AGENDA CORRESPONDENCE
MEETING DATE°I• Z-15 ITEM NO. (I •i+-
DATE RECD �B'D BY
August 19, 2025
Transmitted via E-mail.-[[email protected]]
City of Pismo Beach
Community Development
c/o Scot Graham I Community Development Director
760 Mattie Road
Pismo Beach, CA. 93449
RE: Gateway Pismo 11421 Price St., 1331 Price St. & 1370 Dolliver St.
Project Design Revisions Narrative
Attn Community Development,
Thank you for the continued support during the entitlement process and presentations for the Gateway Project.
In response to project feedback from multiple city project review sessions, including the (PC) Planning Commission public hearing agenda dated June 24th, 2025, the applicant and design team are proposing a series of thoughtful revisions to help further improve the project design beyond the unanimous PC approval findings received.
The project team has carefully evaluated public concerns raised at the PC hearing session and has been proactively engaging in other post hearing sessions with members of the community and neighbors of the project. The goal for the additional public meeting sessions was to help further address project concerns or clarify subjective opinions on the project. These design improvements reflect a strong commitment by the applicant, Coastal Community Builders, to deliver a project that surpasses community and regulatory expectations.
The additional project feedback gathered has provided our project team with key areas of focus to further improve the project design. A summarized narrative of the project design revisions and project evolution are outlined below.
1) Exterior Building Colors & Materials Enhancements
The applicant and team have revised the building's exterior colors and materials palette to better reflect the community's input and urban context. The proposed project serves as a prominent addition to the neighborhood, and its material expression plays a vital role in shaping public perceptions and pedestrian experiences.
Revisions Provided:
Update the "cool" color tones and replace with a "warm" color tones as recommended by the Planning Commission.
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Remove exterior metal panels and replace with Hardie siding panels as recommended by the Planning Commission.
Introduce new high -quality horizontal and vertical siding materials simulating the look of wood cladding as recommended by the Planning Commission.
Increase the use of stone veneer at key focal points to improve the quality of exterior finishes.
These material revisions reflect the project's team commitment to responsive design and neighborhood stewardship. By embracing feedback and elevating the architectural language, the revised proposal strengthens the building's identity while enhancing its relationship with the public realm.
2) Commercial Street Parking& Right -of -Way Improvements The project team has increased the amount of commercial parking to "fully" meet the required commercial retail/outdoor seating proposed. The project satisfies all residential and commercial parking requirements. In -lieu commercial parking fees are no longer necessary and have been excluded from the concession/incentive project narrative request since the project is able to fully provide new on -site and off -site street parking to successfully meet the project's parking demand.
In addition to meeting the project's parking demand, the applicant will offer to donate fees in the equivalent of (3) three -in -lieu street parking stalls which have a value of $9,000 per stall for a grand total of $27,000 to the city. The parking in -lieu fees are offered by the applicant as part of their project goals of implementing a series of off -site public improvements that will help address existing longstanding infrastructure challenges. The public improvements will improve accessibility along the right-of-way areas bordering the entire project site. The applicant has voluntarily committed resources for these improvements, demonstrating a strong commitment to community benefit and long-term downtown vitality.
Improvements Provided:
• Compliance with the total residential & commercial parking demand. In -lieu street parking fee requirement removed. The applicant will offer to donate $2 ,000 to the city for community benefit and downtown vitality use.
• Reconfiguration and re -stripping of Price Street parking layout to provide additional diagonal and parallel street parking which increase to total number of available public street parking stalls in the downtown district.
• Reconfiguration of Bay Street into a one-way street providing parallel parking and landscape improvements which increase safety and visual appeal of downtown and pedestrian connectivity.
• Provide additional parallel parking on Dolliver Street frontingthe project site • The undergrounding of existing electrical utilities and overhead power lines surrounding the project site.
• The proposed curb, gutter & sidewalk enhancements along the entire right-of-way bordering the project site, including the additional of new street lighting/signage, benches, trash bins, landscaping, etc.
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3) Max. Lot Coverage Waiver Removed
As part of the ongoing development of the Gateway Project, the design team has implemented strategic revisions to ensure full compliance with local zoning regulations, specifically regarding maximum lot coverage.
During the permitting review process, it was determined that the initial design exceeded the maximum lot coverage threshold set forth by Pismo Beach zoning code. In response, the following revisions were made:
• Compliance with the total maximum lot coverage in the R-R zone. Project waiver request removed.
• Reduction in building footprint through reconfiguration of interior spaces • Increased setbacks to enhance spatial separation and open area between buildings and neighboring properties
The revised plans now meet the required maximum lot coverage limits. These updates have been issued to the city planning department. These changes not only ensure regulatory compliance but also improve site functionality and environmental performance. 4) Min. landscape Coverage Waiver Removed
As part of the ongoing development of the Gateway Project, the design team has implemented strategic revisions to ensure full compliance with local zoning regulations, specifically regarding minimum landscape coverage.
During the permitting review process, it was determined that the initial design did not exceed the minimum landscape coverage threshold set forth by Pismo Beach zoning code. In response, the following revisions were made:
• Compliance with the total minimum landscape coverage in the C-1 and R-R Zones. Project waiver request removed.
• Reduction in building footprint through reconfiguration of interior spaces • Increased setbacks to enhance spatial separation and open area between buildings and neighboring properties
The revised plans now meet the required minimum landscape coverage limits. These updates have been issued to the city planning department. These changes not only ensure regulatory compliance but also improve site functionality and environmental performance.
In alignment with our commitment to community engagement and responsive design, the applicant team has provided an alternate design that removes the canopy from the upper view deck located at the corner of Price St. & Dolliver St. The decision to provide an alternative design solution was made
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following a series of public consultations which measured feedback from various members of the community, stakeholders and neighbors. The findings with the "canopy" vs "non -canopy" design solutions gathered subjective opinions in support and in opposition for the iconic canopy gateway design. Therefore, the project applicant is requesting design recommendation from City Council, City Staff and the public at the September 02, 2025 City Council hearing to help select the preferred design solution for the Gateway Pismo project.
NON -CANOPY SOLUTION
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We deeply appreciate the thoughtful input from residents, local businesses, and advocacy groups.
Their feedback played a pivotal role in shaping a more inclusive and context -sensitive design. The revised plans have been submitted to the City of Pismo's planning department.
Sincerely,
Eddie Herrera, AIA I NCARB
President/Principal Architect
CA License No. C38583
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