Commission Meeting Action: Approved the minutes as submitted.
Motion: A voice vote motioned by Commissioner Holden and seconded by Commissioner Halverson to approve Consent Agenda Item 1 as recommended and the motion passed unanimously via voice vote.
000095
Planning Commission Minutes – August 5, 2025 Page 2
PUBLIC HEARING ITEMS:
2. Development Application DA-25-0014
Applicant – Nathan Simpson
Chair Mann read the title to the foregoing item and deferred to staff for a report.
Assistant Planner Mesa presented a PowerPoint presentation discussing the proposed Use Permit project.
At this time Chair Mann opened public comment and asked if there was anyone on the teleconference line or in the chambers that wanted to make any public comments. x Skye Edison Vaughn-Burling, Applicant
No further comments were received at this time and Chair Mann closed public comment.
Action: It was motioned by Commissioner Halverson and seconded by Commissioner Holden that the Planning Commission adopted Resolution No. 25-06 approving a Use Permit/Development Application DA-25-0014 to establish an indoor commercial recreation facility within an existing commercial building. With the additional of new Condition BD-5 reading “For the life of the project, the occupancy of the premise shall be limited to a maximum of 49 persons at any time. Exceeding 49 persons would constitute a change in occupancy that requires fire sprinkler installation and compliance with all applicable California Building Standards Code requirements (GBMC Article VIII, Section 8102, Table 903.2.1).” The motion carried on the following roll call vote:
AYES: Commissioners Halverson, Hoffman, Holden Vice Chair Swift and Chair Mann.
NOES: None.
ABSENT: None
ABSTAIN: None.
Resolution No. 25-06: A Resolution of the Planning Commission of the City of Grover Beach, California Approving a Use Permit to allow an Indoor Commercial Recreation Facility (Karaoke Lounge And Arcade) Located at 592 S. 13th Street (APN: 060-295-025) (Applicant: Nathan Simpson)
3. Development Application CHG-25-0002
Applicant: Cabrillo Court Construction Company
Chair Mann read the title to the foregoing item and deferred to staff for a report.
Community Development Director Martin presented a PowerPoint presentation discussing the proposed project.
At this time Chair Mann opened public comment and asked if there was anyone on the teleconference line or in the chambers that wanted to make any public comments. x Paul Bishoff, Applicant
000096
Planning Commission Minutes – August 5, 2025 Page 3
No further comments were received at this time and Chair Mann closed public comment.
Action: It was motioned by Commissioner Halverson and seconded by Vice Chair Swift that the Planning Commission adopted Resolution No. 25-07 approving Development Application CHG-25-0002 for a density bonus waiver from the residential private open space requirements for five of the residential units of an approved residential development project (DA24-24).
The motion carried on the following roll call vote:
AYES: Commissioners Halverson, Hoffman, Holden, Vice Chair Swift and Chair Mann.
NOES: None.
ABSENT: None.
ABSTAIN: None.
Resolution No. 25-07: A Resolution of the Planning Commission of the City of Grover Beach, California Approving a Modification to an Approved Development Application 24- 24 to Include a Request for a Density Bonus Waiver from the Residential Open Space Requirements for Five of the Units Within the Project Located at 1220 Long Branch Avenue (APN: 060-293-011) (Applicant: Cabrillo Court Construction Company)
4. Development Application TE-25-0003
Applicant: El Dorado Holdings, LLC.
Chair Mann read the title to the foregoing item and deferred to staff for a report.
Community Development Director Martin presented a PowerPoint presentation discussing the proposed third one-year time extension project.
At this time Chair Mann opened public comment and asked if there was anyone on the teleconference line or in the chambers that wanted to make any public comments. No comments were received at this time and Chair Mann closed public comment.
Action: It was motioned by Commissioner Hoffman and seconded by Commissioner Holden that the Planning Commission adopt the Resolution approving Development Application TE25-0003 for a third, one-year time extension of Development Application 21-18; with a previously adopted CEQA categorical exemption.
The motion carried on the following roll call vote:
AYES: Commissioners Halverson, Hoffman Holden, Vice Chair Swift and Chair Mann.
NOES: None.
ABSENT: None.
ABSTAIN: None.
Resolution No. 25-08: A Resolution of the Planning Commission of the City of Grover Beach Approving Development Application Te-25-0003 for a Third, One Year Time Extension of Development Application 21-18 (Applicant: El Dorado Holdings LLC) 000097
Planning Commission Minutes – August 5, 2025 Page 4
REGULAR BUSINESS ITEMS
None.
COMMISSIONERS' COMMENTS
Commissioner Halverson discussed receiving an invitation from SanLuis Obispo Council of Government (SLOCOG) to attend a focus group meeting regarding transportation at the end of this month.
Vice Chair Swift requests clarification from the Community Development Director on what options the Commission may have to get recommendations to the City Council.
Chair Mann questions if the City has an inventory of parcels that are Commercial zoned that are not conforming to the parking requirements.
COMMUNITY DEVELOPMENT DIRECTOR’S REPORT
Community Development Director Martin mentioned the City’s Code Compliance Officer is out on Medical Leave and she is the acting Code Compliance Officer. She gave a few development updates; 950 El Camino Real is slated for occupancy in November 2025, Cleaver and Clark Commons applications for affordable housing are available now in our lobby, and they are looking at partial occupancy in December and final occupancy in January; 401 West Grand Avenue is targeted for early 2026 occupancy; 197 West Grand Avenue permits are just about ready for issuance; 550 Farroll (Astound) permits are ready for issuance for the second building and Peak WiFi resubmitted their building permits and they are under review. She discussed the Transportation Engineer, LLG Consultant will be setting out cameras for traffic counts the week of September 8th for a future joint Planning Commission and City Council meeting to discuss the data. Lastly, she mentioned a few summer events that will be taking place, our last two Summer Concerts are on August 10th and August 17th at 16th Street Park, Stone Soup Festival on August 23rd -24th and the West Grand Avenue Block Party on September 20th.
ADJOURNMENT 7:25 p.m.
CHAIR RACHEL MANN
SECRETARY TO THE PLANNING COMMISSION
NICOLE RETANA, DEPUTY CITY CLERK
(Approved at PC meeting on )
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