Grover Beach City Council
November 10, 2025

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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LANDSCAPE DOCUMENT REQUIREMENTS
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WATER BUDGET CALCULATION
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DATE:

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JOB NO: TITLE

PROJECT
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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
000029
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.)
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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.)
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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. (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
ÍIJϙťēôϙèĖťƅϙèŘôÍťôϙÍϙîĖƯôŘôIJťϙîôƱIJĖťĖĺIJϦϙ“ēôƅϙſĖīīϙŕŘĺæÍæīƅϙ ŜÍƅϙťôèēIJĖèÍīīƅϙIJĺϠϙæŪťϙēÍŜIJЍťϙæôôIJϙŘôŽĖŜôîϠϙŜĺϙĖťϙŜťÍIJîŜϠϙŘĖČēťϙĺŘϙſŘĺIJČϠϙŜŪæĤôèťϙťĺϙÍŕŕôÍīϠϙÍIJîϙſôЍŘôϙ appealing.)

3. ‹ēĺſϙîôIJŜĖťƅϙèÍīèŪīÍťĖĺIJϙſēÍťЍŜϙťēôϙîôƱIJĖťĖĺIJϙĺċϙÍϙŪIJĖťϙĖIJϙēĺŪŜĖIJČϙĖIJèôIJťĖŽôϙīÍſϙÍIJîϙîôIJŜĖťƅϙæĺIJŪŜϙīÍſ ®ôîϙĺŘϙťēŪŘŜϙŜôIJîϙħƅīôϙÍIJîϙēĖŜϙæĺŜŜϙÍϙŘôŗŪôŜťϙċĺŘϙĖIJċĺŘıÍťĖĺIJϟ "ĺϙIJĺťϙſÍIJťϙťĺϙĖIJťôŘċôŘôϙſĖťēϙÍIJϙ
000076
15 ®ôϙſÍIJťϙťĺϙèĺIJƱŘıϙťēÍťϙſôϙēÍŽôϙIJĺϙŘĖŜħϟϙ‹ĺıôϙĺċϙťēĖŜϙīĺĺħŜϙīôČĖťĖıÍťôϟϙ"ĺϙƅĺŪϙŘôÍīīƅϙæôīĖôŽôϙťēÍťϙťēĖŜϙĖŜϙÍϙ èĺııôŘèĖÍīϙČƅıϙŜŕÍèôϙÍIJîϙĖťϙĖŜϙŽĖÍæīôϦϙ

4. ®ēÍťϙĖŜϙŽĖŜĖťĺŘϙŜôŘŽĖIJČϙèĺııôŘèĖÍīϦϙFĺſϙÍϙ͑nd ƲĺĺŘϙČƅıϙťēÍťϙIJĺæĺîƅϙèÍIJϙŜôôϙĖŜϙČĺĖIJČϙťĺϙæôϙŜôŘŽĖIJČϙŽĖŜĖťĺŘŜϟϙ ‹ĺϙſēÍťϙħĖIJîϙĺċϙŪŜôϙèÍIJϙƅĺŪϙŕŪťϙŪŕϙťēôŘôϙſēĖèēϙċĺèŪŜϙĖŜϙťĺϙŜôŘŽĖèôϙŕôîôŜťŘĖÍIJϙťŘÍƯĖèϙÍIJîϙŽĖŜĖťĺŘŜϟϙ ĺÍŜťÍīϙ
ŕīÍIJϙŜťÍťôŜϙťēÍťϙČƅıϙĖŜϙIJĺťϙÍϙŕŘĖĺŘĖťƅϟϙiæŽĖĺŪŜīƅϙſēôIJϙƅĺŪϙîôŽôīĺŕϙƅĺŪŘϙîĺèŪıôIJťŜϙƅĺŪϙſôŘôϙÍîîŘôŜŜĖIJČϙťēôϙ èĺÍŜťÍīϙŕīÍIJϙĺŘϙĖťϙſĺŪīîϙēÍŽôϙæôôIJϙŜťŘÍĖČēťϙèĺııôŘèĖÍīϟϙ
ŘôϙƅĺŪϙŜŪŘôϙťēĖŜϙîĺôŜIJЍťϙŘôŗŪĖŘôϙÍϙϙƏĺIJôϙèēÍIJČôϙĺŘϙ ÍϙČôIJôŘÍīϙŕīÍIJϙÍıôIJîıôIJťϙæôèÍŪŜôϙťēĖŜϙîĺôŜIJЍťϙŜôôıϙťĺϙæôϙÍIJϙĖIJťôIJťϟϙ@ôťϙťĺϙťēôϙæĺttom of this so there’s IJĺϙŕŘĺϙæīôıϙîĺſIJϙťēôϙīĖIJôϟϙ„ŘĺŕĺŜĖIJČϙťēÍťϙ͑ϙîĺĺŘϙċŘĺIJťŜϙťēÍťϙÍŘôϙťēôϙôŗŪĖŽÍīôIJťϙĺċϙĺIJôϙîſôīīĖIJČϙŪIJĖťϟϙFĺſϙîĖîϙ ťēÍťϙŘôŜŪīťϙĖIJϙÍϙ͓͕҇ϙĖIJèŘôÍŜôϟϙ@ĺϙæÍèħϙÍťϙēĖıϙÍIJîϙÍŜħϙēĖıϙŕīôÍŜôϙťĺϙŘôÍƯĖŘıϙĖťϟϙ@ĺÍīϙĖŜϙťĺϙČôťϙťēôıϙťĺϙ èĺıŕīôťôīƅϙŜťÍIJîϙæôēĖIJîϙĖťϙÍIJîϙŕŪťϙťēôĖŘϙIJôèħŜϙĺIJϙťēôϙīĖIJôϟϙ͗ЍϙèôĖīĖIJČŜϙĖIJϙťēôϙČÍŘÍČôϟϙFĺſϙĖIJϙťēôϙēôīīϙťĺϙƅĺŪϙ get the dumpsters out???

5. 6. They could – ŪŜĖIJČϙƱIJĖŜēϙŽôIJôôŘŜϠϙēÍŽôϙťĺϙŜťŪèèĺϟϙbĺťϙŜÍċôϙÍIJîϙèĺŜťϙŕŘĺēĖæĖťĖŽôϙŜĺϙĖIJϙÍĖŘϙŜŕÍèôϙÍIJîϙſôϙĺſIJϙ ťēôϙÍĖŘŜŕÍèôϟϙ
ŜϙĖIJϙĖċϙÍϙťŘôôϙēÍIJČŜϙĺŽôŘϙƅĺŪŘϙŕŘĺŕôŘťƅϙīĖIJôϙŕôĺŕīôϙèÍIJϙťŘĖıϙĖťϟϙ ĺŪīîϙîĺϙŕŘôƱIJĖŜēôîϙŽôIJôôŘŜϙ
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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
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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.
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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
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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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