PISMO BEACH CITY COUNCIL STAFF REPORT
Agenda Item #9.C
Meeting Date: March 19, 2024
TITLE:
2023 General Plan Annual Progress Report for the Existing Adopted General Plan RECOMMENDATION:
1. Review and accept the 2023 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.
DISCUSSION:
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. 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 last amended in 2022. 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 completed various items including:
1. The City Council conducted several workshops in support of the General Plan/Local Coastal Program update effort.
2. The Planning Commission recommended approval to the City Council of the General Plan / Local Coastal Program update.
3. The City Council approved an update to the City’s parking management plan.
4. The City Council approved an update to the City’s Short-Term Rental Ordinance.
5.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 documents its implementation during 2023. 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 2023, 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 2023, but highlights significant actions as they relate to each goal. The City is also required to complete a comprehensive spreadsheet accounting for housing projects and Council Agenda 3-19-2024 9.C-1
development through 2023 to document progress towards meeting the regional housing need. This spreadsheet is submitted with the Annual Report to HCD. A summary of this spreadsheet is included with the Annual Report as Attachment 2.
Conclusion and Recommendation
Staff recommends the City Council review and accept the 2023 General Plan Annual Progress Report (Attachment 1) and direct staff to forward the report to OPR and HCD.
FISCAL IMPACT:
None
ATTACHMENTS:
1. 2023 General Plan Annual Progress Report
2. Summary 2023 HCD Housing Progress Report
Prepared by:
Brian Schwartz, Contract Planner
Submitted by: Scot Graham, Community Development Director City Manager Approval:
Council Agenda 3-19-2024 9.C-2
City of Pismo Beach
General Plan Annual Progress Report
Prepared by
Community Development Department
March 19, 2024
[COMPANY NAME] | [Company address]
Council Agenda 3-19-2024 9.C-3
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
Community Development Department
Jorge Garcia, City Manager
Scott Graham, AICP, Community Development Director
Michael Gruver, AICP, Associate Planner
Aileen Nygaard, Associate Planner
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
Council Agenda 3-19-2024 9.C-4
Attachment 1
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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 ............................................................................ 8
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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 2023 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 2016 to 2022, the population of Pismo Beach was estimated to decrease by
1.67 percent to 8,044 residents.
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Attachment 1
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Table 1: Trends in Population Growth
2000 2016 2022
Number Number Change Number Change
Pismo Beach 8,551 8,181 -4.3% 8,044 -1.67%
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 2023. The following summaries and tables provide a general overview of the projects, programs and permits that were reviewed.
Building Permits
In 2023, the Building Division issued 14 permits for new single-family residences, 108 permits for single family additions, 4 permits for accessory dwelling units, 1 permit for new commercial development, 35 commercial alteration permits, 104 permits for photovoltaic systems (1 commercial and 103 residential), and 0 permits for multi-family development. Total permits issued in 2023 was 762 for a combined revenue of approximately $1.28 million.
Development Applications
The Planning Division received 106 development applications in 2023. These applications have been consolidated into main application type categories in Table 3.
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Table 3: Development Applications Processed
Application Type Quantity
Home Occupation Permits 22
Sign Permits 29
Temporary Use Permits 11
Conditional Use Permits 4
Zoning Clearance 2
Administrative Development Permit 11
Administrative Coastal Development Permit 13
Coastal Development Permit 13
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 and 1 single
family home constructed.
7 single-family residences with
approved CDPs.
5 under construction.
2 under building permit review.
Ebb Tide Estates
Custom Lots
2780 Shell
Beach Road
PR Residential - 4
custom home
lots
Four custom lots approved with
public improvements complete.
1 single-family home with
approved CDP at 200 Ebb Tide
Lane.
Single Family
Residential
South
Beachcomber
PR Residential -10
Townhomes, 8
Single-family,
2 Accessory
Dwelling Units
Pending building permit
submittal.
Single-family
Residential
Barcelona PR Residential
9 single-family
lots with 1 pre-
existing home
7 Planning Permits, 2 Under
Construction,
5 in Building Permit Review,
1 without permits
Single Family
Residential
478 Hinds R-3 3 lot Parcel Map
(small lot
subdivision)
Under Construction
Multifamily 330 Harloe RR 4-unit In Planning Review
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Project Project Address Zoning Use Type Status
Residential Avenue condominium
building.
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
Mixed Use 501 Price C-1 1,073 sf of
commercial and
8 living units.
In Planning Review
Mixed Use 1717 Shell
Beach Road
C-1 Two story
building with
2,365 sf of
commercial
space and 8
living units.
In Planning Review
Public Facility 1000 Bello
Street
G, R-2 New Public
Safety Facility
with Police and
Fire stations.
Pending building permit
submittal.
Community Development Block Grants
In 2023, the City was awarded $34,922.00 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 2023, there were no updates to the General Plan / Local Coastal Program. The General Plan / Local Coastal Program is in the process of a comprehensive update, see information below on status of comprehensive update.
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There was one update to both the Coastal (1983) and Non-Coastal (1998) Zoning Codes to incorporate Coastal Commission proposed modifications 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.
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. 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. The update is in its final stages and received a unanimous recommendation of approval from the Planning Commission to the City Council in August 2023. Due to staff turnover in key positions, it is anticipated to be scheduled for City Council review sometime in 2024.
Land Use Element
The Land Use Element has had several revisions since adoption in 1993, with the most recent amendment in 2022. An updated draft of the Land Use Element has been prepared and is Council Agenda 3-19-2024 9.C-10
Attachment 1
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awaiting a City Council hearing date for adoption.
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 2023.
Circulation Element
The Circulation Element establishes goals and programs to carry out the circulation needs of the community. 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 is being updated as part of the comprehensive update to the General Plan/Local Coastal Program elements. The update includes 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.
Noise Element
The Noise Element was adopted in 1993 and establishes goals and programs to address noise impacts in the City. This Element is being updated as part of the comprehensive update to the General Plan/Local Coastal Program.
Conservation & Open Space Element
The Conservation & Open Space Element was originally 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 1993 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, concurrent with the overall General Plan/Local Coastal Program.
Parks and Recreation Element
The Parks and Recreation Element was revised 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.
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Facilities and Services Element
The Facilities and Services Element contains policies 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.
Council Agenda 3-19-2024 9.C-12
Attachment 1
Jurisdiction Pismo Beach
Reporting Year 2023
Housing Element Planning Period 6th Cycle
Current Year
Deed Restricted 0
Non-Deed
Restricted 0
Deed Restricted 0
Non-Deed
Restricted 0
Deed Restricted 0
Non-Deed
Restricted 0
0 0
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 32 0 0
2 to 4 units per structure 0 0 0
5+ units per structure 0 0 0
Accessory Dwelling Unit 0 0 0
Mobile/Manufactured Home 0 0 0
Total 32 0 0
Infill Housing Developments and Infill Units Permitted # of Projects Units 0 0
0 0
11 32
32 0
0 0
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Total Units
Housing Applications Summary
Use of SB 35 Streamlining Provisions - Applications
Note: Units serving extremely low-income households are included in the very low-income permitted units totals Number of SB 35 Streamlining Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
(Jan. 1 - Dec. 31)
01/01/2021 - 12/31/2028
Number of SB 35 Streamlining Applications Approved
Very Low
Low
Moderate
Council Agenda 3-19-2024 9.C-13
Attachment 2
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022)0 0
SB 6 (2022)0 0
SB 35 (2017)0 0
Ministerial and Discretionary Applications # of Applications Units Ministerial 7 28
Discretionary 4 4
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 0 Number of Units in Applications Submitted Requesting a Density Bonus 0 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count 0 0
Programs Implemented
Sites Rezoned to Accommodate the RHNA
Units Constructed - SB 35 Streamlining Permits
Council Agenda 3-19-2024 9.C-14
Attachment 2