Pacific Grove City Council
December 3, 2025

Land Use, Chapter 2
4 The Pacific Grove General Plan

2.4 EXISTING LAND USE
For this General Plan revision, a citywide survey classified existing land uses for every property in Pacific Grove.

Figures 2-2 and 2-3 summarize the survey’sdistribution
of land uses within Pacific Grove using Monterey County Assessor’s parcel data from 2024.

The predominant land use in Pacific Grove is residential, and most of that is single-family. Commercial uses are
largely related to goods and services, with almost no land available for industrial uses. A generous amount of land is devoted to parks and natural areas that are free and open to the public.

Most significant is that Pacific Grove is almost fully builtout. There is very little buildable vacant land in the city.

The land use issues in Pacific Grove, therefore, focus
primarily on managing existing uses, incorporating mixed use and infill development, and potential intensification in density.

Figure 2-2
Pacific Grove Existing Land Use, November
January 19932024
Land Use Type Acres
Percent of
City
Residential
Single-family Residential 634.46

65.0 34.745.8
Single-family w/Second Unit 11.835.
2 0.62.4
Duplexes 56.029.
2 32.0
Multi-family 67.267.
1 3.74.6
Condominiums 41.538.
9 2.37
Mobile Homes 15.114.
7 0.81.0
Rest/Group Homes 12.211.
2 0.78
Subtotal* 838.28

61.3 45.859.3
Commercial/ProfessionalNonresiden
tial
Transient
LodgingHotel/Motel/Inn

22.120.
6 1.24
Mixed Residential / Commercial /
Office

2.32.8 0.12
Commercial 54.948.
9 3.04
Heavy Commercial 10.5 0.6
Offices in R-4 Zone 2.75.3 0.14
Subtotal* 92.577.
6 5.03
Parks and Recreation/Open Space*
Parks and Recreational Facilities 85.1 4.6
Golf Course 90.0 4.9
Cemetery 12.3 0.6
Asilomar 103.0 5.6
Other Publicly Owned
FacilitiesOpen Space

51.533

1.9 22.8
Other Open Space 3.2 0.2
Subtotal* 341.93

35.1 18.723.1
Public/Private Facilities
Parking Lots 3.2 0.2
Government -Oowned Facilities 12.420.
64 0.61.4
Public Schools 85.8 45.79
Private Educational Facilities 13.5 0.7
Other Institutional/Educational 14.0 1.0
Public Utilities 9.69.7 0.56
Subtotal* 120.81

33.3 69.62
Other
Churches 12.02 0.78
Miscellaneous 2.412.1 0.18
Vacant 31.822.
0 11.75
Streets 390.4 21.3
Subtotal 46.343

6.6 233.2.9
Total** 183014

53.5.0 100.0
*See Chapter 5 for descriptions of parks and open space areas.

Source: Community Development Department, November
1993Monterey County Assessor Parcel Data, 2024
*Due to rounding, the subtotals may not precisely add up to the table total
**Total acreage does not include roads and streets and therefore does not add up to the total acreage of the city
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Land Use, Chapter 2
The Pacific Grove General Plan 5
Figure 2-3
Existing Land Use in Pacific Grove November
1993January 2024
Source: Community Development Department, January 2025

2.5 MODERN DEVELOPMENT AND

BUILD-OUT
By the 1980s, it was clear that any further growth in
Pacific Grove would occur only as vacant lots were
developed and as uses on existing developed lots were
intensified. As of 19932025, less than 2
percentapproximately 1.2 percent (31.821.65 acres) of
Pacific Grove’s land area was vacant and available for
additional development.

As vacant land became more scarce and land prices rose, property owners turned increasingly to redevelopment
and intensification. Because housing and land costs are high in Pacific Grove and because much of Pacific Grove’s housing stock is made up of smaller units, many property owners and residents have added on to existing housing
to meet their needs for more room. In addition, with the support of State accessory dwelling unit (ADU)
legislation, homeowners are increasingly building ADUs, mainly on properties with existing single-family homes.

These units are frequently used as housing for family
members or as rental units. In a more open housing
market, families would be able to move to larger homes
in the area. Property tax policies established by
Proposition 13 in 1978, however, discourage families from “moving up.”
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Land Use, Chapter 2
6 The Pacific Grove General Plan
In addition, some residential and commercial lots are not developed to their full potential under the zoning (for example, single- family homes on R-3- or R-4-zoned lots).

Over time, some of these single-family homes are likely to be replaced redeveloped with apartmentsmulti-family
housing developments. Where the General Plan and
zoning allow, development on existing residential parcels will be intensified by replacing redeveloping existing single- family housing homes with multi-family
buildingssites with increased residential densities. In other areas, second units ADUs or other additions will
likely be built onto existing parcels with existing
residential usesstructures. On existing commercial and
mixed-use parcels, intensification will occur where
existing residences on commercially-zoned sites are
converted to commercial use, and where old buildings are torn down and new ones are put upare redeveloped at
higher densities or vacant commercial spaces may be
converted to residential, such as vacant offices on the second floor of a commercial building. Some residential buildings in commercially zoned areas might be
converted to commercial use, however commercially
zoned areas that allow for mixed-uses will also be
developed at higher residential densities.

The 1994 General Plan update According to estimatesd
made by the City in May 1994, an additional 5,431
residential units could be built within Pacific Grove’s city limits, for a total of 13,133 residential units within the city. Of these additional , 4,303 residences, 3,688 could be accommodated in single-family residential districts,
consisting of (262 single-family, 3,426 second units, and 615 multi- family units) could be built in residentiallyzoned areas based on existing zoning. The remaining additional 1,743 residential units could be built in multifamily and commercial districts. Sixty-eight of these single- family units and 37 of the multi-family units (105 in total) could be built on now-vacant lots. Of the
remaining units, 3,426 would be second units attached to existing single-family homes, 566 would be added on
underutilized multi-family-zoned lots, 145 units could be built on sites derived from multiple-lot parcels (133
single-family units, 12 duplex units), and 61 units could be built on parcels with potential for subdivision.

The theoretical build-out projections, while necessary to define the maximum development potential of this
General Plan, point to much greater development than
can be supported by recent trends. Over the past several decades, new development in Pacific Grove and most of
the Monterey Peninsula has been limited due to water
supply issues. California American Water (CalAm) is the water provider for Pacific Grove and other cities on the Monterey Peninsula and has historically sourced its water from the Carmel River and the Seaside Groundwater
Basin. Multiple restrictions on water use from these
sources have greatly limited new development in Pacific Grove and other communities on the peninsula. The
Monterey Peninsula Water Management District’s
moratorium on new construction in response to the
prolonged drought of 1987 through 1992 curtailed new
construction in the city. In 1995, the California State Water Resources Control Board (State Water Board) issued Order WR 95-10, requiring CalAm to reduce water diversion from the Carmel River. In 2006, the Monterey County Superior Court mandated reductions in groundwater pumping from
the Seaside Groundwater Basin. In 2009, the State Water Board issued Order WR 2009-60 (a cease-and-desist order) to CalAm for failure to comply with WR 95-10. This ceaseand-desist order placed a moratorium on new water connections, effectively halting new development. Because there are few sources of new water for development on the Monterey Peninsula, the limited
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Land Use, Chapter 2
The Pacific Grove General Plan 7
water supply will continue to shape land use in this area in the future.

The most recent source of new water for the Monterey
Peninsula is the Paralta well in Seaside. Its water is
allocated to the various local jurisdictions by the
Monterey Peninsula Water Management District. As of
September 1994, Pacific Grove has less than eight acrefeet of water remaining in its allocation from the Paralta well. Realistically, the potential for new development in Pacific Grove will not be realized unless additional new sources of water become available. At the time of the
adoption of this General Plan, the city council was
attempting to acquire a portion of the water from the
Pebble Beach water reclamation project.The City
currently has water available for the development of
ADUs, and residential development or intensification on mixed-use and multifamily sites where water is currently available. Several projects have been implemented to
increase water supply for the Monterey Peninsula,
including the Seaside Aquifer Storage and Recovery
program and Pure Water Monterey project. Completion
of the Pure Water Monterey Expansion project in 2025 is anticipated to provide the permanent water source that
could lead to the removal of the State Water Board’s
cease-and-desist order on new water connections, which
would create opportunities for additional housing
throughout the city.

Of the 5,431 new units possible in the theoretical buildout projection for Pacific Grove, 3,426 are new secondary units on sites with existing single-family dwellings.

However, over the past 10 years during which zoning has allowed secondary units, only 42 have been built. Leaving aside the lack of water, this experience suggests that there will be a steady trickle of new secondary units, but not a flood of thousands. All other sources of new units—
intensification of use on current
Between 1994 and 2024, the total number of residential
units in the city increased by approximately 550 units.

This is significantly lower than the projected 5,431 units estimated under the 1994 General Plan. This is likely due to continued and increasing water supply restrictions.

Land use changes facilitated by the 2025 General Plan
updates could accommodate an addition of 2,335
residential units and 292,578 square feet of commercial.

However, the rate of future growth is dependent on
external factors, such as future water supply availability and market trends.

Figure 2-4
Residential Unit Development Potential
Type of Zoning
District Existing
Maximum
Potential
Additional
Total Buildout
Dwelling Units
in Single-family
Residential
Districts
Building Sites
Derived from
Multiple Lot
Parcels
133 133
New
Subdivisions
61 61
Second Units 40 3,426 3,466
Vacant Sites 68 68
Current Dwelling
Units (not
including
existing second
units)
4,047 4,047
Subtotal 4,087 3,688 7,775
Dwelling Units
in Multi-family
and
Commercial
Districts
Over the years, City decision-makers have become
increasingly aware of the potential for land divisions (lot splits and subdivisions) which although they comply with the City’s minimum standards create incongruities in lot size or shape compared to neigh- boring properties. Goal 21, and Land Use Policies 4 through 76, address this issue.

The rapidity and extent of infill and intensification will depend on—in addition to water—market demand, land
values, rent levels, overall economic conditions, tax laws, and the City’s regulatory policies. As infill development and intensification occur, the City intends to preserve Pacific Grove’s residential neighborhood character, encourage
residential and mixed-use development and ease the
pressure on itsevaluate the capacity of its aging
infrastructure to implement improvements as needed to
support future development.

Goals, policies, and programs in Sections 2.6 through 2.14 and throughout the General Plan address how the city may and should develop.

2.6 DEVELOPMENT POTENTIAL AND

ANNEXATION
Until now, tThe City’s has had no formal annexation policy was adopted as part of the 1994 Land Use Element.

According to State law, a city’s General Plan may cover “any land outside its boundaries which, in the planning agency’s judgment, bears relation to its planning.” The City of Pacific Grove has selected for its Planning Area the existing
incorporated city plus the unincorporated Spanish Bay,
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Land Use, Chapter 2
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to the south, and the Presidio, Pebble Beach and portions ofMontereyborderingDavidAvenue.Figure12-2 7 shows
the Planning Area and other boundaries.

The much smaller Sphere of Influence (the city’s ultimate service area boundary), adopted for Pacific Grove in 1984 by LAFCO, includes only the entire existing incorporated city plus. In 2021 City Council approved the annexation of the three-acre Mission Linen property at Sunset Drive and Congress Avenue. The Mission Linen property is a county island completely surrounded bywas the last remaining
unincorporated area of the City’s Sphere of Influence to be incorporated into Pacific Grove. LAFCO policies
support its eventual annexation.

Except for the Mission Linen property, theThe City does not expect to annex the adjacent additional
unincorporated areas. Nevertheless, itis concerned about the growth and flow of traffic from themnearby
unincorporated areas, and the likely impact of that traffic on the City of Pacific Grove and its residences and businesses. The unincorporated portions of Del Monte Forest within Pacific Grove’s Planning Area still have
development potential for 285 residential units.

These unincorporated areas have strong economic and
social ties to Pacific Grove. They are part of the Pacific Grove Unified School District, and residents of the area do much oftheir convenience shopping in Pacific Grove. Two of the five gates to Del Monte Forest open onto Pacific Grove streets. Thus, the City’s main planning concerns
about development in Del Monte Forest relate to traffic (addressed in the Transportation Chapter of this General Plan) and to providing public services including schools, library, and recreation facilities and programs.

Against this background of land use history, the City has adopted the following goals, policies, and programs:

GOAL
1 Provide for orderly, well-planned, and
balanced development consistent with
the historic nature of PacificGrove,the
capacity ofthe City’s infrastructure, and
ability to assimilate new growth.

GOAL
2 Repair and upgrade the City’s
infrastructure.

POLICY 1 Seek to preserve Pacific Grove’s
tradi- tional “hometown” qualities.

POLICY 1.5 Protect Pacific Grove’s residential
character by prohibiting the shortterm (less than 30 consecutive calendar days) rental of residential
property in residential zoning
districts, except to the extent such use
is allowed in the Coastal Zone under
the Local Coastal Program. The Pacific
Grove Municipal Code shall be
consistent with this Policy.

Policy 1.5 was added by the Initiative to Preserve and Protect Pacific Grove’s Residential Character. Policy 1.5 may be repealed or amended only by a vote of the people. The
Initiative also amended the Pacific Grove Municipal Code to be consistent with Policy 1.5, including a requirement that existing transient use of residential property inconsistent with Policy 1.5 be discontinued within 18 months from the date the Initiative was approved by the voters.

An example of Pacific Grove’s “hometown qualities”
POLICY 2 Ensure that new development is wellbalanced and com- patible with adjacent existing develop- ment.
“Compatible” means “mutually supportive, capable of
existing together without conflict or detrimental effects.” This policy applies broadly and citywide to residential and commercial uses. Its purpose is to ensure harmonious, or at least unobtrusive development in terms of use, density, intensity, and architectural character. It is not intended to restrict new buildings, discourage multi-family dwelling types and mixed-use developments, or prevent additions to exact duplications of styles or heights. This policy also is not intended to restrict the conversion of single-family dwellings to apartments if the parcel is zoned for multi- family use and if there are other multi-family uses nearby.

POLICY 3 Balance a property owner’s ability to
develop with the desirability of
maintaining neighborhood character.

POLICY 5 4 Encourage consolidation of small lots to
create larger, more developable
lots.Avoid creating land divisions that
result in lots smaller than prevailing lot
sizes in the neighborhood, or which
are
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Land Use, Chapter 2
The Pacific Grove General Plan 9
POLICY 6 5 Preserve significant areas of
vegetation and open space when
approving land divisions.

Significant can mean, for example, a single specimen tree, vegetation serving as habitat, or a grove of several native trees which enhance the canopy and scenic beauty of a
neighborhood.

POLICY 7 6 Evaluate and mitigate the impacts of
proposed land divisions on traffic,
access, trees, topography, environmentally sensitive habitat, utilities, and public services, through the approval
process.

In order to mitigate the impacts, the number of lots to be created may be reduced.

POLICY 8 7 View more favorably those land
divi- sions whereEncourage
improving or reusing existing
buildings with historic or
architectural significance are
retained and/or improved rather
than demolished.

POLICY 9 8 Strive to preserve significant public
view corridors.

POLICY 10 9 Strive to protect property owners’
rights to privacy and reasonable
access to light, air, and sunshine.

Policy 1110 Facilitate the development of
residential neighborhoods that
accommodate a range of housing types
at varying densities.

POLICY 1211 Support the redevelopment of
underutilized lots to encourage
development that aligns with the
intended land use intensity of the land
use designation.

The policies above are carried out by the programs below.

Program A Create buffers between commercial and
residential areas where feasible.

Program BA Continue to regulate the intensity of
commercial uses in commercial zones and
maintain the under- lying distinctions of each
commercial area.

Program CB Revise Consider revising development
standards, including height and setback
requirements, in mixed-use and multi-family
residential zones, where medium and high
residential densities are allowed. in order to
achieve maximum density height and lot
coverage standards to regulate the size and
mass of residential additions and expansions.

Program D C Consider including floor area ratios (FARs) in the zoning regulations for residential areas.

Floor area ratios regulate building mass and scale.

Program E D Adopt land division standards that will
retain the scale and character of the city and
will reflect the subdivision and development patterns within existing neighborhoods.Review and identify
development standards that may be revised
to allow for greater flexibility in developing
varied housing types at a range of densities.

Program F Require land divisions within, or
immediately adjacent to, environmentally
sensitive habitat to keep development
intensity as low as possible immediately
adjacent to the sensitive habitat (LUP,

3.4.4.3).

This program will help maintain contiguous areas of
undisturbed land in open space. Residential development in such areas, including driveway and utility connections, will be allowed if it can be demonstrated that
environmentally sensitive habitat and associated wildlife values will be protected through mitigation measures.

Program G E Ensure that zoning, licensing, enforcement, and other controls are adequate to fairly
govern the supplemental use of residential
properties for business purposes.

New development and increased development intensity
will place increased demand on the City’s existing
infrastructure, including water, sewer, and storm drainage systems. Some streets and water lines are currently
deficient and would be strained by buildout to current
zoning.

Given these challenges, the City has adopted the following goals, policies, and programs:

GOAL
2 Repair and upgrade the City’s
infrastructure.

Policy 12 Continue to preserve Pacific Grove’s
character and ensure adequate
infrastructure for future development so
as not to overburden the City’s existing
infrastructure.

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Land Use, Chapter 2
10 The Pacific Grove General Plan
The policy above is carried out by the programs below.

Program F Continue to ensure there is adequate
infrastructure capacity to serve existing and
future development by reviewing potential
impacts to the City’s infrastructure systems
as part of the development and
environmental review process.

Program FG Conduct periodic municipal service reviews
to assess infrastructure capacity, identify
infrastructure deficiencies, and develop
infrastructure improvement and expansion
projects.

The City recognizes that the current provisions for home businesses are working well, and will examine and make
modifications to the regulations in the future as needed.

Goals, policies, and action programs that establish the philosophy, approach to, and workings of Pacific Grove’s system for managing land use and growth appear
throughout this chapter. Goals, policies, and action
programs relating to architectural review are found in
Chapter 8, Urban Structure and Design.

2.7 ECONOMIC VITALITY

AND COMMUNITY CHARACTER

OF COMMERCIAL AREAS
Pacific Grove is a town that takes pride in its residential character. As expressed in public meetings and workshops, Pacific Grove residents want the character of the city to remain predominantly residential.

The City supports and encourages retail and commercial
uses which provide goods and services for a peninsulawide trade area. It recognizes, however, that it will always be ina very competitive retail market becauseof its location at the tip of the Monterey Peninsula and its relative
distance from major highways. The City also foresees
that in the future a greater proportion of its economic vitality may come from visitor-serving enterprises.

The City encourages mixed-use developments within
commercial areas with a high potential for housing units such as the Downtown, Central-Eardley Commercial, and
Forest Hill districts. Residential development in
commercially zoned areas support a vibrant, mixed-use
environment that accommodates both living and
commercial activities.

The character of Pacific Grove is one of a small town where residents can live, work, do business, shop, and have
recreational facilities a self-contained com- munity. The businesses of the city should provide a balance which
preserves this character.

GOAL
3 Designate land in commercial and
office categories adequate to provide
mixed-use development to support a
range of goods and services and
higher-density residential
opportunities to meet the for the
needs of Pacific Grove. and its trade
area.

POLICY 11 1213 Ensure that commercial uses
are bal- anced, and that business and
industry are compatible with the city’s
residential character.

This policy reflects the City Charter statement that “Pacific Grove is primarily a city of homes and that business and industry shall be compatible with its residential character.” POLICY 12 1314 Promote and maintain a
healthy local economy while preserving
the local community character.

POLICY 13 1415 Assure that new commercial
devel- opment is designed to avoid the
appear- ance of strip development.

POLICY 14 1516 Promote Pacific Grove
businesses and industries.

POLICY 1617 Support the integration of residential
development in commercial shopping
centers.

Program H Work with local business groups and
associations, such as the Pacific Grove
Chamber of Commerce, to promote local
businesses to local residents, and to encourage local residents to support Pacific Grove businesses.

Program I Develop a strategy to retain and attract
businesses that meet the shopping and
service needs of Pacific Grove and areawide residents.

Program J Encourage the City of Pacific Grove to do
business within its boundaries whenever
practical.

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Land Use, Chapter 2
The Pacific Grove General Plan 11
Figure 2-5
General Fund Revenue, Fiscal Year 1993-94
Source: City of Pacific Grove, 1994
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Land Use, Chapter 2
12 The Pacific Grove General Plan

2.7.1 Land Use and Fiscal Policy
City revenues pay for the services provided to the
community, such as police, fire, and library services. Since Proposition 13, Pacific Grove has become more
dependent on revenues from sales taxes and transient
occupancy taxes. The major components of Pacific
Grove’s budget revenues are shown in Figure 2-5. A city’s sales taxes and transient occupancy taxes are influenced the most by the economy and local decisions on
development and growth.

The current tax structure and declining municipal
revenues encourage cities to make land use decisions
based on the amount of tax revenues a project can
generate. A reasonable consideration of the effects of
land use decisions on revenue can help ensure an
adequate budget for City services, but an overemphasis
can distort the appropriate balance of land uses in the community. Basing land use decisions on revenues favors commercial and office development over the
preservation or construction of housing. Too much
emphasis on tax revenues creates pressures for large,
high-intensity projects.

Pacific Grove will pursue a balanced planning approach
by providing for a variety of housing while maintaining an attractive business climate.

The City will continue to weigh the nature and intensity of development, including concerns about traffic, design,
compatibility, and regional effects, against the role that transient occupancy and sales tax revenues play in Pacific Grove’s continued economic well-being.

GOAL
4 Maintain strong and stable sources of
City revenues while promoting an
appropriate balance of land uses in
the city.

POLICY 158 Encourage land uses that generate
revenue to the City while maintaining a
balance with other community needs,
such as housing, open space, and
recreation.

POLICY 169 Attract and retain a variety of
businesses and services in the
community.

Program K Work with the business community to
understand their economic needs.

Program L Streamline the permit review process
while maintaining the character of Pacific
Grove.

2.7.2 Visitor Accommodations
In 19932025, there were 22 23 motels and, hotels and seven bed and breakfastinns in Pacific Grove with a combined total of 748 rooms. Most ofthe motels and hotels are located along the western end of Lighthouse Avenue and along Asilomar Avenue. The bed and breakfast inns, which are converted historic structures, are located in the R-3-PGR and the R-4 zoning districts. In addition, Asilomar State Beach Hotel and Conference Grounds has 313 guest rooms for guests,
bringing the total of visitor accommodations to 1,061 rooms.

The relatively few hotel and motel units along with around 84 licensed short-term vacation rentals within Pacific Grove contribute significantly to City revenues through the 10 12 percent transient occupancy tax. Motel, hotel, and inn
guestsVisitors also contribute to Pacific Grove’s economy by patronizing local restaurants and retail businesses.

In 1986, Pacific Grove voters passed Measure C, an
amendment to the City’s Zoning Ordinance that placed
additional limits on motel and hotel development in the city.

As a result, parcels within the R-3-M district may be rezoned only to R-1, R-H, or R-2 where already developed as such, and no new R-3-M districts may be created.

Although most of the motels and hotels in Pacific Grove are developed to their zoned potential, several older motels are not. If occupancy rates drop in these older motels and they become unprofitable, the owners may consider replacing
them with new, larger motels or with multi-family
residential, which also is allowed in the R- 3-M district.

Measure U, passed in 2011, eased some of the prior
restrictions for hotels and motels in the R-3-M district, which allows for renovations and additional units. As the need for more housing units increases, Iit is not clear whether it would be more profitable for the owners to replace their motels with new motels or with apartment buildings. If they are were to be replaced with multi-family residential
developments, the City will would lose some a portion of its current moteltax revenue andthe possibility forany revenue increase.

POLICY 1720 Discourage the replacement of motels
with residential uses in areas zoned R-3- M
as a means of protecting the City’s
revenue base.

Program M Consider providing incentives to retain the
existing motels in the R-3-M zone.

Program N Consider amending the Zoning Ordinance to
carry out Policy 18720.

POLICY 1821 Support Maintain viability of hotel
development in the Downtown,
including redevelopment in the former
Holman’s block of the Down- town, as
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The Pacific Grove General Plan 13
allowed by adoption of an initiative
measure by city’s voters in June 1994.

Pacific Grove’s Zoning Ordinance allows the conversion of large residential buildings, atleast75 years old,to bed and breakfast inns. As a means to preserve older houses, bed and breakfast inns are allowed with a use permit in the R-3-PGR, R-4, and C zoning districts. However, tThe City wishes to control uses which may result inis cognizant
this could create conflicts with existing uses on
neighboring properties, therefore the City will carefully consider whether such projects would result in negative impacts on surrounding properties as part of the
development and environmental review process.

Program O Permit expansions of bed and breakfast
inns that do not have negative impacts on
the surrounding residential neighborhoods. Proposals to add units that are separate from the original structure will be
considered on a case-by-case basis.

Because the intent ofthe bed and breakfast ordinance is to preserve historic structures, potential expansions of
these businesses are subject to guidelines that further this intent.
(1) Bed and breakfast inns are permitted to expand into structures that were located on the property when
the inn was created, with a use permit;
Inns are permitted to expand into additional new
structures, separate from the original historic structure, if there is space on the property to build and the new
structure maintains the architectural integrity of the site, with a use permit;
(2) Inns may apply to the planning commission to
expand onto properties contiguous to the original
property, with a use permit, with such expansions to
be decided on a case-by-case basis depending on the
architectural and historic status of the structures
proposed for expansion and the circumstances of the
properties and the surrounding neighborhood.

2.7.3 Liquor Sales
Pacific Grove was the last “dry” city in California. The sale of alcoholic beverages was prohibited within the city limits until 1969 when the city council adopted an ordinance repealing prohibition. That action was ratified by voters when they defeated a referendum calling for repeal of the ordinance. Since then, the City has approved several
permits for general on-site liquor sales outside the
Downtown area.

In 1987, the City approved its first application for general on-site sales of hard liquor Downtown. While there are
several restaurants in the city that serve beer and wine with meals, the approval of hard liquor raised concerns among elected officials and residents about the
appropriateness of general on-site liquor sales Downtown and how they might affect the quality of life, traffic, parking, and general public safety in Pacific Grove.

POLICY 2219 Continue to allow on-site liquor sales only in conjunction with full food service.

2.8 DOWNTOWN
Downtown tThe city’s commercial core along Light- house Avenue is bounded approximately by Cypress Avenue,
Central Avenue, 12th Street, and Pine Avenue. Most of
Downtown is zoned C-1 D and is developed with older twostory buildings with ground floor retail commercial establishments and second floor residential, office and professional uses.

2.8.1 Existing Conditions and Trends
Pacific Grove’s Downtown business district contains a
mixture of commercial uses typical of many core business districts. These businessesAdditionally, restaurants and boutique retail stores serve both local and area residents and visitors. Although local services seem to predominate, there is regional pressure to attract more tourism to compensate for the loss of the military component in the
economyDowntown remains the predominant commercial
center of the city, there is increasing redevelopment
consisting of residential and mixed-uses.

Many Downtown commercial buildings are old and do not
meet current codes. Bringing these buildings up to code when businesses are expanded or new uses are developed
can be expensive. State legislation passed in 1986 (SB 547) requires that buildings thatmight be haz- ardous in the event of an earthquake be identified and that steps be taken to mitigate structural hazards. The City has done the work required by SB 547, and property owners have taken
remedial measures.

In general, renovation of commercial buildings in downtown Pacific Grove is desirable and should be encouraged when it upgrades the safety of the buildings while maintaining
historical character and provides for balanced and mixed uses.

In 1994, a number of Downtown buildings were vacant
including the largest building which once housed an historic department store which served as the downtown
commercial anchor.Existing Increased transit opportunities and additional parking facilities will not be adequatebe needed to accommodate all the commercial and residential development in that might occur Downtown under existing zoningas forecasted. Certain housing developments may
qualify for parking space reductions under State law. A 1984 parking study commissioned by the City recommended a
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Land Use, Chapter 2
14 The Pacific Grove General Plan
three-phase program to expand parking in the area,
including construction of one or more parking structures As of 2025 there are five parking lots in the downtown area listed on the City’s website.

Downtown’s aesthetic liabilities include inappropriate
and out-of-scale street light fixtures,considerations will include creative reuse of historic buildings, such as the application of inappropriate appropriate facades on
historic buildings, and and preserving other historical features lack of trees and landscaping.

2.8.2 Downtown Quality and Character
The overall structure of Downtown is satisfactory and
does not require major changes. The Downtown can be
divided into sections, based on the difference in scale, architectural style, and setbacks of buildings along
Lighthouse Avenue and those on the side streets. (See
Section 8.1.4 for a discussion of Downtown’s visual
character.)
What is required is a comprehensive strategy to focusThe City’s focus is to and private efforts on improvements to enhance support the Downtown’s efficiencydevelopment
at increased densities and, encourage economic vitality through creative mixed uses, and while
preservingappearance historic resources.

GOAL
5 Enhance and preserve the unique
historical character of Downtown
while supporting increased
development intensity and mixed
uses.

POLICY 230 Focus City and private efforts on improvements in a comprehensive strategy to enhance Downtown.

POLICY 241 Upgrade the visual quality of streets in
the Downtown.

Program P Review and revise development and
design guidelines for projects in the
Downtown business district and find ways
to encourage good design.

Program Q Prepare a detailed plan for preserving the
character of Downtown while enhancing
its efficiency, economic vitality, and
appearance.

The City should take the lead in preparing the plan and implementing it. Emphasis will be placed on increasing
landscaping and expanding pedestrian facilities on
Lighthouse Avenue without sacrificing parking
opportunities. The plan should include considerations for street, pedestrian, and bikeway improvements. It should also address parking, sidewalks, and street trees, and street lights.

The City should attempt to establish architectural
compatibility between major civic buildings. It should also consider the need for a parking garage and invesinvestigate allowing “air space” development over Downtown parking lots.

Program R ReplaceMaintainDowntownstreetlightswith
more appropriate fixtures as funding
becomes availableand ensure fixtures are
energy-efficient and in working condition.

POLICY 252 Review and revise height and story limits
to maintain compatibility of new and
remodeled buildings with the existing
character of Downtowndevelopment
standards, including height
requirements, for compatibility with
higher density housing, particularly for
affordable housing.

POLICY 263 Encourage new residential and mixeduse development and redevelopment of existing structuress in the Downtown.,
but limited to the upper stories of new
and existing buildings
The City will consider providing a third-story floor area bonus for upper-story restaurant and /or residential usealso evaluate garage parking requirements for multi-family
housing in relation to improvements to transit service by Monterey-Salinas Transit.

Program S Consider establishing separate building
standards for Downtown parcels fronting on
Lighthouse Avenue and for parcels fronting
on side streets.

Program T Provide forSupport implementation of the
expanded mixed commercial/ residential
uses for of the former Holman’s block such as
mixed commer- cial/residential use and/or
transient visitor services (i.e.,
hotel/restaurant/shops).

In 1994 Tthe City took the lead in proposing a successful ballot measure allowing hotel and condominium
development on the former Holman’s block. This change is intended to attract development of and investment in the In 2015, an ordinance was approved allowing mixed uses on
the Holman’s anchor block (bounded by Lighthouse,
Fountain, Central, and Grand Avenues). The historic Holman building underwent redevelopment to repurpose the
existing structure for mixed-use residential, office, and commercial purposes while maintaining the historic
architectural features which was completed in 2019. The project included 25 condo units and 12 commercial retail spaces.

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Land Use, Chapter 2
The Pacific Grove General Plan 15
Underutilized or single-story buildings provide the
potential for further mixed-use and residential
redevelopment that will increase city revenue while
maintaining the character of the Downtown and the city.

2.9 CENTRAL-EARDLEY

COMMERCIAL DISTRICT
The Central-Eardley commercial district is a transition from Monterey’s Cannery Row/ Lighthouse Avenue Commercial
District to the Pacific Grove Retreat residential
neighborhood. Uses include retail com- mercial, restaurants, and offices, serving both visitors and local residents, and some residential. Zoning in the area has included R-4 (higher density residential and professional office uses), C-1 (low intensity commercial uses and residential), C-2 (heavier intensity commercial uses and residential), and V-C (visitor commercial uses).

Central-Eardley commercial area Forest Hill commercial area PGCC 12-3-25

Land Use, Chapter 2
16 The Pacific Grove General Plan
This area is experiencing spill-over from Cannery Row
visitors using this commercial area.

Across the city line, the New Monterey Neighborhood and the CanneryRow/LighthouseNeighborhood border Pacific
Grove to the east. The New Monterey Neighborhood is
primarily developed with residential uses, including single family homes and multi-family residential development with clusters of commercial and open space uses. single-family homes, interspersed with multi- family. The Cannery
Row/Lighthouse Neighborhood is primarily commercial,
with segments of open space and public / semi-public uses, catering to both visitors and resi- dents.

The City of Monterey Planning Department estimated in
1987 that existing zoning in the New Monterey
Neighborhood would allow a net addition of 788 units⎯a
30 percent increase in the number of housing units in the area. The Monterey Planning Department also identified
approximately 10.5 acres of underutil- ized commerciallyzoned land and 7.6 acres of vacant commercially-zoned land in the Cannery Row/ Light- house Neighborhood that could be developed with commercial uses.

The Central-Eardley district is one of two major gate- ways to Pacific Grove. Existing development and land use
patterns are exemplified by small-scale, standalone
structures with associated parking lots, which provide an array of commercial zoning designations (C-1 and C-2),
including low-intensity restaurants, retail and serviceoriented establishments.

Zoning within the Central-Eardly District allows for a
variety of commercial uses while also allowing
opportunities for mixed-use development that encourage
the incorporation of compatible, multi-family residential uses at higher densities, aimed at increasing housing
supply in the area.

GOAL
6 Encourage compatible mixed-use
development allowing the city to
achieve long-term housing and
economic goals
The City wants to continue to allow a variety of commercial uses in this district, but wants to limit any new or changed uses in the R-4 zone to high density residential by not permitting additional professional office uses.

POLICY 2427 Designate Central-Eardley as a special
commercial district recognizing its
gateway and transitional functions.

Promote and facilitate well-integrated
mixed-use development patterns that
support a range of commercial uses and
allow for a range of compatible housing
types within the Central-Eardly District.

Program U Review and evaluate properties within the
the zoning in the Central-Eardley district to
identify areas suitable for mixed-use
development.

Program V Restrict the uses in the R-4 zone to high
density residential.

Program WV Review development standards and land
use regulations, including design and
minimum parking and landscape needs
requirements in the Central- Eardley district
and consider amending the zoning
ordinance to facilitate the mixed-use
development. consider a parking structure.

Program XW Create a plan to enhance the area’s role as
a major gateway to the city through
elements such as signs, paving, landscaping, and lighting.

2.10 FOREST HILL
The Forest Hill Commercial (C-FH) district is located on both sides of Forest Avenue between David and Stuart
Avenues. The district contains a mixture of retail, office, and multi-family residential uses. Most properties in this area are developed with low intensity single-story
structures with surface parking lots, that are not developed to their full potential. Properties along Forest Avenue are surrounded by Single-Family Residential District (R-1)
uses,the intersection of Forest Hill Boulevard and Ransford Avenue, and Multiple Family Residential/Professional
Office District (R-4) along Prescott Lane. C-1-zoned area along both sides of Forest Avenue between David and
Stuart Avenues contains a mixture of retail, office, and multi-family residential uses. Most of the lots in this area are not developed to their zoned potential⎯most buildings are small and only one story in height. These lots back up against the R-1-zoned lots along Seaview and Ransford
Avenues. Redevelopment of these commercial lots to their zoned potential could result in development incompatible with the adjacent single-family homes.

The Forest Hill Commercial District is one of two major gateways to Pacific Grove that has played a pivotal role in urban growth as a hub for economic activity. However, as changes in demographics, employment trends and housing
supply (and demand) occur over time, areas limited to
predominantly commercial development are considered a
constraint to housing production. Existing commercial
centers, such as the Forest Hill Commercial District,
present opportunities for mixed-use development. Mixeduse development in this area would maintain commercial and retail uses while encouraging a variety of housing
options.. While new commercial development could
improve the appearance of Forest Hill, the City would like to reduce any potential incompatibilities with adjacent PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 17
single-family homes. At the same time, the City does not want to preclude reinvestment in or improvement of the
area.

POLICY 256 Draft Review and amend the Forest Hill
Specific Plan to be consistent with
updates to the City’s General Plan
goals and policies and Zoning
Ordinance. and adopt guidelines for
preparing a Specific Plan for the Forest
Hill area,
Sunset Drive commercial area
recognizing its function as a major gateway to the city.

Program WX Review and amend, as necessary, the Zoning
Ordinance and Forest Hill Specific Plan to
establish a ensure development standards,
including story maximum, a maximum
height limit, and a required buffer zones,
through the use of and design features, such
as landscaping, in the rear yard setback in
the Forest Hill Commercial District are
consistent with the General Plan.

Program XY Develop Review and amend the Forest Hill
Specific Plan to permit mixed-use
development for consistency with the land
use designation of the area. a Specific Plan
for the Forest Hill Commercial District that
provides for the orderly improvement and
redevelopment ofthe area while maintaining
harmonywith the adjacent residential areas.

The intent of the above policy and programs is to promote uses that are reasonable and compatible with adjoining
residential areas. The plan should, in addition to provisions of Program WX, address all aspects of a commercial area that is an entryway to Pacific Grove. The plan should
include but not be limited to setbacks, architectural quality, landscaping, signs, lighting, traffic circulation, parking, and pedestrian access. Where possible the plan should mitigate adverse effects on neighboring residential areas.

2.11 SUNSET SERVICE COMMERCIAL
AREA
The Sunset Drive commercial district is at the south edge of the city between 17 Mile Drive and Asilomar Avenue. It
contains a mix of uses including a lumber yard, light
industrial uses, retail businesses, and City owned buildings, including the Public Works Yard. It houses a mix of uses including a lumber yard, a motel, restaurants, light
industrial uses, retail businesses, and the City Corporation Yard. Most importantly, it is the city’s City’s only
remaining industrial and heavy commercial area. The City’s intent is to maintain a mix of industrial, service
commercial, other commercial, and compatible residential usesareadistrict. area.

This area district also has scenic qualities important to the cityCity—views of the ocean, hills, and pine forests.

POLICY 286 Provide for retention of the commercial and industrially zoned properties in the Sunset Drive commercial district,
while creating opportunities for mixeduse development and preserving the scenic qualities of this district.
/industrial uses in the Sunset Drive
commercial district, while addressing
the scenic qualities of this area.

Program YZAA Consider Amend the Zoning Ordinance to
allow for increased flexibility of
development standards, such as minimum
parking requirements and height limitations
that would allow for residential and
commercial mixed-use development on
existing commercially zoned properties
within the Sunset Service Commercial
District. amending the Zoning Ordinance to
eliminate uses incompatible with General
Plan policy regarding the Sunset Service
Commercial Area.

The intent of this program is to consider eliminating
residential uses, including mobile home parks, in order to preserve the limited land area available for industrial and heavy commercial uses within the city. allow for residential uses of compatible density and intensity to surrounding uses, while maintaining the limited land area available for existing light industrial and commercial uses, and within the city.

Program ZAA Utilize the development review and land use permitting process to incentivize mixed-use
development comprising of compatible light
industrial, commercial, and residential uses,
and ensuring building siting, mass and scale
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Land Use, Chapter 2
18 The Pacific Grove General Plan
are compatible with surrounding
properties. amending the Zoning Ordinance
to establish height limits and provisions for
landscaping in the Sunset Service
Commercial Area.

Program AABB Encourage a public/private effort to
upgrade the visual quality of the Sunset
Service Commercial Area.

2.12 PROFESSIONAL OFFICE

DEVELOPMENTOUTSIDE

COMMERCIAL DISTRICTS
Historically, the R-4 District regulations have allowed residential uses (single-family and multi-family) and professional offices. Over the years, many older residential units in R-4 areas have been converted to offices. These conversions have, in some cases, preserved buildings
whose architecture is valued in Pacific Grove, but may also have reduced the supply of moderately-priced housing,and may have contributed to increased parking problems and
traffic congestion, particularly along Forest Avenue.

The City will continue to allow office uses in certain of these areas, with a use permit, but will emphasize residential uses in others. Existing offices will be allowed to continue as conforming uses. (See Figure 2-6.)
Figure 2-6 R-4 Zoning District Changes
POLICY 297 Permit office uses in the commercial
districts and other areas historically
used for such purposes.

POLICY 2830 Ensure that office development does not
overbalance the residential character in
the areas historically zoned R-4.

The City will look favorably on proposals where existing housing is preserved and/or where offices preserve the
character of existing buildings in these areas.

Program BBCC Continue to allow professional office and
multi-family residential uses: (a) on par- cels
along Forest Avenue between Pine Avenue
and Sinex Avenue, with the exception of the
Forest Hill Manor property, and require that
offices front only on Forest Avenue; (b) on
parcels along Grand Avenue between Pine
Avenue and Gibson Avenue, including the
midblock and corner parcels at the
northwest corner of Fountain Avenue and
Gibson Avenue, but with the exception of the
parcel at the southeast corner of Grand
Avenue and Pine Avenue which is developed
with apartments that will remain a
residential use only; (c) on parcels fronting
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Land Use, Chapter 2
The Pacific Grove General Plan 19
on Pine Avenue between 17th Street and
Congress Avenue, and on the south side of
Pine Avenue between Forest Avenue and
17th Street, and require that offices front
only on Pine Avenue;(d) on parcels zoned R4 on the date of the adoption of this General Plan between Cypress Avenue and
Granite/Pacific Streets, on parcels fronting
the south side of Lighthouse Avenue
between Granite Street and Cedar Street,
and on the midblock parcel along the north
side of Lighthouse Avenue between Pacific
Street and Cedar Street; (e) on the midblock parcel along the south side of Prescott Lane between Forest Avenue and Seaview
Avenue that has historically been zoned R-4.

Program CCDD Rezone the following areas from professional office and multi-family residential uses to residential uses only: (a) parcels
zoned R-4 on the date of the adoption of this
General Plan on the easterly side of Fountain
Avenue between Pine Avenue and Gibson
Avenue, and on the westerly side of
Fountain Avenue between Pine Avenue
and Junipero Avenue, with the exception of
the northwesterly parcel at the intersection
of Fountain Avenue and Junipero Avenue;
(b) the parcels zoned R-4 on the date of the
adoption of this General Plan between 16th
Street and Congress Avenue excluding those
parcels fronting on Pine Avenue; (cb) parcels
on Lighthouse Avenue west of Granite
Street, excluding parcels alongthe southside
of Lighthouse Avenue between Cedar Street
and Granite Street, and excluding the
midblock parcel along the north side of
Lighthouse Avenue between Pacific Street
and Cedar Street; (dc)the parcels zonedR-4
on the date of the adoption of this General
Plan along the westerly side of 15th Street
between Pine Avenue and Laurel Avenue,
and along the easterly side of Fountain
between Laurel Avenue and Pine Avenue,
and the interior parcels on the westerly side
of Fountain between Pine Avenue and
Laurel Avenue;(ed)theparcels zonedR-4on
the date of the adoption of this General Plan
between Eardley Avenue and 2nd Street and
between Lighthouse Avenue and Sloat
Avenue; (fe) the parcel zoned R-4 on the
date of the adoption of this General Plan on
the north side of Prescott Lane.

Program DDEE Rezone the three parcels zoned R-4 on the
date of the adoption of this General Plan on
the north side of Pine Avenue between
Fountain Avenue and Grand Avenue from
professional office and multi-family
residential uses to commercial uses.

2.13 NONCONFORMING USES
There are nonconforming uses throughout the city.

Although they failto meet current standards,these uses, for the most part, are not objectionable. Indeed, they make a positive contribution to the cherished eclectic character and historic resources of Pacific Grove.

Regulations for nonconforming uses and buildings were
revised to allow their restoration if 25 percent or less of their usable floor area is damaged by fire or earthquake. If damage exceeds 25 percent of usable floor area, a case-bycase determination is made through the use permit process. In order to grant any use permit, the planning commission must make the finding that the use or building applied for will not be detrimental to persons or property in the neighborhood or to the general welfare of the city.

To address the concerns expressed during public hearings regarding difficulty in obtaining insurance and financing for nonconforming uses, this General Plan provides for
restoration of nonconforming uses and buildings damaged by a catastrophic event without requiring a use permit or variance.

POLICY 2931 Permit nonconforming uses and
structures damaged by fire or other
calamity to continue or rebuild to their
predamaged size and location, using the
then-current Uniform Code
requirements.

Program FFGG Amend the Zoning Ordinance to provide
for restoration of nonconforming uses and
structures destroyed to any extent by fire or
other catastrophic event without a use
permit.

2.14 SUBSTANDARD VACANT LOTS
Minimum area and frontage requirements for building
sites are established for the various zoning districts in the Zoning Ordinance. Vacant lots which have less area or
width than required are called substandard lots and do not qualify as building sites. The City has amended the building site requirements in some areas to more closely
correspond to existing lot sizes. However, a few vacant substandard lots remain unbuildable under current
regulations.

Except where they were set by an initiative, as is the case in the First Addition which is zoned R-2, building site
requirements can be amended by the city council. In the PGCC 12-3-25

Land Use, Chapter 2
20 The Pacific Grove General Plan
First Addition, approval by the voters would be required to change the existing 4,000 and 5,000 square foot building site area requirements to allow building on a smaller
vacant parcel,( e.g., 3,600 square feet).

The few, vacant, substandard lots are often located in areas where similar-sized lots have been built upon. The City needs to consider the conditions under which building on these vacant lots would be compatible with the orderly
development of the city.

The Subdivision Map Act provides for merger by the City of contiguous substandard parcels held by the same owner,
under certain specified conditions. A local ordinance
in conformance with State law is required if the City
chooses to implement this type of merger.

POLICY 30 Establish regulations under which
existing substandard vacant lots may
become building sites based on neighborhood norms.

Program HH Amend the Zoning Ordinance to specify
conditions under which substandard vacant
lots may be considered building sites.

POLICY 31 3 Study regulations to allow the City to
initiate merger of contiguous substandard parcels held by the same owner.

2.15 LAND USE MAP, CATEGORIES,

AND STANDARDS
All land within Pacific Grove can be grouped into
categories, as shown on the Land Use Map provided with
this General Plan. The Land Use Map depicts proposed land use for Pacific Grove through the year 20102031. (A “map” is similar to a “diagram”⎯which is all that the State
planning law requires⎯but a map may be more specific.

The Attorney General in 67 Ops. Cal. Atty. Gen. 75 [1984] discussed the difference between the words “map” and
“diagram,” stating that a “map” refers to preciseness
whereas “diagram” represents approximation.) While the
law does not require specificity as to individual parcels, tThe California Subdivision Map Act requires that a
proposed subdivision is consistent with its general plan before approving a subdivision map. The boundary lines of individual parcels between land use designations on Pacific Grove’s Land Use Map are delineated as specifically as
possible, in most cases following parcel lines.

Listed on the following pages are the land use categories that appear on the Land Use Map, along with their
definitions. While the land use categories are implemented throughmore specific anddetailedzoning designations, the General Plan provides the overall parameters of density and intensity. In addition, there is a brief description of where in the city the designation may be found.

By law, “standards of population density and building
intensity” must be determined for each land use category.

The Pacific Grove General Plan uses floor area ratio to establish measures of building intensity in non- residential land use districts, and employs dwelling units per net acre as the measure of building intensity in residential land use districts. Residential land use districts employ measures of building intensity and of population density. Nonresidential districts only employ measures of building intensity. .In this General Plan, in the event of a discrepancy between residential units per acre and persons per acre, the building intensity in units per net acre (and not the density of population) governs. The densities designated (in dwelling units and in persons per net acre) are
maximums which are to be allowed only in developments
that promote the City’s goals for orderly, well-planned, and balanced development consistent with the historic nature of Pacific Grove and the capacity of and the limits imposed by the City’s infrastructure, and ability to assimilate new growth.(See LandUse Goal 1.)
Although Pacific Grove ordinances are written with the
intent of providing realistic standards for each zone, in the determination of allowable building density or intensity, whether residential or commercial, the maximums
assigned to the various land use categories do not
constitute an entitlement, nor is there any guarantee that any individual project, when tested against the policies of the General Plan, will be able to or will be permitted to achieve the maximums indicated due to other factors, such as infrastructure constraints or parking requirements.

Standards of building intensity for residential uses are stated as the allowable range of dwelling units per net acre.

In the cases of the Low Density Residential (LDR) and
Medium Density Residential (MDR) designations, the
density ranges for specific neighborhoods have been
tailored to ensure compatibility with adjacent residential development patterns. Neighborhood planning areas are
shown in Figure 2-76.

The dwelling unit densities apply only to the creation of new lots. Existing legal building sites which are smaller than permitted under these densities will remain
conforming lots of record.

Standards of population density for residential uses were derived by multiplying the allowable number of dwelling units per net acre by the assumed average number of
persons per dwelling unit. The average number of persons per dwelling unit for each residential designation was
extrapolated from estimates by the California Department of Finance for Pacific Grove, and ranges from 2.0 to 2.25 persons per unit. These figures are averages, and they are not intended to be used as measures of how many people
may be allowed to live in a dwelling unit; nor is there any intent by the City that these averages be used to deny the addition of rooms to dwelling units.

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Land Use, Chapter 2
The Pacific Grove General Plan 21
Standards of building intensity for non-residential uses are stated as maximum floor area ratios (FARs). FAR is defined in Figure 2-8 7 and in the Glossary.

2.15.1 Residential
Low Density Residential (LDR). Four low density
residential categories are specified. The LDR1.0
designation provides for single-family homes. It is the city’s lowest density residential category, allowing a maximum of one unit per net acre. Assuming an average of 2.25 persons per dwelling unit, this category allows up to 2.25 persons per acre. It is applied on the General Plan Land Use Map to most of the Asilomar Dunes neighborhood.

The LDR2.0 designation provides for single-family homes, up to two units per net acre. Assuming an average of 2.25 persons per dwelling unit, this category allows up to 4.5 persons per net acre. It is applied on the General Plan Land Use Map to parcels in the Asilomar Dunes neighborhood
that front on Asilomar Avenue north of Pico Avenue.

The LDR4.4 designation provides for single-family homes, secondary residential units (“second units”)ADUs, public and quasi-public uses, and similar and compatible uses.

Residential densities are allowed to a maximum of 4.4 units per net acre. Assuming an average of 2.25 per- sons per dwelling unit, the LDR4.4 designation allows up to 10
persons per acre. It is applied on the General Plan Land Use Map to the Pacific Grove Acres neighborhood.

The LDR5.4 designation provides for single-family homes.

Residential densities are allowed to a maximum of 5.4 units per net acre. Assuming an average of 2.25 persons per
dwelling unit, the LDR5.4 designation allows up to 12
persons per acre. It is applied on the General Plan LandUse Map to the Glen Townhomes and Glen Heights
condominium planned unit development. The several LDR
designations, their maximum densities in units and
persons per acre, and where they are applied on the
General Plan Land Use Map are shown in Figure 2-98.

Medium Density Residential (MDR). This designation
provides for single-family, duplex, and multi-family
residential units, public and quasi-public uses, and similar and compatible uses. Within the MDR designation,
secondary residential units ADUs are allowed in all R-1 zones. This designation provides a residential density
ranging from 7 to 17.4 units per net acre. Assuming an
average of 2.0 persons per dwelling unit, it allows between 14 and 34 persons per acre. The several MDR designations, their maximum densities in units and persons per acre, and where they are applied on the General Plan Land Use Map are shown in Figure 2-10.

High Density Residential (HDR). This designation
provides for single-family, duplex, and multi-family
residential units, bed and breakfast inns, public and quasipublic uses, and similar and compatible uses. It has four tiers or levels: residential densities range up to 19.8 units per net acre in theHDR19.8 district; up to 21.8 units per net acre in the HDDR21.8 district; up to 24.8 units per net acre in the HDR24.8 district; and up to 29.0 units per net acre in the HDR29.0 district. The High Density Residential
designation assumes an average of

2.0 persons per dwelling unit, which would allow up to 58 persons per net acre in the HDR29.0 designation. The
several HDR designations, their maximum densities in
units and persons per acre, and where they are applied on the General Plan Land Use Map are shown in Figure 2-11.

Professional Office or High Density Residential
(PO/HDR). This designation provides for single-family,
duplex, and multi-family residential units, professional offices, bed and breakfast inns, public and quasi-public uses, and similar and compatible uses. This designation provides for a residential density of up to 29.0 units per net acre. Assuming an average of 2.0 persons per dwelling unit, it would allow up to 58 persons per net acre. The PO/HDR designation is applied on the General Plan Land Use Map to Forest Avenue between Pine and Sinex Avenues, to Pine
Avenue between Grand and Con- gress Avenues, and to
Lighthouse Avenue between Cypress Avenue and Cedar
Street.

Mobile Home Residential (MHR). This is a residential
category that allows only mobile homes and accessory
uses, up to 14 10 units (about 28 persons) per net acre. Its primary purpose is to protect existing mobile home parks from being converted to other residential or nonresidential uses. This designation is applied on the General Plan Land Use Map to the Monarch Pines Mobile
Home Park.

Group Quarters (GQ). This category allows residential
living arrangements other than the usual house,
apartment, or mobile home in which two or more
unrelated persons share living quarters and cooking
facilities. Its purpose is to allow “institutional” group quarters, such as licensed residential care facilities for 25 or more persons and orphanages, and “non- institutional” group quarters, such as dormitories, shelters, and large boarding houses. Residential care facilities of less than 7 persons are allowed in any residential district and are treated as a single-family use in the Zoning Ordinance.

Residential densities range from 13 to 55 bedrooms per net acre. This designation is applied on the General Plan Land Use Map to existing group quarters facilities: Canterbury Woods, Forest Hill Manor, Pacific Grove Senior Living, Del Monte Rest Home, and Gateway Center.

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Land Use, Chapter 2
22 The Pacific Grove General Plan
Group Quarters shall be limited to the boundaries shown on the Land Use Map.

On adoption of this General Plan, the Zoning
Ordinance will be revised to reflect that residential
care facilities for six or fewer persons are allowed
in any Residential district, and that residential care
facilities for 7 to 24 persons are allowed in multifamily districts with a use permit.

PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 23
Figure 2-46
Neighborhood Planning Areas
PGCC 12-3-25

Land Use, Chapter 2
24 The Pacific Grove General Plan
PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 25
Figure 2-57
Diagrammatic Examples of Floor Area Ratios
Floor Area Ratio (FAR) is commonly used in zoning and is generally defined as the maximum gross floor area permitted on a site, divided by the total net area of the site, expressed in decimals to one or two places. For example, on a site with 10,000 net square feet of land area, a Floor Area Ratio of 1.0 will allow 10,000 gross square feet of building floor area to be built. On the same site, an FAR of 1.5 would allow 15,000 square feet of floor area; an FAR of 2.0 would allow20,000 square feet; and an FAR of

0.5 would allow only 5,000 square feet.

Source: Naphtali H. Knox & Associates, Inc.

Figure 2-68
Allowable Densities for Creating New Lots in Low Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size
in Square Feet
Maximum Density
Units per Acre
Maximum Persons
per Acre
Most Intense Use
Permitted
LDR 1.0 Asilomar Dunes 43,560 1.0 2.25 SFD & ADU
LDR 2.0 Asilomar Dunes along
Asilomar Avenue north of Pico
Avenue
21,780 2.0 4.5 SFD & ADU
LDR 4.4 Pacific Grove Acres 10,000 4.4 10 SFD & SUADU
LDR 5.4 The Glen N/A 5.4 12 SFD & ADU
SFD = Single-family dwelling
SU ADU = Secondary Accessory residential unit
Source: Community Development Department, July 1992January 2025 PGCC 12-3-25

Land Use, Chapter 2
26 The Pacific Grove General Plan
Figure 2-79
Allowable Densities for Creating New Lots in Medium Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size
in Square Feet
Maximum
Density Units
per Acre
Maximum Persons
per Acre
Most Intense Use
Permitted
MDR 7.0 Country Club Gate Condos N/A 7.0 14 SFD & ADU
MDR 7.0 Seaview / Forest Hill Boulevard 6200 7.0 14 SFD & SUADU MDR 7.3 Fairway Homes / Beach Tract/
Hillcrest / Country Club Heights/
Sunset /Methodist Church Site
6000 7.3 14 SFD & SUADU
MDDR 8.7 Dennett Duplex Block 10000 8.7 17 Duplex
MDR 9.3 Forest Grove Condos N/A 9.3 18 SFD & ADU
MDR 9.7 Del Monte Park 4500 9.7 19 SFD & SUADU
MDR 10.0 Pine Garden Lane 4350 10.0 20 SFD & SUADU
MDR 10.9 Fourth and Fifth Additions 4000 10.9 21 SFD & SUADU MDR 12.1 Second and Third Additions/ Forest
Park Tract
3600 12.1 24 SFD & SUADU
MDDR 17.4 Corner of Congress & Sinex 5000 17.4 34 Duplex SFD = Single-family dwelling
SU ADU = Secondary residentialAccessory dwelling unit
Source: Community Development Department, July 1992January 2025 2-10
Allowable Densities for Creating New Lots in Medium Density Residential Neighborhoods Neighborhood
Minimum Lot
Size in
Square Feet
Maximum
Density
Units per
Acre
Maximum
Persons
per Acre
Most Intense Use Permitted
Country Club Gate Condos N/A 7.0 14 SFD
Seaview / Forest Hill Boulevard 6200 7.0 14 SFD & SU
Fairway Homes / Beach Tract/
Hillcrest / Country Club
Heights/ Sunset /Methodist
Church Site
6000 7.3 14 SFD & SU
Dennett Duplex Block 10000 8.7 17 Duplex
Forest Grove Condos N/A 9.3 18 SFD
Del Monte Park 4500 9.7 19 SFD & SU
Pine Garden Lane 4350 10.0 20 SFD & SU
Fourth and Fifth Additions 4000 10.9 21 SFD & SU
Second and Third Additions/
Forest Park Tract
3600 12.1 24 SFD & SU
Corner of Congress & Sinex 5000 17.4 34 Duplex
SFD = Single-family dwelling
SU = Secondary residential unit
Source: Community Development
Department, July 1992
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Land Use, Chapter 2
The Pacific Grove General Plan 27

2.15.2 Visitor Accommodations
Visitor Accommodation or Medium High Density
Residential (VA/MHDR). This is a medium high density
residential designation that also allows hotels, motels, adult communities, retirement homes, and rest homes.

The maximum density for both visitor accommodation
units and residential units is 17.4 units (about 35
persons) per net acre. The maximum density at 17 Mile
Drive Village is 9.3 units per net acre. The VA/MHDR
designation is applied on the General Plan Land Use Map to the western end of Lighthouse Avenue and to the
western end of Sinex Avenue, and to the 17 Mile Drive
Village site.

Visitor Accommodation (VA). This designation provides
for overnight lodging facilities and limited appurtenant public restaurants and shops where appropriate (Land
Use Plan (LUP) LUD-7, 3.3.4.2). The VA designation is
applied on the Land Use Map to two existing motel sites (at Asilomar and Jewell Avenues and on Sunset Drive) within the coastal zone. Floor area ratio should not exceed 0.5.

2.15.3 Commercial
Downtown (D). This designation provides for retail and
service uses, offices, restaurants, entertainment and cultural facilities, multi-family residential units above the ground floor, gasoline service stations, public and quasi-public uses, and similar and compatible uses. While many of these uses are allowed in other commercial districts, the intent of the D category is to promote personal services and retail sales while enhancing the vitality and character of the city’s historic commercial area.

The combined floor area ratio for commercial and office uses should not exceed 2.0. However, a bonus of up to

0.3 FAR may be granted for specific upper floor uses that further the goals of the General Plan. The maximum
residentialdensity will range from20to30unitspernet acre, and residential densities will not exceed 45 units per acre. the maximum density in the nearest residential designation unless a finding is made that a higher density will further the goals of the General Plan. An average of 2.0 persons per dwelling unitis assumed, for a maximum of 40 to 60 persons per acre. Use permits will be required for residential uses in the D classification.

The D designation is applied on the General Plan Land Use Map to the Downtown commercial core along Lighthouse
Avenue. Downtown includes a portion of the Pacific Grove Retreat and is bounded roughly by Central Avenue, 12th
Street, Pine Avenue, and Cypress Avenue.

Figure 2-811
Allowable Densities for Creating New Lots in High Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size
in Square Feet
Maximum
Density Units per
Acre
Maximum
Persons per
Acre
Most Intense Use
Permitted
HDR 19.8 Pacific Grove Retreat 3600 19.8 39 Multi-family 2200 sq.ft. per
dwelling unit
HDDR 21.8 R-2 Section of First Addition
(bounded by Lighthouse Avenue,
the easterly city limits, Pine
Avenue, and 14th Street)
3600 21.8 43 Duplex
2000 sq.ft. per
dwelling unit
HDR 24.8 Mermaid Avenue neighborhood 1760 24.8 49 Multi-family 1760 sq.ft. per
dwelling unit
HDR 29.0 Multi-family areas west and south
of the Downtown; Sunset Drive
west of Cedar and east of 17
Mile Dr; south of Dennett Avenue
north of Sinex Avenue west of
Grove Acre Avenue, Forest
Avenue north of Country Club
Gate Center; multi-family areas
adjacent to Forest Hill; Presidio
3600 for
Aadditions to the
PG Retreat
4000 interior lot,
6000 corner lot for
other areas

29.0 58 Multi-family
1500 sq.ft. per
dwelling unit
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28 The Pacific Grove General Plan
Boulevard/Funston Avenue multifamily area, area south of Sunset Drive east of 17 Mile Drive
Source: Community Development Department, July January 19922025 PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 29
Presidio-Austin commercial area
Central-Eardley Commercial (CEC). This designation
provides for retail and service uses, offices, restaurants, parking lots, multi-family residential units, public and quasi-public uses, and similar and compatible uses. The floor area ratio should not exceed 1.5 for parcels
fronting on Central Avenue and 2.5 for parcels fronting on the south side of Sloat Avenue between Dewey
Avenue and Eardley Avenue. The floor area ratio for the American Tin Cannery site should not exceed 2.0.

This designation is applied on the General Plan LandUse Map to the commercial area bounded by the eastern city
limits, Ocean View Boulevard, Dewey Avenue, and the
rear property lines of parcels fronting on the south side of Central Avenue.

Forest Hill Commercial (FHC). This designation
provides for retail and service uses, offices, restaurants, gasoline service stations, multi-family residential units, public and quasi-public uses, mixed-uses, and similar
and compatible uses. The floor area ratio should not
exceed 12.0. This designation is applied on the General Plan Land Use Map to the Forest Hill commercial area
south of David Avenue.

Country Club Gate Shopping Center (CCG). This
designation provides for retail and service uses, grocery stores, restaurants, offices, residential and mixed-uses, public and quasi-publicuses, and similar and compatible uses. The floor area ratio should not exceed 0.22 in
accordance with Use Permit No. 1001. The CCG
designation is applied on the General Plan Land Use Map to the Country Club Gate Shopping Center at Forest and
David Avenues.

Presidio-Austin Commercial (PAC). This designation
provides for retail and service uses, offices, multi-family residential units, public and quasi-public uses, and
similar and compatible uses. The floor area ratio should not exceed 0.75. The PAC designation is applied on the
General Plan Land Use Map to the Presidio-Austin
commercial area.

Sunset Service Commercial (SSC). This designation is
intended to provide for retail and services uses, offices, restaurants, gasoline service stations, fabrication, and light manufacturing. However, heavy commercial,
industrial, and manufacturing uses are allowed with a
use permit. The floor area ratio should not exceed 1.3.

The SSC designation is applied on the General Plan Land Use Map to the Sunset Drive commercial/industrial
area.

VisitorCommercial (VC). This designation provides for
visitor accommodations, food and drink establishments,
visitor-oriented retail commercial activities, public
parking facilities, and public parking facilities in
conjunction with residential use (LUP, 3.3.4.2). The floor area ratio should not exceed 1.5. The maximum density
for residential use is 20 units per acre (or up to 30 units per acre if a density bonus is granted to provide housing for lower income households). The VC designation is
applied to certain coastal zone areas in the vicinity of Lovers Point. Visitor accommodations are allowed only
in the R-3-M zoning district.

Neighborhood Commercial (NC). This designation
provides for neighborhood and locally-oriented retail
and service uses. The intent of this category is to limit uses to the current and historical uses of the properties to which the category is applied. No use will be allowed without a use permit. The floor area ratio for commercial uses should not exceed 0.4 or the prevailing floor area ratio in the surrounding neighborhood, whichever is
greater, and buildings will be limited to one story. This designation is applied on the General Plan Land Use Map to the existing commercially-used site at the corner of Shafter and Buena Vista Avenues, to the former Mission
Linen site at Congress Avenue and Sunset Drive, to the
four parcels addressed 1013, 1015, 1017, and 1019 David Avenue nursery site (on David Avenue west of Patterson
Lane), and to the mortuary site on the corner of
Lighthouse Avenue and Monterey Avenue.

2.15.4 Public
Public (P). This designation provides for governmentowned facilities, including government buildings and grounds, public schools and school district offices, and similar and compatible uses. Floor area ratio should not exceed the FAR for the zoning district in which the use is located. In the case of properties zoned “U”
(Unclassified), the FAR should not exceed the floor area ratio of the least intensive adjacent district. The P
designation is applied on the General Plan Land Use Map to all City facilities,to the post office, and to Pacific Grove Unified School District properties.

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Land Use, Chapter 2
30 The Pacific Grove General Plan
This designation does notinclude quasi-public uses such as private schools, hospitals, convalescent hospitals or nursing homes, churches, or utilities. Consistent with the General Plan, the Zoning Ordinance provides that
churches, schools, hospitals, public utilities, and quasipublic buildings may, with a use permit, be permitted in any district.

2.15.5 Open Space
Open Space (O). This designation provides for
recreation areas, wildlife and forest preserves, and
waterfront areas. Parks, playgrounds, public or civic
buildings, structures, and parking facilities, to the degree they are pertinent to and compatible with open land
uses, are allowed with a use permit. On the Local Coastal Program Land Use Plan map, the use of coastal zone
areas or facilities designated OS-R (Open Space
Recreational) is limited to low-intensity, day-use
recreational and educational activities (LUP LUD-10,

3.3.4.3). The FAR for development in O-designated
areas should not exceed 0.1. The O designation is
applied on the General Plan LandUse Map toCity-, State- , and federally-owned parks and open space.

Open Space-Institutional (OSI). This designation
provides for coastal-related facilities and activities
within the coastal zone (LUP, 3.3.4.3 LUD-11). Floor
area ratio should not exceed 0.2. The OSI designation is applied on the General Plan Land Use Map to Asilomar
Conference Grounds, the shorefront lands east of Third
Street (Hopkins Marine Station and Monterey Bay
Aquarium), and existing City, Navy, and Coast Guard
facilities at the Lighthouse Reservation.

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The Pacific Grove General Plan 1
2 Land Use
Land use is a major focus of the General Plan. Pacific
Grove’s land use pattern is well established and has not had any major changes since the adoption of the 1994 General Plan.This chapterdescribes thehistory oflanduse planning in Pacific Grove, discusses the major issues that face the city, and presents the goals, policies, and programs that will determine how land use and growth will be managed in
Pacific Grove.

2.1 HISTORY OF LAND USE

PLANNING IN PACIFIC GROVE
Pacific Grove was founded in 1875 as the Methodist
Seaside Retreat. In evolving into a predominantly singlefamily community, the town retained the natural qualities that originally contributed to its charm, beauty, and
popularity.

In 1883, the Methodists sold the Retreat property to the Pacific Improvement Corporation (PIC), a subsidiary of the Southern Pacific Railroad. By then, much of the property had been divided into small lots meant to accommodate the tents of seasonal visitors. On July 16, 1889, Pacific Grove incorporated. Over the next few decades, a number of areas were added to the city, and the Victorian homes that came to define Pacific Grove’s residential character were built. (For a more complete history of the area and the city, see Chapter 7, Section 7.1,“A BriefHistory of Pacific Grove.”) Municipal land use planning in Pacific Grove dates from 1919, when Samuel F.B. Morse reorganized the PIC into Del Monte properties and sold much of its land including
waterfront property⎯to Pacific Grove. In so doing, Morse declared that the waterfront “should be forever restricted against building or use other than what would be desirable to the citizens ofPacificGrove.” This declaration, along with others advocating the retention of the city’s natural beauty and encouraging architectural control of its development, marked the beginning of a history of conscientious land use planning.

The City’s first planning commission was created in 1929.

Thirty years later, Pacific Grove’s first “Master Plan” was adopted (1958). In 1971, the City established a planning department, and a new General Plan was adopted in 1973
with additions along the way ⎯ until the adoption of the 1994 General Plan, which set forth updated land use
policies intended to guide community growth and
development. Since the adoption of the 1994 General Plan, various elements of the General Plan required periodic
updates to identify and prioritize a response to evolving local needs and demonstrate compliance with new State
planning laws.

2.2 CITIZEN INITIATIVES

AFFECTING PLANNING
Several provisions have become part of the City’s Zoning Ordinance through the initiative process. This section
summarizes initiatives passed since 1948. Provisions
approved by initiative restrict certain types of multipleunit developments, the development of motels, the use of George Washington Park, and the rezoning of land zoned
either “U” (Unclassified) or “O” (Open Space).

The initiative restricting the use of Washington Park was approved in 1948. It provides that the park is to be used only for recreation and pleasure purposes, and prohibits trailer camps, campgrounds, and public or private
businesses.

A 1955 initiative created the R-3-M zoning district, and confined motels to this zone.

In 1978, in response to an initiative petition, the City Council rezoned the R-3-A District bounded by Lighthouse Avenue, the easterly city limits, Pine Avenue, and 15th Street to R-2.

The initiative that regulates multiple-unit developments involving condominiums and planned unit developments
(PUDs) was passed in 1982. Its intent was to assure that condominium and PUD developments conform with land
use and zoning standards applicable to single-family uses.

It restricts condominium and PUD densities (number of
dwelling units per acre)to no more than 125 percent of the density of the nearest single- family residential district. In order “to avoid the conversion and loss of the city’s
residential stock and character,” the initiative also
prohibited time-share projects in Pacific Grove.

A 1986 initiative prohibits the development of hotels and motels in all but existing R-3-M districts. It also prohibits the establishment of any new R-3-M districts, and sets the density of R-3-M uses at a minimum of 2,500 square feet of land for each family unit and hotel or motel unit.

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Land Use, Chapter 2
2 The Pacific Grove General Plan
Another initiative measure passed in 1986 requires that all property within the city zoned “O” or “U” as of July 14, 1986, must retain such zoning until an ordinance to change the zoning is approved by the voters. The parcels affected
include parks and recreation areas, Pacific Grove Unified School District properties, and municipal properties.

In 1994, the City Council placed a measure on the ballot.

The measure to allow condominiums and hotel use in the
Holman’s block of the Downtown was passed by the city’s voters.

In 2011, Measure U was adopted which updated the prior
restrictions for existing hotels and motels in the R-3-M district. This measure allowed for renovations and the
construction of up to 79 additional units. The goal was to allow for existing establishments to expand and renovate for continued tourist attraction to the area.

Measure F was an initiative adopted by City Council in 2012 that rezoned the Holman building downtown to C-1-T. The measure allowed for the development of the Holman
building into a mixed-use space. This rezoning was part of a broader effort to revitalize the Downtown, encouraging tourism and increasing commercial activity while
preserving the historical significance of the Holman
building as a community landmark.

In 2016, Measure X addressed the development of the
former American Tin Cannery, a previous industrial facility in Pacific Grove. The measure provided specific guidelines for the redevelopment of the American Tin Cannery site, permitting a mix of uses that included commercial, retail, and tourism-related activities. The initiative sought to revitalize the underused property and create a new,
attractive destination within Pacific Grove.

Measure M, which was adopted in 2018, established
regulations for Short Term Rental units (STRs). With the popularization of vacation rental sites, such as Airbnb and Vrbo, Measure M established rules to govern the number
and location of STRs. This measure also included the types of properties eligible as rentals, and operational guidelines to ensure that short-term rentals did not negatively impact the character and livability of residential neighborhoods, while balancing the need for visitor accommodations.

In 2022, Measure M, adopted new regulations for the
commercial cannabis industry in the city. The measure
allowed for continued operation of cannabis-related
businesses, while operating within the land use framework provided by the initiative. This included buffers from
sensitive areas such as schools and parks.

In 2024, Measure Q was adopted by City Council. The
measure updated the definition of timeshares and added
fractional ownership as a prohibited land use within
certain zones. The measure aimed to limit the conversion of existing properties into timeshare units and decrease residential housing availability.

2.3 RECENT ANNEXATION HISTORY

AND POLICY
By 1964, the city’s land area totaled 1,368 acres. After the Monterey County Local Agency Formation Commission
(LAFCO) was established in 1964, Pacific Grove annexed 11 areas totaling 462 acres (see Figure 2-1).

Later additions included the Asilomar annexation, which was the second largest annexation of 131 acres in 1979.

Most recently, the City annexed the former site of the
Mission Linen facility. The 2.99-acre property was the last section of Monterey County land within the City’s Sphere of Influence and was identified to accommodate residential development. As of 2025, the city’s total area was 1,795 acres.

Figure 2-1
Annexations, 1964–2025
Area Date Acres
David Avenue School March 1964 16.49
Congress Avenue March 1964 0.03
Point Pinos May 1966 84.00
Del Monte Park September 1972 195.00
Thornton February 1974 0.28
Sunset March 1975 14.81
Alston-Lee March 1975 0.24
Forest Grove No. 1 January 1976 3.00
Forest Grove No. 2 November 1976 17.11
Winslow’s Addition December 1976 0.10
Asilomar October 1979 130.70
Mission Linen March 2021 2.99
Total 1964–2025 464.75
Source: City of Pacific Grove, 2025.

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Land Use, Chapter 2
The Pacific Grove General Plan 3

2.4 EXISTING LAND USE
Figures 2-2 and 2-3 summarize the distribution of land
uses within Pacific Grove using Monterey County
Assessor’s parcel data from 2024.

The predominant land use in Pacific Grove is residential, and most of that is single-family. Commercial uses are
largely related to goods and services, with almost no land available for industrial uses. A generous amount of land is devoted to parks and natural areas that are free and open to the public.

Most significant is that Pacific Grove is almost fully builtout. There is very little buildable vacant land in the city. The land use issues in Pacific Grove, therefore, focus primarily on managing existing uses, incorporating mixed use and
infill development, and intensification in density.

Figure 2-2
Pacific Grove Existing Land Use, 2024
Land Use Type Acres
Percent of
City
Residential
Single-family Residential 665.0 45.8
Single-family w/Second Unit 35.2 2.4
Duplexes 29.2 2.0
Multi-family 67.1 4.6
Condominiums 38.9 2.7
Mobile Homes 14.7 1.0
Rest/Group Homes 11.2 0.8
Subtotal* 861.3 59.3
Commercial/Nonresidential
Hotel/Motel/Inn 20.6 1.4
Mixed Residential / Commercial /
Office

2.8 0.2
Commercial 48.9 3.4
Office 5.3 0.4
Subtotal* 77.6 5.3
Parks and Recreation/Open Space
Publicly Owned Facilities 331.9 22.8
Other Open Space 3.2 0.2
Subtotal* 335.1 23.1
Public/Private Facilities
Parking Lots 3.2 0.2
Government Owned 20.64 1.4
Public Schools 85.8 5.9
Other Institutional/Educational 14.0 1.0
Utilities 9.7 0.6
Subtotal* 133.3 9.2
Other
Churches 12.2 0.8
Miscellaneous 12.1 0.8
Vacant 22.0 1.5
Subtotal 46.3 3.2
Total** 1453.5 100
Source: Monterey County Assessor Parcel Data, 2024
*Due to rounding, the subtotals may not precisely add up to the table total
**Total acreage does not include roads and streets and therefore does not add up to the total acreage of the city
Figure 2-3
Existing Land Use in Pacific Grove January 2024
Source: Community Development Department, January 2025

2.5 MODERN DEVELOPMENT AND

BUILD-OUT
By the 1980s, it was clear that any further growth in Pacific Grove would occur only as vacant lots were developed and as uses on existing developed lots were intensified. As of 2025, approximately 1.2 percent (21.65 acres) of Pacific Grove’s land area was vacant and available for additional development.

As vacant land became more scarce and land prices rose, property owners turned increasingly to redevelopment
and intensification. Because housing and land costs are high in Pacific Grove and because much of Pacific Grove’s housing stock is made up of smaller units, many property owners and residents have added on to existing housing to meet their needs for more room. In addition, with the
support of State accessory dwelling unit (ADU) legislation, homeowners are increasingly building ADUs, mainly on
properties with existing single-family homes. These units are frequently used as housing for family members or as rental units. Ina more open housing market, families would be able to move to larger homes in the area. Property tax policies established by Proposition 13 in 1978, however, discourage families from “moving up.”
In addition, some residential and commercial lots are not developed to their full potential under the zoning (for example, single- family homes on R-3- or R-4-zoned lots).

Over time, some of these single-family homes are likely to be redeveloped with multi-family housing developments.

Where the General Plan and zoning allow, development on existing residential parcels will be intensified by
redeveloping existing single- family housing sites with increased residential densities. ADUs or other additions will likely be built on parcels with existing residential uses.

On existing commercial and mixed-use parcels,
intensification will occur where existing buildings are torn down and are redeveloped at higher densities or vacant
commercial spaces may be converted to residential, such as PGCC 12-3-25

Land Use, Chapter 2
4 The Pacific Grove General Plan
vacant offices on the second floor of a commercial building.

Some residential buildings in commercially zoned areas
might be converted to commercial use, however
commercially zoned areas that allow for mixed-uses will also be developed at higher residential densities.

The 1994 General Plan update estimated an additional
5,431 residential units could be built within Pacific Grove’s city limits, for a total of 13,133 residential units within the city. Of these additional residences, 3,688 could be
accommodated in single-family residential districts,
consisting of 262 single-family, 3,426 second units, and 615 multi-family units. The remaining additional 1,743
residential units could be built in multi-family and
commercial districts.

The theoretical build-out projections, while necessary to define the maximum development potential of this General Plan, point to much greater development than can be
supported by recent trends. Over the past several decades, new development in Pacific Grove and most of the
Monterey Peninsula has been limited due to water supply issues. California American Water (CalAm) is the water
provider for Pacific Grove and other cities on the Monterey Peninsula and has historically sourced its water from the Carmel River and the Seaside Groundwater Basin. Multiple restrictions on water use from these sources have greatly limited new development in Pacific Grove and other
communities on the peninsula. The Monterey Peninsula
Water Management District’s moratorium on new
construction in response to the prolonged drought of 1987 through 1992 curtailed new construction in the city. In 1995, the California State Water Resources Control Board (State Water Board) issued Order WR 95-10, requiring
CalAm to reduce water diversion from the Carmel River. In 2006, the Monterey County Superior Court mandated
reductions in groundwater pumping from the Seaside
Groundwater Basin. In 2009, the State Water Board issued Order WR 2009-60 (a cease-and-desist order) to CalAm for failure to comply with WR 95-10. This cease-and-desist
order placed a moratorium on new water connections,
effectively halting new development.

Realistically, the potential for new development in Pacific Grove will not be realized unless additional new sources of water become available. The City currently has water
available for the development of ADUs, and residential
development or intensification on mixed-use and
multifamily sites where water is currently available.

Several projects have been implemented to increase water supply for the Monterey Peninsula, including the Seaside Aquifer Storage and Recovery program and Pure Water
Monterey project. Completion of the Pure Water Monterey Expansion project in 2025 is anticipated to provide the permanent water source that could lead to the removal of the State Water Board’s cease-and-desist order on new
water connections, which would create opportunities for additional housing throughout the city.

Between 1994 and 2024, the total number of residential
units in the city increased by approximately 550 units. This is significantly lower than the projected 5,431 units
estimated under the 1994 General Plan. This is likely due to continued and increasing water supply restrictions. Land use changes facilitated by the 2025 General Plan updates could accommodate an addition of 2,335 residential units and 292,578 square feet of commercial. However, the rate of future growth is dependent on external factors, such as future water supply availability and market trends.

Over the years, City decision-makers have become
increasingly aware of the potential for land divisions (lot splits and subdivisions) which although they comply with the City’s minimum standards create incongruities in lot size or shape compared to neigh- boring properties. Goal 1, and Land Use Policies 4 through 6, address this issue.

The rapidity and extent of infill and intensification will depend on—in addition to water—market demand, land
values, rent levels, overall economic conditions, tax laws, and the City’s regulatory policies. As infill development and intensification occur, the City intends to preserve Pacific Grove’s neighborhood character, encourage residential
and mixed-use development and evaluate the capacity of
its aging infrastructure to implement improvements as
needed to support future development.

Goals, policies, and programs in Sections 2.6 through

2.14 and throughout the General Plan address how the city may develop.

2.6 DEVELOPMENT POTENTIAL AND

ANNEXATION
The City’s formal annexation policy was adopted as part of the 1994 Land Use Element. According to State law, a city’s General Plan may cover “any land outside its boundaries which, in the planning agency’s judgment, bears relation to its planning.” The City of Pacific Grove has selected for its Planning Area the existing incorporated city plus the
Presidio, Pebble Beach and portions of Monterey bordering David Avenue. Figure 2-7 shows the Planning Area and
other boundaries.

The Sphere of Influence (the city’s ultimate service area boundary), adopted for Pacific Grove in 1984 by LAFCO,
includes the entire existing incorporated city. In 2021 City Council approved the annexation of the three-acre Mission Linen property at Sunset Drive and Congress Avenue. The Mission Linen property was the last remaining
unincorporated area of the City’s Sphere of Influence to be incorporated into Pacific Grove.

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Land Use, Chapter 2
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The City does not expect to annex additional
unincorporated areas. Nevertheless, it is concerned about the growth and flow of traffic from nearby unincorporated areas, and the likely impact of that traffic on the City of Pacific Grove and its residences and businesses.

These unincorporated areas have strong economic and
social ties to Pacific Grove. They are part of the Pacific Grove Unified School District, and residents of the area do much of their convenience shopping in Pacific Grove. Two of the five gates to Del Monte Forest open onto Pacific Grove streets. Thus, the City’s main planning concerns
about development in Del Monte Forest relate to traffic (addressed in the Transportation Chapter of this General Plan) and to providing public services including schools, library, and recreation facilities and programs.

Against this background of land use history, the City has adopted the following goals, policies, and programs:

GOAL
1 Provide for orderly, well-planned, and
balanced development consistent with
the historic nature of PacificGrove,the
capacity ofthe City’s infrastructure, and
ability to assimilate new growth.

POLICY 1 Seek to preserve Pacific Grove’s
traditional “hometown” qualities.

POLICY 1.5 Protect Pacific Grove’s residential
character by prohibiting the shortterm (less than 30 consecutive calendar days) rental of residential
property in residential zoningdistricts,
exceptto the extent such use is allowed
in the Coastal Zone under the Local
Coastal Program. The Pacific Grove
Municipal Code shall be consistent
with this Policy.

Policy 1.5 was added by the Initiative to Preserve and
Protect Pacific Grove’s Residential Character. Policy 1.5 may be repealed or amended only by a vote of the people.

The Initiative also amended the Pacific Grove Municipal Code to be consistent with Policy 1.5, including a
requirement that existing transient use of residential
property inconsistent with Policy 1.5 be discontinued
within 18 months from the date the Initiative was
approved by the voters.

An example of Pacific Grove’s “hometown qualities”
POLICY 2 Ensure that new development is wellbalanced and compatible with adjacent existing development.
“Compatible” means “mutually supportive, capable of
existing together without conflict or detrimental effects.” This policy applies broadly and citywide to residential and commercial uses. Its purpose is to ensure harmonious,
unobtrusive development in terms of use, density,
intensity, and architectural character. It is not intended to restrict new buildings, discourage multi-family dwelling types and mixed-use developments, or prevent additions to exact duplications of styles or heights.

POLICY 3 Balance a property owner’s ability to
develop with the desirability of
maintaining neighborhood character.

POLICY 4 Encourage consolidation of small lots to
create larger, more developable lots.

POLICY 5 Preserve significant areas of vegetation
and open space when approving land
divisions.

Significant can mean, for example, a single specimen tree, vegetation serving as habitat, or a grove of several native trees which enhance the canopy and scenic beauty of a
neighborhood.

POLICY 6 Evaluate and mitigate the impacts of
proposed land divisions on traffic,
access, trees, topography, environmentally sensitive habitat, utilities, and public services, through the approval
process.

In order to mitigate the impacts, the number of lots to be created may be reduced.

POLICY 7 Encourage improving or reusing
existing buildings with historic or
architectural significance.

POLICY 8 Strive to preserve significant public
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Land Use, Chapter 2
6 The Pacific Grove General Plan
view corridors.

POLICY 9 Strive to protect property owners’
rights to privacy and reasonable access
to light, air, and sunshine.

Policy 10 Facilitate the development of
residential neighborhoods that
accommodate a range of housing
types at varying densities.

POLICY 11 Support the redevelopment of
underutilized lots to encourage
development that aligns with the
intended land use intensity of the
land use designation.

The policies above are carried out by the programs below.

Program A Continue to regulate the intensity of uses in commercial zones and maintain the
underlying distinctions of each commercial
area.

Program B Consider revising development standards,
including height and setback requirements,
in mixed-use and multi-family residential
zones, where medium and high residential
densities are allowed in order to achieve
maximum density
Program C Consider including floor area ratios (FARs)
in the zoning regulations for residential
areas.

Floor area ratios regulate building mass and scale.

Program D Review and identify development standards
that may be revised to allow for greater
flexibility in developing varied housing
types at a range of densities.

This program will help maintain contiguous areas of
undisturbed land in open space. Residential development in such areas, including driveway and utility connections, will be allowed if it can be demonstrated that
environmentally sensitive habitat and associated wildlife values will be protected through mitigation measures.

Program E Ensure that zoning, licensing, enforcement,
and other controls are adequate to fairly
govern the supplemental use of residential
properties for business purposes.

New development and increased development intensity
will place increased demand on the City’s existing
infrastructure, including water, sewer, and storm drainage systems. Some streets and water lines are currently
deficient and would be strained by buildout to current
zoning.

Given these challenges, the City has adopted the following goals, policies, and programs:

GOAL
2 Repair and upgrade the City’s
infrastructure.

Policy 12 Continue to preserve Pacific Grove’s
character and ensure adequate
infrastructure for future development so
as not to overburden the City’s existing
infrastructure.

The policy above is carried out by the programs below.

Program F Continue to ensure there is adequate
infrastructure capacity to serve existing and
future development by reviewing potential
impacts to the City’s infrastructure systems
as part of the development and
environmental review process.

Program G Conduct periodic municipal service reviews
to assess infrastructure capacity, identify
infrastructure deficiencies, and develop
infrastructure improvement and expansion
projects.

The City recognizes that the current provisions for home businesses are working well, and will examine and make
modifications to the regulations in the future as needed.

Goals, policies, and action programs that establish the philosophy, approach to, and workings of Pacific Grove’s system for managing land use and growth appear
throughout this chapter. Goals, policies, and action
programs relating to architectural review are found in
Chapter 8, Urban Structure and Design.

2.7 ECONOMIC VITALITY

AND COMMUNITY CHARACTER

OF COMMERCIAL AREAS
Pacific Grove is a town that takes pride in its residential character. As expressed in public meetings and workshops, Pacific Grove residents want the character of the city to remain predominantly residential.

The City supports and encourages retail and commercial
uses which provide goods and services for a peninsulawide trade area. It recognizes, however, that it will always be ina very competitive retail market becauseof its location at the tip of the Monterey Peninsula and its relative
distance from major highways. The City also foresees
that in the future a greater proportion of its economic vitality may come from visitor-serving enterprises.

The City encourages mixed-use developments within
commercial areas with a high potential for housing units such as the Downtown, Central-Eardley Commercial, and
Forest Hill districts. Residential development in
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Land Use, Chapter 2
The Pacific Grove General Plan 7
commercially zoned areas support a vibrant, mixed-use
environment that accommodates both living and
commercial activities.

The character of Pacific Grove is one of a small town where residents can live, work, do business, shop, and have
recreational facilities a self-contained community. The businesses of the city should provide a balance which
preserves this character.

GOAL
3 Designate land in commercial and
office categories adequate to provide
mixed-use development to support a
range of goods and services and
higher-density residential
opportunities to meet the needs of
Pacific Grove.

POLICY 13 Ensure that commercial uses are
balanced, and that business and
industry are compatible with the city’s
residential character.

This policy reflects the City Charter statement that “Pacific Grove is primarily a city of homes and that business and industry shall be compatible with its residential character.” POLICY 14 Promote and maintain a healthy local
economy while preserving the local
community character.

POLICY 15 Assure that new commercial
development is designed to avoid the
appearance of strip development.

POLICY 16 Promote Pacific Grove businesses and
industries.

POLICY 17 Support the integration of residential
development in commercial shopping
centers.

Program H Work with local business groups and
associations, such as the Pacific Grove
Chamber of Commerce, to promote local
businesses to local residents, and to
encourage local residents to support Pacific
Grove businesses.

Program I Develop a strategy to retain and attract
businesses that meet the shopping and
service needs of Pacific Grove and areawide residents.

Program J Encourage the City of Pacific Grove to do
business within its boundaries whenever
practical.

Source: City of Pacific Grove, 1994
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8 The Pacific Grove General Plan

2.7.1 Land Use and Fiscal Policy
City revenues pay for the services provided to the
community, such as police, fire, and library services. Since Proposition 13, Pacific Grove has become more dependent on revenues from sales taxes and transient occupancy
taxes.. A city’s sales taxes and transient occupancy taxes are influenced the most by the economy and local decisions on development and growth.

The current tax structure and declining municipal
revenues encourage cities to make land use decisions
based on the amount of tax revenues a project can
generate. A reasonable consideration of the effects of
land use decisions on revenue can help ensure an adequate budget for City services, but an overemphasis can distort the appropriate balance of land uses in the community.

Basing land use decisions on revenues favors commercial and office development over the preservation or
construction of housing. Too much emphasis on tax
revenues creates pressures for large, high-intensity
projects.

Pacific Grove will pursue a balanced planning approach by providing for a variety of housing while maintaining an attractive business climate.

The City will continue to weigh the nature and intensity of development, including concerns about traffic, design,
compatibility, and regional effects, against the role that transient occupancy and sales tax revenues play in Pacific Grove’s continued economic well-being.

GOAL
4 Maintain strong and stable sources of
City revenues while promoting an
appropriate balance of land uses in
the city.

POLICY 18 Encourage land uses that generate
revenue to the City while maintaining a
balance with other community needs,
such as housing, open space, and
recreation.

POLICY 19 Attract and retain a variety ofbusinesses
and services in the community.

Program K Work with the business community to
understand their economic needs.

Program L Streamline the permit review process
while maintaining the character of Pacific
Grove.

2.7.2 Visitor Accommodations
In2025,therewere 23 motels,hotels and bed and breakfast inns in Pacific Grove. Most of the motels and hotels are located along the western end of Lighthouse Avenue and
along Asilomar Avenue. The bed and breakfast inns, which are converted historic structures, are located in the R-3- PGR and the R-4 zoning districts. In addition, Asilomar State Beach Hotel and Conference Grounds has 313 guest
rooms for visitor accommodations.

The hotel and motel units along with around 84 licensed short-term vacation rentals within Pacific Grove contribute significantly to City revenues through the 12 percent
transient occupancy tax. Visitors also contribute to Pacific Grove’s economy by patronizing local restaurants and
retail businesses.

In 1986, Pacific Grove voters passed Measure C, an
amendment to the City’s Zoning Ordinance that placed
additional limits on motel and hotel development in the city. As a result, parcels within the R-3-M district may be rezoned only to R-1, R-H, or R-2 where already developed as such, and no new R-3-M districts may be created.

Although most of the motels and hotels in Pacific Grove are developed to their zoned potential, several older motels are not. If occupancy rates drop in these older motels and they become unprofitable, the owners may consider replacing
them with new, larger motels or with multi-family
residential, which also is allowed in the R- 3-M district.

Measure U, passed in 2011, eased some of the prior
restrictions for hotels and motels in the R-3-M district, which allows for renovations and additional units. As the need for more housing units increases, it is not clear
whether it would be more profitable for the owners to
replace their motels with new motels or with apartment
buildings. If they were to be replaced with multi-family residential developments, the City would lose a portion of its current motel tax revenue and the possibility for any revenue increase.

POLICY 20 Discourage the replacement of motels
with residential uses in areas zoned R-3-M
as a means of protecting the City’s
revenue base.

Program M Consider providing incentives to retain the
existing motels in the R-3-M zone.

Program N Consider amending the Zoning Ordinance to
carry out Policy 20.

POLICY 21 Maintain viability of hotel development
in the Downtown, including
redevelopment in the former Holman’s
block, as allowed by adoption of an
initiative measure by city’s voters in June
1994.

Pacific Grove’s Zoning Ordinance allows the conversion of large residential buildings, at least 75 years old, to bed and breakfast inns. As a means to preserve older houses, bed and breakfastinns are allowed with a use permit in the R-3- PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 9
PGR, R-4, and C zoning districts. The City is cognizant this could create conflicts with existing uses on neighboring properties, therefore the City will carefully consider
whether such projects would result in negative impacts on surrounding properties as part of the development and
environmental review process.

Program O Permit expansions of bed and breakfast inns
that do not have negative impacts on the
surrounding residential neighborhoods.

Proposals to add units that are separate from
the original structure will be considered on a
case-by-case basis.

Because the intent of the bed and breakfast ordinance is to preserve historic structures, potential expansions of these businesses are subject to guidelines that further this intent. (1) Bed and breakfast inns are permitted to expand into structures that were located on the property when the
inn was created, with a use permit;
Inns are permitted to expand into additional new
structures, separate from the original historic structure, if there is space on the property to build and the new
structure maintains the architectural integrity of the site, with a use permit;
(2) Inns may apply to the planning commission to expand onto properties contiguous to the original property,
with a use permit, with such expansions to be decided
on a case-by-case basis depending on the architectural
and historic status of the structures proposed for
expansion and the circumstances of the properties and
the surrounding neighborhood.

2.7.3 Liquor Sales
Pacific Grove was the last“dry” city in California. The sale of alcoholic beverages was prohibited within the city limits until 1969 when the city council adopted an ordinance
repealing prohibition. That action was ratified by voters when they defeated a referendum calling for repeal of the ordinance. Since then, the City has approved several
permits for general on-site liquor sales outside the
Downtown area.

In 1987, the City approved its first application for general on-site sales of hard liquor Downtown. While there are
several restaurants in the city that serve beer and wine with meals, the approval of hard liquor raised concerns among elected officials and residents about the
appropriateness of general on-site liquor sales Downtown and how they might affect the quality of life, traffic, parking, and general public safety in Pacific Grove.

POLICY 22 Continue to allow on-site liquor sales
only in conjunction with full food
service.

2.8 DOWNTOWN
The city’s commercial core along Light- house Avenue is bounded approximately by Cypress Avenue, Central
Avenue, 12th Street, and Pine Avenue. Most of Downtown
is zoned C-D and is developed with older two-story
buildings with ground floor retail commercial
establishments and second floor residential, office and professional uses.

2.8.1 Existing Conditions and Trends
Pacific Grove’s Downtown business district contains a
mixture of commercial uses typical of many core business districts. Additionally, restaurants and boutique retail stores serve both local residents and visitors. Although Downtown remains the predominant commercial center of
the city, there is increasing redevelopment consisting of residential and mixed-uses.

Many Downtown commercial buildings are old and do not
meet current codes. Bringing these buildings up to code when businesses are expanded or new uses are developed
can be expensive. State legislation passed in 1986 (SB 547) requires thatbuildings thatmightbehazardous in the event of an earthquake be identified and that steps be taken to mitigate structural hazards. The City has done the work required by SB 547, and property owners have taken
remedial measures.

In general, renovation of commercial buildings in
downtown Pacific Grove is desirable and should be
encouraged when it upgrades the safety of the buildings while maintaining historical character and provides for balanced and mixed uses.

Increased transit opportunities and additional parking
facilities will be needed to accommodate the commercial and residential development in Downtown as forecasted.

Certain housing developments may qualify for parking
space reductions under State law. As of 2025 there are five parking lots in the downtown area listed on the City’s
website.

Downtown’s aesthetic considerations will include creative reuse of historic buildings, such as the application of appropriate facades and preserving other historical
features.

2.8.2 Downtown Quality and Character
The overall structure of Downtown is satisfactory and does not require major changes. The Downtown can be divided
into sections, based on the difference in scale, architectural style, and setbacks of buildings along Lighthouse Avenue and those on the side streets. (See Section 8.1.4 for a discussion of Downtown’s visual character.)
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The City’s focus is to support the Downtown’s development at increased densities and encourage economic vitality
through creative mixed uses, while preserving historic
resources.

GOAL
5 Enhance and preserve the unique
historical character of Downtown
while supporting increased
development intensity and mixed
uses.

POLICY 23 Focus City and private efforts on
improvements in a comprehensive
strategy to enhance Downtown.

POLICY 24 Upgrade the visual quality of streets in
the Downtown.

Program P Review and revise development and design
guidelines for projects in the Downtown
business district and find ways to encourage
good design.

Program Q Prepare a detailed plan for preserving the
character of Downtown while enhancing its
efficiency, economic vitality, and
appearance.

The City should take the lead in preparing the plan and implementing it. Emphasis will be placed on increasing
landscaping and expanding pedestrian facilities on
Lighthouse Avenue without sacrificing parking
opportunities. The plan should include considerations for street, pedestrian, and bikeway improvements. It should also address parking, sidewalks, and streettrees.

The City should attempt to establish architectural
compatibility between major civic buildings. It should also consider the need for a parking garage and investigate
allowing “air space” development over Downtown parking
lots.

Program R MaintainDowntown streetlights and ensure
fixtures are energy-efficient and in working
condition.

POLICY 25 Review and revise development
standards, including height
requirements, for compatibility with
higher density housing, particularly for
affordable housing.

POLICY 26 Encourage new residential and mixeduse development and redevelopment of existing structures in the Downtown.

The City will also evaluate garage parking requirements for multi-family housing in relation to improvements to transit service by Monterey-Salinas Transit.

Program S Consider establishing separate building
standards forDowntown parcels fronting on
Lighthouse Avenue and for parcels fronting
on side streets.

Program T Support implementation of the mixed
commercial/ residential use of the former
Holman’s block.

In 1994 the City took the lead in proposing a successful ballot measure allowing hotel and condominium
development on the former Holman’s block. In 2015, an
ordinance was approved allowing mixed uses on the
Holman’s anchor block (bounded by Lighthouse, Fountain, Central, and Grand Avenues). The historic Holman building underwent redevelopment to repurpose the existing
structure for mixed-use residential, office, and commercial purposes while maintaining the historic architectural
features which was completed in 2019. The project
included 25 condo units and 12 commercial retail spaces.

Underutilized or single-story buildings provide the
potential for further mixed-use and residential
redevelopment that will increase city revenue while
maintaining the character of the Downtown and the city.

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2.9 CENTRAL-EARDLEY

COMMERCIAL DISTRICT
The Central-Eardley commercial district is a transition from Monterey’s Cannery Row/ Lighthouse Avenue
Commercial District to the Pacific Grove Retreat residential neighborhood. Uses include retail commercial, restaurants, and offices, serving both visitors and local residents, and some residential. Zoning in the area has included R-4
(higher density residential and professional office uses), C1 (low intensity commercial uses and residential), C-2 (heavier intensity commercial uses and residential), and VC (visitor commercial uses).

Central-Eardley commercial area
This area is experiencing spill-over from Cannery Row
visitors using this commercial area.

Across the city line, the New Monterey Neighborhood and the CanneryRow/LighthouseNeighborhood border Pacific
Grove to the east. The New Monterey Neighborhood is
primarily developed with residential uses, including single family homes and multi-family residential development with clusters of commercial and open space uses. The Cannery Row/Lighthouse Neighborhood is primarily commercial,
with segments of open space and public / semi-public uses, catering to both visitors and residents.

The Central-Eardley district is one of two major gate- ways to Pacific Grove. Existing development and land use
patterns are exemplified by small-scale, standalone
structures with associated parking lots, which provide an array of commercial zoning designations (C-1 and C-2),
including low-intensity restaurants, retail and serviceoriented establishments.

Zoning within the Central-Eardly District allows for a
variety of commercial uses while also allowing
opportunities for mixed-use development that encourage
the incorporation of compatible, multi-family residential uses at higher densities, aimed at increasing housing
supply in the area.

GOAL
6 Encourage compatible mixed-use
development allowing the city to
achieve long-term housing and
economic goals
POLICY 27 Promote and facilitate well-integrated
mixed-use development patterns that
support a range of commercial uses and
allow for a range of compatible housing
types within the Central-Eardly District.

Program U Review and evaluate properties within the
Central-Eardley district to identify areas
suitable for mixed-use development.

Program V Review development standards and land
use regulations, including design and
minimum parking and landscape
requirements in the Central- Eardley district
and consider amending the zoning
ordinance to facilitate mixed-use
development.

Program W Create a plan to enhance the area’s role as a major gateway to the city through elements
such as signs, paving, land- scaping, and
lighting.

2.10 FOREST HILL
The Forest Hill Commercial (C-FH) district is located on both sides of Forest Avenue between David and Stuart
Avenues. The district contains a mixture of retail, office, and multi-family residential uses. Most properties in this area are developed with low intensity single-story
structures with surface parking lots, that are not developed to their full potential. Properties along Forest Avenue are surrounded by Single-Family Residential District (R-1)
uses,the intersection of Forest Hill Boulevard and Ransford Avenue, and Multiple Family Residential/Professional
Office District (R-4) along Prescott Lane.

Forest Hill commercial area
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12 The Pacific Grove General Plan
The Forest Hill Commercial District is one of two major gateways to Pacific Grove that has played a pivotal role in urban growth as a hub for economic activity. However, as changes in demographics, employment trends and housing
supply (and demand) occur over time, areas limited to
predominantly commercial development are considered a
constraint to housing production. Existing commercial
centers, such as the Forest Hill Commercial District,
present opportunities for mixed-use development. Mixeduse development in this area would maintain commercial and retail uses while encouraging a variety of housing
options.

POLICY 26 Review and amend the Forest Hill
Specific Plan to be consistent with
updates to the City’s General Plan
goals and policies and Zoning
Ordinance.

Program X Review and amend, as necessary, the Zoning
Ordinance and Forest Hill Specific Plan to
ensure development standards, including
story maximum, maximum height limit,
required buffer zones, and design features,
such as landscaping, in the rear yard setback
in the Forest Hill Commercial District are
consistent with the General Plan.

Program Y Review and amend the Forest Hill Specific
Plan to permit mixed-use development for
consistency with the land use designation of
the area.

The intent of the above policy and programs is to promote uses that are reasonable and compatible with adjoining
residential areas. The plan should, in addition to provisions of Program X, address all aspects of a commercial area that is an entryway to Pacific Grove. The plan should include but not be limited to setbacks, architectural quality,
landscaping, signs, lighting, traffic circulation, parking, and pedestrian access. Where possible the plan should mitigate adverse effects on neighboring residential areas.

2.11 SUNSET SERVICE COMMERCIAL
The Sunset Drive commercial district is at the south edge of the city between 17 Mile Drive and Asilomar Avenue. It
contains a mix of uses including a lumber yard, light
industrial uses, retail businesses, and City owned buildings, including the Public Works Yard. Most importantly, it is the City’s only remaining industrial and heavy commercial area. The City’s intent is to maintain a mix of industrial, service commercial, , and compatible residential uses.

Sunset Drive commercial area
This district also has scenic qualities important to the City—views of the ocean, hills, and pine forests.

POLICY 28 Provide for retention of the commercial
and industrially zoned properties in the
Sunset Drive commercial district, while
creating opportunities for mixed-use
development and preserving the scenic
qualities of this district.

Program Z Amend the Zoning Ordinance to allow for
increased flexibility of development
standards, such as minimum parking
requirements and height limitations that
would allow for residential and commercial
mixed-use development on existing
commercially zoned properties within the
Sunset Service Commercial District.

The intent of this program is to allow for residential uses of compatible density and intensity to surrounding uses,
while maintaining the limited land area available for
existing light industrial and commercial uses, and within the city.

Program AA Utilize the development review and land use
permitting process to incentivize mixed-use
development comprising of compatible light
industrial, commercial, and residential uses,
and ensuring building siting, mass and scale
are compatible with surrounding
properties.

Program BB Encourage a public/private effort to
upgrade the visual quality of the Sunset
Service Commercial Area.

2.12 PROFESSIONAL OFFICE

DEVELOPMENTOUTSIDE

COMMERCIAL DISTRICTS
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Land Use, Chapter 2
The Pacific Grove General Plan 13
Historically, the R-4 District regulations have allowed residential uses (single-family and multi-family) and
professional offices. Over the years, many older residential units in R-4 areas have been converted to offices. These conversions have, in some cases, preserved buildings
whose architecture is valued in Pacific Grove, but may also have reduced the supply of moderately-priced housing,and may have contributed to increased parking problems and
traffic congestion, particularly along Forest Avenue.

The City will continue to allow office uses in these areas, with a use permit, but will emphasize residential uses in others. Existing offices will be allowed to continue as conforming uses.

POLICY 29 Permit office uses in the commercial
districts and other areas historically
used for such purposes.

POLICY 30 Ensure that office development does not
overbalance the residential character in
the areas historically zoned R-4.

The City will look favorably on proposals where existing housing is preserved and/or where offices preserve the
character of existing buildings in these areas.

Program CC Continue to allow professional office and
multi-family residential uses: (a) on parcels
along Forest Avenue between Pine Avenue
and Sinex Avenue, with the exception of the
Forest Hill Manor property, and require that
offices front only on Forest Avenue; (b) on
parcels along Grand Avenue between Pine
Avenue and Gibson Avenue, including the
midblock and corner parcels at the
northwest corner of Fountain Avenue and
Gibson Avenue, but with the exception of the
parcel at the southeast corner of Grand
Avenue and Pine Avenue which is developed
with apartments that will remain a
residential use only; (c) on parcels fronting
on Pine Avenue between 17th Street and
Congress Avenue, and on the south side of
Pine Avenue between Forest Avenue and
17th Street, and require that offices front
only on Pine Avenue;(d) on parcels zoned R4 on the date of the adoption of this General Plan between Cypress Avenue and
Granite/Pacific Streets, on parcels fronting
the south side of Lighthouse Avenue
between Granite Street and Cedar Street,
and on the midblock parcel along the north
side of Lighthouse Avenue between Pacific
Street and Cedar Street; (e) on the midblock parcel along the south side of Prescott Lane between Forest Avenue and Seaview
Avenue that has historically been zoned R-4.

Program DD Rezone the following areas from
professional office and multi-family
residential uses to residential uses only: (a)
parcels zoned R-4 on the date of the
adoption of this General Plan on the easterly
side of Fountain Avenue between Pine
Avenue and Gibson Avenue, and on the
westerly side of Fountain Avenue between
Pine Avenue and Junipero Avenue, with the
exception of the northwesterly parcel at the
intersection of Fountain Avenue and
Junipero Avenue; (b) parcels on Lighthouse
Avenue west of Granite Street, excluding
parcels along the south side of Lighthouse
Avenue between Cedar Street and Granite
Street, and excluding the midblock parcel
along the north side of Lighthouse Avenue
between Pacific Street and Cedar Street; (c)
the parcels zoned R-4 on the date of the
adoption of this General Plan along the
westerly side of 15th Street between Pine
Avenue and Laurel Avenue, and along the
easterly side of Fountain between Laurel
Avenue and Pine Avenue, and the interior
parcels on the westerly side of Fountain
between Pine Avenue and Laurel Avenue;
(d) the parcels zoned R-4 on the date of the
adoption of this General Plan between
Eardley Avenue and 2nd Street and between
Lighthouse Avenue and Sloat Avenue; (e)
the parcel zoned R-4 on the date of the
adoption of this General Plan on the north
side of Prescott Lane.

Program EE Rezone the three parcels zoned R-4 on the
date of the adoption of this General Plan on
the north side of Pine Avenue between
Fountain Avenue and Grand Avenue from
professional office and multi-family
residential uses to commercial uses.

2.13 NONCONFORMING USES
There are nonconforming uses throughout the city.

Although they failto meet current standards,these uses, for the most part, are not objectionable. Indeed, they make a positive contribution to the cherished eclectic character and historic resources of Pacific Grove.

Regulations for nonconforming uses and buildings were
revised to allow their restoration if 25 percent or less of their usable floor area is damaged by fire or earthquake. If damage exceeds 25 percent of usable floor area, a case-bycase determination is made through the use permit PGCC 12-3-25

Land Use, Chapter 2
14 The Pacific Grove General Plan
process. In order to grant any use permit, the planning commission must make the finding that the use or building applied for will not be detrimental to persons or property in the neighborhood or to the general welfare of the city.

To address the concerns expressed during public hearings regarding difficulty in obtaining insurance and financing for nonconforming uses, this General Plan provides for
restoration of nonconforming uses and buildings damaged by a catastrophic event without requiring a use permit or variance.

POLICY 31 Permit nonconforming uses and
structures damaged by fire or other
calamity to continue or rebuild to their
predamaged size and location, using the
then-current Uniform Code
requirements.

Program FF Amend the Zoning Ordinance to provide for
restoration of nonconforming uses and
structures destroyed to any extent by fire or
other catastrophic event without a use
permit.

2.14 SUBSTANDARD VACANT LOTS
Minimum area and frontage requirements for building
sites are established for the various zoning districts in the Zoning Ordinance. Vacant lots which have less area or
width than required are called substandard lots and do not qualify as building sites. The City has amended the building site requirements in some areas to more closely
correspond to existing lot sizes. However, a few vacant substandard lots remain unbuildable under current
regulations.

Except where they were set by an initiative, as is the case in the First Addition which is zoned R-2, building site
requirements can be amended by the city council. In the First Addition, approval by the voters would be required to change the existing 4,000 and 5,000 square foot building site area requirements to allow building on a smaller
vacant parcel(e.g., 3,600 square feet).

The few, vacant, substandard lots are often located in areas where similar-sized lots have been built upon. The City needs to consider the conditions under which building on these vacant lots would be compatible with the orderly
development of the city.

The Subdivision Map Act provides for merger by the City of contiguous substandard parcels held by the same owner,
under certain specified conditions. A local ordinance
in conformance with State law is required if the City
chooses to implement this type of merger.

POLICY 30 Establish regulations under which
existing substandard vacant lots may
become building sites based on
neighborhood norms.

Program GG Amend the Zoning Ordinance to specify
conditions under which substandard vacant
lots may be considered building sites.

2.15 LAND USE MAP, CATEGORIES,

AND STANDARDS
All land within Pacific Grove can be grouped into
categories, as shown on the Land Use Map provided with
this General Plan. The Land Use Map depicts proposed land use for Pacific Grove through the year 2031. The California Subdivision Map Act requires that a proposed subdivision is consistent with its general plan before approving a
subdivision map. The boundary lines of individual parcels between land use designations on Pacific Grove’s Land Use Map are delineated as specifically as possible, following parcel lines.

Listed on the following pages are the land use categories that appear on the Land Use Map, along with their
definitions. While the land use categories are implemented throughmore specific anddetailedzoning designations, the General Plan provides the overall parameters of density and intensity. In addition, there is a brief description of where in the city the designation may be found.

By law, “standards of population density and building
intensity” must be determined for each land use category.

The Pacific Grove General Plan uses floor area ratio to establish measures of building intensity in non-residential land use districts, and employs dwelling units per net acre as the measure of building intensity in residential land use districts.

Although Pacific Grove ordinances are written with the
intent of providing realistic standards for each zone, in the determination of allowable building density or intensity, whether residential or commercial, the maximums
assigned to the various land use categories do not
constitute an entitlement, nor is there any guarantee that any individual project, when tested against the policies of the General Plan, will be able to achieve the maximums
indicated due to other factors, such as infrastructure
constraints or parking requirements.

Standards of building intensity for residential uses are stated as the allowable range of dwelling units per net acre.

In the cases of the Low Density Residential (LDR) and
Medium Density Residential (MDR) designations, the
density ranges for specific neighborhoods have been
tailored to ensure compatibility with adjacent residential development patterns. Neighborhood planning areas are
shown in Figure 2-6.

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Land Use, Chapter 2
The Pacific Grove General Plan 15
The dwelling unit densities apply only to the creation of new lots. Existing legal building sites which are smaller than permitted under these densities will remain
conforming lots of record.

Standards of building intensity for non-residential uses are stated as maximum floor area ratios (FARs). FAR is defined in Figure 2-7 and in the Glossary.

2.15.1 Residential
Low Density Residential (LDR). Four low density
residential categories are specified. The LDR1.0
designation provides for single-family homes. It is the city’s lowest density residential category, allowing a maximum of one unit per net acre. It is applied on the General Plan Land Use Map to most of the Asilomar Dunes neighborhood.

The LDR2.0 designation provides for single-family homes, up to two units per net acre.Itis appliedonthe General Plan Land Use Map to parcels in the Asilomar Dunes
neighborhood that front on Asilomar Avenue north of Pico Avenue.

The LDR4.4 designation provides for single-family homes, ADUs, public and quasi-public uses, and similar and
compatible uses. Residential densities are allowed to a maximum of 4.4 units per net acre. It is applied on the General Plan Land Use Map to the Pacific Grove Acres
neighborhood.

The LDR5.4 designation provides for single-family homes.

Residential densities are allowed to a maximum of 5.4 units per net acre. It is applied on the General Plan LandUse Map to the Glen Townhomes and Glen Heights condominium
planned unit development. The several LDR designations, their maximum densities in units and persons per acre, and where they are applied on the General Plan Land Use Map are shown in Figure 2-8.

Medium Density Residential (MDR). This designation
provides for single-family, duplex, and multi-family
residential units, public and quasi-public uses, and similar and compatible uses. Within the MDR designation, ADUs
are allowed in all R-1 zones. This designation provides a residential density ranging from 7 to 17.4 units per net acre. The several MDR designations, their maximum
densities in units and persons per acre, and where they are applied on the General Plan Land Use Map are shown in
Figure 2-10.

High Density Residential (HDR). This designation
provides for single-family, duplex, and multi-family
residential units, bed and breakfast inns, public and quasipublic uses, and similar and compatible uses. It has four tiers or levels: residential densities range up to 19.8 units per net acre in theHDR19.8 district; up to 21.8 units per net acre in the HDDR21.8 district; up to 24.8 units per net acre in the HDR24.8 district; and up to 29.0 units per net acre in the HDR29.0 district. The several HDR designations, their maximum densities in units and persons per acre, and
where they are applied on the General Plan Land Use Map are shown in Figure 2-11.

Professional Office or High Density Residential
(PO/HDR). This designation provides for single-family,
duplex, and multi-family residential units, professional offices, bed and breakfast inns, public and quasi-public uses, and similar and compatible uses. This designation provides for a residential density of up to 29.0 units per net acre. The PO/HDR designation is applied on the General
Plan Land Use Map to Forest Avenue between Pine and
Sinex Avenues, to Pine Avenue between Grand and
Congress Avenues, and to Lighthouse Avenue between
Cypress Avenue and Cedar Street.

Mobile Home Residential (MHR). This is a residential
category that allows only mobile homes and accessory
uses, up to 10 units per net acre. Its primary purpose is to protect existing mobile home parks from being converted to other residential or non- residential uses. This
designation is applied on the General Plan LandUse Map
to the Monarch Pines Mobile Home Park.

Group Quarters (GQ). This category allows residential
living arrangements other than the usual house,
apartment, or mobile home in which two or more
unrelated persons share living quarters and cooking
facilities. Its purpose is to allow “institutional” group quarters, such as orphanages, and “non- institutional”
group quarters, such as dormitories, and large boarding houses. Residential care facilities of less than 7 persons are allowed in any residential district and are treated as a single-family use in the Zoning Ordinance. This designation is applied on the General Plan Land Use Map to existing group quarters facilities: Canterbury Woods, Forest Hill Manor, Pacific Grove Senior Living, Del Monte Rest
Home, and Gateway Center.

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Land Use, Chapter 2
16 The Pacific Grove General Plan
Figure 2-4 Neighborhood Planning Areas
PGCC 12-3-25

Land Use, Chapter 2
The Pacific Grove General Plan 17
Figure 2-5
Diagrammatic Examples of Floor Area Ratios
Floor Area Ratio (FAR) is commonly used in zoning and is generally defined as the maximum gross floor area permitted on a site, divided by the total net area of the site, expressed in decimals to one or two places. For example, on a site with 10,000 net square feet of land area, a Floor Area Ratio of 1.0 will allow 10,000 gross square feet of building floor area to be built. On the same site, an FAR of 1.5 would allow 15,000 square feet of floor area; an FAR of 2.0 would allow20,000 square feet; and an FAR of

0.5 would allow only 5,000 square feet.

Source: Naphtali H. Knox & Associates, Inc.

Figure 2-6
Allowable Densities for Creating New Lots in Low Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size
in Square Feet
Maximum Density
Units per Acre
Most Intense Use
Permitted
LDR 1.0 Asilomar Dunes 43,560 1.0 SFD & ADU
LDR 2.0 Asilomar Dunes along Asilomar Avenue
north of Pico Avenue
21,780 2.0 SFD & ADU
LDR 4.4 Pacific Grove Acres 10,000 4.4 SFD & ADU
LDR 5.4 The Glen N/A 5.4 SFD & ADU
SFD = Single-family dwelling
ADU = Accessory residential unit
Source: Community Development Department, January 2025
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Land Use, Chapter 2
18 The Pacific Grove General Plan
Figure 2-7
Allowable Densities for Creating New Lots in Medium Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size
in Square Feet
Maximum Density
Units per Acre
Most Intense Use
Permitted
MDR 7.0 Country Club Gate Condos N/A 7.0 SFD & ADU
MDR 7.0 Seaview / Forest Hill Boulevard 6200 7.0 SFD & ADU MDR 7.3 Fairway Homes / Beach Tract/ Hillcrest /
Country Club Heights/ Sunset /Methodist
Church Site
6000 7.3 SFD & ADU
MDR 9.3 Forest Grove Condos N/A 9.3 SFD & ADU
MDR 9.7 Del Monte Park 4500 9.7 SFD & ADU
MDR 10.0 Pine Garden Lane 4350 10.0 SFD & ADU
MDR 10.9 Fourth and Fifth Additions 4000 10.9 SFD & ADU MDR 12.1 Second and Third Additions/ Forest Park
Tract
3600 12.1 SFD & ADU
MDDR 17.4 Corner of Congress & Sinex 5000 17.4 Duplex
SFD = Single-family dwelling
ADU = Accessory dwelling unit
Source: Community Development Department, January 2025
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Land Use, Chapter 2
The Pacific Grove General Plan 19

2.15.2 Visitor Accommodations
Visitor Accommodation or Medium High Density
Residential (VA/MHDR). This is a medium high density
residential designation that also allows hotels, motels, adult communities, retirement homes, and rest homes.

The maximum density for both visitor accommodation
units and residential units is 17.4 units per net acre. The maximum density at 17 Mile Drive Village is 9.3 units per net acre. The VA/MHDR designation is applied on the
General Plan Land Use Map to the western end of
Lighthouse Avenue and to the western end of Sinex
Avenue, and to the 17 Mile Drive Village site.

Visitor Accommodation (VA). This designation provides
for overnight lodging facilities and limited appurtenant public restaurants and shops where appropriate (Land
Use Plan (LUP) LUD-7). The VA designation is applied on the Land Use Map to two existing motel sites (at Asilomar and Jewell Avenues and on Sunset Drive) within the
coastal zone. Floor area ratio should not exceed 0.5.

2.15.3 Commercial
Downtown (D). This designation provides for retail and
service uses, offices, restaurants, entertainment and cultural facilities, multi-family residential units above the ground floor, gasoline service stations, public and quasi-public uses, and similar and compatible uses. While many of these uses are allowed in other commercial districts, the intent of the D category is to promote personal services and retail sales while enhancing the vitality and character of the city’s historic commercial area.

The combined floor area ratio for commercial and office uses should not exceed 2.0. However, a bonus of up to

0.3 FAR may be granted for specific upper floor uses that further the goals of the General Plan. The maximum
residential density will not exceed 45 units per acre.

The D designation is applied on the General Plan Land Use Map to the Downtown commercial core along Lighthouse
Avenue. Downtown includes a portion of the Pacific Grove Retreat and is bounded roughly by Central Avenue, 12th
Street, Pine Avenue, and Cypress Avenue.

Figure 2-8
Allowable Densities for Creating New Lots in High Density Residential Neighborhoods Designation Neighborhood
Minimum Lot Size in
Square Feet
Maximum Density
Units per Acre
Most Intense Use
Permitted
HDR 19.8 Pacific Grove Retreat 3600 19.8 Multi-family
2200 sq.ft. per
dwelling unit
HDDR 21.8 R-2 Section of First Addition
(bounded by Lighthouse Avenue, the
easterly city limits, Pine Avenue, and
14th Street)
3600 21.8 Duplex
2000 sq.ft. per
dwelling unit
HDR 24.8 Mermaid Avenue neighborhood 1760 24.8 Multi-family 1760 sq.ft. per
dwelling unit
HDR 29.0 Multi-family areas west and south of
the Downtown; Sunset Drive west of
Cedar and east of 17 Mile Dr; south
of Dennett Avenue north of Sinex
Avenue west of Grove Acre Avenue,
Forest Avenue north of Country Club
Gate Center; multi-family areas
adjacent to Forest Hill; Presidio
Boulevard/Funston Avenue multifamily area, area south of Sunset Drive east of 17 Mile Drive
3600 for additions to
the PG Retreat
4000 interior lot, 6000
corner lot for other areas

29.0 Multi-family
1500 sq.ft. per
dwelling unit
Source: Community Development Department, January 2025
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Land Use, Chapter 2
20 The Pacific Grove General Plan
Presidio-Austin commercial area
Central-Eardley Commercial (CEC). This designation
provides for retail and service uses, offices, restaurants, parking lots, multi-family residential units, public and quasi-public uses, and similar and compatible uses. The floor area ratio should not exceed 1.5 for parcels
fronting on Central Avenue and 2.5 for parcels fronting on the south side of Sloat Avenue between Dewey
Avenue and Eardley Avenue. The floor area ratio for the American Tin Cannery site should not exceed 2.0.

This designation is applied on the General Plan LandUse Map to the commercial area bounded by the eastern city
limits, Ocean View Boulevard, Dewey Avenue, and the
rear property lines of parcels fronting on the south side of Central Avenue.

Forest Hill Commercial (FHC). This designation
provides for retail and service uses, offices, restaurants, gasoline service stations, multi-family residential units, public and quasi-public uses, mixed-uses, and similar
and compatible uses. The floor area ratio should not
exceed 2.0. This designation is applied on the General
Plan Land Use Map to the Forest Hill commercial area
south of David Avenue.

Country Club Gate Shopping Center (CCG). This
designation provides for retail and service uses, grocery stores, restaurants, offices, residential and mixed-uses, public and quasi-publicuses, and similar and compatible uses. The floor area ratio should not exceed 0.22 in
accordance with Use Permit No. 1001. The CCG
designation is applied on the General Plan Land Use Map to the Country Club Gate Shopping Center at Forest and
David Avenues.

Presidio-Austin Commercial (PAC). This designation
provides for retail and service uses, offices, multi-family residential units, public and quasi-public uses, and
similar and compatible uses. The floor area ratio should not exceed 0.75. The PAC designation is applied on the
General Plan Land Use Map to the Presidio-Austin
commercial area.

Sunset Service Commercial (SSC). This designation is
intended to provide for retail and services uses, offices, restaurants, gasoline service stations, fabrication, and light manufacturing. However, heavy commercial,
industrial, and manufacturing uses are allowed with a
use permit. The floor area ratio should not exceed 1.3.

The SSC designation is applied on the General Plan Land Use Map to the Sunset Drive commercial/industrial
area.

VisitorCommercial (VC). This designation provides for
visitor accommodations, food and drink establishments,
visitor-oriented retail commercial activities, public
parking facilities, and public parking facilities in
conjunction with residential use (LUP, 3.3.4.2). The floor area ratio should not exceed 1.5. The maximum density
for residential use is 20 units per acre (or up to 30 units per acre if a density bonus is granted to provide housing for lower income households). The VC designation is
applied to certain coastal zone areas in the vicinity of Lovers Point. Visitor accommodations are allowed only
in the R-3-M zoning district.

Neighborhood Commercial (NC). This designation
provides for neighborhood and locally-oriented retail
and service uses. The intent of this category is to limit uses to the current and historical uses of the properties to which the category is applied. The floor area ratio for commercial uses should not exceed 0.4 or the prevailing floor area ratio in the surrounding neighborhood,
whichever is greater. This designation is applied on the GeneralPlanLandUseMap to the existing commerciallyused site at the corner of Shafter and Buena Vista Avenues, to the former Mission Linen site at Congress
Avenue and Sunset Drive, to the four parcels addressed
1013, 1015, 1017, and 1019 David Avenue (on David
Avenue west of Patterson Lane), and to the mortuary
site on the corner of Lighthouse Avenue and Monterey
Avenue.

2.15.4 Public
Public (P). This designation provides for governmentowned facilities, including government buildings and grounds, public schools and school district offices, and similar and compatible uses. Floor area ratio should not exceed the FAR for the zoning district in which the use is located. In the case of properties zoned “U”
(Unclassified), the FAR should not exceed the floor area ratio of the least intensive adjacent district. The P
designation is applied on the General Plan Land Use Map to all City facilities,to the post office, and to Pacific Grove Unified School District properties.

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Land Use, Chapter 2
The Pacific Grove General Plan 21
This designation does notinclude quasi-public uses such as private schools, hospitals, convalescent hospitals or nursing homes, churches, or utilities. Consistent with the General Plan, the Zoning Ordinance provides that
churches, schools, hospitals, public utilities, and quasipublic buildings may, with a use permit, be permitted in any district.

2.15.5 Open Space
Open Space (O). This designation provides for
recreation areas, wildlife and forest preserves, and
waterfront areas. Parks, playgrounds, public or civic
buildings, structures, and parking facilities, to the degree they are pertinent to and compatible with open land
uses, are allowed with a use permit. On the Local Coastal Program Land Use Plan map, the use of coastal zone
areas or facilities designated OS-R (Open Space
Recreational) is limited to low-intensity, recreational and educational activities (LUP LUD-10 ). The FAR for
development in O-designated areas should not exceed

0.1. The O designation is applied on the General Plan
LandUse Map to City-, State-, and federally-owned parks and open space.

Open Space-Institutional (OSI). This designation
provides for coastal-related facilities and activities
within the coastal zone (LUP LUD-11). Floor area ratio
should not exceed 0.2. The OSI designation is applied
on the General Plan Land Use Map to Asilomar
Conference Grounds, the shorefront lands east of Third
Street (Hopkins Marine Station and Monterey Bay
Aquarium), and existing City and Coast Guard facilities at the Lighthouse Reservation.

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1. Change from
MDR 8.7 to HDR 29.0


2. Change from
MDR 17.4 to
HDR29.0


3. Change from
NC to MDR 9.7

PGCC 12-3-25

ST68
Forest Ave
David Ave
17 Mile Dr
Eardley Ave
Lighthouse Ave
Congress Ave
Sunset Dr
Central Ave
Del Monte Blvd
Pacific Ave
Asilomar Blvd
Sinex Ave
Pine Ave
ST68
City of Pacific Grove Boundary
Low Density Residential
Up to 1.0 DU/Ac
Up to 2.0 DU/Ac
Up to 4.4 DU/Ac
Up to 5.4 DU/Ac
Pacific Ocean
Monterey
Bay
LDR 1.0
LDR 2.0
LDR 4.4
LDR 5.4
LDR 4.4
City of Monterey
Pebble Beach
¯
0 0.2 0.4
Miles
LDR 1.0
LDR 2.0
LDR 4.4
LDR 5.4
LDR 4.4
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ST68
Forest Ave
David Ave
17 Mile Dr
Eardley Ave
Lighthouse Ave
Congress Ave
Sunset Dr
Central Ave
Del Monte Blvd
Pacific Ave
Asilomar Blvd
Sinex Ave
Pine Ave
ST68
City of Pacific Grove Boundary
Medium Density Residential
Up to 7.0 DU/Ac
Up to 7.3 DU/Ac
Up to 9.3 DU/Ac
Up to 9.7 DU/Ac
Up to 10.0 DU/Ac
Up to 10.9 DU/Ac
Up to 12.1 DU/Ac
Up to 17.4 DU/Ac
MDR 10.0
Pacific Ocean
Monterey
Bay
MDR 7.0
MDR 7.0
MDR 9.3
MDR 9.7
MDR 7.3
MDR 7.3 MDR 17.4
MDR 17.4
MDR 10.9
MDR 10.9
MDR 12.1
MDR 12.1
MDR 7.3
MDR 10.0
MDR 7.3
City of Monterey
Pebble Beach
¯
0 0.2 0.4
Miles
MDR 7.0
MDR 7.0
MDR 7.3
MDR 9.3
MDR 9.7
MDR 10.9
MDR 12.1
MDR 17.4
MDR 9.7
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ST68
Forest Ave
David Ave
17 Mile Dr
Eardley Ave
Lighthouse Ave
Congress Ave
Sunset Dr
Central Ave
Del Monte Blvd
Asilomar Blvd
Sinex Ave
Pine Ave
ST68
City of Pacific Grove Boundary
High Density Residential
Up to 19.8 DU/Ac
Up to 21.8 DU/Ac
Up to 24.8 DU/Ac
Up to 29.0 DU/Ac
¯
0 0.2 0.4
Miles
Pacific Ocean
Monterey
Bay
HDR 29.0
HDR 29.0
HDR 29.0
HDR 29.0
HDR 29.0
HDR 29.0
HDR 29.0
HDR 21.8
HDR 19.8
HDR 19.8
HDR 24.8
City of Monterey
Pebble Beach
HDR 29.0
HDR 19.8
HDR 19.8
HDR 21.8
HDR 24.8
HDR 29.0
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The Pacific Grove General Plan 1
Health and Safety
A wide range of hazards must be considered in
planning for urban development. Some of these
hazards are natural, such as seismic shaking; some are
man-made, such as noise; and others are natural
hazards exacerbated by human activity, such as
development in areas sensitive to soil erosion or
liquefaction. Many potential hazards can be avoided in
the development process through locational decisions,
while other hazards can be tolerated or minimized by
including mitigation measures in the planning and land
use regulation process.

This chapter inventories and assesses the major hazards confronting Pacific Grove, including seismic and
geologic hazards, erosion, wildland and urban fires,
flooding, and other safety issues, including noise and
the impacts of climate change. It also covers fire and
police, the emergency forces response agencies that
must deal with therespond to hazards and secure the
safety of the community.

10.1 SEISMIC AND

GEOLOGIC HAZARDS

10.1.1 Seismic Hazards
Monterey County is situated in a seismically active
area. (See Figure 10-1, Earthquake Faults.) A number
of faults traverse the county near the Monterey
Peninsula, including the San Andreas Fault, which runs
north-south about 28 miles east of Pacific Grove. The
San Andreas Fault is considered capable of producing
an earthquake with a magnitude of up to 8.5 on the
Richter scale. The U.S. Geological Survey in 1990
estimated that there is a 67 6.4 percent chance of a
magnitude 6.7 or larger earthquake on the San Andreas
fault in the San Francisco Bay Area during the next 30
years with an epicenter somewhere between San Jose
and Santa Rosa.

Two other active fault zones affecting Pacific Grove
are the Monterey Bay and the Palo Colorado-San
Gregorio Fault Zones. These two areas, both of which
have experienced movement along individual fault
segments, are separated by the submerged Monterey
Canyon.

The Monterey Bay Fault Zone is located offshore in the
northern and southern areas of Monterey Bay. The
maximum magnitude earthquakeearthquake
magnitude likely to be generated by this fault zone is
about 6.5, which could generate tsunamis on the
Pacific Grove coastline.

The Palo Colorado-San Gregorio Fault Zone is a
northwest-trending zone located six miles southwest
and south of Pacific Grove. This active fault zone
connects the Palo Colorado Fault near Point Sur, south
of Monterey, with the San Gregorio Fault near Point
Año Nuevo, where it intersects the San Andreas Fault
System. The Palo Colorado-San Gregorio Fault has the
capability of producing an earthquake with an estimated maximum magnitude of 7.5 on the Richter scale.

Besides these three active fault zones, there are another 15 potentially active faults within Monterey County.

Those closest to Pacific Grove are the Navy Fault, the
Hatton Canyon Fault, and Cypress Point Fault. The
Navy Fault is a northwest-trending fault that runs
through the center of the City of Monterey into
Monterey Bay. The Hatton Canyon Fault trends
northwest, extending from Carmel Valley to just south
of the city of Pacific Grove. The Cypress Point Fault
also trends northwest, running through the
southwestern portion of the Monterey Peninsula, just
northeast of Pescadero and Cypress Points. These
active faults are Quaternary faults and have been
recorded to have been active within the last 1.6 million years. A few Pre-Quaternary Faults are also identified
off the coast of Pacific Grove. Most faults in Monterey County run parallel to the San Andreas fault in a
northwest direction, and are considered sub-units of the San Andreas Fault System. Earthquake faults closest to
Pacific Grove are shown in Figure 10-1.

Seismic Hazards
Pacific Grove, while exposed to seismic hazards, is
situated in a relatively stable area of granitic bedrock, and is relatively better off than other parts of the
county. Since 1856 the three most severe quakes to
affect Pacific Grove were the April 1906, October
1926, and October 1989 quakes. The 1989 Loma Prieta
quake, which measured 7.1 on the Richter scale, caused
very little damage in Pacific Grove.

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Health and Safety, Chapter 10
2 The Pacific Grove General Plan
Figure 10-1 Earthquake Faults
Figure 10-1 Earthquake Faults
PGCC 12-3-25

The Pacific Grove General Plan 3

10.1.110.1.2 Groundshaking
Groundshaking is the vibration that radiates from the
epicenter of an earthquake. Because it can damage
or collapse buildings and other structures, and
because the shaking effects can be damaging well
beyond the fault trace that generates the shaking,
groundshaking is considered the most serious and
direct hazard produced by an earthquake. The
intensity of the vibration or shaking and its potential impact on structures and urban development is
determined by (1) the nature of the underlying rock
and soil; (2) the structural characteristics of the
building; (3) the quality of workmanship and
building materials used; (4) the location of the
epicenter and the magnitude of the earthquake; and
(5) the duration and character of the ground motion.

The potential for damage is most likely to be
minimal where bedrock is located close to the
ground surface. Pacific Grove is situated in such an
area and can be considered relatively stable.

Nevertheless, older buildings constructed before
building codes were in effect, and even newer
buildings constructed before earthquake resistance
provisions were included in building codes in 1933,
are the most likely to suffer damage in an
earthquake. However, most buildings in Pacific
Grove are one or two stories and are predominantly
wood frame, which makes them among the most
structurally resistant to earthquake damage. In
Pacific Grove there are only 12 of the older masonry
buildings without earthquake resistant
reinforcement that are the most susceptible to the
sort of structural failure that causes the greatest loss of lives. The greatest concentration of old masonry
buildings, some with cornices and parapets that are
not firmly anchored, is in the Downtown area.

Fire is often the major form of damage resulting
from groundshaking, largely as a result of the great
number of buildings constructed of combustible
materials, damage to the City’s firefighting
facilities, and the rupture of water mains. Ninety
percent of the destruction in the 1906 San Francisco
earthquake was caused by fire. Most earthquakeinduced fires start because of ruptured power lines, damage to wood, gas, or electrical stoves, and
damage to other gas or electrical equipment. This
points to the need for greater use of non-combustible
material and special construction techniques so that
water mains will remain intact during large
earthquakes. Critical facilities, such as hospitals and fire stations, must be sited, designed, and
constructed to withstand severe groundshaking.

10.1.210.1.3 Ground Failure
In addition to structural damage, groundshaking can
also cause ground failure, such as liquefaction,
settlement, lurch cracking, lateral spreading, and
earthquake-induced landslides.

Liquefaction is the loss of soil strength due to
seismic forces acting on water-saturated granular
soils. This loss of strength leads to a “quicksand”
condition in which objects can either sink or float
depending on their density. The potential for
liquefaction inMost of Pacific Grove has a low
susceptibility for liquefaction. Areas with a high
liquefaction susceptibility are exists primarily in
beach and sand dune areas, and in fill areas close to
the shoreline and Spanish Bay, and areas west of
Asilomar Boulevard, shown in Figure 10-
2Figure 10-2. This potential is greatest in the
Spanish Bay and Asilomar areas.

Settlement is the vertical compaction of soils and
alluvium caused by groundshaking. It may range
from a land surface drop of a few inches to several
feet, and may occur as far as 75 to 80 miles from the
epicenter. There are no areas subject to settlement in
Pacific Grove’s Planning Area.

Lurch cracking refers to fractures, cracks, and
fissures from a few inches to many feet in length
produced by groundshaking, settling, compaction of
soil, and sliding. In a major earthquake, lurch
cracking is likely to result in the extensive rippling
and fracturing of pavements and curbs, and damage
to sewer, gas, and water lines.

Lateral spreading is the horizontal movement or
spreading of soil toward an open face such as a
stream bank or the open side of fill embankments. In
Pacific Grove’s Planning Area, the most likely
locations to be affected are improperly engineered
fill areas or steep, unstable banks. But because
Pacific Grove is situated on stable bedrock, the
potential for significant damage from either lurch
cracking or lateral spreading is low.

An earthquake large enough to be felt can also cause
rockfalls, landslides, rock avalanches, and mud and
debris flows. Severe landslide damage and
disruption of access could occur as the result of a
moderate to major earthquake along Highway 68.

PGCC 12-3-25

Health and Safety, Chapter 10
4 The Pacific Grove General Plan
Figure 10-2 Liquefaction Susceptibility
Figure 10-2 Liquefaction
PGCC 12-3-25

Health and Safety, Chapter 10
The Pacific Grove General Plan 5

10.1.310.1.4 Tsunami Hazards
A tTsunamis is aare large ocean waves generated by
an earthquake in or near the ocean. Submarine
earthquakes of magnitudes in excess of 6.5 on the
Richter scale appear to be the principal cause of
tsunamis, although tsunamis also have been
triggered by submarine landslides and volcanic
eruptions. Tsunamis are actuallypresent as a series
of very long-period waves (lasting five minutes to
several hours) that are low in height when traversing
water of oceanic depth. But when tsunami waves
approach shore where the water depth decreases
rapidly, wave refraction, shoaling, and bay or harbor
resonance may result in dramatically increased wave
heights. Earthquakes below 6.5 magnitude are
unlikely to cause a tsunami, while earthquakes
between 6.5 and 7.5 magnitude may trigger a
tsunami but these are rarely destructive.

Earthquakes of magnitude 7.5 and higher can
produce destructive tsunamis.

Most tsunamis that have struck the California coast
in the pastsuch as the 1964 Crescent City disaster
have resulted frombeen a result of very distant
earthquakes, primarily in the Aleutian Islands.

Because of flooding and wave action, the tsunami
hazard associated with large distant earthquakes
appears to be high along beaches and within harbor
facilities. Most notably, the 1964 Crescent City
disaster, the 2010 Chilean tsunami and 2011
Tōhoku-oki tsunami have caused infrastructure loss,
damage to docks and boats in harbor areas, injury,
and loss of life in coastal communities along the
Pacific coast.

The major California offshore faults close to
Monterey Bay are probably strike-slip faults, and
earthquakes generated on strike-slip faults are not
likely to produce large-scale tsunamis. Thus,
tsunami potential associated with a local offshore
seismic event is low.

Nevertheless, tsunamis have occurred within the
Monterey Bay region, resulting in significant
damage to harbors and other coastal facilities. There
is no record of any tsunamis more than 10 feet high
occurring along the Monterey County Coast. The
effect of a tsunami wave on the Pacific Grove shoreline would likely be comparable to a swiftly rising and falling tide.

For the Pacific Grove shoreline, the areas vulnerable
to tsunami inundation are shown in Figure 10-3.

Areas above the seacliff in Pacific Grove are
considered to have a low tsunami hazard, while
beaches and bluff areas below the seacliff are
considered to have a high tsunami hazard. Tthe main
safety hazard from a tsunami is the possibility that
residents on Ocean View Boulevard and other low
altitude streets such as Coral Street and Acropolis
Street who are not evacuated may be caught by the
waves. There is also the possibility that sight-seers
who evade police tsunami warning barriers and
follow the tsunami drawdown into the exposed
intertidal areas may be swept away by the following
crest of the tsunami as were 61 sightseers in Hilo,
Hawaii, in 1960.

A national tsunami warning system has been set
upwas established in 1967 with the Pacific Tsunami
Warning Center in Hawaii, and the Alaska Tsunami
Warning Center in Alaska. These Centers will
provide warnings toare operated by the National
Weather Service and provide tsunami alerts on
potential tsunami-generating seismic events. The
messages are broadcast through various notification
formats including local sirens and text message
alerts. Information is relayed to which will pass
them on to the Pacific Grove Police Department and
other local officials. Pacific Grove is a certified
TsunamiReady city. TsunamiReady is a voluntary
recognition by the National Weather Service that
promotes tsunami preparedness through
collaboration among various agencies and the
public. The program aims to enhance public safety
by setting guidelines for communities to effectively
mitigate, prepare for, and respond to tsunamis.

Areas above the seacliff in Pacific Grove are
considered to have a low tsunami hazard, while
beaches and areas below the seacliff are considered
to have a high tsunami hazard. Coastal erosion, later
discussed in Section 10.2 Climate Change, and
climate change induced sea level rise would likely
amplify the impacts of tsunamis on coastal
communities, such as Pacific Grove. Higher sea
levels allow tsunamis to travel further inland,
resulting in more extensive flooding, coastal
erosion, and damage. Additionally, smaller tsunamis
may have more severe effects due to the elevated sea
levels.

10.1.410.1.5 Summary of Seismic and
Tsunami Hazards
Potential seismic and tsunami hazards in the Pacific
Grove Planning Area have been mapped in the
Monterey County and Cities Seismic Element. The
map is divided into zones of relative seismic hazard
based on bedrock type, soil type, and proximity to
known faults. Past studies and evaluation of seismic
hazards in the region indicate Pacific Grove is in a
relatively stable area. The principal danger to
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structures from seismic hazards is caused by
groundshaking, and thewith a low to moderate
potential for such damage is only low to moderate.

Liquefaction potential is limited mostly to the
Spanish Bay area. Low-lying areas adjacent to
beaches and the immediate shoreline are potentially
subject to tsunami inundation.

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Figure 10-3 Tsunami Inundation
Figure 10-3 Tsunami Hazard
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10.1.510.1.6 Landslide and Erosion Hazards
The potential for landslides and serious erosion
exists wherever natural or man-made disturbances
have created unstable soil and slope conditions.

Erosion is a natural process that is affected by
variables such as the amount and intensity of
rainfall, ocean wave exposure, properties of soil type
and underlying rock, and vegetative or organic
debris cover. It becomes a serious problem only
when man-made factors are also at work. Landslides
are usually more destructive and can be triggered by
either natural causes (such as seismic shaking or
stream erosion) or by human activities such as
grading, compaction, and filling, which can increase
the load on unstable ground masses.

Soils. A number of soil properties have important
implications for development and resource
management. Soil-related issues to be addressed in
planning and management include erosion,
drainage, runoff, and expansive soils. The soils in
the Planning AreaPacific Grove have a only a
moderate erosion hazard and a moderate runoff
potential.

Landslides. Landslides are the movement of rock,
debris, and soil down a slope. Unstable and
potentially unstable slopes can be identified by
bowl-shaped or step-like hillsides, broken and
sheared bedrock and/or soil deposits, near-surface
saturated conditions as evidenced by springs or
seepage areas, slopes generally greater than
15 percent, and broken ground and/or tilted
vegetation. All are indications of poor slope
stability.

Most areas of Pacific Grove have an extremely low
potential for landsliding, as shown in Figure 10-
4Figure 10-4. No significant landslides have been
recorded in the city, and with the exception of a few
low bluff areas along the waterfront that are used as
parks and are protected by retaining walls, no
significant areas of landslide susceptibility have
been identified. Only a relatively small portion of
the city contains slopes over 30 percent: Calabrese
Canyon, some coastal bluffs, Benito Avenue,
Piedmont Avenue, Hillside Avenue, Adobe Lane,
and Syida Drive. Areas of steeper grades are at risk
of landslides during heavy rains.

Extreme precipitation events are expected to occur
more frequently and with greater intensity as a result
of climate change, which will increase the frequency
and magnitude of landslide events.

Erosion. Erosion and deposition are common
natural geologic processes that result from gullying,
rilling, ravelling, and bank cutting. In areas
undisturbed by human activity, these processes may
or may not pose a hazard. They may, however, be
accelerated by concentrating natural surface flows
into culverts or by removing vegetative cover. Then
the chances of hazardous conditions increase.

The 1978 Pacific Grove environmental hazards
element identified three areas as high erosion hazard
zones. These areas have since been further
developed and no longer pose a serious erosion
problem. The areas were Calabrese Canyon, Spanish
Bay, and an area adjacent to the Samuel F. B. Morse
Reserve. The construction and landscaping
associated with the housing development at
Calabrese Canyon and the new golf course and hotel
at Spanish Bay have reduced the overall erosion
hazard.The majority of Pacific Grove is in a
moderate erosion hazard zone. Figure 10-5 shows
erosion hazards in Pacific Grove. Areas of the city
most susceptible to erosion are concentrated on the
western portion of the peninsula, specifically areas
west of Asilomar Avenue along Sunset Drive
containing the Hotel and Conference grounds and
beach walking trails, as well as the northern portion
of the city containing the Point Pinos Lighthouse
Reservation.

The grading of sites can, nevertheless, present result
in increased erosion hazards which can affect not
only the property being developed graded but also
adjacent and downslope properties. Sediment
traveling from eroded areas usually affects an area
much larger than the site under construction. Section

24.0624.020 of Pacific Grove’s Subdivision
Ordinance is intended to control the erosioninducing effects of development. The Through the Monterey Regional Stormwater Management
Program, the City also requires that temporary cover
or mulching be used to protect bare soil and slopes
and certain activities be restricted during
construction to mitigate erosion hazards during
construction in the rainy periodsseason (October to
April).

10.1.610.1.7 Marine-related Related Erosion
Hazards
The ocean and bay shore on the north and west of
the city are subject to weathering, erosion, and
deposition of rocks and sand from both ocean winds
and waves. Whereas sandstone and bedded cliffs
have posed cliff- retreat problems for urban areas on
the other side of Monterey Bay, Pacific Grove’s
shoreline is mostly dominated by exposed granitic
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rock that forms a relatively stable and durable
barrier to protect shore- line development from the
constant barrage of ocean waves. Although wave
activity can become intense during winter storms,
the Pacific Grove shore has not retreated
significantly.

Approximately 80 percent of the city’s shoreline is
still in its natural state. The remaining 20 percent (all between Point Pinos and Point
Cabrillo)Approximately 4,695 feet of coastline
hashave been altered with seawalls to provide
protection from waves action and erosion. Two
small areas (at Point Cabrillo and on the ocean side
of Point Pinos) have either protective beaches or
stable rock formations. The U.S. Department of
Navigation and Ocean Development has classified
four small areas where man-made shoreline
improvements may be endangered, although
damage may not have occurred recently. Along the
rest of the natural shoreline, existing improvements
are not considered in danger from wave damage.

The Coastal Hazards Modeling Technical Methods
and Results Report prepared for the City in 2024
identified that the potential coastal erosion hazard is greatest in the Great Tide Pool Area, Crespi Pond,
Asilomar Dunes neighborhood, and Pacific Grove
Retreat neighborhood. Figure 10-6Figure 10-6
shows the areas of the city susceptible to coastal
erosion. This modeling overlaps with sea level rise
by foot, or projected sea level rise by year.

Historically, the city has been affected by coastal
erosion, experiencing shoreline changes and
infrastructure damage over the years. Intense winter
storm waves caused a 31-foot section of seawall and
adjacent public overlook near 701 Ocean View
Boulevard to collapse on January 20, 2017. In
January 2023, a coastal storm wave event caused
considerable erosion, specifically along the
Asilomar Coastal Trail, where the natural dune was
displaced 50 feet back and 5.5 feet of depth was lost.

Near the Great Tide Pool a pedestrian boardwalk
and lookout area were also destroyed.

Pedestrian traffic along the immediate shoreline can
contribute to shoreline bluff erosion. Walkers can
disturb protective vegetation in bluff-top areas. Loss
of vegetative cover leads to further abrasion of the
bluffs, and run-off and storm wave action increase
erosion and sedimentation. The City’s 2020seawall
construction program has tried, since 1970, to
remedy the conditions caused in part by heavy
pedestrian use of the shorelineShoreline
Management Plan contains projects and programs to
continue the provision of recreation coastal trail
access while protecting public infrastructure, coastal
access, and the city’s natural and cultural resources.

The seawall has enhanced public access in certain
locations, and may also have had a beneficial effect
on maintaining water clarity in the Marine Gardens
Fish Refuge.

Very few structures in Pacific Grove have been built
directly adjacent to the shoreline. Roadways (Ocean
View Boulevard and Sunset Drive) separate
urbanized land uses from the shore. Those pPortions
of Ocean View Boulevard adjacent to any steep drop
to sea level are protected by retaining walls. There
is, therefore, no significant ocean wave-related
erosion hazard to existing urban development. i
The erosion hazard from wind on sand dunes along
the shoreline between the Lighthouse Reservation
and the Spanish Bay area is significantin the
Asilomar Dunes Neighborhood could have an
impact to residential structures and recreation
infrastructure; at least two residential structures and a gazebo fall within the hazard areas. Unless
stabilized by vegetation or snow fences, dune sands
will shift and change frequently. Without such
stabilization, construction and siting of structures in the dune area constitutes a hazard to both the new
structures and surrounding properties. Disturbance
or removal of natural dunes will also increase wind
damage hazards.

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Figure 10-4 Landslide Susceptibility
Figure 10-4 Landslide Susceptibility
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Figure 10-5 Erosion Hazards
Figure 10-5 Erosion Hazards
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Figure 10-6 Coastal Erosion Hazard
Figure 10-6 Coastal Erosion Hazards
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10.2SEISMIC, SOILS, AND

GEOLOGIC GOALS, POLICIES,

AND PROGRAMS
GOAL
1 Prevent loss of life, injury, and
property damage from geologic
and seismic hazards.

POLICY 1 Design underground utilities,
including water and natural gas
mains, to withstand seismic forces.

POLICY 2 Continue City requirements for
post-earthquake building
replacement, reconstruction, and
rehabilitation to conform to the
latest City codes.

POLICY 3 Ensure that any hazardous
conditions associated with
unreinforced masonry (URM)
buildings are mitigated to an
acceptable level.

POLICY 3POLICY 4 Ensure future developments
adequately address erosion and
coastal erosion hazards through
proper siting and design, the
incorporation of appropriate
mitigation measures, and
compliance with Local Coastal
Program policies related to coastal
hazards.

Program A Prepare and adopt Continue to enforce
construction and design standards for
underground utilities, particularly
natural gas and water, to minimize
damage from seismic activity and soilrelated problems.

Program B Maintain, in the Pacific Grove
Municipal Code, aContinue to
implement the Seismic Hazards
Identification Program that to
identifies identify and mitigate
potentially hazardous buildings.

Program C Monitor coastal erosion and shoreline
changes, and make coastal hazard
mapping and policy modifications at
least every five years, or as necessary.

Program B Reevaluate coastal conditions after
severe storms and other coastal
erosion events and assess
infrastructure risks.

Program D All unreinforced masonry (URM)
buildings that are potentially
hazardous have been identified, and
the City has developed and
implemented a mitigation program to
reduce the associated hazards. This
program is outlined in Chapter 18.40 of
the Municipal Code.

10.2 CLIMATE CHANGE
Climate change refers to any distinct change in
measures of climate lasting for a long period of time,
including major changes in temperature, rainfall, snow, or wind patterns. In recent times, climate change has
been attributed to and accelerated by human activities
that alter the atmosphere. These activities include the combustions of fossil fuels, which releases significant quantities of greenhouse gases like carbon dioxide and
methane, and land-use changes such as deforestation
and urbanization, which reduce the Earth's capacity to
absorb carbon dioxide.

SB 379 amended Government Code Section 65302(g)
to require jurisdictions incorporate climate adaptation and resiliency strategies into their general plan safety element. The Pacific Grove Climate Change
Vulnerability Assessment (CCVA), included as
Appendix A, was prepared using the vulnerability
assessment process recommended by the California
Governor’s Office of Emergency Services, as
documented in the 2020 California Adaptation
Planning Guide. The CCVA uses data from the United
States Census, American Community Survey 5-year
estimates, Cal Adapt, California’s Fourth Climate
Change Assessment, and the most up to date Monterey
County Multi-Jurisdictional Hazard Mitigation Plan.

Rincon Consultants, Inc. (hereinafter referred to as
"Rincon") prepared vulnerability assessments that
evaluate climate change hazards, including wildfire,
based on numerous sources, including third party
consultants, State and Federal mapping resources, and
various software modeling programs that are
considered industry standard best practices. The CCVA
prepared for this Safety Element evaluated wildfire
hazards based on CAL FIRE’s Fire Hazard Severity
Zones. Wildfire is an unpredictable hazard, and the
specific conditions of wildfire could result in fire
behavior that diverges from the assumptions used in
any analysis. There is no guarantee that wildfire
behavior and specific treatment to avoid such behavior
will follow or prevent wildfire impacts.

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10.2.1 Summary of Climate Hazards in
Pacific Grove
Drought
Drought conditions are expected to worsen in Pacific
Grove, potentially leading to water scarcity and stress on natural resources and priority populations. Climate
change will likely result in prolonged dry spells and
increased evaporation that would impact water
availability and quality, affecting both community
health and natural ecosystems.

Extreme Heat
Extreme heat events are not historically common in
Pacific Grove. With climate change, extreme heat
events, defined as days exceeding 88.7°F in Pacific
Grove, are expected to become more common, posing
health risks to vulnerable populations such as renters, adults 65 years or older, and children. Increased
temperatures can also stress vegetation and wildlife,
leading to habitat shifts and increased plant and animal mortality rates. The County of Monterey’s Department
of Emergency Management operates a webpage with
current emergency information for extreme heat
events, including cooling centers within the region.

Sea Level Rise
Rising sea levels will exacerbate coastal erosion,
flooding, and storm surges, impacting coastal
ecosystems, recreational areas, and critical
infrastructure like wastewater systems. Coastal
properties and natural habitats are at increasing risk of coastal erosion and wave damage. Sea level rise is
discussed in Section 10.4.

Severe Storms and Stormwater Flooding
Increased intensity and frequency of severe storms
may lead to more frequent flooding events,
overwhelming stormwater systems and causing
damage to properties and infrastructure. Coastal areas
are particularly vulnerable to storm surges and wave
action. Flooding is discussed in Section 10.3 Flooding
and Storm Hazards are discussed in Section 10.6.

Wildfire
The frequency and intensity of wildfires are projected
to increase, particularly in the southern forested areas of Pacific Grove. Wildfires pose risks to people and
property, public health due to wildfire smoke, and
infrastructure and service disruptions, such as power
outages. Wildfire is discussed further in Section 10.10.

10.2.2 Climate Vulnerability Assessment
The CCVA analyzes vulnerabilities and priority
populations in the city of Pacific Grove, focusing on
impacts of the various climate hazards. Vulnerable
populations are highly susceptible to drought, wildfire, severe storms and stormwater flooding, sea level rise,
and extreme heat. In Pacific Grove, significant
vulnerable populations include renters, adults 65 years and older, individuals with disabilities, military
veterans, and individuals with cardiovascular disease.

Individuals with chronic health conditions, including
seniors, children, military veterans, and individuals
with disabilities, are typically more sensitive to air and water pollutants and can experience mobility
challenges that limit access to medical care, emergency resources, and evacuation. Renters are also particularly vulnerable to climate related hazards since they
typically have limited control over housing conditions
such as cooling systems, insulation, and home retrofits to protect against hazards such as flood and wildfire. In addition, residents living in overcrowded housing are
more likely to face health and safety concerns and face financial barriers when preparing for and recovering
from climate hazards. Overcrowding rates are low
throughout Pacific Grove, but is higher among renter
households compared to homeowners and is highest in
Del Monte Parke neighborhood, which overlaps with
high wildfire hazard zones.

Buildings infrastructure, and critical services,
especially those located adjacent to the coast, are also vulnerable to climate change impacts. Critical facilities consist of the infrastructure and systems that are
essential to maintain the health and welfare of the
public and that enable the continuous operation of
critical government and business functions. Critical
infrastructure and services include water services,
storm drainage and flood protection, fire services,
emergency services, medical services, utilities and
major utility corridors, public transportation, roadways, and active transportation routes. These assets are
vulnerable to drought, stormwater flooding of
roadways, increased hospital visits due to poor air
quality, and increased energy demand during extreme
heat events. The City’s wastewater infrastructure is
particularly vulnerable to sea level rise and coastal
flooding due to its location within 150 feet of the
shoreline.

CLIMATE CHANGE GOALS,

POLICIES, AND PROGRAMS
GOAL Prevent loss of life, injury, and
property damage from climate
change related hazards.

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Health and Safety, Chapter 10
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2 POLICY 5 Ensure climate adaptation and
hazard plans are designed to
identify and address impacts to the
city’s most vulnerable populations.

Program E Collaborate with local and regional
entities to establish climate resiliency
centers (i.e. cooling centers for
extreme heat events and emergency
centers for climate related
emergencies). Ensure resiliency
centers are located in proximity to
areas with high concentrations of
vulnerable populations.

Program F Identify areas with concentrations of
vulnerable populations that may be
disproportionately impacted by
climate change and may need
assistance and conduct education on
climate change related impacts.

POLICY 6 Implement water conservation
programs and education to increase
drought resilience and reduce
vulnerability to long-term water
supply shortages.

Program G Upon the next update to the Urban
Water Management, partner with the
California American Water Company
and Monterey County to review
historical droughts and consider
similar droughts in future projections
to better plan for water supply
shortages and support the City’s Local
Water Program.

Program H Where feasible, implement a program
to conduct water/energy nexus studies
to inform the City’s future public
water and electricity rate structure
during times of drought to ensure
under-resourced individuals avoid
inequitable pricing outcomes.

Program I Promote drought-tolerant landscaping
across all public and private
properties.

Program J Identify natural infrastructure that may
be used in adaptation projects to
address climate change hazards.

Where feasible, incorporate natural
features and ecosystem processes, or
the restoration of natural features and
processes when developing climate
hazard implementation plans.

POLICY 7 Where feasible, install shade trees
and cool pavement, expand the
functionality and availability of
cooling centers, and distribute lowcost cooling resources to reduce the impacts of extreme heat and poor air
quality on climate vulnerable
populations.

Program K Where feasible, partner with nearby
jurisdictions to expand the availability
of cooling centers to address a greater
variety of needs as resilience centers
facilitating health, food, medical, and
emergency services during poor air
quality events caused by climate
hazards, including extreme heat events.

Program L Seek funding to develop an Extreme
Heat Plan to plan for and mitigate
extreme heat, such as employing cool
pavement technology and increasing
the urban forest.

Program M Encourage alternatives to air
conditioners such as ceiling fans, air
exchanges, and increased insulation to
reduce high electricity demand during
extreme heat events to increase
reliability of electrical grid.

POLICY 8 Ensure the siting, design, and retrofit
of critical facilities incorporate
climate resilience measures to
protect against current and
projected climate change impacts,
including extreme heat, flooding,
wildfire, and sea level rise.

Program N Assess critical facilities, including
those for first responders and critical
service providers to identify retrofits
needed for long-term climate resilience
such as wildfire, sea level rise,
increased wind/storm events and
stormwater flooding, and increase in
extreme heat events based on the best
available science in climate projections.

Program O Locate new critical facilities outside of
high hazard areas, including high and
very high fire hazard severity zones,
100-year flood zones, and tsunami
inundation zones.

Program P Consider amending the local building
code to require CALGreen Tier 2
Voluntary Standards Section
A5.106.11.2 for cool roofs and Section
A5.106.7.2 for cool walls by the next
California Building Codes (CBC)
update cycle to protect occupants from
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extreme heat.

Program Q Consider amending local building
code to require indoor cooling and
two-way air conditioning units in new
multi-family buildings, monitoring the
California Department of Public
Health guidance regarding indoor
cooling which will inform the next
CBC update cycle.

POLICY 9 Incorporate climate change
projections in future resource
conservation plans and land use
plans, including research and
monitoring plans.

Program R Adopt a climate action and adaptation
plan that includes climate change
projections and policies and programs
to reduce impacts of climate change
and address climate adaptation.

Program S Conduct citywide outreach on water
conservation programs and education
through print, digital, and in-person
outreach (i.e. flyers, information
booths at City attended events, social
media posts).

POLICY 10 Inform the community of natural
and human-made hazards, climate
change hazards and disaster
preparedness through education
and outreach events.

Program T Conduct community education efforts
via local media coordination, City
sponsored activities and events, and
other methods to reach the broader
community regarding emergency
evacuation, potential hazards, and
mitigation efforts.

Program CProgram U Provide online information for
preparing homes and business for
extreme weather events, such as
resources on what to have at home in
an emergency kit.

10.3 FLOODING
The potential for flooding exists whenever excess
surface runoff collects and concentrates. This may
occur because of inadequate storm drainage or because
the natural capacity of a stream or drainage system has been exceeded.

The natural landscape of Pacific Grove peaks near the
city boundary with the Presidio of Monterey and
slopes gently downward north and west toward
Monterey Bay and the Pacific Ocean. This slope gives
the city a mostly unobstructed natural gravity drainage system. Pacific Grove is on a peninsula without any
significant streams or rivers and no true floodplains.

According to the Federal Emergency Management
Agency (FEMA) Flood Insurance Rate Maps (FIRMs),
most of Pacific Grove has low flood risk, as shown in
Figure 10-7Figure 10-7. FEMA FIRMs use historical
data to determine flood hazard, identifying areas of low, moderate, and high flood risk. In Pacific Grove, only
very small areas directly adjacent from the coastline are within the 100-year flood plain (one percent annual
chance of flooding). With climate change anticipated to increase the frequency and severity of extreme
precipitation events, Pacific Grove may experience
more frequent and severe flooding. This could result in temporary disruption of emergency services and
potentially overwhelm wastewater and storm drainage
systems. Several low-lying areas of the city, including transportation routes near Asilomar State Beach and
Conference Grounds, in particular portions of Ocean
View Boulevard and Sunset Drive between Esplanade
Street and Asilomar Avenue, are identified as flood
prone in the most up to date Multi-Jurisdictional Hazard Mitigation Plan. Although located outside of City
limits, the Del Monte Boulevard tunnel in Monterey is
an especially critical transportation route that provides one of two major access routes into/out of the City and could be prone to flooding., however, were designated
as “flood prone” in the 1978 Pacific Grove environmental hazards element Flooding in these areas still presents an issue when high tides and large surf occurs simultaneously. has since been mitigated Source: by
installation of new storm drains, and there is no
significant flood danger to the city.

In Pacific Grove precipitation changes due to climate
change are expected to increase the risk of flooding in the city, including localized flooding which could cause property damage or cause access issues due to street
closures. The compounding effects of climate change
impacts can lead to greater risks. Storm events after a wildfire can lead to mudslides and debris flows, which
in Monterey County led to a local emergency following
a severe winter storm in 2021.

10.4 SEA LEVEL RISE
Increasing temperatures caused by climate change are
expected to raise global sea levels. Sea level rise
increases the risk of coastal erosion, coastal flooding, and damage to resources and infrastructure. A coastal
hazard modeling assessment was conducted in August
2024 as part of the Local Coastal Program update. The
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Health and Safety, Chapter 10
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that would become at risk for cliff erosion and storm
wave hazards under various sea level rise scenarios.

The study projected significant coastal erosion due to
sea level rise by the year 2100, particularly along the shoreline and bluff at Pacific Grove State Beach. The
Great Tide Pool and Crespi Pond area could retreat up
to 85 and 54 feet respectively. Residential structures
and public amenities in the Asilomar Dunes
Neighborhood, Beach Tract / Fairway Homes
Neighborhood, and Pacific Grove Retreat
Neighborhood could become increasingly vulnerable
to coastal erosion with an increase in frequency and
severity of storm surges, and rising mean water level
due to climate change. The study identified 69 parcels
and 28 built structures to be at risk from coastal wave hazards and 23 parcels with one structure at risk of
coastal erosion. Figure 10-8 shows the sea level rise
projections for Pacific Grove along with coastal
erosion risk.

10.410.5 DAM FAILURE
The closest operable dam is located southwest of
Pacific Grove outside City boundaries in Monterey
County. The California-American Water Company
(Cal-Am) recently reconstructed the Forest Lake
Reservoir in 1994 to make it more resistant to
earthquake and storm damage that could cause local
flooding as well as constructing the reclamation and
recycling system. In 1998 the reservoir was purchased
by the Pebble Beach Community Services District and
has since increased the storage capacity. The Pacific
Grove Dam, located on the eastern side of the city, is
still owned by Cal-Am’s and is the only reservoir
within the city limits. The dam has been considered
inoperative since 2003, poses no significant
inundation hazard, and . It is no longer being used for potable water storage. Figure 10-9 shows areas of the
city subject to dam inundation hazard.

Program D Program C Explore the use of the
California- American Reservoir for
potential storage of reclaimed water.

10.510.6 STORM HAZARDS
Winter storms along the Pacific Grove shoreline have
the potential of producing breaking waves exceeding
20 feet in height at the 20-foot depth contour.

Although the offshore reef areas dissipate much of the
storm wave energy, run-up can reach the low-lying
shoreline areas below or at the 20-foot elevation
(including the waterfront parklands and roadways).

Boulders and other debris flung onto the shore are the
primary storm hazards in the area.

Another potential storm hazard results from the configuration of Monterey Bay. The bay tends to produce sets of larger waves followed by quiet periods. These
quiet periods may lure the unwary too close to the
shoreline. The City has recognized the hazard these
unexpected large waves pose by posting warning signs
along the shoreline.

Climate change is expected to increase the rate and
severity of storms. Extreme wind and precipitation
events often overwhelm storm drainage systems which
could impact properties and infrastructure due to
localized flooding or downed trees and power lines.

A study of storm damage in the vicinity of Monterey
Harbor from 1910 to 1960 indicates periodic damage to
harbor structures and moored boats, but little loss of
life. The winter storms of 1982-83 downed trees,
damaged piers and some seawalls, and flooded part of
the Asilomar area. Although recreational use of the
shoreline has intensified substantially since 1970, the heaviest use is during the summer months when storm
activity is rare. (Most storms occur between October
and April.)
POLICY 4 Maintain adequate storm warning
communication systems.

The Pacific Grove Police Department receives weather
warnings directly from the National Weather Service’s
Forecast Office for the San Francisco Bay
Region. A new National Weather Service office for the
area is located in the city of Monterey at 21 Grace
Hopper Avenue. Several forecast stations broadcast
information for the coastal counties, including stations at Mount Umunhum in Santa Clara Countyat the and
the Monterey Peninsula Airport, focusing on the coastal counties between Sonoma and San Luis Obispo
counties, opened in 1994.

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Health and Safety, Chapter 10
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Figure 10-7 100-Year Flood Zones
Figure 10-7 FEMA Flood Hazard Zones
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Health and Safety, Chapter 10
The Pacific Grove General Plan 19
Figure 10-8 Sea Level Rise
Figure 10-8 Sea Level Rise
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Health and Safety, Chapter 10
20 The Pacific Grove General Plan
Figure 10-9 Dam Inundation Areas
Figure 10-9 Dam Inundation Zones
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Health and Safety, Chapter 10
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STORM, FLOODING, and SEA

LEVEL RISE GOALS, POLICIES,

AND PROGRAMS
GOAL
3 Prevent injury, property damage,
and infrastructure loss from
flooding and erosion.

POLICY 4POLICY 11 Restrict parking,
construction permits, or right-ofway encroachment permits on high fire hazard days in neighborhoods
in and near fire hazard zones; on
days with potential storm surges,
atmospheric rivers, in flood zones
near Asilomar State Beach and
Conference Grounds, and Upgrade
and maintain the city’s stormwater
drainage system to increase capacity
and reduce flooding to account for
projected precipitation rates due to
climate change.

Program EProgram V Strengthen storm drain
maintenance to prevent local flooding
during strong storms.

Program W Require prompt revegetation and/or
construction of newly graded sites to
control erosion.

Program X Encourage projects requiring
development permits incorporate low
impact design to reduce runoff, such
as permeable paving, on-site detention
ponds, and bioswales.

POLICY 12 Enhance the resilience of the city’s
stormwater drainage and
wastewater systems to
accommodate potential impacts
including sea level rise and severe
storm events.

Program Y Adopt, implement, and periodically
update a drainage system master plan
that inventories the city’s stormwater
drainage system, identifies
deficiencies and capacity constraints,
and recommends infrastructure
improvements to address identified
issues. The drainage system master
plan should incorporate future climate
change projections and address
anticipated impacts to the system.

Program Z Update the City’s Sewer System
Master Plan every five to 10 years to
accommodate city growth and address
climate change impacts.

Ensure new development and
redevelopment projects effectively
mitigate potential risks associated
with sea level rise through the coastal
development permit review process.

POLICY 13
Program AA Encourage development projects to
deposit dredge spoils on Pacific Grove
State Beach to mitigate coastal erosion,
as identified in the MJHMP and CCVA
if the material is suitable for sand
replenishment and is consistent with
environmental protection policies.

Program BB Require removal or relocation of
structures away from sea level rise
hazards, especially those identified in
the CCVA, if public health and safety
risks exist, if essential services can no
longer be maintained, if the structures
are no longer on private property due to
shoreline migration, or if the
development requires new or
augmented shoreline protective devices
that would not otherwise be permitted.

POLICY 14 Coordinate with other local,
regional, state, and federal agencies
to monitor local sea level rise impacts
and plan and implement adaptation
initiatives and restoration or
enhancement of natural ecosystems.

Program CC Develop sea level rise adaptation plans
for assets vulnerable to sea level rise.

Program FProgram DD Continue to build community
awareness about sea level rise hazards
and future vulnerabilities.

10.610.7 AIRCRAFT/AIRPORT

CRASH HAZARDS
The Monterey Regional Airport is located
approximately 3.5 miles to the southeast of Pacific
Grove. The Monterey County Airport Land Use
Commission prepared the 2019 Airport Land Use
Compatibility Plan (ALUCP) to promote the safety and
welfare of the communities affected by airport
activities, in which Pacific Grove is within the Airport Influence Area (AIA). Figure 10-10Figure 10-10
shows Pacific Grove in relation to the safety overlay
areas. Under some wind conditions, commercial,
private, and military aAirplanes fly over Pacific Grove on their approach to land at the Monterey Peninsula
Regional Airport and the Point Pinos Lighthouse is a
landmark in pilot’s visual approach procedures. This is a potential Potential hazards arise during certain
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Health and Safety, Chapter 10
22 The Pacific Grove General Plan
weather conditions. The ALUCP establishes safety
measures for jurisdictions within the AIA. For Pacific
Grove this would include a maximum non-residential
intensity of 300 persons per acre, a requirement for 10 percent open land, and various restrictions including
prohibitions on hazards to flight, outdoor stadiums,
structures over 100 feet, and uses involving vulnerable occupants within specified distances from the runway,
with additional airspace analysis and airport disclosure notices required. Aircraft noise exposure is later
discussed in Section 10.13.2.

AIRCRAFT/AIRPORT HAZARDS

GOALS, POLICIES, AND

PROGRAMS
GOAL
4 Prevent injury, property damage,
and infrastructure loss from
airport hazards.

POLICY 15 Maintain adequate storm warning
communication systems.

POLICY 16 POLICY 5 Work with the
Monterey Peninsula Airport
District to monitor safety and noise
concerns for Pacific Grove.

POLICY 17 Continue to review development
projects to ensure consistency with
the ALUCP requirements for the
AIA.

10.710.8 TOXIC AND

HAZARDOUS

WASTESMATERIALS
The generation, storage, disposal, and transportation
of toxic or hazardous wastes in Pacific Grove is not a
significant issue. Household hazardous waste is
accepted and processed by Monterey Regional Waste
Management District at the ReGen Household
Hazardous Waste Facility in the city of Marina, as well as through curbside pickup through the GreenWaste
Recovery services. The City maintains a ‘s hazardous
materials storage area was previously located at the
City Corporation Yard, at 2100 Sunset Drive, but is
now considered inactive. Pacific Grove Public Works
Department maintains an inventory of materials by
location for pesticides.

There are no permitted hazardous waste facilities in
the city. There are few locations with active hazardous materials identified and a number of inactive sites,
such as sites with previous uses that may have resulted in contamination and hazardous material: including a
prior naval fueling station, and the historic Point Pinos lighthouse. Figure 10-10Figure 10-10 shows active and
inactive hazardous material sites in the city.

The City has the following goals, policies, and
programs related to hazardous materials.

HAZARDOUS MATERIALS GOALS,

POLICIES, AND PROGRAMS
GOAL
5 Prevent injury, property damage,
and infrastructure loss from
hazardous materials exposure.

POLICY 18 Require businesses that
manufacture, store, use, or transport
significant quantities of hazardous
and toxic materials to annually
identify such materials and their
quantities and to notify the Fire
Department of any changes in such
materials or activities.

Program GProgram EE Maintain a current inventory of
hazardous and toxic materials by
location, for use by the Fire Department
and the Community Development
Department.

POLICY 5 The City supports the establishment
of a substation in the city for the
collection of hazardous materials.

See Program L in Section 6.6 of
Chapter 6, Natural Resources.

POLICY 6 Program L Continue to maintain
appropriate li- censes and permits
for the storage of hazardous
materials.

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Figure 10-10 Monterey County Airport Land Use Plan Safety Zones Figure 10-10 Airport Safety Zones
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Health and Safety, Chapter 10
24 The Pacific Grove General Plan
Figure 10-11 Hazardous Materials Sites
Figure 10-11 Hazardous Materials Sites
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10.810.9 AIR AND WATER

POLLUTION
There are no significant air or water quality problems
in the Planning AreaPacific Grove. (Water quality and
the City’s intention to control non-source pollutants
are dis- cussed in Chapter 6 Natural Resources,
Sections 6.2 Water Resources and Water Quality and

6.6. Natural Resources Goals, Policies, and Programs)
The excellent ventilation provided by the weather
patterns generally inhibits the buildup of air pollutants.

How- ever, Pacific Grove is part of the North Central
Coast Air Basin., According to the California Air
Resources Board air quality standards designation
tool, the city which is within federal attainment status for ozone and particulate standards and State
attainment for fine particulate matter (PM2.5).

However. the city is located in a non-attainment area
for State and federal ozone standards and for State and inhalable particulate standards for coarse particulate
matter (PM10). Attainment means complying with
State and federal ambient air quality standards within
an air basin.

The Monterey Bay Air Resources District (MBARD)
is responsible for conducting air monitoring,
permitting, enforcement, long-range air quality
planning, regulatory development, and education and
public information activities related to air pollution for Monterey County.

There are few industrial sources of air pollution in
Pacific Grove. Sources of air pollutant eEmissions
relevant to Pacific Grove include passenger and
commercial vehicles, wildfire smoke, from sources
such as, residential cooking and heating, dry cleaners, and gasoline dispensers.

The City has the following air and water quality goals, policies, and programs.

AIR AND WATER POLLUTION

GOALS, POLICIES, AND

PROGRAMS
GOAL
36 Promote attainment, and insofar
as possible, improve air quality in
Pacific Grove and the Monterey
Bay area.

POLICY 7POLICY 19 Address State and
federal regulations to keep funding
to maintain attainment.

Program HProgram FF Support and participate in
regional air quality planning
programs.

POLICY 8POLICY 20 Use the CEQA process
to identify and avoid or mitigate
potentially significant air and water
quality impacts of development.

In doing so, the City will consult with the Monterey
Bay Air Resources District Unified Air Pollution
Control District concerning air quality issues associated with specific development proposals.

POLICY 9POLICY 21 Continue to support
the efforts of the Transportation
Agency for Monterey County to
implement the Monterey County
Congestion Management
PlanRegional Transportation Plan.

Program IProgram GG Ensure that new development, or
major rehabilitation, redevelopment, or
con- version, incorporates the
infrastructure, facilities, and design
standards necessary to encourage and
accommodate public transportation,
ridesharing, and non- -automobile
travel modes.

10.910.10 FIRE HAZARDS
There is a potential for both wildland and structural
fires to threaten life and property in Pacific Grove.

Wildland fires, which result from both human activity
and natural causes, occur in forests, brush, or grasslands, but maycan threaten structures and urban development. Local and regional wildfires can also
generate smoke that can cause hazardous air quality
conditions impacting public health, particularly those
with respiratory conditions such as asthma. Structural
fires usually result from human activity. Substandard
structures present the highest potential for injury, death, or loss of property.

10.9.110.10.1 Wildland Fire Hazards
Wildland fires are unlikely to present a hazard to
Pacific Grove during most of the year, but such fires do occur periodicallycan occur year-round and typically
occur most frequently during the annual dry season
(May to October). Wildfires can be naturally occurring
or caused by human activity. The buildup of understory
brush and vegetation (which under natural conditions
would be periodically burned off) creates conditions
conducive to large and intense fires. Variables such as humidity, drought, rainfall, wind velocity, type of
vegetation, and fuel buildup determine the start, spread, and control of wildland fires. Increased temperatures,
decreased precipitation, and prolonged dry spells due to climate change are likely to cause greater fuel loads and fuel dryness, resulting in more frequent and severe
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Health and Safety, Chapter 10
26 The Pacific Grove General Plan
wildfires. These climate patterns are extending the fire season, which historically occurred from May to
October throughout California. Furthermore, fire
suppression and development within the wildland
urban interface, the area of transition between human
development and unoccupied land, has led to increased
fuel load and risk of ignition. The most hazardous fire conditions occur during the annual dry season (May to
October).Historical wildfires that have occurred in
proximity to the city are shown in Figure 10-
12Figure 10-12.

The California Department of Forestry and Fire
Protection (CAL FIRE) is responsible for fire
suppression and prevention within all “State
Responsibility Areas” (SRA). CAL FIRE has
developed a classification of wildland fire hazards for SRAs in proximity to Pacific Grove, all of which are
unincorporated. This classification system categorizes
areas based on their wildfire hazard level. An updated
Fire Hazard Severity Zone (FHSZ) map for the area
was released by CAL FIRE on March 10, 2025. In
order to enhance wildfire resilience and planning
measures, the updated maps were adopted by the City
on July 16, 2025, as recommended. The areas west and
south of Pacific Grove are designated as Moderate,
High, and Very High FHSZs based on the map
retained on file by the City. Federal Responsibility
Areas (FRA) fall under the responsibility of federal
agencies. In and near Pacific Grove this includes the
Presidio of Monterey to the east of city limits, National Oceanic and Atmospheric Administration (NOAA)
Southwest Fisheries Science Center on Lighthouse
Avenue, and Naval Reserve Center within the Point
Pinos Lighthouse Reserve.

Local Responsibility Areas (LRA) are zones where
local and regional fire suppression agencies are
responsible for fire protection and prevention.

Monterey City Fire Department is responsible for fire
suppression and prevention in Pacific Grove and the
surrounding cities. According to the most up to date
designations from CAL FIRE, LRAs that are of
highest risk to wildfire are located in the southern
limits of the City. The border of the Del Monte Forest
with Pacific Grove, where development is adjacent to
dense vegetation, has a potential for wildland fires that can endanger urban developmentpeople and property.

Undeveloped forested areas directly behind houses in
this area are highly hazardous because of the
accumulation of large amounts of dry brush and dead
wood that can become fuel for a wildland fire. These
areas are considered by CAL FIRE to be Moderate to
High Fire Hazard Severity Zones (HFHSZ) and Very
High Fire Hazard Severity Zones (VHFHSZ), based
on the most up to date designations. Figure 10-
12Figure 10-12 shows wildfire hazard areas in the city.

Figure 10-14Figure 10-14 shows existing development
within HFHSZs and VHFHSZs. The existing uses in
these areas are primarily residential, but also contain the existing Forest Hill commercial corridor, shopping
center, and city owned educational facilities. The
General Plan land use designations for these areas
include Low to High Density Residential, Open Space,
Public, Forest Hill Commercial, Group Quarters, and
Country Club Shopping Center.

Several Pacific Grove Unified School District schools
are located within fire hazard severity zones in the
southern part of the city. The School District has
prepared a Districtwide Threat and Risk Assessment
and individual Site Safety Plans for each school to
identify and address safety issues, including fire. These plans evaluate each schools existing fire protection
system and provide evacuation routes and shelter in
place procedures in the event of a fire within the area.

A May 31, 1987, fire in Del Monte Forest burned 160
acres, destroyed 32 houses, and caused an estimated
$16 million in damage. Monterey County contracts
with the California Department of ForestryCAL FIRE
for fire protection in this part of the Planning Area.

Some areas within the city limitsinterior of the city also pose a wildland fire hazard. In Pacific Grove Acres,
structure structural and other fires can set off wildland fires. The forested portions of the Lynn “Rip” Van
Winkle Open Space could pose a fire threat to the
schools and housing across Congress Avenue.

Washington Park, and Asilomar State Beach and
Conference Grounds have a smaller lower wildfire
potential for an outbreak of wildland fire, since they are well-maintained and regularly cleared of fire-prone
debris and brush and are broken up by pavements and
cleared areas.

The California Department of Forestry has developed a
classification of wildland fire hazards for all “State
responsibility lands.” The State responsibility lands
within the Pacific Grove Planning Area, all of which
are unincorporated, have been designated as having a
moderate fire potential.

The cities of Monterey, Pacific Grove and Carmel-bythe-Sea participated in the creation of a Community Wildfire Protection Plan (CWPP) to prepare for and
adapt to the increasing impact of wildfires. The CWPP
development was led by the Monterey Fire Department
in response to the federal Healthy Forest Restoration
Act of 2003 and adopted by the Pacific Grove City
Council in 2024. The CWPP contains recommended
actionsin order to identify effective, prioritized wildfire mitigation and fuel reduction projects.

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10.9.210.10.2 Structural Fire Hazards
A large number of structures within the original
Retreat are substandard in terms of current State and
local fire and building codes. These older buildings
were constructed on small lots with little or no yard
space between them. Many are of single-wall
construction, and nearly all are wood frame. Many
have original electrical wiring and circuits that fail to meet the electrical demands of large numbers of
modern household appliances. In addition, many older
two- and three-story dwellings throughout the city
have been converted into apartments or rooming
houses. ; and iIncreasing the number of family units
within a building places additional demand on
building infrastructure which increases the fire risk if buildings are not brought up to local code.

A number of wood-frame commercial buildings in the
Downtown lack adequate fire protection. Some of the
masonry buildings have common basements without
fire-wall separations between properties. The lack of
fire walls at property lines and within buildings gives the Downtown the city’s greatest potential for
structural fires.

Lack of water supply and low pressure can seriously
constrain fire fighting capabilities. The topography of the city affects the fire flow water supply as pressure decreases at higher elevation areas. Most of Pacific
Grove has adequate water supply for fire suppression;
areas that have inadequate water supply need to be
upgraded. As of 1994, the areas within the city with
inadequate water supply for normal fire protection
were:
• The 1100 and 1200 blocks of Forest Avenue; The
600 block of Spazier;
• The 600 block of Hillcrest;
• The 300 and 400 blocks of Bishop;
• The area bounded by the 1000 block of Forest,
between Beaumont Avenue and Morse Drive;
• The 1200 block of Adobe Lane; and
• The 600 and 700 blocks of Mermaid Avenue.

A tradition of public safety, 1920
Source: The Pat Hathaway Collection
Although California-American Water Company CalAm has a water main improvement program, its priorities are based on customer complaints and leaks
not on fire fighting needs. Therefore, the City will need to include a water main improvement program in its
capital improvement planning.

The original Retreat and Mermaid Avenue areas are
designated “target hazard areas” because of the density of buildings and type of building construction. In
addition, Mermaid Avenue has inadequate fire flow. To
increase the fire flow, a new water main was extended
from Lovers Point Park 950 feet westerly into the 700
block of Ocean View Boulevard, and a new hydrant
was installed at the end of this main.

10.1010.11 FIRE PROTECTION
The Pacific Grove Fire Department serveds the city
from a single, centrally located fire station at 600 Pine Avenue until 2008. The department then merged with
the Monterey City Fire Department to provide better
services with an increased capability and depth of
service to the greater community. This department, as
of 2024, is staffed by approximately 18 full-time, paid professional firefighterspersonnel 24 fire engineers and 30 firefighters across six stations. The Pine Avenue
Station No.11 primarily serves a geographical area of

2.5 miles, which includes the city of Pacific Grove. All members of the department have diverse emergency
medical and fire suppression related responsibilities
and are able to respond to a wide variety of hazard
events. As reported in the 2024 Annual Report for the
Monterey Fire Department, all jurisdictions achieved
an Insurance Services Office (ISO) rating of 2. ISO
ratings range from one to ten (Class 1 being the best and Class 10 being the worst) in terms of a communities fire protection capabilities. For all fires and emergencies, the department maintains “running orders” which
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Health and Safety, Chapter 10
28 The Pacific Grove General Plan
determine the number and type of equipment to be
dispatched and personnel required. In first-alarm or
greater fire situations, off-duty personnel are called in to staff reserve or back-up equipment located at the
station, and volunteers are dispatched directly to the
fire scene.

In addition to fire volunteers, the department has a
volunteer ocean rescue unit that provides service on a
countywide basis. Those involved in the ocean rescue
program have diving experience and are not involved
with fire suppression.I
Pacific Grove has a mutual aid agreement with all fire
agencies in Monterey County. The County Communications Center in Monterey handles communications and dispatches units. During 1990, the department’s average response time was approximately three minutes, with response times rarely exceeding five minutePeninsula Medics Ambulance
Company provides paramedic service on the Monterey
Peninsula with one full-time ambulance stationed
behind the Pacific Grove Fire Department.Monterey
Fire Department submits a report of emergency
response time to the City Manager on a monthly basis.

In 2025, response times average below 5 minutes.

As required by the Public Utilities Commission, tThe
City has established minimum acceptable flow
ratesregulations and standards for fire protection
pursuant to Sections 17922, 17958, 17958.5 and
17958.7 of the California Health and Safety Code by
adopting provisions of the California Building Code.

The City has adopted the 2022 edition of the California Building Code and regularly updates their building
codes to be consistent with new editions of the
California Building Code as they are released,
including changes that further enhance protection from
wildfire hazards. The City has adopted several local
amendments to the California Fire Code, to include
additional fire protection measures including defensible space requirements, hazardous material storage,
burning prohibitions, and fire sprinkler regulations.

These mAdditionally, to ensure adequate fire-fighting
capabilities for developments, minimum water flow
rates are listed in the latest adopted edition of the
Uniform California Fire Code, Appendix III-A BB,
Division III, “Fire-flow Requirements for Buildings.”
School children learn fire prevention An ocean rescue
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Health and Safety, Chapter 10
The Pacific Grove General Plan 29
Figure 10-12 Historical Wildfires 1950 to Present
Figure 10-12 Historical Wildfires
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30 The Pacific Grove General Plan
Figure 10-13 Fire Hazard Severity Zones
Figure 10-13 Wildfire Hazard Zones
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Figure 10-14 Buildings and Roadways Within High and Very High Fire Hazard Severity Zones Figure 10-14 Wildfire Hazard Zones
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FIRE PROTECTION GOALS,

POLICIES, AND PROGRAMS

10.11 Policies herein are consistent with the
requirements of California Government Code Section
65302(g) and are based on CAL FIRE’s General Plan
Safety Element Assessment and recommendations
from CAL FIRE and the California State Board of
Forestry and Fire Protection. Rincon did not develop
original policies to mitigate wildfire.

GOAL
4 4
Prevent loss of life, injury, and
property damage from fires.,
release of hazardous materials,
natural disasters, and exposure to
other hazardous conditions.

GOAL
57 Ensure an adequate level of fire
and medical emergency service to
the communityPrevent loss of
life, injury, and property damage
from fires and wildfire hazards.

POLICY 10POLICY 22 Require new
development to provide all
necessary water service, fire
hydrants, and roads fire access, and
minimum flow rates consistent with
Fire Department standards and
City requirements which relate to
the project.

Program J POLICY 14 Require new
development to comply with the
minimum fire-flow rates contained in
Appendix III-A in the most recent and
locally-adopted edition of the Uniform
Fire Code.

Program HH POLICY 15 Require all
construction to meet the applicable
current City codes for fire and life
safety.

Program KProgram II Whenever feasible, locate new
critical facilities and new essential
public facilities outside fire hazard
zones, such as healthcare facilities,
emergency shelters, fire stations,
emergency command centers, and
emergency communications facilities.

POLICY 11 Ensure adequate fire equipment
access through the development
review process.

POLICY 23 Ensure Coordinate with Cal-Am to
ensure adequate water fire-flow
throughout the city as set in the
City’s Fire Code.

POLICY 12POLICY 24 Promote
implementation of building retrofits
to enhance structural resilience to
wildfire and fire hazards.

Program LProgram JJ Review the capacity of
application of the City’s requirements
for on-site fire suppression systems,
including sprinklers and pumps, in all
new construction and update where
feasible.

Program KK Program P Regularly Support CalAm in monitoring fire-flow throughout the city to ensure adequacy. Report any
identified deficiencies to Cal-Am and
collaborate on implementing
infrastructure improvements to address
deficiencies.

Program MProgram LL Collaborate with Cal-Am, the
Monterey Peninsula Water
Management District, and Monterey
One Water to identify and secure
additional sources of water to support
fire suppression activities.

Program NProgram MM Schedule the
improvement of water mains in the
City’s Capital Improvements Program
(CIP).

POLICY 13POLICY 25 Maintain an ongoing
fire and life safety inspection
program for all occupancies, except
one- and two- family dwellings.

Program NN Coordinate with the Pacific Grove
Unified School District to support
efforts to update and implement school
Site Safety Plans and Risk Assessments
to address fire risk.

Program OO Partner with the Pacific Grove Unified
School District and associated schools
to incorporate evacuation and safety of
students into citywide emergency
planning efforts.

Program PP Establish regulatory incentives to
encourage property owners to
implement building retrofits, such as
permit streamlining and fee waivers
and reductions,
Program QQ Develop a community education
program to increase awareness of home
hardening and retrofit options to reduce
structural vulnerabilities to wildfire and
fire hazards. This program can include
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Health and Safety, Chapter 10
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educational workshops and digital
flyers providing information on
maintaining defensible space, home
retrofits, and other practices for
reducing fire risk.

Program RR Collaborate with the Fire Department
to encourage property owners in
VHFHSZs to participate in the Fire
Department’s defensible space and
home hardening inspection program to
identify wildfire risks. Provide
homeowners and participants with
information on building retrofits to
address safety issues identified during
inspection.

Program SS Collaborate with the County of
Monterey and neighboring
jurisdictions to apply for funding to
establish a home hardening assistance
program to provide subsidies or
low/no-interest loans for low- and
moderate-income households to help
cover home hardening retrofit costs.

Program OProgram TT Continue to inspect all
occupancies annually, except one- and
two-family dwellingsWork with the
Fire District to enforce all existing
codes and ordinances regarding fire
protection, building inspection, and
vegetation management.

POLICY 26 POLICY 19 Maintain an ongoing
comprehensive hazard abatement
program that requires property
owners to remove fire hazards,
including vegetation, hazardous
structures and materials, and
debris, as directed by the Fire
Department, pursuant to State and
local requirements.

Program UU Require all properties in the FHSZs to
implement precautionary measures to
create defensible space in compliance
with regulations set forth in Senate
Bill 63 and Assembly Bill 3074.

Program VV Require public properties in MFHSZs,
HFHSZs, and VHFHSZs and private
properties in VHFHSZs maintain fuel
breaks around structures by removing
brush and flammable vegetation
located within 100 feet of the property,
maintain a five-foot ember resistant
zone around structures, continuing
annual brush inspections, maintaining
any tree adjacent to or overhanging
any building free of dead or dying
wood, and maintaining rooves free of
leaves, needles, or other dead
vegetation growth.

POLICY 27 Require new and expanded
development in the wildland urban
interface and High and Very High
Fire Hazard Severity Zones
incorporate fire-resilient design,
defensible space and vegetation
management practices, and adequate
emergency and evacuation capacity.

Program WW Require all new developments to have
adequate water supply to meet fire
suppression needs and comply with
applicable fire flow requirements.

Program XX Require that all homes have visible
street addresses and signage and
impose parking limitations to ensure
that access roads are not blocked by
parked vehicles.

Program YY Construct additional points of ingress
and egress in single access
neighborhoods and CAL FIRE
subdivisions whenever feasible,
especially those located in VHFHSZs
in the southern part of the city and
modify evacuation routes to minimize
or avoid increasing evacuation times or
emergency access response times in
these neighborhoods.

POLICY 14POLICY 28 Following any future
fires, reevaluate fire prevention
policies and regulations on
redevelopment.

Program PProgram ZZ Require visible home and street
addressing signage in fire hazard
severity zones to aid in emergency
response.

Program AAA Establish minimum standards for
evacuation and emergency vehicle
access to and from the new or planned
development in HFHSZs and
VHFHSZs, including regulations for
weight and vertical clearance, deadend, one-way, and single-lane conditions.

Program BBB Ensure that, after a large fire,
redevelopment of damaged property
complies with the requirements of
construction in the VHFHSZs and
includes adequate provisions for
emergency access, vegetation
management, and firefighting, in
compliance with California Fire Code.

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Health and Safety, Chapter 10
34 The Pacific Grove General Plan
After a large fire, promptly evaluate
whether existing VHFHSZ
designations are adequate.

POLICY 29 Actively collaborate with regional,
State and federal fire agencies to
coordinate and implement wildfire
mitigation measures and fuel load
modifications reduction zones,
including load clearing, prescribed
burns, fire breaks, livestock
grazing, and public and private
road clearance and other mitigation
activities for areas proximal to the
city.

Program CCC Encourage residents to partake in
water conservation efforts and leakreporting by promoting California American Water (Cal-Am) and the
Monterey Peninsula Water
Management District water waste and
leak reporting program and other
water-saving resources.

Program DDD Coordinate with Pacific Gas and
Electric Company to explore
feasibility of the electrical
undergrounding of utility lines with a
focus on critical evacuation roadways
and areas with highest wildfire risk.

Program QProgram EEE Establish and maintain
community fuel breaks and fuel
modification/reduction zones,
including public and private road
clearance in neighborhoods located in
the WUI and VHFHSZs, especially in
the southern portion of the city.

Special conditions may apply in natural areas or where
endangered species occur.

Program RProgram FFF Continue to enforce
the current annual weed abatement
program, defensible space and vertical
clearance standards for vegetation.

Program SProgram GGG Require fuel
modification plans for all new
subdivisions in VHFHSZs.

Program TProgram HHH Continue and improve
current fire prevention practices,
including the current annual city fuel
reduction program, in close
cooperation with the City
ForesterPublic Works Forestry
Division.

Program UProgram III Partner with the Monterey Fire
Department to Incorporate aupdate
and maintain fire safety component in
the forestry management
planCommunity Wildfire Prevention
Plan (CWPP) which takes into
consideration the preservation of
natural forest characteristicsto
incorporate updated data on wildfire
hazards and include appropriate fire
hazard reduction projects in the city.

Program VProgram JJJ Establish fire-safe landscaping
requirements standards to increase
wildfire resistance for landscaping.

Program KKK Develop a list of approved fire-safe
plants that can be used in landscaping
in the wildland urban interface, High
and Very High Fire Hazard Severity
Zones.

Program LLL Publish guidelines for strategic
placement of fire-safe plants and
vegetation maintenance to minimize
fire risk.

Program W Require businesses that manufacture,
store, use, or transport significant
quantities of hazardous and toxic materials to annually identify such materials and their quantities and to notify the
Fire Department of any changes in such
materials or activities.

Program X Maintain a current inventory of
hazardous and toxic materials by
location, for use by the Fire Department
and the Community Development
Department.

Program YProgram MMM Provide public
education programs to enhance public
awareness of fire safety, including the
storage of flammable materials, use of
fire-retardant building materials, and
vegetation management in the
perimeter of structures.Continue all
existing health, safety, and education
programs.

POLICY 15POLICY 30 Endeavor to achieve
and mMaintain an overall fire
insurance (ISO) rating of 3 2 or
better.

Program ZProgram NNN Monitor fire and
emergency response times, staffing
levels, facilities, and equipment.

POLICY 16POLICY 31 Maintain an average
response time of three minutes or less
for Priority 1 (emergency) calls.

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Health and Safety, Chapter 10
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POLICY 17 Program Z Work with the 911
reporting system to shorten
response time.

POLICY 18POLICY 32 Maintain a high level
of fire apparatus performance.

Program OOO Program AA Include Identify and
replacement of aging or insufficient
fire apparatus in the City’s Capital
Improvements Program (CIP).

Program AAProgram PPP Identify alternative
water sources for firefighting purposes
for use during a disaster scenario.

Program BB Program BB Remove fire hydrants
from Mermaid Avenue.

The street is too narrow, and there is inadequate flow
from the hydrants.

POLICY 19 Maintain and enhance the current
level of emergency medical service
to the community.

Program CC Program CC Maintain all line, fulltime fire personnel as certified Emergency Medical/ Defibrillator
Technicians (EMT-D).

Program DD Program DD Conduct a service
level/cost-analysis study to determine
if an increase in Fire Department
personnel’s current level of training
would improve current emergency
medical services. Implement findings
as appropriate.

POLICY 20 Ensure that training programs
sensitize emergency personnel to the
special needs of persons with
disabilities.

10.12 POLICE
The Pacific Grove Police Department is located at 580
Pine Avenue, adjacent to City Hall and the Fire
Department. The police facility includes a booking
room, an interviewing room, and three short-term
holding cells.

As of 19942025, the department has 22 officers and
ten support professionals 37 full-time and 11 part-time staff. Police are dispatched through the Monterey
County Communications Center Department in
Monterey., although City patrol units maintain radio
contact with the Pacific Grove Police Department for
warrant checks and teletype information. In 2024, a
total of 1,584 crimes were reported in Pacific Grove.

Total criminal offenses reported in Pacific Grove
declined from 967 in 1992 to 921 in 1993, a decrease of 5 percent. For the same period, crimes against people
increased 14.6 percent, from 121 in 1992 to 140 in
1993. Crimes against property increased from 635
reports in 1992 to 654 in 1993. Citations for moving
violations increased 14.2 percent, from 3,004 in 1992 to 3,498 in 1993. Parking citations decreased, from 20,763 in 1992 to 13,836 in 1993, a drop of 33.37 percent.

Response times for the Police Department are
categorized according to the priority of the response
needed.to the severity of the reported offense or
complaint. During the period between July of 2022 to
July of 20251990 and 1993, the department responded
to calls of all priorities in an average of between two and five minutes.

Patrolling the Monterey Peninsula Recreation Trail

POLICE RESPONSE GOALS,

POLICIES, AND PROGRAMS
GOAL
86 Prevent crime and promote the
protection of people and
property.

POLICY 21POLICY 33 Maintain an adequate
level of police equipment and
personnel consistent with city growth
and development.

POLICY 22POLICY 34 Provide minimum
response time for Priority 1
(emergency) calls.

Program EEProgram QQQ Work with Monterey
County Emergency Communications
911 Dispatch Services to shorten
response times.

POLICY 23POLICY 35 Encourage the use of
private patrols and security
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Health and Safety, Chapter 10
36 The Pacific Grove General Plan
personnel in large residential and
commercial developments to
supplement police services.

Program FFProgram RRR Monitor response
times and report annually on the
results of the monitoring.

Program GGProgram SSS Continue to provide
neighborhood security and crime
prevention information and training to
neighborhood groups and
homeowners associations.

Program HHProgram TTT Develop a community
safety program that addresses youth
and gangs.

The police department maintains several community
relations programs: McGruff for crime prevention,
Neighborhood Watch for crime suppression, Citizens
Police Academy classes, local citizen ‘Ride-Along’
Program, and DARE (Drug Awareness Abuse
Response Resistance in Education )(DARE) Program.

10.13 NOISE
Pacific Grove has a number of potentially significant
noise sources. They include traffic on Highway 68 and
major city streets, construction noise, and operations
at the Monterey Peninsula Airport., and one identified
stationary noise source (the Mission Linen Service
Plant).

10.13.1 Highway Traffic Noise
Existing Nnoise exposure contours for major sources
of traffic noise within the city are shown in Figure 10- 15Figure 10-15. The 60, 65, and 70 dBA noise
contours are used to illustrate areas affected by traffic noise. The Ldn contours generally are based on annual
average conditions and are not intended to be sitespecific. Since the calculations did not take into account the shielding provided by local buildings or
topographic features, the distances shown on
Figure 10-6 should be considered worst-case estimates
of noise exposure along roadways in the community.
(Noise exposure behind the first row of buildings
along a roadway will typically be reduced between 5
and 15 dB.) Portions of properties along the section of Highway 68/Forest Avenue, south of David Avenue,
are exposed to the highest existing and projected
traffic noise levels in the city (Figure 10-16Figure 10- 16). Properties along the remaining northern portion of Forest Avenue, and the portions of Lighthouse Avenue
and Central Avenue east of Forest Avenue also have
higher levels of traffic noise exposure (Figure 10-
17Figure 10-17). Parcels along these arterial roads, as well as along Sunset drive are exposed to traffic noise at the 70 dBA level.

10.13.2 Aircraft Noise
Aircraft arriving and leaving the Monterey
RegionalPeninsula Airport, located approximately 3.5
miles to the east of Pacific Grove, generate some noise in Pacific Grove when aircraft approach to land along
the flight path and take off from the airport. The
ALUCP calculated noise contours for the Monterey
Regional Airport using 2013 data and a 20-year
modeling forecast. The noise contours are in
Community Noise Equivalent Level (CNEL); an
average decibel over a 24-hour period which weighs the
data to account for increased sensitivity to noise at
night. Airport noise standards are established by the
State under Title 21, Section 5000 et seq, which states that the maximum noise levels for persons living near
airports shall be less than 65 CNEL. Measurements
were last conducted in Pacific Grove near the vicinity
of Sinex and Carmel Avenues in October 1987. This
data indicated that maximum noise levels from
individual arriving aircraft following the Instrument
Landing System (ILS) for Runway 10 ranged from
approximately 60-70 dBA for light propeller aircraft to approximately 65-80 dBA for commuter and jet
aircraft. Departing aircraft turning north over the bay produced maximum noise levels from 62 dBA for a
twin engine commuter aircraft (Swearingen Metroliner)
to 75 dBA for a B727. According to airport
management, overflights of Pacific Grove by arriving
aircraft occur most frequently during the summer
months, especially during the morning. The ALUCP
updated noise contour forecasts for increased use of the Monterey Regional Airport, however, the 75 CNEL
contour continues to encompass only Airport property,
and the 65 and 70 CNEL noise exposure contours
extends off Airport property approximately 500 feet to
the northwest and approximately 400 feet southeast.

Based on noise contours prepared by the airport, shown
in Figure 10-15Figure 10-15, annual average noise
exposure is remains less than 60 dB CNEL within
Pacific Grove for existing airport operations. The
ALUCP regulates land use compatibility based on noise
level exposure for areas exposed to 65 CNEL and
higher, which does not include any land within Pacific
Grove. Additionally, the Airport has an adopted Noise
Abatement Program in order to minimize airport noise
to surrounding communities. Therefore, noise from the
Monterey Regional Airport is not a major issue in
Pacific Grove. Noise from helicopters is now
minimized with the closing of Fort Ord.

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Health and Safety, Chapter 10
The Pacific Grove General Plan 37

10.13.3 Commercial, Industrial and Other
Stationary Noise Sources
Only one stationary noise source has been identified
within Pacific Grove: the Mission Linen Service Plant
located in an unincorporated area at Sunset Drive and
Congress Avenue. The plant normally operates
between 7:30 a.m. and 4:00 p.m. Monday through
Friday, and occasionally somewhat later than 4:00
p.m. and on Saturday. Major sources of noise
associated with the plant are delivery trucks moving
about the loading areas of the plant, and roof-mounted
fans associated with lint collection equipment and
dryers. Noise measurements conducted in October
1987 indicated that noise levels from the fans ranged
from approximately 52-53 dBA along Congress
Avenue to approximately 57-59 dBA in front of multifamily residential uses across Sunset Drive from the plant. Noise levels 240 feet west of the plant were
approximately 56 dBA. Based on the above-described
hours of operation and noise level measurements,
noise exposure exceeding 60 dB Ldn from this
operation does not affect existing noise-sensitive land uses. The Police Department and Monterey County
Sheriff have no records of any noise complaints from
this source since the date of the 1987 noise survey.

Periodic use of the fog horn at Point Pinos may create
unavoidable noise. The U.S. Coast Guard has
deflected much of the sound seaward through the use
of baffles.Pacific Grove has very little land available for industrial uses, and no sources of significant
stationary noise. Some periodic noise is generated
from construction activities, which are regulated by
the City’s Noise ordinance which limits noisegenerating construction activities to the hours of 8:00 a.m. to 6:00 p.m., Monday through Saturday, and
10:00 a.m. to 5:00 p.m. on Sunday. Noise-generating
commercial uses and events involving amplified noise
such as restaurants with specialty uses, bars, pubs,
wine tasting, catering services and events, may occur
periodically. For such uses, amplified and unamplified
music and entertainment is subject to the regulations
and time restrictions of Title 23 of the Pacific Grove
Municipal Code.

10.13.4 1994 Community Noise Survey
A community noise survey was conducted in 1994 as part
of the Safety Element update to document noise exposure in areas of the community containing noise-sensitive
land uses: all residential uses, schools, and long-term care medical facilities (such as hospitals and nursing
homes). The community noise survey results indicate
that noise levels within the city of Pacific Grove are
generally typical of a quiet sub- urban community with
estimated Ldn values ranging from 39-61 dB. Maximum
noise levels are generally caused by local traffic or
intermittent aircraft overflights.

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Health and Safety, Chapter 10
38 The Pacific Grove General Plan
Figure 10-15 1992 and 2012 2025 and 2031Traffic Noise Contours Figure 10-15 2025 Noise Contours Figure 10-15 2031 Noise Contours PGCC 12-3-25

Health and Safety, Chapter 10
The Pacific Grove General Plan 39
Figure 10-16 Traffic Noise Contours Highway 68/ Forest Avenue Figure 10-16 2025 Noise Contours Figure 10-16 2031 Noise Contours PGCC 12-3-25

Health and Safety, Chapter 10
40 The Pacific Grove General Plan
Figure 10-17 Traffic Noise Contours Lighthouse Avenue
Figure 10-17 2025 Noise Contours Figure 10-17 2031 Noise Contours PGCC 12-3-25

Health and Safety, Chapter 10
The Pacific Grove General Plan 41

NOISE GOALS, POLICIES, AND

PROGRAMS
GOAL
79 Protect Pacific Grove residents
from the harmful effects of
excessive noise.

POLICY 24POLICY 36 Review possible
noise-producing uses and
mitigate, as necessary.

POLICY 25POLICY 37 Prevent
encroachment of noise-sensitive
land uses on existing industrial
facilities or other stationary noise
sources near noise-sensitive land
uses.

POLICY 26POLICY 38 Prevent the
expansion or intensification of
existing noise-producing
commercial/utility uses on
adjacent residential properties.

Recommended allowable noise exposures for noisesensitive land uses are shown in Table 1.

Program IIProgram UUU Require that new
noise-sensitive uses in proximity to
existing noise sources include
receiver-based mitigation measures.

Program JJProgram VVV Prevent new noisesensitive land uses from locating in areas exposed to existing or
projected future levels of noise from
transportation noise sources that
exceed 60 dB Ldn/CNEL (70 dB
Ldn/CNEL in playgrounds and
parks) unless the project design
includes effective mitigation
measures to reduce noise in outdoor
activity areas and interior spaces to
the levels specified in Table 1.

Program KKProgram WWW Mitigate any noise
created by new transportation and
roadway improvement projects so
that they will not exceed the levels
specified in Table 1 within the
outdoor activity areas and interior
spaces of existing noise-sensitive
land uses.

Program LLProgram XXX Mitigate any noise
created by new proposed stationary
noise sources so that they will not
exceed the noise level standards of
Table 2 on lands designated for
noise-sensitive uses.

This program does not apply to noise levels
associated with agricultural operations on land
designated or zoned for industrial uses.

Program MMProgram YYY Review proposed
noise-producing commercial uses in
residential areas through the use
permit process and mitigate
potential noise impacts.

Program NNProgram ZZZ Enforce the most
current sections of the California
Vehicle Code relating to adequate
vehicle mufflers and modified
exhaust systems.

Program OOProgram AAAA Purchase only
equipment and vehicles that comply
with noise level standards consistent
with the best available noise control
technology.

Program PPProgram BBBB Review and modify
as necessary the City’s noise
ordinance.

The ordinance should (1) employ guidelines of the
California Office of Noise ControlCalifornia Health
and Safety Code; (2) be designed to protect persons
from excessive levels of noise that interfere with
sleep, communication, relaxation, health, or legally
permitted use of property, whether such noise is
from existing or future sources; (3) make it unlawful
to create noise that exceeds the standards of Table 1,
as measured at the exterior of noise- sensitive land
uses; (4) contain maximum allowable levels of
interior noise created by exterior sources; (5)
provide for exemptions or modifications to noise
requirements for construction activities, school
functions, property maintenance, heating and
cooling equipment, utility facilities, waste
collection, and other sources; and (6) establish
responsibilities and procedures for noise
measurements, enforcement, abatement, and
variances.

Program QQProgram CCCC Continue to enforce
existing ordinances relating to
inappropriate and unnecessary
noise.

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Health and Safety, Chapter 10
42 The Pacific Grove General Plan
Table 1 Recommended Allowable Noise
Exposure
Transportation
Noise Services
Outdoor
Activity
Areas1
Interior Spaces
Land Use Ldn/CNEL,
dB
Ldn/CNEL,
dB
Leq,
dB2
Residential 603 45 –
Transient
Lodging
603 45 –
Hospitals,
Nursing Homes
603 45 –
Theatres,
Auditoriums,
Music Halls
– – 35
Churches,
Meeting Halls
603 – 40
Office Buildings 603 – 45
Schools,
Libraries,
Museums
– – 45
Playgrounds,
Neighborhood
Parks
70 – –
1 Where the location of outdoor activity areas is unknown, the exterior noise level standard is applied to the property line of the receiving land use.
2 As determined for a typical worst-case hour during periods of use.
3 Where it is not possible to reduce noise in outdoor activity areas to 60 dB Ldn/CNEL or less using a practical
application of the best available noise reduction measures, an exterior noise level of up to 65 dB Ldn/CNEL may be
allowed, provided that available exterior noise level
reduction measures have been implemented and interior
noise levels comply with this table.

Source: Brown-Buntin Associates, Inc.

Table 2 Maximum Allowable Noise Exposure,
Stationary Noise Sources*
Daytime Nighttime
(7 a.m. to 10 p.m.) (10 p.m. to 7 a.m.)
Hourly Leq,
dB
50 45
Maximum
level, dB
70 65
*As determined at the property line of the receiving land use.

When determining the effectiveness of noise mitigation
measures, the standards may be applied on the receptor side of noise barriers or other property line noise mitigation measures.

Source: Brown-Buntin Associates, Inc.

10.14 EMERGENCY

RESPONSE
The most up to date 2022 County of Monterey
Multi-Jurisdictional Hazard Mitigation Plan, which
includes a jurisdictional specific, Annex I for the
City of Pacific Grove, was developed in accordance
with the Disaster Mitigation Act of 2000 (DMA
2000) and followed FEMA’s LHMP guidance. The
LHMP incorporates a process where hazards are
identified and profiled, the people and facilities at
risk are analyzed, and mitigation actions are
developed to reduce or eliminate hazard risk. The
implementation of these mitigation actions, which
include both short and long-term strategies, involve
planning, policy changes, programs, projects, and
other activities
(https://www.countyofmonterey.gov/government/d
epartments-a-h/department-of-emergencymanagement/hazard-mitigation).

Pacific Grove has a Multi-Hazard Emergency Plan
which was revised and updated in January
1992adopted the most up to date County of
Monterey Multi-Jurisdictional Hazard Mitigation
Plan. The plan for Pacific Grove covers a variety of
hazards, vulnerabilities, and responses specific to
the city, including earthquakes, coastal erosion and
sea level rise, wildfire, drought and water shortage,
storms and hazardous stormwater flooding,
hazardous materials, cyber threats and terrorism
incidents and ocean oil spills, tsunamis,
transportation incidents including aircraft and
highway accidents, and nuclear emergencies.

The plan provides overall organizational and
operational concepts for responding to the various
hazards in the area. This plan is to be used in
conjunction with the City’s Emergency Operating
Operations Plan (EOP)Center Standard Operating
Procedures and the City’s Radio Amateur Civil
Emergency Service Plan. The City’s EOP works in
conjunction with the Monterey County Emergency
Operations Plan to establish emergency response
and communication protocols in coordination with
State and federal agencies and tribal partners
The City uses AlertMontereyCounty to
communicate with residents in the event of an
emergency. This system utilizes the Monterey
County Emergency Communications 911 database
to call and deliver a recorded message to landline
phone numbers. Residents can also sign up to be
alerted via mobile phone or email.

The City identified a potential temporary shelter
location in the event of a disaster to serve as an
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Health and Safety, Chapter 10
The Pacific Grove General Plan 43
evacuation collection point in its 2017 EOP. The
Pacific Grove Community Center located at 515
Junipero Avenue is the designated Temporary
Assistance Center in the event of an emergency to
convene and distribute information. The City
identified the Monterey Fairgrounds as the most
likely location to be used for shelter in an
emergency.

Evacuation routes are shown in . See Figure 10-3 for
major sanitary sewer and storm drain collection
systems. Figure 10-4 shows major water mains.

Victorian ladies flirting with danger, 1910
Source: The Pat Hathaway Collection

EMERGENCY RESPONSE

GOALS, POLICIES, AND

PROGRAMS
GOAL
210
Provide aid to the community as
needed in the event of natural or
man-made disasters.

POLICY 39 POLICY 6 Ensure that City
emergency response procedures
are adequate to deal with natural
or man-made disasters in the
community.

Program RRProgram DDDD Develop and
implement public information
programs concerning disaster
response and emergency
preparedness to encourage home
retrofits and educate on current
standards for structure hardening
and defensible space standards.

POLICY 27POLICY 40 Periodically
Participate in future updates and
test the effec- tiveness of the City’s
Monterey County MultiJurisdictional Local Hazard
Emergency Mitigation Plan.

POLICY 28POLICY 41 Ensure that
individuals and agencies assigned
emergency responsibilities under
the most up to date Monterey
County Multi-Jurisdictional
Local Hazard Mitigation
PlanMulti-Hazard Emergency
Plan prepare appropriate
supporting plans and related
standard operating procedures.

POLICY 29POLICY 42 Locate new critical
facilities outside of high hazard
areas, including in VHFHSZs,
100-year flood zones, and tsunami
inundation zones. Maintain a level
of preparedness adequate to
implement all parts of the MultiHazard Emergency Plan.

Program EEEE Program D Periodically review
and update alerting procedures and
resources lists.

POLICY 43 Maintain and enhance the current
level of emergency medical
service to the community in
coordination with Monterey
County Emergency Medical
Services Agency.

Program FFFF Work with the Monterey County
Emergency Communications (911)
reporting system to shorten
response time.

Program GGGG In coordination with Monterey Fire
Department, maintain all line, fulltime fire personnel as certified Emergency Medical/ Defibrillator
Technicians (EMT-D).

POLICY 44 Ensure that training programs
sensitize emergency personnel to
the special needs of persons with
disabilities.

10.15 EMERGENCY

EVACUATION
To comply with AB 747 and AB 1407 (Government
Code Section 65302(g)), the Safety Element
includes a residential emergency evacuation
analysis, included as Appendix B.

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Health and Safety, Chapter 10
44 The Pacific Grove General Plan
The City has identified primary and secondary
evacuation routes and evacuation locations to guide
residents out of an impacted area in a disaster or
hazard event and provide shelter during an
evacuation. The evacuation routes in the city
identified in the regional plan are Highway 68
(primary evacuation route), Lighthouse Avenue, 17
Mile Drive, David Avenue, Forest Avenue Oak
Street, and Hoffman Avenue (Figure 10-
18Figure 10-18). The most probable evacuation
location identifies is the Monterey Fairgrounds.

An evacuation capacity analysis was prepared by
Kimley-Horn to identify evacuation routes and their
capacity, safety, and viability under a range of
emergency scenarios (Appendix B) to comply with
AB 747 and 1409 evacuation requirements. The
evacuation capacity scenarios are intended to model
a potential range of different evacuation scenarios,
but not all possible scenarios. Emergency
evacuations can occur due to any number of events
and at any location, beyond those specifically
identified in the appendix report. In addition,
emergency movement is unpredictable, and the
specific conditions of an emergency evacuation
could result in evacuation behavior that diverges
from the assumptions used in the analysis. This
analysis serves only to represent informed estimates
of likely potential evacuation scenario footprints and
capacity constraints based on available data and
does not guarantee that evacuations will follow
modeling that is used for analysis purposes.

Emergency evacuation assessment is an emerging
field, and the legislative requirement does not
specify a standard methodology to follow.

Pacific Grove faces topographical and geographical
constraints that impact evacuation feasibility. There
are dense forested areas and steeply graded slopes in
the city resulting in narrow or curved roadways.

Additionally, during a wildfire event, evacuation
routes including Highway 68 in the southern portion
of the city may become impassible. As evacuation
routes exceed capacity, residents may take smaller
local streets that are more difficult to navigate. The
modeled evacuation scenario as part of the
evacuation analysis identified that David Avenue
and Forest Avenue leading to Lighthouse Avenue
would exceed capacity limits and experience severe
congestion (Figure 10-19Figure 10-19).

In compliance with SB 99 (Government Code
Section 65302), the City identified residential
developments with less than two evacuation routes
located within any hazard zone defined in this Safety
Element (Figure 10-20Figure 10-20). Residential
properties with a single emergency
access/evacuation route are located in the Del Monte
Park, Glen, Seaview, and Country Club Gate/Forest
Grove Neighborhoods. Some of these residences are
located in HFHSZs and VHFHSZs (Figure 10-
21Figure 10-21). Limited access affects residents
ability to evacuate efficiently under short notice
emergency conditions such as a wildfire, and
restricts access for emergency responders.

The evacuation capacity analysis informed the
programs and policies to ensure adequate
infrastructure and operations for emergency
evacuation in the city.

EMERGENCY EVACUATION

GOALS, POLICIES, AND

PROGRAMS
GOAL
11 Maintain safe and efficient
emergency access, evacuation
routes and locations.

POLICY 45 Improve emergency access and
evacuation capacity for
neighborhoods that have a single
ingress/egress, prioritizing those
in high risk hazard areas
including HFHSZs and
VHFHSZs.

Program HHHH Review the city’s road network to
identify roadway segments that may
exceed capacity during an
evacuation and identify
opportunities to improve
connectivity between
neighborhoods for improved
evacuation efficiency.

Program IIII Coordinate with Monterey Fire
Department and State Fire Marshall
personnel to provide and maintain
two points of emergency
evacuation, as required by SB 99.

Program JJJJ Implement early evacuations under
high-risk conditions for vulnerable
communities and neighborhoods
with limited egress routes, including
single-access neighborhoods.

Program KKKK In coordination with the Monterey
Fire Department and Pacific Grove
Police Department, identify and
publicize evacuation routes for
individual neighborhoods and
conduct annual evacuation trainings
for residents, with specific emphasis
on evacuation education for
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Health and Safety, Chapter 10
The Pacific Grove General Plan 45
residents living in single-access
neighborhoods and high risk hazard
zones including HFHSZs and
VHFHSZs, coastal hazard areas,
and tsunami inundation zones to
educate residents on their
evacuation zone, nearby emergency
shelters, and plan evacuation routes.

Program LLLL For neighborhoods in HFHSZ and
VHFHSZs, and in wildland urban
interface zones, increase evacuation
capacity and efficiency.

Program MMMM Prioritize community
engagement efforts and emergency
preparedness trainings for single
access neighborhoods.

POLICY 46 Ensure well-maintained
evacuation routes that are clear of
obstruction.

Program SSProgram NNNN Establish traffic
control points along designated
evacuation routes with emergency
management personnel to maintain
a greater degree of evacuation
management, ensure efficiency
during an evacuation, reduce public
confusion, and allow increased
operational flexibility during an
evacuation.

Program OOOO Work with the County and adjacent
cities of Seaside and Monterey to
coordinate evacuation efforts and
traffic management.

Program PPPP Employ dynamic message signs and
adaptive traffic signal control
systems that respond to real-time
traffic conditions, giving priority to
evacuation traffic to enhance
evacuation efficiency during
emergencies.

POLICY 47 Coordinate with neighboring
communities and emergency
response personnel under mutual
aid agreements to ensure wellmaintained evacuation routes and plans are established prior to an
evacuation event.

Program QQQQ Work with the County and adjacent
cities of Seaside and Monterey to
coordinate evacuation efforts and
traffic management.

Program RRRR Coordinate with adjacent cities and
Monterey County to synchronize
evacuation efforts and planning, and
to implement improvements to
evacuation capacity.

Program SSSS Coordinate with Monterey-Salinas
Transit and other service providers
to ensure evacuation options for
residents without vehicles.

Program TTTT Maintain mutual aid agreements and
support communications links with
surrounding jurisdictions for
assistance during emergencies.

POLICY 48 Maintain and update the City’s
Evacuation Plan, in conjunction
with the Emergency Operations
Plan updates.

Program UUUU Establish minimum standards for
evacuation in the City’s Emergency
Operations Plan. Alongside updates
to the Emergency Operations Plan,
reassess access evacuation route
capacity throughout the city and
identify and implement necessary
roadway improvements to address
evacuation constraints plans in
place if needed.

Program VVVV In coordination with the Monterey
Fire Department and Pacific Grove
Police Department, identify and
publicize evacuation routes for
individual neighborhoods and
conduct annual evacuation trainings
for residents, with specific emphasis
on evacuation education for
residents living in single-access
neighborhoods and high risk hazard
zones including HFHSZs and
VHFHSZs, coastal hazard areas,
and tsunami inundation zones to
educate residents on their
evacuation zone, nearby emergency
shelters, and plan evacuation routes.

Program WWWW Evaluate evacuation
roadways to identify areas in need of
maintenance or evacuation capacity
improvements to accommodate
emergency access and evacuation
needs. Ensure road surfaces are
resilient to all weather conditions
including severe storms.

Program XXXX Prioritize Capital Improvement
Program (CIP) projects for
evacuation capacity improvements
based on feasibility and benefit.

Program TTProgram YYYY Require new
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Health and Safety, Chapter 10
46 The Pacific Grove General Plan
development to provide adequate
access (ingress, egress) and a
minimum of two roadways with
widths and lengths in compliance
with California Building Code
Chapter 7A requirements.

Program UUProgram ZZZZ Review County and
State emergency response plans and
procedures to ensure coordination
with the City’s Multi- Hazard
Emergency PlanEmergency
Operations Plan as part of the
periodic update of the City’s plan.

Program AAAAA Program F Develop
and implement public information
programs concerning disaster
response and emergency
preparedness.Include provisions for
vulnerable populations, seniors and
persons with disabilities in
emergency response plans.

Program VV Program I Identify alternative
water sources for fire- fighting
purposes for use during a disaster.

Program WWProgram BBBBB Program J
DEnsure designated and
develop a command
centerEmergency Operations
Center support facilities are
prepared for use during
emergencies.

Program XX Program K Develop and
maintain mutual aid agreements and
support communications links with
surrounding jurisdictions for
assistance during emergencies.

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Health and Safety, Chapter 10
The Pacific Grove General Plan 47
Figure 10- Major Sanitary Sewer and Storm Drain Collection Systems X
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Health and Safety, Chapter 10
48 The Pacific Grove General Plan
Figure 10-18 Evacuation Routes
Figure 10-18 Evacuation Routes
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Health and Safety, Chapter 10
The Pacific Grove General Plan 49
Figure 10-19 Evacuation Assessment Scenario Roadway Capacity Source: City of Pacific Grove Evacuation Assessment, Kimley-Horn and Associates, 2025 PGCC 12-3-25

Health and Safety, Chapter 10
50 The Pacific Grove General Plan
Figure 10-20 Single Access Neighborhoods
Source: City of Pacific Grove Evacuation Assessment, Kimley-Horn and Associates, 2025 PGCC 12-3-25

Health and Safety, Chapter 10
The Pacific Grove General Plan 51
Figure 10-21 Single Access Neighborhoods in Fire Hazard Severity Zones Source: City of Pacific Grove Evacuation Assessment, Kimley-Horn and Associates, 2025 PGCC 12-3-25

Health and Safety, Chapter 10
52 The Pacific Grove General Plan
Figure 10- Major Water Mains
X
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The Pacific Grove General Plan 1
Health and Safety
A wide range of hazards must be considered in
planning for urban development. Some of these
hazards are natural, such as seismic shaking; some are
man-made, such as noise; and others are natural
hazards exacerbated by human activity, such as
development in areas sensitive to soil erosion or
liquefaction. Many potential hazards can be avoided in
the development process through locational decisions,
while other hazards can be tolerated or minimized by
including mitigation measures in the planning and land
use regulation process.

This chapter inventories and assesses the major hazards confronting Pacific Grove, including seismic and
geologic hazards, erosion, wildland and urban fires,
flooding, and other safety issues, including noise and
the impacts of climate change. It also covers fire and
police, the emergency response agencies that respond
to hazards and secure the safety of the community.

10.1 SEISMIC AND

GEOLOGIC HAZARDS

10.1.1 Seismic Hazards
Monterey County is situated in a seismically active
area. A number of faults traverse the county near the
Monterey Peninsula, including the San Andreas Fault,
which runs north-south about 28 miles east of Pacific
Grove. The San Andreas Fault is considered capable of
producing an earthquake with a magnitude of up to 8.5
on the Richter scale. The U.S. Geological Survey
estimated that there is a 6.4 percent chance of a
magnitude 6.7 or larger earthquake on the San Andreas
fault in the San Francisco Bay Area during the next 30
years.

Two other active fault zones affecting Pacific Grove
are the Monterey Bay and the Palo Colorado-San
Gregorio Fault Zones. These two areas, both of which
have experienced movement along individual fault
segments, are separated by the submerged Monterey
Canyon.

The Monterey Bay Fault Zone is located offshore in the
northern and southern areas of Monterey Bay. The
maximum earthquake magnitude likely to be generated
by this fault zone is about 6.5, which could generate
tsunamis on the Pacific Grove coastline.

The Palo Colorado-San Gregorio Fault Zone is a
northwest-trending zone located six miles southwest of
Pacific Grove. This active fault zone connects the Palo Colorado Fault near Point Sur, south of Monterey, with
the San Gregorio Fault near Point Año Nuevo, where
it intersects the San Andreas Fault System. The Palo
Colorado-San Gregorio Fault has the capability of
producing an earthquake with an estimated maximum
magnitude of 7.5 on the Richter scale.

Besides these three active fault zones, there are another 15 potentially active faults within Monterey County.

Those closest to Pacific Grove are the Navy Fault, the
Hatton Canyon Fault, and Cypress Point Fault. The
Navy Fault is a northwest-trending fault that runs
through the center of the City of Monterey into
Monterey Bay. The Hatton Canyon Fault trends
northwest, extending from Carmel Valley to just south
of the city of Pacific Grove. The Cypress Point Fault
also trends northwest, running through the
southwestern portion of the Monterey Peninsula, just
northeast of Pescadero and Cypress Points. These
active faults are Quaternary faults and have been
recorded to have been active within the last 1.6 million years. A few Pre-Quaternary Faults are also identified
off the coast of Pacific Grove. Most faults in Monterey County run parallel to the San Andreas fault in a
northwest direction, and are considered sub-units of the San Andreas Fault System. Earthquake faults closest to
Pacific Grove are shown in Figure 10-1.

Pacific Grove, while exposed to seismic hazards, is
situated in a relatively stable area of granitic bedrock, and is relatively better off than other parts of the
county. Since 1856 the three most severe quakes to
affect Pacific Grove were the April 1906, October
1926, and October 1989 quakes. The 1989 Loma Prieta
quake, which measured 7.1 on the Richter scale, caused
very little damage in Pacific Grove.

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Health and Safety, Chapter 10
2 The Pacific Grove General Plan
Figure 10-1 Earthquake Faults
Figure 10-1 Earthquake Faults
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The Pacific Grove General Plan 3

10.1.2 Groundshaking
Groundshaking is the vibration that radiates from the
epicenter of an earthquake. Because it can damage
or collapse buildings and other structures, and
because the shaking effects can be damaging well
beyond the fault trace that generates the shaking,
groundshaking is considered the most serious and
direct hazard produced by an earthquake. The
intensity of the vibration or shaking and its potential impact on structures and urban development is
determined by (1) the nature of the underlying rock
and soil; (2) the structural characteristics of the
building; (3) the quality of workmanship and
building materials used; (4) the location of the
epicenter and the magnitude of the earthquake; and
(5) the duration and character of the ground motion.

The potential for damage is most likely to be
minimal where bedrock is located close to the
ground surface. Pacific Grove is situated in such an
area and can be considered relatively stable.

Nevertheless, older buildings constructed before
building codes were in effect, and even newer
buildings constructed before earthquake resistance
provisions were included in building codes in 1933,
are the most likely to suffer damage in an
earthquake. However, most buildings in Pacific
Grove are one or two stories and are predominantly
wood frame, which makes them among the most
structurally resistant to earthquake damage. In
Pacific Grove there are only 12 of the older masonry
buildings without earthquake resistant
reinforcement that are the most susceptible to the
sort of structural failure that causes the greatest loss of lives. The greatest concentration of old masonry
buildings, some with cornices and parapets that are
not firmly anchored, is in the Downtown area.

Fire is often the major form of damage resulting
from groundshaking, largely as a result of the great
number of buildings constructed of combustible
materials, damage to the City’s firefighting
facilities, and the rupture of water mains. Ninety
percent of the destruction in the 1906 San Francisco
earthquake was caused by fire. Most earthquakeinduced fires start because of ruptured power lines, damage to wood, gas, or electrical stoves, and
damage to other gas or electrical equipment. This
points to the need for greater use of non-combustible
material and special construction techniques so that
water mains will remain intact during large
earthquakes. Critical facilities, such as hospitals and fire stations, must be sited, designed, and
constructed to withstand severe groundshaking.

10.1.3 Ground Failure
In addition to structural damage, groundshaking can
also cause ground failure, such as liquefaction,
settlement, lurch cracking, lateral spreading, and
earthquake-induced landslides.

Liquefaction is the loss of soil strength due to
seismic forces acting on water-saturated granular
soils. This loss of strength leads to a “quicksand”
condition in which objects can either sink or float
depending on their density. Most of Pacific Grove
has a low susceptibility for liquefaction. Areas with
a high liquefaction susceptibility are primarily in
beach and sand dune areas, in fill areas close to the
shoreline and Spanish Bay, and areas west of
Asilomar Boulevard, shown in Figure 10-2.

Settlement is the vertical compaction of soils and
alluvium caused by groundshaking. It may range
from a land surface drop of a few inches to several
feet, and may occur as far as 75 to 80 miles from the
epicenter. There are no areas subject to settlement in
Pacific Grove.

Lurch cracking refers to fractures, cracks, and
fissures from a few inches to many feet in length
produced by groundshaking, settling, compaction of
soil, and sliding. In a major earthquake, lurch
cracking is likely to result in the extensive rippling
and fracturing of pavements and curbs, and damage
to sewer, gas, and water lines.

Lateral spreading is the horizontal movement or
spreading of soil toward an open face such as a
stream bank or the open side of fill embankments. In
Pacific Grove, the most likely locations to be
affected are improperly engineered fill areas or
steep, unstable banks. But because Pacific Grove is
situated on stable bedrock, the potential for
significant damage from either lurch cracking or
lateral spreading is low.

An earthquake large enough to be felt can also cause
rockfalls, landslides, rock avalanches, and mud and
debris flows. Severe landslide damage and
disruption of access could occur as the result of a
moderate to major earthquake along Highway 68.

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