PISMO BEACH COUNCIL AGENDA REPORT
Agenda Item #9.F
SUBJECT/TITLE:
2022 GENERAL PLAN ANNUAL PROGRESS REPORT
RECOMMENDATION:
1. Review and accept the 2022 General Plan Annual Progress Report;
2. Direct staff to forward the report to the Governor’s Office of Planning and Research and the Department of Housing and Community Development.
BACKGROUND:
California Government Code Section 65400 requires all cities to file an annual report (the “Annual Report” or “Report”) addressing the status of the General Plan and progress made toward implementing its goals and policies. The Report must be submitted to the Governor’s Office of Planning and Research (OPR) and the Department of Housing and Community Development (HCD). The Annual Report is an informational document that provides a means to monitor the success of implementing the General Plan and determine if changes are needed in the plan or its implementation programs. The Annual Report is not a comprehensive list of activities undertaken by the City during 2022. Prior to submittal to the state, the Annual Report must be presented to the City Council for review and acceptance.
The City’s General Plan was adopted in November 1992 and amended in 2020. The City is in the process of a comprehensive update to the General Plan and Local Coastal Plan which will consolidate and update existing elements. In addition, the City performed the following items:
1. The City Council conducted several workshops in support of the General Plan/Local Coastal Program update effort.
2. The City Council approved an update to both the coastal (1983) and non-coastal (1998) zoning codes regarding urban lot splits and two-unit residential units consistent with Senate Bill 9.
3. The City Council continued the City’s commitment to the San Luis Obispo Urban County for Community Development Block Grant funds.
The General Plan Annual Progress Report presents all updates and amendments made to the City’s General Plan as well as document its implementation during 2022. The Annual Report begins with a description of the need for the General Plan and legal requirements of the Annual Report followed by relevant background and demographic information about the City. The Annual Report continues by presenting the City’s projects and accomplishments during 2022, followed by describing the status of each of the City’s General Plan Elements, as well as future plans made during the year. It should be noted that the Annual Report does not document all activities undertaken by the City throughout 2022. The City is also required to complete a comprehensive spreadsheet accounting for housing projects and development through 2022 to document progress toward meeting
9.F-1Council Agenda 3-21-2023
the regional housing need. This spreadsheet is submitted with the Annual Report to HCD.
A summary of this spreadsheet is included in the Annual Report.
Conclusion and Recommendation
Staff recommends the City Council review and accept the 2022 General Plan Annual Progress Report (Attachment 1) and direct staff to forward the report to OPR and HCD.
FISCAL IMPACT:
There is no fiscal impact associated with staff’s recommended action.
ALTERNATIVES:
1. Do not accept the 2022 General Plan Annual Report; provide direction to staff regarding modifications to the Report; or
2. Provide other direction to staff.
ATTACHMENTS:
1. 2022 General Plan Annual Progress Report.
Prepared by: Meeting Date: March 21, 2023
Brian Schwartz, Contract Planner
Submitted by: Matthew Downing, Community Development Director City Manager Approval:
9.F-2Council Agenda 3-21-2023
City of Pismo Beach
General Plan Annual Progress Report
Prepared by
Community Development Department
March 15, 2023
[COMPANY NAME] | [Company address]
9.F-3Council Agenda 3-21-2023
Attachment 1
City Council
Ed Waage, Mayor
Mary Ann Reiss, Mayor Pro Tempore
Marcia Guthrie
Stacy Inman
Scott Newton
Planning Commission
Clare Malone Prichard
Greg Alex
Don Oberhelman
Reed Van Rozeboom
Shauna Wills
Community Development Department
James R. Lewis, City Manager
Matthew J. Downing, AICP, Community Development Director Michael Gruver, AICP, Associate Planner
Aileen Nygaard, Associate Planner
Lindsay Christiansen, Administrative Secretary
Tristan Roach, Planning Intern
Brian Schwartz, AICP, Contract Planner
Contact Information
City of Pismo Beach
Community Development Department
760 Mattie Road
Pismo Beach, CA 93449
Phone: (805) 773-4658
Website
www.pismobeach.org
9.F-4Council Agenda 3-21-2023
Attachment 1
Page | 3
Table of Contents
Introduction ........................................................................................................................... 4 Demographics ........................................................................................................................ 4 Plans, Projects, and Accomplishments ................................................................................... 5 General Plan, Local Coastal Program & Development Code Amendments ............................ 7 Status of the City’s General Plan Elements ............................................................................ 7
9.F-5Council Agenda 3-21-2023
Attachment 1
Page | 4
Introduction
California Government Code Section 65400(a)(2) requires the City to file an annual report addressing the status of the General Plan and progress made toward implementing its goals and policies. The progress report must be submitted to the Governor’s Office of Planning and Research (OPR) and the Housing and Community Development Department (HCD).
The Annual Progress Report provides a means to monitor the success of implementing the General Plan and determine if changes are needed in the plan or its implementation programs.
In compliance with Section 65400 of the California Government Code, this report has been prepared to summarize the status of the General Plan of the City of Pismo Beach and the steps taken during this period to implement General Plan goals and policies. In addition, staff has also provided other information related to development permits, building permits, population growth, and grant funding activities. This Annual Progress Report covers activities during the 2022 calendar year.
Purpose of the General Plan
The General Plan states the community's goals, objectives, policies, and implementation measures (i.e., ways to achieve the goals and objectives). The General Plan is a public document and is available for all to read and use as needed. Copies are available for review in the City Clerk's Office and on the City website. Each member of the City Council and the Planning Commission has a copy of the General Plan, as well as each City department. As an informational document, the General Plan describes existing conditions, makes projections, and establishes a vision for the community's future. The General Plan provides the public with information about the City and the direction that it seeks to move. As a policy document, the General Plan establishes guidelines for decision-makers. Using these guidelines, the City Council and Planning Commission take incremental steps toward achieving the larger goals of the City. The City applies implementation programs contained in the General Plan through day-to-day operations of the City.
Demographics
Between 2000 and 2016, San Luis Obispo County experienced substantial population growth, averaging 12.7 percent. However, as shown in Table 1, the population in Pismo Beach experienced the opposite effect, decreasing 4.3 percent from 8,551 to 8,181 residents in the same period. From 2010 to 2021, the population of Pismo Beach was estimated to decrease by
1.77 percent to 8,036 residents.
9.F-6Council Agenda 3-21-2023
Attachment 1
Page | 5
Table 1: Trends in Population Growth
2000 2016 2021
Number Number Change Number Change
Pismo Beach 8,551 8,181 -4.3% 8,036 -1.77%
Source: US Census Bureau Quickfacts 2022
The San Luis Obispo Council of Governments (SLOCOG) published 2050 Regional Growth Forecast for San Luis Obispo County in June 2017. Population, households, and jobs were projected through 2050 for low, mid, and high growth scenarios. Table 2 reports the mid growth scenario in Pismo Beach to be a 32 percent increase in population from 7,655 residents in 2010 to 10,079 residents in 2050.
Table 2: Population Growth Projections
2010 2020 2030 2040 2050 % Change
2010-2050
Compound
Annual Growth
Rate
Pismo
Beach 7,655 8,642 9,486 9,901 10,079 32% 0.69
Source: SLOCOG 2018
Plans, Projects, and Accomplishments
The City reviewed and processed numerous projects and permits in 2022. The following summaries and tables provide a general overview of the projects, programs and permits that were reviewed.
Building Permits
In 2022, the Building Division issued 17 permits for new single-family residences, 93 permits for single family additions, 7 permits for accessory dwelling units, 0 permits for new commercial development, 25 commercial alteration permits, 121 permits for photovoltaic systems (1 commercial and 120 residential), and 1 permit for multi-family development. Total permits issued in 2022 was 697 for a combined revenue of approximately $2.1 million.
Development Applications
The Planning Division received 99 development applications in 2022. These applications have been consolidated into main application type categories in Table 3.
9.F-7Council Agenda 3-21-2023
Attachment 1
Page | 6
Table 3: Development Applications Processed
Application Type Quantity
Home Occupation Permits 11
Sign Permits 16
Temporary Use Permits 5
Zoning Clearance 7
Administrative Development Permit 11
Administrative Coastal Development Permit 21
Coastal Development Permit 27
Discretionary Development Permit 1
Table 4 identifies several of the on-going, major projects in various stages of the development process throughout the City.
Table 4: Current On-Going Projects
Project Project Address Zoning Use Type Status
Peyton Court
Subdivision
(formerly South
Silver Shoals)
2900 Shell
Beach Road
PR Residential- 10
townhomes
9 single family
10 townhomes constructed
8 single-family residences with
approved CDPs
5 under construction
3 under building permit review
Ebb Tide Estates
Custom Lots
2780 Shell
Beach Road
PR Residential - 4
custom home
lots
Four custom lots approved,
public improvements complete
PSHH
Affordable
Housing
855 and 851 4th
Street
R-3 Residential-
Multi-family 50
affordable units
Under Construction
New Gas Station 591 Five Cities
Drive
C-2 Commercial- 4
fuel pumps
Under Construction
New Hotel 120 Branch
Street
CG Commercial 105
room hotel
In Building Permit Review
HASLO Senior
Mixed Use
Affordable
Housing
2655 Shell
Beach Road
C-1 Commercial
Retail and 26
Residential
Units
Under Construction
Mixed Use
401 Shell Beach
Road
C-1 Commercial
Retail and 4
Residential
Units
Final Map and Building Permit
Review
Single Family
Residential
478 Hinds R-3 3 lot Parcel Map
(small lot
subdivision)
Final Map and Building Permit
Review
9.F-8Council Agenda 3-21-2023
Attachment 1
Page | 7
Project Project Address Zoning Use Type Status
Single Family
Residential
Canyon Lane RSL Residential
24 Single family
residences
18 homes finaled
4 under construction
1 Planning Permit, 1 Building
Permit
Single Family
Residential
South
Beachcomber
PR Residential -10
Townhomes, 8
Single-family,
2 Accessory
Dwelling Units
In Planning Review
Single-family
Residential
Barcelona PR Residential
8 single-family
residences
7 Planning Permits,
7 in Building Permit Review,
1 without permits
Community Development Block Grants
In 2022, the City was awarded $34,996.00 in CDBG funding for low-income housing and community service needs. The following programs were funded:
• CAPSLO - Minor Home Repair Program - This program focuses on performing home repairs to low and very low households, mainly located in mobile homes. Unfortunately, due to the lack of application for the 2022 Program Year, this program was not funded.
However, an application has been submitted for the 2023 Program Year.
• 5 Cities Homeless Coalition - Subsistence Payments for Eviction Prevention and Security Deposits Program will assist those who are homeless, without financial resources and those at risk of homelessness to develop a housing stability plan, and provide short-term emergency eviction prevention grants or move-in deposits.
General Plan, Local Coastal Program & Development Code Amendments In 2022, there was one update to the Land Use Element of the General Plan / Local Coastal Program. This update was related to policies for the St. Andrews Tract neighborhood. The General Plan / Local Coastal Program is in the process of a comprehensive update, see information below on status of comprehensive update.
There was one update to both the Coastal (1983) and Non-Coastal (1998) Zoning Codes regarding urban lot splits and two-unit residential units consistent with Senate Bill 9.
Status of the City’s General Plan Elements
The City currently has ten adopted General Plan elements which include the seven mandatory elements and four optional elements consisting of the Parks, Recreation, and Access Element, Design Element, Facilities Element, and Growth Management Element as shown below. The mandatory Conservation Element and Open Space Element have been combined into one.
9.F-9Council Agenda 3-21-2023
Attachment 1
Page | 8
Table 5: Status of General Plan Elements
Element Required / Optional Year Adopted / Revised
Circulation Required 2019
Conservation / Open Space Required 1993
Design Optional 2011
Facilities Optional 1993
Growth Management Optional 1993
Housing Required 2020
Land Use Required 2022
Noise Required 1993
Parks, Recreation, and
Access
Optional 2005
Safety Required 1993
The OPR notifies the City annually on all General Plan elements that have not been comprehensively updated in the last eight years. Although the General Plan elements are not necessarily legally inadequate, the California Supreme Court has stated that local governments have an implied duty to keep their General Plans current. In 2018, the Council indicated it is a priority to update the older elements and budget funds to comprehensively update the General Plan and Local Coastal Program. The update is in its final stages and is anticipated to be brought to the Council for review and approval in 2023. Several of the optional elements will be incorporated into other elements for the sake of efficiency. For example, the Design Element as well as the Growth Management Element will be incorporated into the Land Use Element.
Policies within the Facilities Element will be incorporated into the Conservation and Open Space Element.
Land Use Element
The Land Use Element has had several revisions since adoption in 1993, with the most recent amendment in 2022. This amendment was modifications to Planning Area ‘E,’ also known as the St. Andrews Tract, to eliminate development restrictions imposed by specific policies. While the entire General Plan is being evaluated, the Land Use Element / Land Use Plan are the focus of the comprehensive General Plan / Local Coastal Program update. An updated draft of the Land Use Element has been prepared and is currently under review.
Housing Element
The 2020-2028 (6th Cycle) Housing Element Update, which was adopted by the City Council in December 2020, received certification by HCD in early 2021. A summary of the annual reporting required by the State is included as Appendix A. The Housing Element’s Goals and Policies, are included in Appendix B. No revisions to the Housing Element were made in 2022.
9.F-10Council Agenda 3-21-2023
Attachment 1
Page | 9
Circulation Element
The Circulation Element establishes goals and programs to carry out the circulation needs of the community. The update included a multi-modal transportation system plan to identify what is needed to accommodate existing and future transportation development in Pismo Beach combined with a long-term framework for implementation. A comprehensive update to the Circulation Element was adopted by the City Council in 2019 with Coastal Commission modifications that removed a section describing an extension to Mattie Road. This element will be updated as part of the comprehensive update to the General Plan/Local Coastal Program elements.
Noise Element
The Noise Element was adopted in 1993 and establishes goals and programs to address noise impacts in the City. This Element will be updated as part of the comprehensive update to the General Plan/Local Coastal Program.
Conservation & Open Space Element
The Conservation & Open Space Element was adopted in 1993 and establishes goals and programs to address noise impacts in the City. This Element will be updated as part of the comprehensive update to the General Plan/Local Coastal Program. An updated draft of the Conservation and Open Space element has been prepared and is part of the comprehensive update to the General Plan/Local Coastal Program.
Safety Element
The Safety Element was originally adopted in 2000 and provides policies that address fire, flooding, geologic, and seismic hazards. In 2020, the City Council approved the County-wide Multi-Jurisdictional Hazard Mitigation Plan. Additional studies developed with the Hazard Mitigation Plan will allow the City to complete an update of the Safety Element, projected in mid-2023, concurrent with the overall General Plan/Local Coastal Program.
Parks and Recreation Element
The Parks and Recreation Element was adopted in 2005 and contains goals and policies for managing, renovating, and expanding existing parks and the development of new parks and recreation facilities. This element is expected to be updated in 2025.
Facilities and Services Element
The Facilities and Services Element is a guideline to indicate future needs as the City continues to develop. These facilities and services include: City Hall, Fire, Police, Library, Schools, Solid Waste, Wastewater, and Water Services. As mentioned above this element will be updated and incorporated into other General Plan elements as part of the comprehensive update to the General Plan/Local Coastal Program.
9.F-11Council Agenda 3-21-2023
Attachment 1
Jurisdiction Pismo Beach ANNUAL ELEMENT PROGRESS REPORT Reporting Year 2022 (Jan. 1 - Dec. 31)Housing Element Implementation Planning Period 6th Cycle 12/31/2020 - 12/31/2028
1 Projection Period 3 4
RHNA Allocation by
Income Level
Projection Period -
01/01/2019-
12/30/2020
2020 2021 2022 2023 2024 2025 2026 2027 2028 Total Units to Date (all years)
Total Remaining
RHNA by Income
Level
Deed Restricted - - 23 - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - 27 26 - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted - - 5 7 - - - - - - Above Moderate 193 59 - 31 17 - - - - - - 107 86 459
59 - 86 50 - - - - - - 195 264 5 6 7
Extremely low-Income
Need 2020 2021 2022 2023 2024 2025 2026 2027 2028 Total Units to Date
Total Units
Remaining
57 - - - - - - - - - - 57 Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].
70 23
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.
12 Moderate
113
71 82
Please contact HCD if your data is different than the material supplied here 53 2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
90 18
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.
Total RHNA
Total Units
Income Level
Very Low
Low
Extremely Low-Income Units*
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1). *Extremely low-income houisng need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
9.F-12Council Agenda 3-21-2023
Attachment 1
Jurisdiction Pismo Beach
Reporting Year 2022 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation HE-1. Density Bonus
The City will encourage and assist
developers to utilize the density bonus
provisions of the California Government
Code that allow an increase in the
number of units in the underlying zone
in return for construction of lower-
income housing (extremely low-, very
low-, and low-income units). The City
will also amend the Zoning Codes (both
the 1983 and 1998 codes) to comply
with changes in the state density bonus
law (Government Code Section 65915)
and develop an outreach program to
ensure its successful implementation.
Revision of the Zoning
Codes by July 2024;
implementation of density
bonus for projects is
ongoing
In progress.
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
9.F-13Council Agenda 3-21-2023
Attachment 1
HE-2. Code Enforcement
As a means to ensure the quality of
homes and neighborhoods, the City will
continue to operate the code
enforcement program on a complaint
basis, whereby the Community
Development Department investigates
complaints and ensures that property
owners comply with City codes. Pismo
Beach’s housing is maintained and
Goals, Policies, and Programs City of
Pismo Beach Page 6-4 2020 - 2028
Housing Element generally in good
condition. In addition, because of the
high cost of land and significant
escalations in housing prices over the
past few years, property owners are
rehabilitating older properties or
demolishing units and rebuilding them.
The City will develop a pamphlet to
provide financial resource information
to homeowners. The City will also
conduct and document a windshield
survey of the condition of the housing
stock later in the planning period.
Develop pamphlet by July
2023 and ongoing;
conduct housing
conditions survey by 2027.
In progress. Conduct a windshield survey.
HE-3. Contractual
Agreement for Rental
Assistance Program
The City shall continue to contract with
the Housing Authority of San Luis
Obispo or other agency, as appropriate,
to authorize implementation of the U.S.
Department of Housing and Urban
Development (HUD) Housing Choice
Voucher/Section 8 rental program
Seek new vouchers and/or
to raise the payment
standard as needed
annually
The Housing Authority of San Luis Obispo discontinued the service related to eligibility certifications in December 2021. The City has a new agreement with People's Self-Help Housing for this service.
HE-4. Simultaneous
Construction of Affordable
Housing
When a project is required to provide a
percentage of affordable units, the City
shall require such housing to be built
simultaneously or assured by bond or
other acceptable security. Projects that
are built in phases shall include the
required percentage in each phase.
When projects are
submitted that are subject
to this program
No projects subject to the inclusionary housing requirements have been built since adoption of the previous housing element.
9.F-14Council Agenda 3-21-2023
Attachment 1
HE-5. Public-Private
Partnerships
The City does not develop housing
units. The City will partner with the
development community to facilitate
higher-density residential development
to diversify the housing stock.
Specifically, the City will: - Contact
potential affordable housing
developers. Goals, Policies, and
Programs City of Pismo Beach 2020 -
2028 Housing Element Page 6-5 -
Conduct a roundtable meeting to
discuss constraints to affordable
housing, workforce housing, and
potential developer incentives. -
Maintain an inventory of adequate sites. -
Identify funding opportunities and
assist in preparing applications for
funds. - Work with housing sponsors to
help with scores for readiness and
neighborhood revitalization. - Provide
regulatory concessions and incentives,
as necessary, to encourage and
facilitate the construction of affordable
housing (e.g., reduce parking, revise
landscaping requirements, density
bonuses, expedited permit process, fee
waivers or deferrals).
Every two years starting in
2021 and more frequently
if funds become available
Two projects are currently under construction through partnerships with People's Self-Help Housing and Housing Authority of San Luis Obispo.
HE-6. Equity Sharing
Program
The City shall participate in an equity
sharing program when funds are
identified to assist low- and moderate-
income individuals who work in Pismo
Beach to purchase or rehabilitate
housing. The equity sharing
arrangement could be between the
property owner, the City, and the
developer. The City does not currently
have funds available for this program.
When funds are identified No requests are pending.
9.F-15Council Agenda 3-21-2023
Attachment 1
HE-7. Conversion of
Rental Housing
The City shall consider the effects on
the rental housing market in reviewing
requests for conversions of rental units
to condominium ownerships.
Provisions for conversions shall include
the following requirements: (1) written
notification to tenants of the intent to
convert at least six months prior to
approval of application Goals, Policies,
and Programs City of Pismo Beach
(per Government Code 66427.1); and (2)
first right of refusal to existing tenants
to purchase the unit.
When conversion
requests are submitted No requests are pending.
HE-8. Demolition or
Conversion of Rental
Housing in Coastal Zone
The City may issue permits for the
demolition or conversion of housing
occupied by low- to moderate-income
persons in the Coastal Zone when the
applicant meets certain conditions,
including providing relocation
assistance and replacement of
affordable units (see Government Code
65590).
When requests for
demolition or conversion
are submitted
No requests are pending.
9.F-16Council Agenda 3-21-2023
Attachment 1
HE-9. Special Needs
The City will work with housing
providers to ensure that special
housing needs are addressed for
seniors, large families, female-headed
households, single-parent households
with children, farmworkers, persons
with disabilities and developmental
disabilities, and homeless individuals
and families. The City will seek to meet
these special housing needs through a
combination of regulatory incentives,
zoning standards, new housing
construction programs, and supportive
services programs. Incentives and
programs the City offers include density
bonuses and a reasonable
accommodation procedure. The City
promote the availability of this
reasonable accommodation process to
the public by providing information at
the public counter and on the City
website. The City will also continue to
work with lower-income housing
providers and funders to construct or
acquire a variety of types of
lowerincome housing opportunities for
individuals and groups with special
needs and extremely low-income
households if any applicants come
forward. Specific housing types include:
- Smaller units, including single-room
Seek funding annually and
ongoing
In partnership with Housing Authority of San Luis Obispo (HASLO), a 26 unit Senior Housing with small units for rent was approved on 2020. A partnership with the People's Self-Help Housing (PSHH) project is providing 5- 15 units for transitional youth who are at risk for homelessness. Quantified Objectives:
Housing for 10 special needs persons. These projects are currently under construction.
HE-10. Senior Housing
Incentives
As an incentive to providing senior
housing, the City will allow
modifications to building lot coverage,
lot size, parking requirements, and
setbacks as provided for in Program HE-
14. The City will also amend the Zoning
Codes to specify standards and criteria
for the modifications.
Amend the Zoning Codes
by July 2024 In progress.
9.F-17Council Agenda 3-21-2023
Attachment 1
HE-11. Workforce and
Affordable Housing
Incentives
As an incentive to providing workforce
and affordable housing in the
downtown core, the City will place an
overlay on the downtown to address the
need for multifamily housing.
Modifications to building lot coverage,
lot size, parking requirements, and
setbacks will be permitted without a
variance for residential or mixed-use
projects with a finding that a certain
percentage of units are affordable to
lower- or moderateincome households.
In particular, the City will evaluate the
multifamily parking requirements, then
review and revise those requirements
for one-bedroom and studio units to
ensure requirements do not unduly
constrain housing development. The
City will also amend the Zoning Codes
to include the overlay and specify
standards and Goals, Policies, and
Programs City of Pismo Beach Page 6-8
2020 - 2028 Housing Element criteria for
the modifications as referenced in
Program HE-14, consistent with the
Coastal Act.
Amend Zoning Codes by
July 2024 In progress.
HE-12. Workforce and
Affordable Housing
Entitlements
The City shall consider options, such as
a planned unit development (PUD) or
other type of permit, to encourage the
development of workforce and
affordable housing throughout Pismo
Beach. Incentives included in the permit
to encourage workforce housing could
include expedited permit processing or
modifications to building lot coverage,
lot size, parking requirements, and
setbacks.
Establish incentives and
update Zoning Codes (if
necessary) by July 2024
In progress.
HE-13. Revision to C-1
Zone
The C-1 zone allows residential uses as
part of a mixed-use project at one unit
per 1,500 square feet of site area. The
City will consider an amendment to the
C-1 zone to increase the residential
density in the zone.
Amend C-1 zone by July
2024 In progress.
9.F-18Council Agenda 3-21-2023
Attachment 1
HE-14. Multifamily Zone
Densities
The Pismo Beach Zoning Codes allow
the construction of single-family
residences in multiple-family zones.
This practice does not always result in
the most efficient use of resources and
may hamper the City’s ability to achieve
its regional housing needs goals. Thus,
the Zoning Codes shall be amended to
prohibit new single-family homes in
medium- and high-density residential
areas, unless a lot is substandard in
size and cannot accommodate more
than one unit. The City will amend the
Zoning Codes to Goals, Policies, and
Programs City of Pismo Beach 2020 -
2028 Housing Element Page 6-9 include
minimum densities in the R-2, R-3, RS-
M, RR-L, R-4, RR, and RR-H districts to
preserve the limited supply of
multifamily zoned land for multifamily
uses.
Amend Zoning Codes by
July 2024 In progress.
HE-15. Nonconforming
Lots
Pismo Beach was subdivided many
years before the formal adoption of a
Zoning Code. Many lots in the
community are substandard when
current standards are applied. It is
common to seek a variance to develop a
parcel in certain areas. Moreover,
numerous contiguous, often small and
irregularly shaped lots are
“underutilized.” The Zoning Codes
could be amended to facilitate and
encourage the development of quality
market-rate and affordable housing on
these lots. The City will consider
developing a director-level approval
exception process for nonconforming
lots that includes a flexible approval
process and development standards
beyond the exceptions that can
currently be granted by the Planning
Commission. Lot consolidation
regulations could also help to merge
otherwise substandard and
underutilized sites.
Amend Zoning Codes by
July 2025 In progress.
9.F-19Council Agenda 3-21-2023
Attachment 1
HE-16. Zoning Code
Update
In 1998, the City updated the Zoning
Code for the entirety of Pismo Beach.
However, the Coastal Commission did
not certify the 1998 Zoning Code due to
policy differences on bluff lots and
development. Thus, Pismo Beach
currently operates under two Zoning
Codes (1983 and 1998). The City’s 1983
Zoning Code applies to the two-thirds of
the community within the Coastal Zone.
The City initiated a project to amend the
Local Coastal Program, including the
coastal zoning regulations this spring.
The City Council is in favor of this
amendment, and it is a major City goal
to complete the amendment over the
next few years. Developing a
consolidated code will assist
developers and property owners in
identifying development requirements,
as well as providing a more streamlined
approach to the approval process.
Some specific potential constraints the
City will analyze as part of the update
include: - Multifamily in R-4 requiring a
CUP within the coastal zone Goals,
Policies, and Programs City of Pismo
Beach Page 6-10 2020 - 2028 Housing
Element - Revising the open space
requirement (currently it is 400 square
feet per unit plus an additional 75
Complete zoning code
update by July 2024 In progress.
HE-17. Housing
Rehabilitation
The City will encourage local private
and nonprofit organizations to assist
elderly, disabled, and disadvantaged
persons in the repair and rehabilitation
of their housing, including mobile
homes. The City uses CDBG funds for
these services, which are provided by
CAPSLO. The minor home repair
program is available at no cost to
seniors age 60 and over. They may
include improvements such as grab
bars, handrails, smoke alarms and
carbon monoxide detectors, minor
plumbing, carpentry, electrical and
drywall work.
Implementation of
program is ongoing
Funding unable to be allocated to CAPSLO in the 2022 Action Plan due to lack of application. Funding application has been received for the 2023 Action Plan and preliminary recommendations support the funding.
9.F-20Council Agenda 3-21-2023
Attachment 1
HE-18. Accessory Dwelling
Units
The City shall continue to encourage the
development of accessory dwelling
units (ADUs) as a tool to provide
affordable housing in the community.
The City updated its zoning in 2018 to
put an ADU ordinance in place to
address local needs and comply with
recent changes to state law. The City
will make additional updates to address
the updates to state law passed in 2019
and any other updates to state law as
needed during the planning period. The
City will continue to make information
about ADUs, in particular ADUs
affordable to lower income households,
available on the City website and in the
City newsletter, the Clam Chronicle. The
City will monitor ADU permitting
throughout the planning period to track
whether permits are keeping up with the
ADUs anticipated in the housing
element. The City will work to conduct
additional outreach if ADU permits are
not keeping up with numbers
anticipated in the housing element after
4 years. The outreach will include
regular announcements (at least once a
month) about options to build ADUs and
ADU resources at Planning Commission
and City Council meetings and
prominent placement of ADU
Update zoning by July
2024, and if needed later
in the planning period if
additional updates are
made to state law and
enforce state law until the
zoning is updated; assess
ADU approval progress in
2024 and conduct
additional outreach after
that if ADU numbers are
not tracking with
projections in Chapter 4 of
the Housing Element.
In progress. ADU ordinance certified by CCC. The City developed an ADU website in December 2021. Monitoring of ADU numbers compared with the projections in Chapter 4 of the Housing Element is ongoing.
9.F-21Council Agenda 3-21-2023
Attachment 1
HE-19. Housing
Preservation
The City will work to reduce the
potential conversion of the 12 assisted
affordable housing units at risk during
the current planning period to market
rate through the following actions: -
Monitor the status of affordable
projects, rental projects, and mobile
homes in Pismo Beach. Should the
property owners indicate the desire to
convert properties, consider providing
technical and financial assistance, when
possible, to ensure long-term
affordability. - If conversion of units is
likely, work with local service providers
as appropriate to seek funding to
subsidize the at-risk units in a way that
mirrors the HUD Housing Choice
Voucher (Section 8) program. Funding
sources may include state or local
funding sources. Per state law, owners
of deed-restricted affordable projects
are required to provide notice of
restrictions that are expiring after
January 1, 2021, to all prospective
tenants, existing tenants, and the City
within three years of the scheduled
expiration of rental restrictions. Owners
shall also refer tenants of at-risk units
to educational resources regarding
tenant rights and conversion
procedures and information regarding
Revision of Zoning Codes
by July 2024 to require
notification by owners
consistent with state law;
ongoing communication
with owners, service
providers, and eligible
potential purchasers.
In progress.
HE-20. Fair Housing –
Zoning Code Amendments
In compliance with state law, the City
will amend the 1983 Zoning Code for the
Coastal Zone to allow small residential
care facilities serving six or fewer
clients in all residential zones without a
Conditional Use Permit.
Amend Zoning Code by
July 2024 In progress.
HE-21. Fair Housing –
Access to Mediation and
Fair Housing Services
The City will coordinate with San Luis
Obispo County to provide access to
landlord and tenant mediation and fair
housing services. The City will also
develop a fair housing brochure or
acquire one from a fair housing provider
and distribute it at City Hall, the library,
and the post office.
Provide or develop
brochure within one year
of Housing Element
adoption
Brochure to be prepared by December 2024.
9.F-22Council Agenda 3-21-2023
Attachment 1
HE-22. Transitional
Housing
The City shall amend the Zoning Codes
to comply with Senate Bill (SB) 2 and
define transitional and supportive
housing as permitted residential uses
only subject to the same restrictions
that apply to other residential uses of
the same type in the same zone. In
addition, the City shall review its zoning
codes to ensure compliance with
Assembly Bill (AB) 2162 related to
allowing supportive housing. The
zoning codes will be reviewed to assess
whether supportive housing is allowed
without discretionary review (besides
coastal permits) in all zones that allow
multifamily housing or mixed-use
development, including nonresidential
zones as applicable. If it is determined
that the allowed uses in the zoning
codes are not in compliance with AB
2162, the City will revise the allowed
uses along with corresponding
development standards, as detailed in
AB 2162.
Amend Zoning Codes by
July 2024 In progress.
HE-23. Employee Housing
Act
To comply with the state Employee
Housing Act (Health and Safety Code
Sections 17021.5 and 17021.6), the City
will review the Zoning Codes and
amend them as necessary. Health and
Safety Code Section 17021.5 requires
the Zoning Codes to treat
employee/farmworker housing that
serves six or fewer persons as a single-
family structure and permitted in the
same manner as other single-family
structures of the same type in the same
zone in all zones allowing single-family
residential uses. Section 17021.6
requires that employee/farmworker
housing consisting of no more than 12
units or 36 beds be treated as an
agricultural use and permitted in the
same manner as other agricultural uses
in the same zone.
Review Zoning Codes by
June 2024; make
amendments if needed by
July 2024
In progress.
9.F-23Council Agenda 3-21-2023
Attachment 1
HE-24. Extremely Low-
Income Households
The City will meet with nonprofit
developers and other stakeholders
biannually to establish and implement a
strategy to assist in the development of
housing affordable to extremely low-
income households. As part of this
effort, the City will also consider
prioritizing local financial resources and
at least biannually seek and apply for
state and federal funding specifically
targeted for the development of housing
affordable to extremely low-income
households. The City will provide
concessions and incentives to assist in
the development of housing for
extremely low-income households, such
as increased densities, modifications to
development standards, and priority
processing. Also, per AB 2634, to
further meet the needs of extremely low-
income households, the City will also
amend the Zoning Codes to define and
allow singleroom occupancy units with
a Conditional Use Permit in the R-4, R-
R, and HighDensity Residential zone.
Update Zoning Codes by
July 2024; ongoing and at
least biannual contact
with stakeholders,
depending on funding
programs
In progress.
HE-25. State Energy
Efficiency Standards
The City will continue to implement
state requirements for energy
conservation in new residential projects
and encourage retrofits of existing
units. Provide materials/access to utility-
sponsored programs that educate
residents on ways to reduce energy
usage or costs.
Ongoing Program is being implemented.
9.F-24Council Agenda 3-21-2023
Attachment 1
HE-26. Public Outreach
and Education
The City shall establish outreach and
education programs to increase public
awareness of housing policies and
issues as they arise. Such efforts may
include mailed notices to the public,
posts on the City’s website, and printed
educational materials, as appropriate. In
addition, the City shall submit to HCD
an annual report for progress in
implementing the City’s Housing
Element, as required by state law.
Submit annual reports
annually by April 1;
conduct outreach and
education as needed
2022 Annual Report will be submitted by April 1.
HE-27. Low Barrier
Navigation Centers
Per AB 101 (2019), the City will review
its zoning ordinance and make
revisions if necessary to allow low
barrier navigation centers for the
homeless per Government Code
Sections 65660–65668.
Review development code
by 2023. Make revisions by
2024.
In progress.
HE-28. Senate Bill 35
Procedure or Policy
Establish a written policy or procedure
and other guidance as appropriate to
specify the SB 35 (2017) streamlining
approval process and standards for
eligible projects, as set forth under
Government Code Section 65913.4.
12/1/2021 In progress.
9.F-25Council Agenda 3-21-2023
Attachment 1
HE-29. Affirmatively
Further Fair Housing
Pismo Beach will develop a plan to
Affirmatively Further Fair Housing
(AFFH). The AFFH Plan shall take
actions to address significant
disparities in housing needs and in
access to opportunity for all persons
regardless of race, religion, sex, marital
status, ancestry, national origin, color,
familial status, or disability, and other
characteristics protected by the
California Fair Employment and
Housing Act (Part 2.8, commencing with
Section 12900, of Division 3 of Title 2),
Section 65008, and any other state and
federal fair housing and planning law.
Specific actions will include: - Provide
dedicated staff that investigates fair
housing complaints and enforces fair
housing laws. - Facilitate public
education and outreach by creating
informational flyers on fair housing that
will be made available at public
counters, libraries, and on the City’s
website. City Council meetings will
include a fair housing presentation at
least once per year. - Actively recruit
residents from neighborhoods of
concentrated poverty (if applicable) to
serve or participate on boards,
committees, and other local government
bodies. - Ensure environmental hazards
Create plan by July 2024
and implement on an
ongoing basis.
In progress.
9.F-26Council Agenda 3-21-2023
Attachment 1