G\T Y OF
PISMO BEACH CITY COUNCIL STAFF REPORT
A�syoBt Agenda Item #9.D
Meeting Date: March 18, 2025
TITLE:
2024 General Plan Annual Progress Report
RECOMMENDATION:
1. Review and accept the 2024 General Plan Annual Progress Report;
2. Direct staff to forward the report to the Governor's Office of Planning and Research and the California 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 California 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, updated in 2014, 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 which is expected to brought forward for adoption later this year.
The General Plan Annual Progress Report presents all updates and amendments made to the City's General Plan in 2024 and summarizes the numerous projects and permits reviewed and processed in 2024. 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 2024, 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 2024. The City is also required to complete a comprehensive spreadsheet accounting for housing projects and development through 2024 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 2024 General Plan Annual Progress Report (Attachment 1) and direct staff to forward the report to OPR and HCD.
Council Agenda 3-18-2025 9.D-1
FISCAL IMPACT:
Financial impacts consist of staff time and resources to prepare the Annual Report. There is no impact to the adopted budget.
ATTACHMENTS:
1. 2024 General Plan Annual Progress Report
2. 2024 HCD Housing Element Annual Progress Report
Prepared by:
Brian Schwartz, Contract Planner
Submitted by: Scot Graham, Community Development Director City Manager Approval:
Council Agenda 3-18-2025 9.D-2
ment 1
City of Pismo Beach
General Plan Annual ProgressReport
Prepared by
Community Development Department
March 18, 2025
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City Council
Ed Waage, Mayor
Mary Ann Reiss, Mayor Pro Tempore
Marcia Guthrie, Council Member
Stacy Inman, Council Member
Scott Newton, Council Member
Planning Commission
Clare Malone Prichard
David Jewell
Don Oberhelman
Ian Journey
Jimmy Summer
Community Development Department
Jorge Garcia, City Manager
Scot Graham, Community Development Director
Cindy Jacinth, Planning Manager
Michael Gruver, AICP, Associate Planner
Aileen Nygaard, Associate Planner
Aaron Stolberg, 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
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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 2024 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 decisionmakers. 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. As most of the City is within the coastal zone, the City has a combined General Plan / Coastal Land Use Plan (LUP). The LUP portion of the General Plan provides the overall goals and policies that protect the City's coastal resources.
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 2023, the population of Pismo Beach was estimated to decrease by
2.84 percent to 7,948 residents.
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Attachment 1
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Table 1:Trends in Population Growth
2000 2016 2023
Number Number Change Number Change
Pismo Beach 8,551 8,181 -4.3% 7,948 -2.84% Source: US Census Bureau Quickfacts 2023
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
Change Compound
2010 2020 2030 2040 2050 2010-2050 Annual Growth Rate
Pismo 7,655 8,642 9,486 9,901 10,079 32% 0.69 Beach
Source: SLOCOG 2018
Plans, Projects, and Accomplishments
The City reviewed and processed numerous projects and permits in 2024. The following summaries and tables provide a general overview of the projects, programs and permits that were reviewed.
Building Permits
In 2024, the Building Division issued 14 permits for new single-family residences, 100 permits for single family additions, 3 permits for accessory dwelling units,4 permits for new commercial development, 27 commercial alteration permits, 3 mixed use buildings, 40 permits for photovoltaic systems, and 0 permits for multi-family development.Total permits issued in 2024 were 583 for a combined revenue of approximately$1.59 million.
Development Applications
The Planning Division processed 80 development applications in 2024. These applications have been consolidated into nine main application type categories in Table 3.
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Table 3: Development Applications Processed
Application Type Quantity
Home Occupation Permits 18
Vacation Rental Permits 45
Sign Permits 14
Temporary Use Permits 9
Conditional Use Permits 4
Administrative Development Permit 7
Administrative Coastal Development Permit 14 Coastal Development Permit 12
Discretionary Development Permit 2
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 2900 Shell PR Residential-10 10 townhomes and 5 single Subdivision Beach Road townhomes family homes constructed. (formerly South 9 single family 3 under construction and 1 with Silver Shoals) no Planning Permit.
Ebb Tide Estates 2780 Shell PR Residential-4 Four custom lots approved with Custom Lots Beach Road custom home public improvements complete. lots
1 single-family home with
approved CDP at 200 Ebb Tide
Lane.
Single Family South PR Residential-10 Pending building permit Residential Beachcomber Townhomes, 8 submittal.
Single-family,
2 Accessory
Dwelling Units
Single-family Barcelona PR Residential 1 in Planning Permit review, 5 Residential 9 single-family Under Construction, lots with 1 pre- 2 completed
existing home
Multifamily 330 Harloe RR 4-unit Pending Final Map and Building Residential Avenue condominium Permit submittal. building.
401 Shell Beach C-1 Commercial
Mixed Use Road Retail and 4 Final Map and Building Permit Residential Review
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Project Project Address Zoning Use Type Status Units
Mixed Use 501 Price C-1 1,073 sf of In Planning Review commercial and
8 living units.
Mixed Use 1717 Shell C-1 Two story
Beach Road building with In Planning Review 2,365 sf of
commercial
space and 8
living units.
Mixed Use 1481 Price C-1, R-R 5,800 sf of In Planning Review Street commercial, 38
residential units
Public Facility 1000 Bello G, R-2 New Public In Construction Street Safety Facility
with Police and
Fire stations.
Drive-thru Car 110 Oak Park CG 4,140 sf of Planning Permit approved, wash commercial Building Permit in process
Hotel 120 Branch CG 105 Rooms Building Permit in process Street
Community Development Block Grants
In 2024, the City was awarded $25,120.00 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. This program was funded $20,789.00 in 2024.
• 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. This program was funded $4,331.00 in 2024.
General Plan, Local Coastal Program & Development Code Amendments In 2024, 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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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 Optional 2005
Access
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. The City Council has indicated it is a priority to update the older elements and budget funds to comprehensively update the General Plan /Local Coastal Program. Several of the optional elements will be incorporated into other elements for the sake of efficiency. For example, the Design 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.
However, due to staff turnover in key positions and public concern expressed over revisions to the bluff armoring policies in the draft Safety Element.,the Safety Element is being removed from the rest of the document to provide more analysis and public outreach.The rest of the elements are anticipated to be scheduled for adoption hearings starting in Spring/Summer 2025.
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 awaiting new public hearing dates for consideration and adoption.
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Housing Element
The 2020-2028 (61" Cycle) Housing Element Update, which was adopted by the City Council in December 2020, received certification by HCD in early 2021. A summary ofthe annual reporting required by the State is included as Attachment A. No revisions to the Housing Element were made in 2024.
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. Working closely with the Coastal Commission, additional studies and public outreach are planned for 2025 in preparation to complete an update of the Safety Element, with completion likely in 2027.
Parks, Recreation, and Access Element
The Parks, Recreation, and Access 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 along with the Safety Element in 2027.
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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 update to the General Plan/Local Coastal Program anticipated to be complete in 2025.
Council Agenda 3-18-2025 9.13-12
Attachment 2
Jurisdiction Pismo Beach
Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element Planning Period 6th Cycle 01/01/2021 - 12/31/2028 Building Permits Issued by Affordability Summary
Income Level Current Year
Deed Restricted 0
Very Low Non-Deed 0
Restricted
Deed Restricted 0
Low Non-Deed
Restricted 0
Deed Restricted 0
Moderate Non-Deed
Restricted 4
Above Moderate 11
Total Units 15
Note: Units serving extremely low-income households are included in the very low-income permitted units totals Units by Structure Type Entitled Permitted Completed Single-family Attached 0 0 1
Single-family Detached 4 11 10 2 to 4 units per structure 4 0 0
5+ units per structure 0 0 26
Accessory Dwelling Unit 41 41 3
Mobile/Manufactured Home 01 01 0
Total 12 15 40
Infill Housing Developments and Infill Units Permitted #of Projects Units Indicated as Infill 15 15
Not Indicated as Infill 0 0
Housing Applications Summary
Total Housing Applications Submitted: 6 Number of Proposed Units in All Applications Received: 6 Total Housing Units Approved: 6
Total Housing Units Disapproved: 0
Use of SB 35 Streamlining Provisions -Applications
Number of SB 35 Streamlining Applications 0
Number of SB 35 Streamlining Applications Approved 0 Council Agenda 3-18-2025 9.D-13
Attachment 2
Units Constructed -SB 35 Streamlining Permits
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 01 01 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units #of Projects Units SIB 9 (2021) - Duplex in SF Zone 0 0
SIB 9 (2021)- Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 01 0
SB 35 (2017) 01 0
Ministerial and Discretionary Applications #of Applications Units Ministerial 41 4
Discretionary 21 2
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 Programs Implemented 29
Sites Rezoned to Accommodate the RHNA 0
Council Agenda 3-18-2025 9.D-14
Attachment 2
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Jurisdiction Pismo Beach
Reporting Year 2024 (Jan.1-Dec.31)
Table D
Program Implementation Status pursuant to GC Section 65583 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.
1 2 3 4
Name of Program Ob'ecti Timeframe in H.E Status of Program Implementation 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 Revision to update and of units in the underlying zone in return for combine the Zoning Codes construction of lower-income housing is currently in process Outreach includes information on our website and consultation with applicants on (extremely low-,very low-,and low-income including suitable projects.Planning staff regularly informs applicants of opportunities available units).The City will also amend the Zoning implementation of density HE-1.Density Bonus under State law to facilitate increased housing development and project opportunities Codes(both the 1983 and 1998 codes)to bonus for projects. Zoning with Planning Commission including one pre-application project which was received in comply with changes in the state density code/Coastal 2024. bonus law(Government Code Section Implementation Plan 65915)and develop an outreach program certification is anticipated in to ensure its successful implementation. spring/Summer 2026 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 Educational resource links cost of land and significant escalations in are ongoing;conduct Resources are included on our website and a housing conditions survey is being HE-2.Code Enforcement housing prices over the past few years, housing conditions survey scheduled. property owners are rehabilitating older by 2027.
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.
The City shall continue to contract with the
Housing Authority of San Luis Obispo
(HASLO)or other agency,as appropriate,
to authorize implementation of the U.S.
HE-3.Contractual Seek new vouchers and/or
Department of Housing and Urban There are currently 44 voucher participants within our City.Eight new vouchers for Agreement for Rental Development(HUD)Housing Choice to raise the payment very low income households are included in HASLO's new Senior Housing project.
Assistance Program Voucher/Section 8 rental program standard as needed annually When a project is required to provide a
percentage of affordable units,the City
shall require such housing to be built
HE-4.Simultaneous When projects are
Construction of Affordable simultaneously or assured by bond or other submitted that are subject to No projects subject to inclusionary housing requirements have been built since Housing acceptable security.Projects that are built this program adoption of the previous Housing Element. in phases shall include the required
percentage in each phase.
Council Agenda 3-18-2025 9.D-15
Attachment 2
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 Two partnership projects(Housing Authority of San Luis Obispo and People's Self- potential developer incentives.-Maintain Help Housing)finished construction in 2024 and are fully occupied.In addition,the an inventory of adequate sites.-Identify City applied for CLPHA funding in 2024 for renovation of the Seahaven Apartments funding opportunities and assist in Every two years starting in HE-5.Public-Private project,affordable rental housing for low-income families,and was just notified of the Partnerships preparing applications for funds.-Work 2021 and more frequently if successful funding award.Planning staff also regularly works with property owners and with housing sponsors to help with scores funds become available potential applicants to inform them of regulatory concessions and incentives available for readiness and neighborhood to them on mixed-use project to enourage redevelopment in additional areas that allow revitalization.-Provide regulatory residential uses. 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).
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
HE-6.Equity Sharing purchase or rehabilitate housing.The Program equity sharing arrangement could be When funds are identified No requests are pending. between the property owner,the City,and
the developer.The City does not currently
have funds available for this program.
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
HE-7.Conversion of Rental tenants of the intent to convert at least six When conversion requests No requests are pending.The City did not receive inquiries in 2024 regarding a Housing months prior to approval of application are submitted request for condominium conversion.
Goals,Policies,and Programs City of
Pismo Beach Page 6-6 2020-2028
Housing Element(per Government Code
66427.1);and(2)first right of refusal to
existing tenants to purchase the unit.
The City may issue permits for the
demolition or conversion of housing No requests were pending in 2024.However,the City did receive a pre-application in occupied by low-to moderate-income 2024 for a density bonus project that would replace existing presumed low-cost rental persons in the Coastal Zone when the housing. Pursuant to State Density Bonus law,the City did inform the application that HE-8.Demolition or When requests for
applicant meets certain conditions, in addition to the coastal development permit process,the density bonus project would Conversion of Rental including providing relocation assistance demolition or conversion are be required to replace the rental housing on-site at an income level consistent with the Housing in Coastal Zone and replacement of affordable units(see submitted affordability status of the existing rentals on to proeprty. The Applicant did incorporate Government Code 65590). replacement housing into the project application which is currently under review by City staff.
Council Agenda 3-18-2025 9.D-16
Attachment 2
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 In partnership with the Housing Authority of San Luis Obispo(HASLO),a 26 unit programs the City offers include density Senior Housing project completed construction in 2024 and is now occupied.A bonuses and a reasonable accommodation partnership with Peoples's Self-Help Housing(PSHH)has created 5-15 units for procedure.The City promote the transisitonal youth at risk for homelessness and 10 special needs persons.The units HE-9.Special Needs availability of this reasonable Seek funding annually and also completed construction and occupied.In addition,the City also receives State accommodation process to the public by ongoing PLHA funding and partners with the County of San Luis Obispo through a Delegation providing information at the public counter Agreement.This funding is used to assist special housing needs countywide with an and on the City website.The City will also emphasis on the greater Pismo Beach community ara. PLHA and CDBG funding continue to work with lower-income have been used to provide funding to the 5 Cities Homeless Coalition. 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 occupancy units(see
Program HE-26).-Senior housing,
including assisted living facilities(see
Program HE-10).Goals,Policies,and
Pro rams City of Pismo Beach 2020-2028
As an incentive to providing senior
housing,the City will allow modifications to Revision to update and building lot coverage,lot size,parking combine the Zoning Codes HEA 0.Senior Housing requirements,and setbacks as provided for is currently in process. A major update to the Zoning Code is currently underway as a result of the City's Incentives in Program HE-14.The City will also Zoning code adoption General Plan Update project.A draft has been prepared and is currently in progress. amend the Zoning Codes to specify anticipated in
standards and criteria for the modifications. Spring/summer 2026 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
HE-11.Workforce and multifamily parking requirements,then Affordable Housing review and revise those requirements for A major update to the Zoning Code is currently underway as a result of the City's one-bedroom and studio units to ensure General Plan Update project.A draft has been prepared and is currently in progress.
Incentives 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.
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.
HE-12.Workforce and Incentives included in the permit to Establish incentives and Affordable Housing encourage workforce housing could include update Zoning Codes(if A major update to the Zoning Code is currently underway as a result of the City's Entitlements expedited permit processing or necessary)in General Plan Update project.A draft has been prepared and is currently in progress. modifications to building lot coverage,lot spring/summer 2026 size,parking requirements,and setbacks.
Council Agenda 3-18-2025 9.D-17
Attachment 2
The C-1 zone allows residential uses as
part of a mixed-use project at one unit per
HEA 3.Revision to C-1 2,000 square feet of site area.The City will Amend C-1 zone in A major update to the Zoning Code is currently underway as a result of the City's Zone consider an amendment to the C-1 zone to Spring/summer of 2026 General Plan Update project.A draft has been prepared and is currently in progress. increase the residential density in the zone.
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
HE-14.Multifamily Zone Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's Densities accommodate more than one unit.The City spring/summer of 2026 General Plan Update project.A draft has been prepared and is currently progress. ress.
will amend the Zoning Codes to Goals, p g 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.
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 Code could be
amended to facilitate and encourage the
development of quality market-rate and
affordable housing on these lots.The City Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's HE-15.Nonconforming Lots will consider developing a director-level spring/summer of 2026 General Plan Update project.A draft has been prepared and is current) in progress. approval exception process for p p l p p y p g 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.
Council Agenda 3-18-2025 9.D-18
Attachment 2
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 Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's HE-16.Zoning Code Update developers and property owners in prepared and is current)re A draft has been proj ect.
of 2026 General Plan Update . progress. identifying development requirements,as spring/summer p p p p y in ress.p g 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 square feet per bedroom)-Evaluating
criterion four in the planning commission
site plan and architectural review approval
findings and how it is different from
criterion one
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 City contributes funds from CDBG to CAPSLO for use in assisting disadvantaged HE-17.Housing repair program is available at no cost to Implementation of program Rehabilitation p p g is ongoing households in rehabilitating their homes which helps them stay in their homes and seniors age 60 and over.They may include g g make greater use of their homes. improvements such as grab bars,
handrails,smoke alarms and carbon
monoxide detectors,minor plumbing,
carpentry,electrical and drywall work.
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 An ADU informational page is located on our website.Staff regularly communicates the City website and in the City newsletter, with members of the public about potential for creating accessory dwelling units, HE-18.Accessory Dwelling the Clam Chronicle.The City will monitor Amend Zoning Codes in whether in person at the public counter,or through email or phone inquiries.The City Units ADU permitting throughout the planning spring/summer of 2026 also has links to the updated 2025 State ADU handbook on the website.Legislative period to track whether permits are updates to ADUs will be incorporated into the City's Zoning Code update,including keeping up with the ADUs anticipated in addressing differences between those properties located in the coastal appeals the housing element.The City will work to jurisdiction and those outside of those boundaries areas. 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 information and the
process to permit them on the City's
website.
Council Agenda 3-18-2025 9.D-19
Attachment 2
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 Revision of Zoning Codes in seek funding to subsidize the at-risk units Spring/summer 2026 to in a way that mirrors the HUD Housing require notification by Choice Voucher(Section 8)program.
HE-19.Housing owners consistent with state A major update to the Zoning Code is currently underway as a result of the City's Preservation Funding sources may include state or local law;ongoing communication General Plan Update project.A draft has been prepared and is current) in progress. funding sources.Per state law,owners of g g p p p p y p g With owners,service
deed-restricted affordable projects are
required to provide notice of restrictions providers,and eligible that are expiring after January 1,2021,to potential purchasers. 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 Section 8 rent
subsidies and any other affordable housing
opportunities in the City.If a development
is offered for sale,HCD must certify
persons or entities that are eligible to
urchase the develo ment and to receive
In compliance with state law,the City will
amend the 1983 Zoning Code for the
HE-20.Fair Housing— Coastal Zone to allow small residential care Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's Zoning Code Amendments facilities serving six or fewer clients in all spring/summer of 2026 General Plan Update project.A draft has been prepared and is currently in progress. residential zones without a Conditional Use
Permit.
The City will coordinate with San Luis
Obispo County to provide access to
landlord and tenant mediation and fair
HE-21.Fair Housing— housing services.The City will also develop Access to Mediation and a fair housing brochure or acquire one from Ongoing Information resources posted on website.
Fair Housing Services a fair housing provider and distribute it at City Hall,the library,and the post office.
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
HE-22.Transitional Housing without discretionary review(besides Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's coastal development permits)in all zones spring/summer of 2026 General Plan Update project.A draft has been prepared and is currently in progress. 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.
Council Agenda 3-18-2025 9.D-20
Attachment 2
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
HE-23.Employee Housing structures of the same type in the same Amend Zoning Codes in A major update to the Zoning Code is currently underway as a result of the City's Act zone in all zones allowing single-family spring/summer of 2026 General Plan Update project.A draft has been prepared and is currently in progress. 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.
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 Amend Zoning Codes in spring/summer of 2026;
development of housing for extremely low- In progress.The City applied in 2024 for CLPHA funding for the Seahaven Apartments HE-24.Extremely Low- income households,such as increased ongoing and at least project which is affordable rental housing which preserve at-risk housing and will Income Households densities,modifications to development biannual contact with extend the period of affordability for 55 years. standards,and priority processing.Also, stakeholders,depending on per AB 2634,to further meet the needs of funding programs extremely low-income households,the City
will also amend the Zoning Codes to define
and allow single room occupancy units with
a Conditional Use Permit in the R-4,R-R,
and High-density Residential zone.
The City will continue to implement state
requirements for energy conservation in
new residential projects and encourage
retrofits of existing units.Provide
HE-25.State Energy materials/access to utility-sponsored Ongoing Links to resources provided on our website.
Efficiency Standards programs that educate residents on ways to reduce energy usage or costs.
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 Submit annual reports HE-26.Public Outreach and City's website,and printed educational annually by April 1;conduct Education materials,as appropriate.In addition,the outreach and education as Information is posted on website and 2024 Annual Report will be submitted by April 1.
City shall submit to HCD an annual report needed
for progress in implementing the City's
Housing Element,as required by state law.
Per AB 101(2019),the City will review its
zoning ordinance and make revisions if
HE-27.Low Barrier necessary to allow low barrier navigation Ongoing. Amend Zoning centers for the homeless per Government Codes in spring/summer of City will support a countywide low barrier Navigation center if not appropriate within Navigation Centers City limits.
Code Sections 65660-65668. 2026
Council Agenda 3-18-2025 9.D-21
Attachment 2
Establish a written policy or procedure and
other guidance as appropriate to specify
HE-28.Senate Bill 35 the SB 35(2017)streamlining approval Implement when projects Procedure or Policy process and standards for eligible projects, are submitted that qualify for No projects have been submitted that are subject to the program. as set forth under Government Code the program
Section 65913.4.
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
HE-29.Affirmatively Further investigates fair housing complaints and Create plan in Fall 2025 and Fair Housing enforces fair housing laws.-Facilitate implement on an ongoing In progress. public education and outreach by creating basis.
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 are not
disproportionately concentrated in
lowincome communities and low-income
communities of color.-Develop a proactive
code enforcement oroaram that holds
Council Agenda 3-18-2025 9.D-22