11.A Report 1481 Price St Gateway Project Appeal 2025-09-02 — Pismo Beach City Council, September 2, 2025

PISMO BEACH CITY COUNCIL STAFF REPORT
Agenda Item #11.A
Meeting Date: September 2, 2025
TITLE:

Appeal of Planning Commission Approval of a Coastal Development Permit, Conditional Use Permit, Architectural Review Permit, and Vesting Tentative Tract Map 3240 to Develop the Gateway Project: a Mixed-Use Condominium Project and Categorical Exemption (P24-000074); Location: 1481 Price, 1331 Price, 1370 Price (APNs 005-062-003, 005-062-004, 005-064-002, 005-064-003, 005-064-012); the Project is Located in the Coastal Zone and is Not Appealable to The Coastal Commission
RECOMMENDATION:

Adopt a Resolution denying two appeals and upholding the June 10, 2025 Planning Commission approval of Project P24-000074 for a Coastal Development Permit (CDP), Conditional Use Permit (CUP), Architectural Review Permit (ARP), & Vesting Tentative Tract Map (VTTM) 3240 and adoption of Categorical Exemption 2025-013 to develop the Gateway project: a new three-story commercial/residential mixed-use condominium development of approximately 5,700 square feet of commercial and 53,400 square feet of residential and proposed as a Density Bonus project under the provisions of SB 330.

Project location site is five underlying parcels of 1.2 acres located at 1481 Price, 1331 Price, and 1370 Price and includes demolition of existing residential and commercial structures onsite, new public right-of-way improvements, creation of a public “Gateway” plaza at the corner of Price and Dolliver Streets, and the conversion of Bay Street to one- way. The project is within the Coastal Zone and is not appealable to the Coastal Commission.

BACKGROUND:

On June 10, 2025, the Planning Commission (PC) held a duly noticed public hearing and approved a Coastal Development Permit (CDP), Conditional Use Permit (CUP), Architectural Review Permit (ARP), and Vesting Tentative Tract Map (VTTM) 3240 for the Gateway Project (#P24-000074): a mixed-use condominium project, along with a Categorical Exemption for the project. The project is located on five underlying parcels at 1481, 1331, and 1370 Price Street and bounded by Price Street, Dolliver Street, Bay Street, and Harloe Avenue. The project is proposed as a density bonus project under the provisions of California Senate Bill 330. The June 10, 2025 staff report1 (Attachment 8) is available online.

Prior to formal planning permit application, the PC discussed the project as a conceptual review item on September 10, 2024 for initial feedback related to design, height, and the site’s prominent gateway location (September 10, 2024 staff report2, Attachment 10). 1 Full URL:
https://accesspismo.pismobeach.org/WebLink/DocView.aspx?id=684187&dbid=0&repo=Laserfiche 2 Full URL:
https://accesspismo.pismobeach.org/WebLink/DocView.aspx?id=547122&dbid=0&repo=Laserfiche Council Agenda 9-2-2025 11.A-1Council Agenda 9-2-2025

No action was taken at the September 2024 meeting, but the PC provided comments to the applicant which were used to inform the application submittal package. The PC then reviewed the project during a public hearing on May 27, 2025 (May 27, 2025 staff report3, Attachment 9) and continued the hearing with direction to re-notice the item for the June 10, 2025 meeting.

Project Description
The proposed CDP, CUP, ARP, and VTTM (Project P24-000074) will allow for the construction of a new commercial/residential mixed-use development which includes four commercial condominium spaces totaling approximately 5,700 square feet and 39 residential condominium units totaling approximately 53,400 square feet, five of which would be deed restricted as affordable for sale to low- and very-low-income households.

The project is proposed under the provisions of state density bonus law, which allows for increase in density and request for concession/waivers related to parking, height increase over the maximum allowed, setback encroachment, and wall height increase. The project also proposes demolition of existing residential and commercial structures onsite, includes public right-of-way improvements along Price, Dolliver, Bay, & Harloe Streets including new additional angled parking spaces, street improvements including conversion of Bay Street to one-way, and creation of a public “Gateway” plaza at the corner of Price & Dolliver Streets as a public benefit amenity feature. The project size is five underlying parcels of 1.2 acres in area to be re-subdivided as two lots with mixed- use units.

Bay Street Conversion
The project as approved by the Planning Commission includes a recommendation to the City Council on the conversion of Bay Street to one-way alignment running from Dolliver Street to Price Street. More discussion is provided below, following analysis of the appeals that are the subject of the public hearing.

Density Bonus Law
The Gateway Project is the first regular density bonus law/Senate Bill (SB) 330 project to come forward for the City’s approval. State density bonus law encourages affordable housing development by allowing applicants to request an increase in base density of a property in exchange for providing affordable housing. The Applicant proposes ten percent of the project units as affordable to low- and very low-income households, which entitles the Applicant to a 20 percent density bonus. This entitles the applicant to one “concession,” which is defined as a reduction in site development standards or a modification of zoning code standards. The development also qualifies for waivers of development standards, which can be unlimited to further facilitate the development of affordable housing and where they are necessary to achieve the proposed density. The project has been submitted under the requirements of SB 330 (2019), which legislation is also intended to encourage and support new housing. Because there are existing residential units on-site, the project has been conditioned to meet the replacement housing requirements. SB 330 also includes requirements for cities to process projects in 3 Full URL:
https://accesspismo.pismobeach.org/WebLink/DocView.aspx?id=682765&dbid=0&repo=Laserfiche Council Agenda 9-2-2025 11.A-2Council Agenda 9-2-2025

a streamlined manner and limit the number of hearings on a project to five, allows applicants to freeze applicable fees and development standards to those in place at the time of submission for greater transparency, and requires the jurisdiction utilize objective design standards that are clearly defined, quantifiable and verifiable, eliminating use of subjective guidelines and personal judgement in the approval process.

The PC approved the project with one requested concession and five waivers. Since the PC meeting on June 10, 2025, the Applicant has, in consideration of community feedback, worked to revise the plans (Attachment 5) to eliminate the need for two of the previously requested waivers on lot coverage and landscaping, and updated the parking plan. The updated concession and three waivers for the Gateway Project include:

1.Concession request for parking. A total of 66 parking spaces are provided on-site.

The residential parking requirement is 56 spaces and the commercial parking requirement, which includes retail and outdoor seating ratios, is 31 spaces for a combined total on-site requirement of 87 parking spaces.

While the Applicant is requesting a concession of 21 parking spaces as allowed under state density bonus law, the applicant is also voluntarily proposing to construct public right-of-way improvements and add 21 new public parking spaces.

This includes new parking primarily along Price Street, creating a net increase of 21 (15 vehicle and 6 motorcycle) spaces as part of public benefit offering with the creation of the Gateway Plaza. More specifically, the project concession request is that the constructed 21 off-site public spaces be considered to meet the parking requirement. Per the City’s parking ordinance, off-site parking would not ordinarily be counted toward meeting a parking requirement. The applicant is requesting a parking concession for 21 spaces under density bonus (Attachment 5, plan sheets T2, T5, and T11).

2.Waiver request for Building Height. This waiver request is for an increase in maximum building height beyond the 35-foot height limit for the downtown. Due to the sloped lot, portions of the project would be up to 45 feet tall, with a portion meeting the height requirement (Attachment 5, plan sheets T12-T14).

3.Waiver request for Reduced Setbacks. This waiver request is for reduced front and street side yard setbacks at Lot 2 Building 2, at the corner of Dolliver and Bay Streets (Attachment 5, plan sheets T15).

4.Waiver request for increased Fence Height. This waiver request is to exceed the 6-foot maximum fence height by 2 feet, for a total of 8 feet in the rear setback of Building 2 to offset privacy impacts from the project height to the adjoining residential uses on Harloe Avenue (Attachment 5, plan sheet A11, view 1A).

Project Changes Since Planning Commission June 10, 2025 Approval Since Planning Commission approval, the Applicant has submitted updated project plans (Attachment 5) to address comments made during the public hearing process and also to address post-hearing public input received, which is summarized in a narrative letter dated August 19, 2025 (Attachment 6). The letter describes both changes made during Council Agenda 9-2-2025 11.A-3Council Agenda 9-2-2025

the project such as color and materials and well as changes made since the PC approval as summarized below:

1. Parking. The Applicant’s project plans have been updated since the PC approval to construct an additional off-site parking space for a total net gain of 21 off-site parking spaces, which is equivalent to the density bonus concession request. The Applicant is also voluntarily proposing to contribute the equivalent of 3 parking in- lieu spaces for a total of $27,000 as part of the public benefit offering and to off- set potential impacts. Density bonus law and SB 330 would otherwise prohibit the City from conditioning the project to pay in-lieu fees for parking when parking is the requested concession. The project includes several public benefit items including the public Gateway Plaza, street improvements, creation of 21 on-street parking spaces, and in-lieu fee contribution, all of which are voluntary and represent improvements to the downtown area in a manner consistent with the Downtown Strategic Plan.

2. Two Waivers Removed. Since the Planning Commission approval, the revised plans (Attachment 5) have been updated to remove the need for the waiver requests related to Lot Coverage and Landscaping.

3. Alternative Canopy Design. The Applicant’s Design Revision Letter (Attachment 6) also proposes a design option for Council consideration that removes the canopy that overhangs the Gateway Plaza. The Applicant has developed this alternative design based on input received from the public since the June 10, 2025 PC meeting. Should the Council uphold the Planning Commission’s approval, staff recommends that the Council provide direction on design and condition the project on the preferred design solution. It should be noted that that removal of the canopy structure does not change the need for a height waiver.

4. Water Fountain Feature. At the June 10, 2025 PC meeting, the consensus of the PC was to request a change to the round water fountain feature to be more consistent with the Downtown Strategic Plan clam design. Project plans have been updated to incorporate a clam design (Attachment 5, plan sheet A24, A26, and A29). The clam design update was shown to the Parks, Recreation and Beautification Commission (PRBC) on August 21, 2025.

Appeals
The City received two timely appeals of the project approval, which were filed by Ms.

Cindy Sleumer on June 18, 2025 (Attachment 2) and Mr. Robert Kramb on June 24, 2025 (Attachment 3). The appeal claims and requested relief are paraphrased below, with corresponding staff response.

Appeal #1 filed by Ms. Cindy Sleumer (Appellant):
•Setbacks: The Appellant requests that the PC Resolution be amended to include the building setbacks as outlined in the drawings for Lot 2 C1 where it abuts residence at 371 Harloe Avenue. The appeal states that the setbacks should match those in the resolution and notes inconsistencies in the plan sheets. The Council Agenda 9-2-2025 11.A-4Council Agenda 9-2-2025

requested relief is to amend the resolution to match the plans sheet T15, Setback/Encroachment Exhibit and to not allow the builder to build the project at zero-foot setback. The appeal also states that the balconies on Building 2 encroach into required setbacks.

Staff Response: The Gateway Project is located in the C-1 and RR zoning districts, which include different setback requirements. The Planning Commission resolution incorporates the approved plans as part of the permit. Because of the orientation of the buildings and size of the project, and because the project more than met the minimum setbacks, the staff report did not itemize every setback since the approved plans are also part of the permit. Instead, those areas where the applicant is asking for a setback waiver as part of the density bonus request are itemized. To improve clarity, the applicant has updated the plan set including plan sheet T15 (Attachment 5) to correct discrepancies between plan sheets and the draft Council resolution includes the updated approved setbacks separated out by C-1 and RR zones (Attachment 1).
•Secondly, the appeal asserts that the balconies of Building 2 encroach into the setback. The portion of the project (Building 2) that abuts the residential properties fronting onto Harloe Avenue have different rear setbacks based on C-1 and RR zone districts. The required rear RR setback is 9 feet 6 inches and the required C- 1 side setback is zero, and the project balconies comply with these minimum requirements. In addition, a roof height exhibit has been provided by the Architect which provides further setback detail (Attachment 7).

Appeal #2 filed by Mr. Robert Kramb (Appellant):

The appeal filed stated that only the PC approval of the CDP is being appealed. The relief requested by the Appellant identifies three main areas of appeal including noticing, traffic study, and safety warning related to parking impacts.
•Lack of Notice: The Appellant states lack of notice because story poles were not erected as part of the Planning Commission’s approval, which one Planning Commissioner mentioned during the May 27, 2025 public hearing. The solution requested by the Appellant is to require applicant to install story poles.

Staff response: The City’s Local Coastal Program (LCP) does not require story poles as part of the visual analysis for a proposed project. Because the project is located in a view consideration overlay zone, Zoning Code Section 17.096.020 requires a view analysis, which incorporated street-level renderings showing the project incorporated into the streetscape from various areas on Price and Dolliver Streets (Attachment 5). Additionally, the Planning Commission did not reach consensus, nor provide direction to staff or the Applicant, to require placement of story poles.

Council Agenda 9-2-2025 11.A-5Council Agenda 9-2-2025

•Outdated traffic study maps: The Appellant states the PC’s approval of the project did not consider increased parking impacts and circulation changes and requests a new traffic study to be done expanding the study areas. The Appellant also requests that Caltrans perform a traffic analysis.

Staff response: The project included a traffic study dated January 30, 2025 prepared by Central Coast Transportation Consulting. This transportation impact analysis evaluated impacts by the proposed project. The analysis evaluated existing and cumulative conditions, evaluated traffic collision data, and evaluated site access and circulation for the proposed project which includes a project proposal to convert Bay Street to one-way. Traffic study recommendations have been incorporated into the project. The traffic study4 is available online as part of the June 10, 2025 Planning Commission staff report, page 41 (Attachment 8). •Traffic study maps: The Appellant notes that roundabout drawings included will require Caltrans to evaluate and request the project to be halted until studies are complete.

Staff response: Public Works conditioned the project to require that the project plans show the area of a future roundabout at the intersection of Dolliver Street, Price Street and the Highway 101 off-ramp because this is part of the City’s adopted Circulation Element, and to determine if property dedication would be required. The project does not trigger a requirement for evaluating a future roundabout, as this would be a City project and does not require an area of dedication from the Applicant.
•Common Sense Approach, Safety Warning Flags: The Appellant alleges that the developer has requested entire parking sections on Price Street to be allocated to the project which will increase traffic congestion, and circulation and parking impacts thus creating “red flags”. The Appellant requests the project be halted until certified traffic engineers and Caltrans can be consulted.

Staff response: The proposed additional public parking spaces in right-of-way along Price Street are not allocated to this project. Though not required, the Applicant has offered to make the parking improvements as a public benefit to off- set the density bonus project’s legally permissible request for a commercial parking concession. The 21 new public parking spaces are included in the parking plans as part of the overall scope of work and will be available to anyone. State density bonus law entitles the Applicant to propose a portion of the project residential units as deed-restricted affordable to qualify for concession and waivers of local development standards. The Applicant’s traffic study was prepared by a registered professional traffic engineer, and the report was reviewed and accepted by Public Works. The traffic study can be found as Attachment 5 to the June 10th PC meeting staff report included as Attachment 8 to this staff report. 4 Full URL:
https://accesspismo.pismobeach.org/WebLink/DocView.aspx?id=684187&dbid=0&repo=Laserfiche Council Agenda 9-2-2025 11.A-6Council Agenda 9-2-2025

Environmental
In accordance with the California Environmental Quality Act (CEQA), it has been determined that the project is categorically exempt pursuant to Section 15332 of the CEQA Guidelines regarding infill development activities for projects consistent with the general plan designation, less than five acres, and surrounded by urban uses. A copy of the Categorical Exemption has been included as part of the Planning Commission Staff Report (Attachment 8). Adoption of the resolution provided as Attachment 1 would effectuate the Council’s adoption of this Categorical Exemption.

Alternatives

1. Approve a modified version of the project consistent with the requirements of SB 330;

2. Approve the plans with the modified Gateway Plaza design;

3. Uphold one or both of the appeals, and direct staff to return with a resolution setting forth appropriate findings.

Bay Street Conversion
The project as approved by Planning Commission includes a recommendation that the City Council approve the conversion of Bay Street to one-way alignment running from Dolliver Street to Price Street (Planning condition #7). This recommendation is based on the recommendations from the traffic study prepared for the project. Because the City Council has the final authority in changing street configurations, in the event the Council moves to deny the subject appeals and uphold the Planning Commission’s approval of the project, the approval would include the reconfiguration of Bay Street to one-way unless the Council provides alternative direction. The project can proceed with either the proposed one-way alignment, or the Council may give alternative direction if the existing two-way configuration is preferred. If the project is ultimately approved, the final map and an Encroachment Agreement will come back to the City Council to memorialize the approval.

Conclusion and Recommendation
The Gateway Project, proposed under the provisions of state density bonus law and SB 330, is requesting a concession of 21 parking spaces, and a waiver of the maximum building height, setback encroachment, and increase of maximum fence height for Building 2, which is necessary to support the increased residential density. The City’s Housing Element Program HE-1 states that the City will encourage and assist developers to utilize the density bonus provisions of the California Government Code. The appeal filed by Ms. Sleumer does not cite an inconsistency with the City’s General Plan, Local Coastal Program (LCP), or any Municipal Code requirement. The appeal filed by Mr.

Kramb, which only seeks to appeal the PC approval of the Coastal Development Permit, does not cite an inconsistency with the City’s LCP. Since the PC’s June 10, 2025 project approval, the Applicant has provided updated project plans to address some of the community feedback related to parking and design as well as correct setback inconsistencies in plans. The revised project plans also include compliance with the Council Agenda 9-2-2025 11.A-7Council Agenda 9-2-2025

previously requested waivers regarding lot coverage and landscaping requirements.

While not required to do so, the project shows a net gain of 21 new public parking spaces (15 vehicle plus 6 motorcycle), includes an offer to contribute toward the City’s parking in-lieu funds the equivalent amount of 3 parking spaces, and includes an alternative design option removing the Gateway Plaza roof canopy.

The proposed project would be developed, except where concession and waivers are approved pursuant to state law, in compliance with the GP/LCP, 1983 Zoning Code, and all other applicable development standards. The PC made adequate findings for approval of the project with adoption of PC 2025-013. Staff recommends that the City Council adopt a resolution (Attachment 1) denying both appeals and upholding the June 10, 2025 Planning Commission approval (PC-R-2025-013) of the Project associated with Project No. P24-000074 which includes conversion of Bay Street as one way shown on project plans, based on the findings set forth in Attachment 1, followed by direction regarding the proposed alternative Gateway Plaza roof canopy design. Adoption of this resolution will also include approval of the Categorical Exemption associated with this project.

FISCAL IMPACT:

There is no fiscal impact from staff’s recommended action.

ATTACHMENTS:

1. Resolution

2. Appeal filed by Ms. Cindy Sleumer

3. Appeal filed by Mr. Robert Kramb

4. June 10, 2025 Planning Commission Resolution PC-R-2025-013

5. Revised project plans dated July 24, 2025
A. Excerpted plan sheets included in packet
B.Reduced-size full set of plans available online
C.Full-size full set of plans available online

6. Project Design Revisions Narrative Letter from Applicant with Alternative Plaza Canopy Design dated August 18, 2025

7. Roof Height Exhibit prepared by Architect dated August 5, 2025

8. June 10, 2025 Planning Commission Staff Report (online-only attachment)

9. May 27, 2025 Planning Commission Staff Report (online-only attachment)

10. September 10, 2024 Planning Commission Conceptual Review staff report (online- only attachment)
Prepared by:

Cindy Jacinth, Planning Manager
Submitted by: Scot Graham, Community Development Director City Manager Approval:

Council Agenda 9-2-2025 11.A-8Council Agenda 9-2-2025

RESOLUTION NO. R-2025-XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PISMO BEACH, CALIFORNIA DENYING TWO APPEALS AND UPHOLDING THE JUNE 10, 2025 PLANNING COMMISSION APPROVAL OF PROJECT P24-000074 FOR A COASTAL

DEVELOPMENT PERMIT (CDP), CONDITIONAL USE PERMIT (CUP),

ARCHITECTURAL REVIEW PERMIT (ARP), & VESTING TENTATIVE TRACT MAP (VTTM) 3240 AND ADOPTION OF CATEGORICAL EXEMPTION 2025-013 TO DEVELOP THE GATEWAY PROJECT: A NEW THREE-STORY

COMMERCIAL/RESIDENTIAL MIXED-USE CONDOMINIUM DEVELOPMENT OF APPROXIMATELY 5,700 SQUARE FEET OF COMMERCIAL AND 53,400 SQUARE

FEET OF RESIDENTIAL AND PROPOSED AS A DENSITY BONUS PROJECT UNDER THE PROVISIONS OF SB 330. PROJECT LOCATION SITE IS FIVE UNDERLYING PARCELS OF 1.2 ACRES LOCATED AT 1481 PRICE, 1331 PRICE, AND 1370 PRICE AND INCLUDES DEMOLITION OF EXISTING RESIDENTIAL AND

COMMERCIAL STRUCTURES ONSITE, NEW PUBLIC RIGHT-OF-WAY
IMPROVEMENTS, CREATION OF A PUBLIC “GATEWAY” PLAZA AT THE

CORNER OF PRICE AND DOLLIVER STREETS, AND THE CONVERSION OF BAY STREET TO ONE-WAY. THE PROJECT IS WITHIN THE COASTAL ZONE AND IS

NOT APPEALABLE TO THE COASTAL COMMISSION
WHEREAS, Coastal Community Builders, Inc. (“Applicant”) submitted an application to the City of Pismo Beach for approval of a Coastal Development Permit (CDP), Conditional Use Permit (CUP), Architectural Review Permit, and Vesting Tentative Tract Map 3240 (VTTM) to develop a new three-story commercial/residential mixed-use development which includes four commercial condominium spaces totaling approximately 5,700 square feet and 39 residential condominium units totaling approximately 53,400 square feet, five of which would be deed restricted as affordable for sale to low- and very-low- income households; the project is proposed under the provisions of state density bonus law and SB 330, which allows for increase in density and request for 1 concession related to parking and 3 waivers related to a height increase over the maximum allowed, setback encroachment, and wall height increase; the project also proposes demolition of existing residential and commercial structures onsite, includes public right-of-way improvements along Price Street, Dolliver Street, Bay Street, & Harloe Avenue including new additional angled parking spaces, street improvements, and creation of a public “Gateway” plaza at the corner of Price & Dolliver Streets as a public benefit amenity feature; the project size is five underlying parcels of 1.2 acres in area to be re-subdivided as two lots with mixed- use units; and
WHEREAS, the Planning Commission held a duly noticed public hearing on May 27, 2025, at which all interested persons were given the opportunity to be heard and continued the hearing with direction to re-notice the item to the June 10, 2025 meeting; and
Council Agenda 9-2-2025 11.A-9

WHEREAS, the Planning Commission held a duly-noticed public hearing on June 10, 2025, at which all interested persons were given the opportunity to be heard; and WHEREAS, following consideration of staff analysis and testimony by the applicant and members of the public, the Planning Commission adopted Resolution PC-R-2025-013 approving Project P24-000074 with conditions; and
WHEREAS, on June 18, 2025, Cindy Sleumer filed a timely appeal of the Planning Commission’s approval of the Coastal Development Permit, Conditional Use Permit, Architectural Review Permit, and Vesting Tentative Tract Map; and WHEREAS, on June 24, 2025, Robert Kramb filed a timely appeal of the Planning Commission’s approval of the Coastal Development Permit; and WHEREAS, on September 2, 2025, the City Council held a duly-noticed public hearing on the appeals, at which all interested persons were given the opportunity to be heard; and
WHEREAS, the City’s adopted 2020–2028 Housing Element of the General Plan includes Program HE-1 which states that 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 state density bonus law (Government Code Section 65915) and develop an outreach program to ensure its successful implementation; and
WHEREAS, the City Council finds, after due study, deliberation, and public hearing, that the following circumstances exist:

A. FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

1. The project is exempt from CEQA in accordance with Section 15332 of the CEQA Guidelines, exempting infill projects located within City limits on a site less than 5 acres, not resulting in impacts to endangered, rare or threatened species or their habitat, and not resulting in impacts related to traffic, noise, air quality or water quality, and can be served by all required utilities and public services. Additionally, none of the Categorical Exemption exceptions, noted under Section 15300.2, apply to the project.

2. The project is consistent with the applicable General Plan and Coastal Land Use designations and all applicable General Plan and Local Coastal Plan policies as well as with the applicable Zoning designation and regulations because the project is in the Mixed Use land use category within the Retail Commercial (C-1) and Resort Residential (R-R) zoning designation which Council Agenda 9-2-2025 11.A-10

allows for condominium commercial and residential uses consistent with the General Plan and Local Coastal Plan, and is also identified as a Gateway location in the adopted Downtown Strategic Plan.

3.Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality because the project, as conditioned, will comply with the recommendations of supporting studies submitted as part of the planning application #P24-000074.

B. FINDINGS FOR APPROVAL OF THE COASTAL DEVELOPMENT PERMIT AND

ARCHITECTURAL REVIEW PERMIT

1. The project improvements comply with the public access and public recreation policies of Chapter 3 (commencing with Section 30220) of the California Coastal Act of 1976.

2. The mixed-use project and related improvements are appropriate in size with the adjacent uses and structures and fall within the scale and use of other similar structures in the near vicinity.

3. The architectural and general appearance of the development is in keeping with the character of the neighborhood. The proposed mixed-use development and related improvements are compatible with the visual quality and character of the surrounding area and the architectural style, building materials, and massing are similar and compatible with other structures in the immediate area and are consistent with the scenic quality of the View Considerations Overlay zone.

4. The proposed mixed-use development with related demolition and new public improvements is consistent with the General Plan, Local Coastal Plan, and General Plan Land Use category of Mixed Use.

5. The proposed mixed-use development with related improvements is compatible with the nearby existing uses and will not be detrimental to the health, safety, morals, comfort or general welfare of persons living or working in the surrounding area of the proposed project.

6. The proposed mixed-use development with related improvements will not be detrimental to the orderly development of improvements in the surrounding area, and will not be detrimental to the orderly and harmonious development of the city.

7. The proposed mixed-use development with related improvements will not impair the desirability of investment or occupation in the neighborhood.

Council Agenda 9-2-2025 11.A-11

8. The site is physically suitable for construction of project improvements to provide support for a mixed-use development.

9.The proposed mixed-use development with related improvements is in keeping with the character of the surrounding area comprised of apartments, single- family residences, hotels, motels, restaurants, other retail commercial uses, and visitor-serving uses, and is consistent with the zoning of the project site.

10. The proposed project will not significantly alter existing natural landforms because the project site does not contain prominent natural landforms.

11. The height, bulk, and scale of the proposed development is compatible with the adjacent area and with the surrounding views and other Local Coastal Program Land Use Plan considerations as designed.

C. FINDINGS FOR APPROVAL OF THE CONDITIONAL USE PERMIT

1. The proposed use is allowed with a Conditional Use Permit within the subject zoning district and complies with all applicable provisions of this Zoning Code because various retail commercial and housing types are allowed within the C- 1 and RR zoning districts.

2. The proposed use is consistent with the General Plan/Local Coastal Plan because commercial and single-family residential uses in an airspace condominium arrangement are allowed in the Mixed Use category.

3. The approval of the Conditional Use Permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA).

4. The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity because there are other three-story attached residential uses and other commercial uses nearby.

5. The proposed use will not impair the architectural integrity and character of the zoning district in which it is to be located because the downtown district encourages coastal architectural character.

D. FINDINGS FOR APPROVAL OF VESTING TENTATIVE PARCEL MAP No. 3240 The subdivision of the project into 39 residential condominiums and 4 commercial condominium units on two lots will comply with the requirements of the Subdivision Map Act (MA):

1. The subdivision of commercially zoned property into a mixed-use condominium project does not conflict with any Subdivision Map Act provision.

Council Agenda 9-2-2025 11.A-12

2. The subdivision of commercially zoned property into mixed-use condominiums, together with provisions for design and improvements, is consistent with the City’s General Plan/Local Coastal Program with the incorporation of the Conditions.

3. Waste disposal from the project will not result or be substantially different from what exists on site now or add to a violation of existing California Regional Water Quality Control Board regulations for infrastructure (MA 66474.6).

4. There are no identified grounds for tentative map denial (MA 66474).

5. The proposed Vesting Tentative Tract Map and subdivision design and improvements are consistent with applicable General Plan requirements, including provisions relating to archaeology and multi-family development design, in that appropriate conditions of approval will be applied. Standard infrastructure regulations will be applied. Additionally, the City Engineer will apply project specific requirements for water supply, sewage disposal, drainage and access (MA 66474).

6. The site is physically suitable for a mixed-use condominium development in that its location is of adequate size and topography to accommodate the development, the site is zoned for commercial and residential uses, other condominiums have been developed in the vicinity, and because no site features exist which would be detrimental to residential occupancy.

7. The subdivision design or improvements are unlikely to cause substantial environmental damage or adversely impact fish or wildlife or their habitat, and are unlikely to pose serious public health problems.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pismo Beach hereby denies the two appeals and upholds the June 10, 2025 Planning Commission approval of a Coastal Development Permit, Conditional Use Permit, Architectural Review Permit, and Vesting Tentative Tract Map 3240 (Project P24-000074) for the Gateway Project subject to the conditions as set forth in Exhibit A, attached hereto and incorporated herein by reference.

BE IT FURTHER RESOLVED by the City Council of the City of Pismo Beach that the project hereby approved includes the conversion of Bay Street to a one-way street, running from west-east from Dolliver Street to Price Street.

BE IT FINALLY RESOLVED that the City Council of the City of Pismo Beach hereby adopts Categorical Exemption 2025-013 with the above findings, which is incorporated herein by this reference.

Council Agenda 9-2-2025 11.A-13

UPON MOTION OF Council Member , seconded by Council Member , the foregoing resolution was adopted by the City Council of the City of Pismo Beach this 2nd day of September 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

Approved: Attest:
________________________ ___________________________
Ed Waage, Mayor Erica Inderlied, City Clerk
IN WITNESS WHEREOF, I have hereunto set my hand and official seal of the City of Pismo Beach on _______________________.
________________________
Erica Inderlied, City Clerk
Council Agenda 9-2-2025 11.A-14

EXHIBIT A

CITY OF PISMO BEACH CONDITIONS
CITY COUNCIL MEETING OF SEPTEMBER 2, 2025
PERMIT NO. P24-000074, CDP/CUP/AR/VTM
LOCATION – 1481 PRICE, 1331 PRICE, 1370 DOLLIVER
APNS 005-062-003, 005-062-004, 005-064-002, 005-064-003, 005-064-012 The conditions set forth in this permit affect the title and possession of the real property that is the subject of this permit and shall run with the real property or any portion thereof.

All the terms, covenants, conditions, and restrictions herein imposed shall be binding upon and inure to the benefit of the owner and applicant, his or her heirs, administrators, executors, successors and assigns. Upon any sale, division or lease of real property, all the conditions of this permit shall apply separately to each portion of the real property and the owner (applicant, developer) and/or possessor of any such portion shall succeed to and be bound by the obligations imposed on owner (applicant, developer) by this permit.

AUTHORIZATION: Subject to the conditions stated below, approval of Permit P24- 000074 grants a Coastal Development Permit, Conditional Use Permit, Architectural Review Permit, and Vesting Tentative Tract Map 3240 approval for the Gateway Project, a new mixed-use development of 4 commercial spaces and 39 residential dwelling units proposed pursuant to state density bonus law, creation of a public Gateway plaza, public right-of-way improvements, demolition of existing residential and commercial structures on-site located at 1481 Price Street, 1331 Price Street, and 1370 Dolliver Street, and as further described in the Planning Commission staff reports dated May 27, 2025 and June 10, 2025 and City Council staff report dated September 2, 2025. Approval is granted only for the use as herein stated; any proposed changes shall require approval of amendments to these permits by the City of Pismo Beach.

EFFECTIVE DATE: This permit shall become effective upon approval by the City Council.

EXPIRATION DATE: The applicant is granted two years for inauguration (i.e. building permits issued and construction begun) of this permit. The permits will expire on September 2, 2027, unless inaugurated prior to that date. Time extensions are permitted pursuant to Zoning Code Section 17.121.160 (2).

ACCEPTANCE OF PERMIT AND CONDITIONS: The property owner and the applicant (if different) shall sign these Conditions within ten (10) working days of receipt; the permit is not valid until signed by the property owner and applicant.

COMPLIANCE AGREEMENT: I have read and understood, and I will comply with all applicable requirements of any law or agency of the state, City of Pismo Beach and any other governmental entity at the time of construction. The duty of inquiry as to such requirements shall be my responsibility. I agree to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the project; or my failure to comply with Council Agenda 9-2-2025 11.A-15

conditions of approval. This agreement shall be binding on all successors and assigns.

I HAVE READ AND UNDERSTOOD, AND I WILL COMPLY WITH ALL ATTACHED

STATED CONDITIONS OF THIS PERMIT
Approved by the City Council on September 2, 2025.
__________________________________ _______________________ Owner/Applicant Date
__________________________________ _______________________ Owner/Applicant Date
Council Agenda 9-2-2025 11.A-16

CONDITIONS, POLICIES, AND SELECTED CODE REQUIREMENTS FOR PROJECT NO. P24-000074
LOCATION: GATEWAY MIXED-USE DEVELOPMENT, 1481 PRICE, 1331 PRICE, AND 1370 DOLLIVER STREETS
APNS 005-062-003, 005-062-004, 005-064-002, 005-064-003, 005-064-012 Conditions as indicated below have been deemed to be of a substantive nature on the basis of the City Council’s decision. These conditions cannot be altered without City Council approval.

A. CONDITIONS TO BE MET PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:

PLANNING DIVISION:

1. COMPLIANCE WITH CITY COUNCIL APPROVAL. Prior to the issuance of a building permit, the Planning Division shall confirm that the construction plot plan and building elevations are in compliance with the City Council’s approval and conditions of approval. Project shall comply with the standards noted in the table below, as approved pursuant to State Density Bonus Law:

Item Proposed
Lot Size Lot 1: 0.421 acre, 13,223sf
Lot 2: 0.790 acre, 24,084sf
Includes 4 commercial condominiums and 39 residential
condominiums
Building Height Building 1: 41.5 feet above e.g.;
Building 2: 45 feet above e.g. per Density Bonus waiver.

Building Floor Area Lot 1 29,360sf FAR;
Lot 2 46,085sf FAR (C-1) and 11,145sf FAR (RR)
Lot Coverage Lot 1 69%;
Lot 2 74% (C-1) and 54% (RR)
Planting Area
(Landscaping)
Lot 1 11%;
Lot 2 11% (C-1) and 23% (RR)
Front Setback for Lot
1 and Lot 2
Lot 1: C-1 zone - 0’
Lot 2: C-1 zone - 20’9” (Harloe Avenue)
Lot 2: RR zone - 1’ 6 ½“ and varies - as shown on
approved plans and approved per Density Bonus waiver
(plan sheet T15)
Side Setback for Lot 1 Lot 1: C-1 zone – 0’
Lot 2: C-1 zone – 0’
Lot 2: RR zone - 1’4 ½“ – as shown on approved plans
and per Density Bonus waiver (plan sheet T15)
Rear Setback for Lot 2 Lot 1: C-1 zone - 0’
Lot 2: C-1 zone – 8’7” facing Harloe Avenue and 7’ 11”
on ocean facing side – as shown on approved plans
Lot 2: RR zone - 9’6” as shown on approved plans
Council Agenda 9-2-2025 11.A-17

Parking Spaces 66 on-site spaces provided for residential and commercial where a total of 87 spaces would be
required. Density Bonus concession of 21 parking
spaces approved per Density Bonus law. Proposed off-
site commercial spaces provided 21 total spaces (15
vehicle plus 6 motorcycle spaces).

Density Base density is 30 units. 39 residential dwelling units proposed per Density Bonus law

2. As a Density Bonus law mixed-use project with existing dwelling units on-site, the project is required per Senate Bill 330 to replace existing on-site housing at an income level commensurate with the existing residents’ income status or if income status is unknown then replacement housing is to be replaced consistent with US Department of HUD’s Comprehensive Housing Affordability Strategy (CHAS) database which utilizes citywide census data for low- and very-low income household and which equates to a replacement housing requirement of 5 units.

Should the total number of housing units including illegally converted units be determined to exceed 10 units, the number of replacement units may increase based on SB 330 requirements.

3. The project shall be compliant with Senate Bill 330, including all requirements for replacement housing, and relocation assistance shall be provided to protected housing units eligible for relocation assistance in compliance with the law.

Relocation assistance shall also include a right of first refusal to a comparable unit.

4. A deed restriction for a period of 45 years shall be prepared and recorded prior to or concurrent with the sale of each affordable for-sale unit in compliance with SB 330 which meets requirements for owner income qualification and re-sale restrictions/equity-sharing as required by California Government Code section 65915(c). The deed restriction shall be reviewed and approved by the City prior to recordation.

5. Concurrent with recordation of the final map or prior to issuance of a building permit, a deed restriction shall be prepared by the City and recorded with the County Recorder’s office to prohibit all residential condominiums from being used as vacation rentals. The restriction against vacation rental use shall also be included as a provision in the CC&Rs for Tract 3240, with language to be reviewed and approved by the Community Development Director.

6. The applicant shall record a public access easement and/or agreement over the Plaza identifying it as a public amenity benefit open to the public to be maintained in perpetuity with maintenance responsibilities to be borne by the Homeowners’ Association (HOA) for Tract 3240. The public easement/agreement and maintenance responsibilities shall also be identified in the Tract CC&Rs to the satisfaction of the Community Development Director.

Council Agenda 9-2-2025 11.A-18

7. An easement or use agreement shall be prepared by the City, recorded and incorporated into the Tract 3240 CC&Rs which allows for permanent use by the City of the bulletin board located in the Gateway Plaza.

8. The traffic study recommendations prepared by Central Coastal Transportation Consulting in a report dated January 2025 shall be incorporated into building plans submitted for building permit approval.

9. Recommendations included in the archaeological report prepared by SWCA Environmental Consultants dated December 3, 2024 shall be incorporated into the project including an archaeological monitoring plan for archaeological monitoring during initial ground disturbing activities which shall be reviewed and approved by the Planning Division prior to issuance of a building permit. Should cultural materials be encountered during ground disturbance, additional testing and monitoring may be required.

10. Recommendations included in the Noise Evaluation study prepared by Ambient Consulting dated March 2025 shall be incorporated into the building plans submitted for building permit approval.

11. Future sign permit approval for commercial spaces shall be consistent with the signage program shown on approved plans.

12. COMPLIANCE WITH SOIL REPORT. Grading and construction plans shall reflect all recommendations as proposed in the Soil Engineering Report prepared by GeoSolutions dated April 2025 for the building permit application.

13. COLORS AND MATERIALS. Colors and materials shall be consistent with those shown on the color board as reviewed and approved by the City Council. Any changes shall be approved by the Community Development Director.

14. LIGHTING PLAN. Building plans shall show all locations and types of outdoor lighting and shall be consistent with the lighting specifications submitted with the planning application. Shielding shall be used to confine light spread to the project site, excluding project required street lights located in the public right of way.

Lighting shall meet one footcandle minimum distributed evenly across the parking lot areas and two footcandles at the surface for walkway areas.

15. LANDSCAPING AND IRRIGATION PLANS. Landscaping and irrigation plans encompassing the entire site shall be submitted by the Project Applicant for review and approval by the Planning Division. Detailed calculations shall be provided on building plans indicating the provision of landscape area consistent with the plans approved by the City Council. The Plans shall include that portion of landscaping to be installed in the City right-of-way. The landscape plan shall include the following provisions:

Attachment 1
Council Agenda 9-2-2025 11.A-19

a. Use of low-water-using irrigation systems. Drip irrigation shall be used where feasible.
b. Landscape Design Plan (including plant list).
c.Irrigation Design Plan.
d. Tree list, including mature height of all trees.
e. Street trees shall be planted on street frontages consistent with the requirements of the Pismo Beach Municipal Code and consistent with the City’s street trees list.
f. Street trees shall be maintained consistent with Chapter 12.12 of the Municipal Code.

16. Soil remediation shall be completed to the satisfaction of the appropriate county agency, and such approval or sign off shall be submitted for review and approval prior to the issuance of a building permit. The applicant shall submit a plan that addresses how onsite and offsite residual soil contamination and groundwater contamination will be addressed, if encountered on site, as part of project grading activities including all utility excavation. Said plan shall address the handling and disposal of any contaminated soil/groundwater encountered. The applicant shall submit the plan to the City as part of its building permit application and to San Luis Obispo County Environmental Health and the Central Coast Water Board for review and approval as applicable.

BUILDING DIVISION:

1. As applicable, all construction shall conform to the edition of the applicable California Building Code (CBC) or California Residential Code (CRC), the California Plumbing Code, the California Mechanical Code, the California Electrical Code, the California Energy Code, and the California Green Building Standards Code, including City of Pismo Beach amendments, in effect when an application for a construction permit is submitted to the Building Division.

2. An application for a building permit remains valid for 365 days after the date of filing.

If a permit is not issued by this date, the application shall expire. In order to renew action on an application after expiration, the applicant must confirm that Planning approvals remain valid and then submit a new application, plans and documentation and pay a new plan review fee.

3. All required documents essential to the design of the project shall be submitted with the construction permit application. No deferred submittals, such as truss details, fire sprinkler plans, metal fabrication drawings, etc., are allowed.

4. Multiple permits will be required for the project including permits for the separate structures, grading at each site, fire sprinklers, photovoltaic systems, and demolition of each existing structure on the site as necessary to allow the new project to proceed.

Attachment 1
Council Agenda 9-2-2025 11.A-20

5. The accessibility elements throughout will need to be shown, detailed, and/or noted on the plans to verify compliance with CBC Chapter 11A and/or 11B depending on the project scoping. These should include items such as: accessible parking, path of travel, restroom design, accessible amenities, rooms, doors, electrical outlets, EV charging, etc.

6. City of Pismo Beach policy requires a soils investigation for all new buildings and additions where the new floor area will exceed 500 square feet. The soils engineer shall evaluate soils in the area of the proposed structure and offer appropriate recommendations. The soils report shall be unique to this lot and current (dated less than 2 years prior to permit application date) and submitted with the building permit application.

7. Underground electric service conductors are required.

8. The proposed project creates additional dwelling units, which requires the assignment of separate addresses. Applicant must complete the address request application found on the City website and submit for approval. The approved addresses will be required prior to building permit issuance.

9. An automatic fire sprinkler system is required within the structure, to include the new dwelling units and commercial space.

10. The location of this project is in a noise critical area identified by the Noise Element of the City’s General Plan. Interior community noise equivalent levels (CNEL) with windows closed, attributed to exterior sources, shall not exceed an annual CNEL of 45 dB in any habitable room. Provide an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit. The report shall show:
Topographical relationship of noise sources and dwelling site. Identification of noise sources and their characteristics, predicted noise spectra at the exterior of the proposed dwelling structure considering present and future land usage.
Basis for the prediction (measured or obtained from published data), noise attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met.
If interior allowable noise levels are met by requiring that windows be non- openable or closed, the design for the structure must also specify the means that will be employed to provide ventilation to provide a habitable interior environment.

Attachment 1
Council Agenda 9-2-2025 11.A-21

B. CONDITIONS TO BE MET DURING CONSTRUCTION:

BUILDING DIVISION

1. SITE MAINTENANCE. During construction, the site shall be maintained so as to not infringe on neighboring property, such as debris and dust.

PLANNING DIVISION

2. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological resources are unearthed during any construction activities, all grading and or excavation shall cease in the immediate area and the find left untouched. The Building Official shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, Native American, or paleontologist, whichever is appropriate. The qualified professional shall evaluate the find and make reservations related to the preservation or disposition of artifacts in accordance with applicable laws and ordinances. If discovered archaeological resources are found to include human remains, or in any other case when human remains are discovered during construction, the Building Official shall notify the county coroner. If human remains are found to be of ancient age and of archaeological and spiritual significance, the Building Official shall notify the Native American Heritage Commission. The developer shall be liable for costs associated with the professional investigation.

C. CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND ISSUANCE OF CERTIFICATE OF OCCUPANCY:

BUILDING DIVISION

1. Prior to Building Division final approval, all required inspections from the other various divisions must have been completed and verified by a City inspector.

D. CONDITIONS SUBJECT TO ONGOING COMPLIANCE:

1. COMPLIANCE WITH APPLICABLE LAWS. All applicable requirements of any law or agency of the state, City of Pismo Beach and any other governmental entity at the time of construction shall be met. The duty of inquiry as to such requirements shall be upon the applicant.

2. HOLD HARMLESS. The applicant, as a condition of approval, hereby agrees to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the applicant's project; or applicant's failure to comply with conditions of approval. This condition shall be binding on all successors and assigns.

Attachment 1
Council Agenda 9-2-2025 11.A-22

3. The property owner and the applicant (if different) shall sign these Conditions of Approval within ten (10) working days of receipt; the permit is not valid until signed by the property owner and applicant.

ENGINEERING CONDITIONS:

I. The following General Improvement Requirements shall be met prior to the issuance of a building permit:

1. The planning application shall include the approximate location and extents of a dedication of right-of-way for a future roundabout at the intersection of Dolliver Street/Price Street/US 101 southbound offramp.

2. The preliminary plans in support of a planning application shall depict new fire hydrants along Price Street, Bay Street, and Harloe Avenue to the satisfaction of the Fire Department, including locations of proposed parking prohibitions.

3. The project is required to relocate existing overhead utilities along the project frontages underground.

4. A portion of the of the proposed development is along Caltrans right-of-way (Dolliver Street/Highway 1).
i. Driveways, drainage, landscaping, lighting, walls along Caltrans frontage will also require Caltrans approval.

5. Caltrans approval is required for encroachments into Caltrans right-of-way of permanent structures including but not limited to stairs and retaining walls.

6. Engineering standard notes shall be placed on the plans at time of building permit application submittal. A copy may be obtained through the Engineering Division.

7. Maintain clear access to existing sewer and water for maintenance on Bay Street.

8. A final traffic study is required to review the proposed development regarding the potential impacts and recommend improvements (turn lanes, widening).

9. Landscaping and street trees are required along Price Street, Dolliver Street, Harloe Avenue, and Bay Street public right-of-way. Trees spacing shall be a maximum of 30 feet. The City Public Works Department and Community Development Department shall approve any landscaping and irrigation within a public right-of-way. All landscaping and irrigation shall be maintained by the property owner.

Attachment 1
Council Agenda 9-2-2025 11.A-23

10. Private improvements including retaining walls shall not be allowed within the public right-of-way without an encroachment agreement. Agreement must be approved by the City Council, signed and recorded prior to issuance of Building Permit. Applicant shall understand that receiving a Conditional Use Permit does not in any way guarantee that an agreement can, or will, be approved by the City Council for the encroachment into the right-of-way.

A Stormwater Control Plan application shall be submitted. i. Prior to building permit final, record a private stormwater maintenance agreement with project-specific operations & maintenance manual.

12. The existing groundwater monitoring wells shall be abandoned to the satisfaction of the Regional Quality Control Board and San Luis Obispo County Environmental Health Department

13. Street Improvements Summary:
i. Price Street, Dolliver Street, Harloe Avenue, and Bay Street.

1. 10-foot-wide decorative pavers sidewalks and ADA driveways

2. Roadway widening, turn lanes, lane striping improvements as required based on traffic study report recommendations

3. Retaining walls (if needed) to be located outside of public right-of-way

14. Project improvements shall be designed and constructed in accordance with City standards and specifications and in accordance with all applicable City ordinances. The decision of the City Engineer shall be final regarding the specific standards that shall apply.

15. Appropriate City standards shall be referred to on the plans and shall be included on a detail sheet within the plan set.

16. Encroachment Permits are required prior to any/all work in the public right-of- way. City streets are to remain open to through traffic at all times. A traffic control plan shall be submitted to the Engineering Division for approval prior to detours or rerouting of traffic. Excavation within the streets shall be covered or backfilled and paved prior to the end of work each day. No temporary or long- term parking, storage, or disposal of construction equipment or materials within the right-of-way shall occur without prior issuance of an encroachment permit.

Attachment 1
Council Agenda 9-2-2025 11.A-24

17. A waiver shall be granted for any excavation in the roadway per the City’s Pavement Cut Ordinance, Municipal Code Chapter 12.36. If a waiver is granted, the roadway shall be repaired in accordance with the requirements included in the Pavement Cut Ordinance.

18. The applicant shall install, at a minimum, one street tree per 30 feet of frontage.

Tree planting, location, and species shall be accomplished in accordance with the City's street tree planting standards.

19. Intersection sight distances shall be graphically represented on the plans for all intersections within the project, including the project entrance(s). Landscaping shall be taken into account.

20. Dead-end parking areas must be provided with adequate turn-around area, assuming all spaces are filled.

21. The applicant shall provide a current title report to the Engineering Division.

22. Driveways and driveway approaches shall be located and constructed per City of Pismo Beach standards. Profiles shall be provided for all interior driveways.

23. The Owner and/or owner’s contractor are to take precaution against damaging road surfaces. Note: The existing street sections adjacent the property may be substandard and may be subject to damage by heavy loading/equipment during construction. The owner is responsible for protection against and/or repair of, at owner’s expense, any/all damage incurred during and/or due to construction.

24. Due to the number of utility trenches required for this project, a pavement overlay on Price Street, Dolliver Street and Harloe Avenue along the frontage of the project is required to extend to roadway centerline.

25. Erosion and Drainage control features are to be available to be placed in the event of rain or other erosive action to prevent any sediment or refuse from leaving the site. Erosion control devices shall be installed and in place following daily construction activities. The applicant shall notify the Engineering Division of any changes in construction which will require additional erosion control measures. No Building Permits will be issued without prior approval of the Engineering Division and an approved erosion and sediment control plan and construction schedule. Erosion control measures shall be in place and approved by the Engineering Division prior to the start of construction.

Attachment 1
Council Agenda 9-2-2025 11.A-25

II. Grading and Drainage Plans

26. A Preliminary Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.

27. All grading and drainage improvements shall be designed and constructed in accordance with the City’s Grading and Storm Water Discharge Ordinances and subject to approval by the City Engineer.

28. The County of San Luis Obispo Hydrology Drainage Standards will be utilized to verify that stormwater runoff resulting from the proposed development will be adequately controlled to reduce impacts to downstream facilities. In addition, the Post-Construction Stormwater Requirements for development projects in the Central Coast Region will be required to determine which performance requirement the development project is subject to. The stormwater design shall be submitted for review and approval by the City Engineer. A Stormwater Control Plan application, calculations and/or a drainage report must be submitted with the plans.

29. A Water Pollution Control Plan (WPCP) shall be submitted.

30. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and approval.

The improvements shall be designed and placed to the Public Works Department Standards and Specifications.

31. Landscape and irrigation plans in the public right-of-way shall be incorporated into the improvement plans and shall require approval by the Public Works Department and the Community Development Department.

32. An Erosion and Drainage Control Plan shall be submitted in accordance with the City Grading Ordinance. The plan shall reflect “Best Management Practices” as proposed in the California Regional Water Quality Control Board Erosion and Sediment Control Field Manual, and shall include both temporary measures (to be used during construction, and until permanent measures are completed/established) and permanent measures. Plan shall include both source control and perimeter containment measures. All Drainage and Erosion Control Measures shall be designed and/or sized by a qualified professional.

33. A Storm Water Pollution Prevention Plan per the State General Permit for Storm Water Discharges Associated with Construction Activity shall be provided for any site that disturbs greater than or equal to one acre, including projects that are less than one acre that are part of a larger plan of development or sale that would disturb more than one acre.

Attachment 1
Council Agenda 9-2-2025 11.A-26

III. Utilities

34. The applicant shall submit a composite utility plan and is responsible for installing all utilities.

35. All wire utility services to the project shall be located underground.

36. All existing above-ground utilities located on the property and property frontages shall be relocated underground. No additional new poles shall be placed as a result of the undergrounding without prior approval from the City Engineer.

37. The applicant is responsible for securing the Public Utility applications and signatures for proposed utility relocations (PG&E, Charter, AT&T, SoCal Gas).

Public Utility plans and comments shall be forwarded to the City Engineer for approval.

38. Streetlights shall be installed at locations per a photometric plan and approved by the City Engineer.

IV. Prior To Recording of the Final Map:

39. The subdivision shall be recorded with a final map. The map preparation and monumentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The map shall use U.S.

Customary Units in accordance with the current City Engineering Standards. A separate application, checklist, and final map review fee shall be paid at the time of final map processing. The applicant shall provide recording fees, a final tax bond and final subdivision guarantee prior to recording.

40. CC&Rs must be submitted for review and approval.

41. Condominium Plans must be submitted for review and approval.

42. The final map shall include Irrevocable Offers of Dedication for road right-of- way or pedestrian easements as necessary if existing right of way is insufficient for public improvements, as well as right of way for a future roundabout at the intersection of Dolliver Street, Price Street, and the Southbound US 101 offramp.

43. All public improvements are completed and approved by the City Engineer, and accepted by the City Council for maintenance. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City, the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act Attachment 1
Council Agenda 9-2-2025 11.A-27

Bonds required and the amount shall be as follows:

Performance Bond...............100% of improvement costs Labor and Materials Bond.......50% of performance bond
Monumentation Bond………100% of installation costs

44. Final property corners shall be installed or bonded for. -END-
Attachment 1
Council Agenda 9-2-2025 11.A-28

Attachment 2
Council Agenda 9-2-2025 11.A-29

Attachment 2
Council Agenda 9-2-2025 11.A-30

Attachment 2
Council Agenda 9-2-2025 11.A-31

Attachment 2
Council Agenda 9-2-2025 11.A-32

Attachment 2
Council Agenda 9-2-2025 11.A-33

Attachment 2
Council Agenda 9-2-2025 11.A-34

Attachment 2
Council Agenda 9-2-2025 11.A-35

Attachment 2
Council Agenda 9-2-2025 11.A-36

Attachment 2
Council Agenda 9-2-2025 11.A-37

Attachment 2
Council Agenda 9-2-2025 11.A-38

Attachment 2
Council Agenda 9-2-2025 11.A-39

Attachment 3
Council Agenda 9-2-2025 11.A-40

Specific to this appeal: Lack of Notice
(review the 5/27 Planning Commission Meeting video)
(professional story pole Installation - http://californiastorypoles.com) Most people need a visual to understand a project. I know the city provided Pismo residents with the minimum notices as required by law, but to really inform the public of a project this size really needs more than that. Large murals at the site or public workshops for creative ideas were nonexistent.

However, at the May 27th Planning Commission (PC) meeting, story poles were suggested and the PC indicated "story poles" would be a good idea and that they would be erected at the site to inform the public of the project scope. A week later there were still no story poles installed. I emailed all PC members: "Where are the story poles?" And there was no reply or response given by any member. One can only surmise that the City of Pismo Beach PC Planning Commission preferred to withhold this story pole information from the public.

This is not the type of truth and transparency we should willfully expect from the City? Solution: Contact a reputable and professional Story Pole company to install story poles at multiple locations at the Gateway site as the PC indicated that it would do. http://californiastorypoles.com
Specific to this appeal: PC Approval of project used outdated Traffic Study maps Traffic -Parking -Congestion. Exhibits T-C-P #1 & 2
This is a "tricky" intersection where Hwy1 , Price St., and Shell Beach Rd. converge with an extremely busy three-way directional exit off the 101 southbound, where current traffic flow already causes congestion and bottlenecks further into town. This Gateway project is already short on parking requiring more off-street parking from the city. The city shows maps where diagonal and parallel parking spaces are to be located in the center of Price St. extending north into the intersection with Hwy 101.

The PC approved the project on 6/10 without consideration of the increased parking and circulation changes. This is an oversight that does not make good common sense.

Solution: There should be a new traffic study done of the whole area surrounding the Gateway project from the FWY exits down Price St. and Dolliver St., including Bay St. and Harloe St. and the surrounding streets where parking bleed-off is expected. This should be done by professionals and also include an analysis from the Caltrans engineering group, as they own and operate the 101 FWY and Dolliver St./HWY. It should not be the same company who performed the traffic study at Five Cities Dr. and Fourth St.

Halt any further progress or forward movement of project development and approval process, until these analyses have been conducted and reviewed by professionals.

Attachment 3
Council Agenda 9-2-2025 11.A-41

Specific to this appeal: Traffic study maps
Traffic -Parking -Congestion. Exhibits T-C-P #1 & 2
You will notice that these new Traffic study maps have included roundabout drawings in the intersection which will require Caltrans to evaluate.

Solution: Halt any further progress or forward movement of project development and approval process, until these analyses have been conducted and reviewed by professionals.

Specific to this appeal: Common Sense Approach. Safety Warning Flags Traffic, congestion, parking, and circulation growth has been exponential.

Four lanes on Price St. (2 north and 2 south) used to comfortably handle the city traffic. Then center street parking meters narrowed Price St. to two lanes (1 north and 1 south) with traffic congestion and over-crowding becoming the norm. Instead of limiting excessive off-street parking, the developer has requested entire parking sections be allotted to the project, all of which has increased the traffic congestion, circulation, and parking nightmares with increased safety concerns waving red flags. Will there be plenty of crosswalks for the center street diagonal / parallel parking that everyone will use, or will we see people continue to dart between the traffic as we do now? The time to reassess the current and future traffic conditions is now. Not after it is built.

Solution: Halt this project until certified traffic engineers and Caltrans, as well as other professionals, can be consulted.

Attachment 3
Council Agenda 9-2-2025 11.A-42

Attachment 3
Council Agenda 9-2-2025 11.A-43

Attachment 3
Council Agenda 9-2-2025 11.A-44

PAGE 1 OF 18
PC-R-2025-013
RESOLUTION NO. PC-R-2025-013

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PISMO BEACH, CALIFORNIA APPROVING PROJECT P24-000074 FOR A COASTAL

DEVELOPMENT PERMIT, CONDITIONAL USE PERMIT, ARCHITECTURAL REVIEW PERMIT, & VESTING TENTATIVE TRACT MAP 3240 AND ADOPTION OF CATEGORICAL EXEMPTION 2025-013. THE PROJECT IS LOCATED WITHIN THE COASTAL ZONE AND IS NOT APPEALABLE TO THE COASTAL COMMISSION.

LOCATION: 1481 PRICE ST, 1331 PRICE, AND 1370 DOLLIVER. APNS 005-062- 003, 005-062-004, 005-064-002, 005-064-003, 005-064-012 WHEREAS, the Coastal Community Builders, Inc. (“Applicant”) submitted an application to the City of Pismo Beach for approval of a Coastal Development Permit (CDP), Conditional Use Permit (CUP), Architectural Review Permit, and Vesting Tentative Tract Map 3240 (VTM) to develop a new three-story commercial/residential mixed-use development which includes four commercial condominium spaces totaling approximately 5,700 square feet & 39 residential condominium units totaling approximately 53,400 square feet, five of which would be deed restricted as affordable for sale to low and very-low-income households. Project is proposed under the provisions of State Density Bonus Law which allows for increase in density and request for concessions/waivers related to parking, height increase over the maximum allowed, lot coverage, landscaping, setback encroachment, & wall height increase. Project also proposes demolition of existing residential & commercial structures onsite, includes public right-of-way improvements along Price, Dolliver, Bay, & Harloe Streets including new additional angled parking spaces, street improvements, and creation of a public “Gateway” plaza at the corner of Price & Dolliver Streets as a public benefit amenity feature. Project size is five underlying parcels of 1.2 acres in area to be re-subdivided as two lots with mixed-use units.

WHEREAS, the Planning Commission held a duly-noticed public hearing on May 27, 2025, at which all interested persons were given the opportunity to be heard and continued the hearing with direction to renotice to the June 10, 2025 meeting; and WHEREAS, the Planning Commission held a duly-noticed public hearing on June 10, 2025, at which all interested persons were given the opportunity to be heard; and WHEREAS, the Planning Commission determined that under the provisions of the California Environmental Quality Act (CEQA), this project is exempt per Section 15332 of the CEQA Guidelines; and additionally, none of the Categorical Exemption exceptions, noted under Section 15300.2, apply to the project; and WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, that the following circumstances exist:

Attachment 4
Council Agenda 9-2-2025 11.A-45

PAGE 2 OF 18
PC-R-2025-013
A. FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

2. The project is consistent with the applicable General Plan and Coastal Land Use designations and all applicable General Plan and Local Coastal Plan policies as well as with the applicable Zoning designation and regulations because the project is in the Mixed Use land use category within the C-1 (C-1) commercial and Resort Residential (R-R) zoning designation which allows for condominium commercial and residential uses consistent with the General Plan and Local Coastal Plan, and is also identified as a Gateway location in the adopted Downtown Strategic Plan; and

3. Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality because the project, as conditioned, will comply with the recommendations of supporting studies submitted as part of the planning application #P24-000074.

B. FINDINGS FOR APPROVAL OF THE COASTAL DEVELOPMENT PERMIT

AND ARCHITECTURAL REVIEW PERMIT

1. The project improvements comply with the public access and public recreation policies of Chapter 3 (commencing with Section 30220) of the California Coastal Act of 1976.

2. The mixed-use project and related improvements are appropriate in size so with the adjacent uses and structures and falls within the scale and use of other similar structures in the near vicinity.

3. The architectural and general appearance of the development is in keeping with the character of the neighborhood. The proposed mixed-use development and related improvements are compatible with the visual quality and character of the surrounding area as the architectural style, building materials, and massing are similar and compatible with other structures in the immediate area and are consistent with the scenic quality of the View Considerations Overlay zone.

4. The proposed mixed-use development with related demolition and new public improvements is consistent with the General Plan, Local Coastal Plan and General Plan Land Use category of Mixed Use.

Attachment 4
Council Agenda 9-2-2025 11.A-46

PAGE 3 OF 18
PC-R-2025-013

7. The proposed mixed-use development with related improvements will not impair the desirability of investment or occupation in the neighborhood.

8. The site is physically suitable for construction of project improvements to provide support for a mixed-use development.

9. The proposed mixed use development with related improvements is in keeping with the character of the surrounding area comprised of apartments, single- family residences, hotels, motels, restaurants, other retail commercial uses, and visitor-serving uses, and is consistent with the zoning of the project site.

10. The proposed project will not significantly alter existing natural landforms because the project site does not contain prominent natural landforms.

C. FINDINGS FOR APPROVAL OF THE CONDITIONAL USE PERMIT

1. The proposed use is allowed with a conditional use permit within the subject zoning district and complies with all applicable provisions of this Zoning Code because various retail commercial and housing types are allowed within the C- 1 and RR zoning districts.

2. The proposed use is consistent with the General Plan /Local Coastal Plan because commercial and single-family residential uses in an airspace condominium arrangement are allowed in the Mixed Use category.

3. The approval of the conditional use permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA).

Attachment 4
Council Agenda 9-2-2025 11.A-47

PAGE 4 OF 18
PC-R-2025-013

D. FINDINGS FOR APPROVAL OF VESTING TENTATIVE PARCEL MAP No. 3240
The subdivision of the project into 39 residential condominiums and 4 commercial condominium units on two lots will comply with the requirements of the Subdivision Map Act (MA):

1. The subdivision of commercially zoned property into a mixed-use condominium project does not conflict with any Subdivision Map Act provision.

2. The subdivision of commercially zoned property into mixed-use condominiums, together with provisions for design and improvements is consistent with the City’s General Plan/Local Coastal Program with the incorporation of the Conditions.

4. There are no identified grounds for tentative map denial (MA 66474).

5. The proposed vesting tentative parcel map and subdivision design and improvements are consistent with applicable General Plan requirements, including provisions relating to archaeology and multi-family development design, in that appropriate conditions of approval will be applied. Standard infrastructure regulations will be applied additionally, the City Engineer will apply project specific requirements for water supply, sewage disposal, drainage and access (MA 66474).

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Pismo Beach as follows:

1. The foregoing recitals are hereby adopted as findings of fact in support of this resolution.

Attachment 4
Council Agenda 9-2-2025 11.A-48

PAGE 5 OF 18
PC-R-2025-013

2. The Planning Commission hereby approves Project No. P24-000074 and Categorical Exemption 2025-013, with the above findings and subject to conditions as set forth in Exhibit A, attached hereto an incorporated herein by this reference.

UPON MOTION OF Commissioner Oberhelman, seconded by Commissioner Journey, the foregoing resolution was adopted by the Planning Commission of the City of Pismo Beach this 10th day of June 2025, by the following vote:

AYES: 4 Oberhelman, Journey, Jewell, Malone Prichard
NOES: 0
ABSENT: 0
ABSTAIN: 0
RECUSED: 1 Summer
Approved: Attest:
________________________ ___________________________
Clare Malone Prichard, Chair Brianna Whisenhunt, Secretary IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Pismo Beach, California, on _______________________. ___________________________
Brianna Whisenhunt, Secretary

Attachment 4
Council Agenda 9-2-2025 11.A-49

PAGE 6 OF 18
PC-R-2025-013

EXHIBIT A

CITY OF PISMO BEACH CONDITIONS
PLANNING COMMISSION MEETING OF JUNE 10, 2025
PERMIT NO. P24-000074, CDP/CUP/AR/VTM
LOCATION – 1481 PRICE, 1331 PRICE, 1370 DOLLIVER
APNS 005-062-003, 005-062-004, 005-064-002, 005-064-003, 005-064-012 The conditions set forth in this permit affect the title and possession of the real property that is the subject of this permit and shall run with the real property or any portion thereof.

AUTHORIZATION: Subject to the conditions stated below, approval of Permit P24- 000074 grants a coastal development permit, conditional use permit, architectural review permit, and vesting tentative map 3240 approval for the Gateway project a new mixed- use development of 4 commercial spaces and 39 residential dwelling units proposed pursuant to State Density Bonus Law, creation of a public Gateway plaza, public right of way improvements, demolition of existing residential and commercial structures on-site located at 1481 Price, 1331 Price, and 1370 Dolliver, and as further described in the Planning Commission staff reports dated May 27, 2025 and June 10, 2025. Approval is granted only for the use as herein stated; any proposed changes shall require approval of amendments to these permits by the City of Pismo Beach.

EFFECTIVE DATE: This permit shall become effective upon the passage of 10 days following approval by the Planning Commission, provided that an appeal has not been filed to the City Council within 10 working days. The filing of an appeal shall stay the effective date until an action is taken on the appeal.

EXPIRATION DATE: The applicant is granted two years for inauguration (i.e. building permits issued and construction begun) of this permit. The permits will expire on June 10, 2027, unless inaugurated prior to that date. Time extensions are permitted pursuant to Zoning Code Section 17.121.160 (2).

COMPLIANCE AGREEMENT: I have read and understood, and I will comply with all applicable requirements of any law or agency of the State, City of Pismo Beach and any other governmental entity at the time of construction. The duty of inquiry as to such requirements shall be my responsibility. I agree to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against

Attachment 4
Council Agenda 9-2-2025 11.A-50

PAGE 7 OF 18
PC-R-2025-013
the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the project; or my failure to comply with conditions of approval. This agreement shall be binding on all successors and assigns.

I HAVE READ AND UNDERSTOOD, AND I WILL COMPLY WITH ALL ATTACHED

STATED CONDITIONS OF THIS PERMIT
Approved by the Planning Commission on June 10, 2025.
__________________________________ _______________________ Owner/Applicant Date
__________________________________ _______________________ Owner/Applicant Date

Attachment 4
Council Agenda 9-2-2025 11.A-51

PAGE 8 OF 18
PC-R-2025-013

CONDITIONS, POLICIES, AND SELECTED CODE REQUIREMENTS FOR PROJECT NO. P24-000074
LOCATION: GATEWAY MIXED-USE DEVELOPMENT, 1481 PRICE, 1331 PRICE, AND 1370 DOLLIVER STREETS
APNS 005-062-003, 005-062-004, 005-064-002, 005-064-003, 005-064-012 Conditions as indicated below have been deemed to be of a substantive nature on the basis of the Planning Commission’s decision. These conditions cannot be altered without Planning Commission approval.

A. CONDITIONS TO BE MET PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:

PLANNING DIVISION:

1. COMPLIANCE WITH PLANNING COMMISSION APPROVAL. Prior to the issuance of a building permit, the Planning Division shall confirm that the construction plot plan and building elevations are in compliance with the Planning Commission's approval and conditions of approval. Project shall comply with the standards noted in the table below, as approved pursuant to State Density Bonus Law:

Item Proposed
Lot Size Lot 1: 0.421 acre, 13,223sf
Lot 2: 0.790 acre, 24,084sf
Includes 4 commercial condominiums
and 39 residential condominiums
Building Height Building 1 41.5 feet above e.g.; Building 2 45 feet above e.g. per Density Bonus
waiver.

Building Floor Area Lot 1 29,176sf FAR; Lot 2 43,835sf FAR (C-1) and 11,121sf FAR (RR)
Lot Coverage Lot 1 69%; Lot 2 74% (C-1) and 57%
(RR) per Density Bonus waiver
Planting Area Lot 1 10%; Lot 2 9% (C-1) and 13% (RR)
per Density Bonus waiver
Front setback 0’ in C-1 zone; Lot 2: 5’9 ¼” (RR zone)
per Density Bonus waiver
Side setback 0’ in C-1 zone; Lot 2: 1’5 ¼” (RR zone)
per Density Bonus waiver
Rear 0’ in C-1 zone, Lot 2: 9’6” (RR Zone)
Parking spaces 66 on-site spaces provided for residential and commercial where a total of 87
spaces would be required. Density
Bonus Concession of 21 parking spaces
approved per Density Bonus Law.

Attachment 4
Council Agenda 9-2-2025 11.A-52

PAGE 9 OF 18
PC-R-2025-013
Proposed off-site commercial spaces
provided 20 total spaces.

Density Base density is 30 units. 39 residential
dwelling units proposed per Density
Bonus Law

2. As a Density Bonus Law mixed-use project with existing dwelling units on-site the project is required per Senate Bill 330 to replace existing on-site housing at an income level commensurate with the existing residents’ income status or if income status is unknown then replacement housing is to be replaced consistent with US Department of HUD’s Comprehensive Housing Affordability Strategy (CHAS) database which utilizes citywide census data for low- and very-low income household and which equates to a replacement housing requirement of 5 units.

Should the total number of housing units including illegally converted units be determined to exceed 10 units, the number of replacement units may increase based on SB 330 requirements.

3. The project shall be compliant with Senate Bill 330, including all requirements for replacement housing and relocation assistance shall be provided to protected housing units eligible for relocation assistance in compliance with the law.

Relocation assistance shall also include a right of first refusal to a comparable unit.

4. A deed restriction for a period of 45 years shall be prepared and recorded prior to or concurrent with the sale of each affordable for-sale unit in compliance with SB 330 which meets requirements for owner income qualification and re-sale restrictions/equity-sharing as required by California Government Code section 65915(c). The Deed Restriction shall be reviewed and approved by the City prior to recordation.

5. Concurrent with recordation of the final map or prior to issuance of a building permit, a deed restriction shall be prepared by the City and recorded with the County Recorder’s office to prohibit all residential condominiums from being used as vacation rentals. The restriction against vacation rental use shall also be included as a provision in the CC&R’s for Tract 3240 with language to be reviewed and approved by the Community Development Director.

6. The applicant shall record a public access easement and/or agreement over the Plaza identifying it as a public amenity benefit open to the public to be maintained in perpetuity with maintenance responsibilities to be borne by the Homeowner’s Association (HOA) for Tract 3240. The public easement/agreement and maintenance responsibilities shall also be identified in the Tract CC&Rs to the satisfaction of the Community Development Director.

Attachment 4
Council Agenda 9-2-2025 11.A-53

PAGE 10 OF 18
PC-R-2025-013

7. An easement or use agreement shall be prepared by the City, recorded over the property and incorporated into the Tract 3240 CC&R’s which allows for permanent use by the City of the bulletin board located in the Gateway Plaza.

8. Upon Planning Commission approval of the project with the Bay Street one way alignment, that decision will be forwarded to City Council as a Planning Commission recommendation for City Council approval for the conversion of Bay Street to one-way.

9. The traffic study recommendations prepared by Central Coastal Transportation Consulting in a report dated January 2025 shall be incorporated into building plans submitted for building permit approval.

10. Recommendations included in the archaeological report prepared by SWCA Environmental Consultants dated December 3, 2024 shall be incorporated into the project including an archaeological monitoring plan for archaeological monitoring during initial ground disturbing activities which shall be reviewed and approved by the Planning Division prior to issuance of a building permit. Should cultural materials be encountered during ground disturbance, additional testing and monitoring may be required.

11. Recommendations included in the Noise Evaluation study prepared by Ambient Consulting dated March 2025 shall be incorporated into the building plans submitted for building permit approval.

12. Future sign permit approval for commercial spaces shall be consistent with the signage program shown on approved plans.

13. COMPLIANCE WITH SOIL REPORT. Grading and construction plans shall reflect all recommendations as proposed in the Soil Engineering Report prepared by GeoSolutions dated April 2025 for the building permit application.

14. COLORS AND MATERIALS. Colors and materials shall be consistent with those shown on the color board as reviewed and approved by the Planning Commission.

Any changes shall be approved by the Community Development Director.

15. LIGHTING PLAN. Building plans shall show all locations and types of outdoor lighting and shall be consistent with the lighting specifications submitted with the planning application. Shielding shall be used to confine light spread to the project site, excluding project required streetlights located in the public right of way.

Lighting shall meet one footcandle minimum distributed evenly across the parking lot areas and two footcandles at the surface for walkway areas.

16. LANDSCAPING AND IRRIGATION PLANS. Landscaping and irrigation plans encompassing the entire site shall be submitted by the Project Applicant to the City for review and approval by the Planning Division. Detailed calculations shall be provided on building plans indicating the provision of landscape area consistent

Attachment 4
Council Agenda 9-2-2025 11.A-54

PAGE 11 OF 18
PC-R-2025-013
with the plans approved by the Planning Commission and limited to the amount of landscaping waiver percentage approved pursuant to the State Density Bonus Law provisions. The Plans shall include that portion of landscaping to be installed in the city right of way. The landscape plan shall include the following provisions:
a. Use of low-water-using irrigation systems. Drip irrigation shall be used where feasible.
b. Landscape Design Plan (including plant list)
c. Irrigation Design Plan
d. Tree list, including mature height of all trees.
e. Street trees shall be planted on street frontages consistent with the requirements of the City of Pismo Beach Municipal Code and consistent with the City’s street trees list.
f. Street trees shall be maintained consistent with Chapter 12.12 of the Municipal Code

17. Soil remediation shall be completed to the satisfaction of the appropriate county agency, and such approval or sign off shall be submitted for review and approval prior to the issuance of a building permit. The applicant shall submit a plan that addresses how onsite and offsite residual soil contamination and groundwater contamination will be addressed, if encountered on site, as part of project grading activities including all utility excavation. Said plan shall address the handling and disposal of any contaminated soil/groundwater encountered. The applicant shall submit the plan to the City as part of their building permit application and to San Luis Obispo County Environmental Health and the Central Coast Water Board for review and approval as applicable.

BUILDING DIVISION:

2. An application for a Building Permit remains valid for 365 days after the date of filing. If a permit is not issued by this date, the application shall expire. In order to renew action on an application after expiration, the applicant must confirm that Planning approvals remain valid and then submit a new application, plans and documentation and pay a new plan review fee.

4. Multiple permits will be required for the project which would include permits for the

Attachment 4
Council Agenda 9-2-2025 11.A-55

PAGE 12 OF 18
PC-R-2025-013
separate structures, grading at each site, fire sprinklers, photovoltaic systems, and demo demolish each existing structure on the site as necessary to allow the new project to proceed.

5. The accessibility elements throughout will need to be shown, detailed, and / or noted on the plans to verify compliance with CBC Chapter 11A and/or 11B depending on the project scoping. These should include items such as: accessible parking, path of travel, restroom design, accessible amenities, rooms, doors, electrical outlets, ev charging, etc.

7. Underground electric service conductors are required.

8. The proposed project creates additional dwelling units, which requires the assignment of separate addresses. Please complete the address request application found on the city website and submit for approval. The approved addresses will be required prior to building permit issuance.

9. An automatic fire sprinkler system is required within the structure, to include the new dwelling units and commercial space.

10. The location of this project is in a noise critical area identified by the Noise Element of the City’s General Plan. Interior community noise equivalent levels (CNEL) with windows closed, attributed to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room. Provide an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit. The report shall show:
x Topographical relationship of noise sources and dwelling site. x Identification of noise sources and their characteristics, predicted noise spectra at the exterior of the proposed dwelling structure considering present and future land usage.
x Basis for the prediction (measured or obtained from published data), noise attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met.
x If interior allowable noise levels are met by requiring that windows be non- openable or closed, the design for the structure must also specify the means that will be employed to provide ventilation to provide a habitable interior environment.

Attachment 4
Council Agenda 9-2-2025 11.A-56

PAGE 13 OF 18
PC-R-2025-013
B. CONDITIONS TO BE MET DURING CONSTRUCTION:

BUILDING DIVISION

1. SITE MAINTENANCE. During construction, the site shall be maintained so as to not infringe on neighboring property, such as debris and dust.

PLANNING DIVISION

2. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological resources are unearthed during any construction activities, all grading and or excavation shall cease in the immediate area and the find left untouched. The Building Official shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, Native American, or paleontologist, whichever is appropriate. The qualified professional shall evaluate the find and make reservations related to the preservation or disposition of artifacts in accordance with applicable laws and ordinances . If discovered archaeological resources are found to include human remains, or in any other case when human remains are discovered during construction, the Building Official shall notify the county coroner. If human remains are found to be of ancient age and of archaeological and spiritual significance, the Building Official shall notify the Native American Heritage Commission. The developer shall be liable for costs associated with the professional investigation.

C.CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND ISSUANCE OF CERTIFICATE OF OCCUPANCY:

BUILDING DIVISION

1. Prior to Building Division final approval, all required inspections from the other various divisions must have been completed and verified by a city inspector.

D.CONDITIONS SUBJECT TO ONGOING COMPLIANCE:

1. COMPLIANCE WITH APPLICABLE LAWS. All applicable requirements of any law or agency of the State, City of Pismo Beach and any other governmental entity at the time of construction shall be met. The duty of inquiry as to such requirements shall be upon the applicant.

Attachment 4
Council Agenda 9-2-2025 11.A-57

PAGE 14 OF 18
PC-R-2025-013
ENGINEERING CONDITIONS:

I. The following General Improvement Requirements shall be met prior to the issuance of a building permit:

1. The planning application shall include the approximate location and extents of a dedication of right of way for a future roundabout at the intersection of Dolliver Street/Price Street/US101 Southbound Offramp.

2. The preliminary plans in support of a planning application shall depict new fire hydrants along Price Street, Bay Street, and Harloe Ave to the satisfaction of the Fire Department, including locations of proposed parking prohibitions.

3. The project is required to relocate existing overhead utilities along the project frontages underground.

4. A portion of the of the proposed development is along Caltrans right of way (Dolliver St).
i. Driveways, drainage, landscaping, lighting, walls along Caltrans frontage will also require Caltrans approval.

5. Caltrans approval is required for encroachments into Caltrans right of way of permanent structures including but not limited to stairs and retaining walls.

6. Engineering standard notes shall be placed on the plans at time of building permit application submittal. A copy may be obtained through the Engineering Division.

7. Maintain clear access to existing sewer and water for maintenance on Bay St.

8. A final traffic study is required to review the proposed development regarding the potential impacts and recommend improvements (turn lanes, widening).

9. Landscaping and street trees are required along Price Street, Dolliver, Harloe Ave, and Bay Street public right of way. Trees spacing shall be a maximum of 30 feet.

The City Public Works Department and Community Development Department shall approve any landscaping and irrigation within a public right of way. All landscaping and irrigation shall be maintained by the property owner.

10. Private improvements including retaining walls shall not be allowed within the public right of way without an encroachment agreement. Agreement must be reached with City Council, signed and recorded prior to issuance of Building Permit. Applicant shall understand that receiving a Conditional Use Permit does not in any way guarantee that an agreement can, or will, be reached with the City Council for the encroachment into the right-of-way.

Attachment 4
Council Agenda 9-2-2025 11.A-58

PAGE 15 OF 18
PC-R-2025-013

11. The proposed development shall maintain conformance with the City’s Regional Stormwater Permit, implementation of Low Impact Development (LID) source control, site design, and stormwater treatment onsite or at a joint stormwater treatment facility shall be required. The stormwater design shall be submitted for review and approval by the City Engineer and in addition shall provide mitigation for post development runoff versus pre-development runoff. A Stormwater Control Plan application shall be submitted.
i. Prior to building permit final, record a private stormwater maintenance agreement with project-specific operations & maintenance manual.

12. The existing groundwater monitoring wells shall be abandoned to the satisfaction of the Regional Quality Control Board and San Luis Obispo County Environmental Health Department

13. Street Improvements Summary:
i. Price Street, Dolliver Street, Harloe Ave, and Bay St.

1. 10 foot wide decorative pavers sidewalks and ADA driveways

2. Roadway widening, turn lanes, lane striping improvements as required based on traffic study report recommendations

3. Retaining walls (if needed) to be located outside of public right of way

14. Project improvements shall be designed and constructed in accordance with City standards and specifications and in accordance with all applicable City Ordinances. The decision of the City Engineer shall be final regarding the specific standards that shall apply.

15. Appropriate City standards shall be referred to on the plans and shall be included on a detail sheet within the plan set.

16. Encroachment Permits are required prior to any/all work in the public right of way. City Streets are to remain open to through traffic at all times. A traffic control plan shall be submitted to the Engineering Division for approval prior to detours or rerouting of traffic. Excavation within the streets shall be covered or backfilled and paved prior to the end of work each day. No temporary or long term parking, storage, or disposal of construction equipment or materials within the right-of-way shall occur without prior issuance of an encroachment permit.

17. A waiver shall be granted for any excavation in the roadway per the Pavement Cut Ordinance (O-2018-003). If a waiver is granted, the roadway shall be repaired in accordance with the guidelines included in the Pavement Cut Ordinance.

18. The applicant shall install, at a minimum, one street tree per 30 feet of frontage.

Tree planting, location, and species shall be accomplished in accordance with the city's street tree planting standards.

Attachment 4
Council Agenda 9-2-2025 11.A-59

PAGE 16 OF 18
PC-R-2025-013

19. Intersection sight distances shall be graphically represented on the plans for all intersections within the project, including the project entrance(s). Landscaping shall be taken into account.

20. Dead end parking areas must be provided with adequate turn-around area, assuming all spaces are filled.

21. The applicant shall provide a current title report to the Engineering Division.

22. Driveways and driveway approaches shall be located and constructed per City of Pismo Beach standards. Profiles shall be provided for all interior driveways.

24. Due to the number of utility trenches required for this project a pavement overlay on Price Street, Dolliver Street and Harloe Avenue along the frontage of the project is required to extend to roadway centerline.

II. Grading and Drainage Plans

26. A Preliminary Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.

27. All grading and drainage improvements shall be designed and constructed in accordance with the City’s Grading and Storm Water Discharge Ordinances and subject to approval by the City Engineer.

Attachment 4
Council Agenda 9-2-2025 11.A-60

PAGE 17 OF 18
PC-R-2025-013
requirement the development project is subject to. The stormwater design shall be submitted for review and approval by the City Engineer. A Stormwater Control Plan application, calculations and/or a drainage report must be submitted with the plans.

29. A Water Pollution Control Plan (WPCP) shall be submitted.

30. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and approval. The improvements shall be designed and placed to the Public Works Department Standards and Specifications.

III. Utilities

34. The applicant shall submit a composite utility plan and is responsible for installing all utilities.

35. All wire utility services to the project shall be located underground.

36. All existing above ground utilities located on the property and property frontages shall be relocated underground. No additional new poles shall be placed as a result of the undergrounding without prior approval from the City Engineer.

37. The applicant is responsible for securing the Public Utility applications and signatures for proposed utility relocations (PG&E, Charter, AT&T, SoCal Gas). Public Utility plans and comments shall be forwarded to the City Engineer for approval.

Attachment 4
Council Agenda 9-2-2025 11.A-61

PAGE 18 OF 18
PC-R-2025-013

38. Streetlights shall be installed at locations per a photometric plan and approved by the City Engineer.

IV. Prior To Recording of the Final Map:

40. CC&R’s must be submitted for review and approval.

41. Condominium Plans must be submitted for review and approval.

42. The final map shall include Irrevocable Offers of Dedication for road right of way or pedestrian easements as necessary if existing right of way is insufficient for public improvements, as well as right of way for a future roundabout at the intersection of Dolliver Street, Price Street, and the Southbound US 101 Offramp.

43. All public improvements are completed and approved by the City Engineer, and accepted by the City Council for maintenance. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act
Bonds required and the amount shall be as follows:

Performance Bond...............100% of improvement costs Labor and Materials Bond.......50% of performance bond
Monumentation Bond………100% of installation costs

44. Final property corners shall be installed or bonded for. -END-

Attachment 4
Council Agenda 9-2-2025 11.A-62

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T1
CDP

SUBMITTAL

PROJECT DIRECTORY
CLIENT/APPLICANT:COASTAL COMMUNITY BUILDERS, INC.

ADDRESS: 330 JAMES WAY STE 270
PISMO BEACH, CA 93449
CONTACT: CAM BOYD
EMAIL: [email protected]
PHONE: (866) 497-5776
ARCHITECT:EHD STUDIO, INC.

ADDRESS: 5960 WEST MALL SUITE B
ATASCADERO, CA. 93422
CONTACT: EDDIE HERRERA
EMAIL: [email protected]
PHONE: (805) 556-7997
CIVIL ENGINEER:GARING, TAYLOR & ASSOCIATES, INC.

ADDRESS:141 S ELM STREET
ARROYO GRANDE, CA 93420
CONTACT:PERRY MCBETH
EMAIL:[email protected]
PHONE:(805) 498-1321

THE GATEWAY MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449

TITLE SHEET

PROJECT SUMMARY
PROJECT ADDRESS:1421 PRICE STREET
1331 PRICE STREET
1370 DOLLIVER STREET
LOT #:PARCELS 1, 2, 3, 4 & 5
APN:PARCEL 1: 005-062-003, PARCEL 2: 005-062-004
PARCEL 3: 005-064-002, PARCEL 4: 005-064-003
PARCEL 5: 005-064-012
LOT SIZE: +/-1.2 ACRES (+/-52,057 SF)
CITY ZONING MAP DESIGNATION:1983 COASTAL ZONE MAP NORTH ZONING:C-1 (RETAIL COMMERCIAL) & RR (RESORT RESIDENTIAL) CURRENT USE:RETAIL COMMERCIAL
ADJACENT ZONES: C-1 (RETAIL COMMERCIAL), RR (RESORT RESIDENTIAL) & R-4 (HOTEL-MOTEL & VISITOR SERVICING)
COASTAL ZONE:YES
ARCHEOLOGICAL ZONE:YES
TRANSFER DENSITIES ZONE:NO
VISITORS-SERVING ZONE:NO
PUBLIC VISITOR ZONE:NO
OPEN SPACE ZONE:NO
HAZARDS/PROTECTION ZONE:NO
FLOOD PLAINE ZONE:NO
NOISE OVERLAY ZONE:YES

AMUSEMENT HALL/RETAIL
COMMERCIAL ZONE:

NO
HEIGHT LIMITATION ZONE:NO
VIEW CONSIDERATIONS ZONE:YES
ALLOWABLE BUILDING HEIGHT:
(SEC 17.102.010) (CENTER OF
BLDG. FOOTPRINT ABOVE SITE
GRADE)
DESIGN ELEMENT D-2A (SMALL SCALE)
C-1 ZONE = 35-FEET **+ 5.25-FEET*
R-R ZONE = 35-FEET + 5.25-FEET*
*15% HEIGHT LIMIT INCREASE ALLOWED FOR BUILDING

APPURTENANCES AND ARCHITECTURAL EXTENSIONS,

SUCH AS ELEVATORS, MECHANICAL, APPURTENANCES OR

OTHER TOWERS THROUGH CUP OR DEVELOPMENT PERMIT
APPROVAL.
**C-1 ZONE = 35-FEET IN COASTAL ZONE PER CITY LAND

USE DESIGN ELEMENT
ALLOWABLE LOT COVERAGE:
(SEC 17.102.080)
C-1 ZONE = 80% MAX
RR ZONE = 55% MAX

PROPOSED LOT COVERAGE
(REFER TO SHEET T7)
LOT 1 (C-1)= 13,092 SF/18,337 SF=69%
LOT 2 (C-1)=18,808 SF/25,090 SF= 74%
LOT 2 (R-R)=4,928 SF/8,958 SF= 55%

LOT COVERAGE (ALL SITES COMBINED)
36,827 SF/52,385 SF= 70%
MAX F.A.R:
(SEC 17.102.090)
C-1 ZONE = 200%
RR ZONE = 125%
LOT 1 (C-1)= 18,337 SF X 2.00= 36,674 SF MAX
LOT 2 (C-1)= 25,090 SF X 2.00= 50,180 SF MAX
LOT 2 (R-R)=8,958 SF X 1.25= 11,198 SF MAX
PROPOSED F.A.R:
(REFER TO SHEET T8 &T9)
LOT 1 (C-1)= 29,755 SF
LOT 2 (C-1)= 46,161 SF
LOT 2 (R-R)= 11,082 SF
MIN LANDSCAPE AREA:
(SEC 17.102.095)
C-1 ZONE = 10% MIN.

RR ZONE = 20% MIN.

PROPOSED LANDSCAPE AREA:
(REFER TO SHEET T10)
LOT 1 (C-1)= 2,079 SF/18,337 SF= 11%
LOT 2 (C-1)= 2,743 SF/25,090 SF= 11%
LOT 2 (R-R)= 2,016 SF/8,958 SF= 23%

PROJECT DESCRIPTION

THE SCOPE OF THIS PROJECT PROPOSES A MULTI-STORY COMMERCIAL / RESIDENTIAL MIXED-USE DEVELOPMENT. THE PROJECT CONCEPT PROPOSES AN ENTRY ART/SIGN MONUMENT KNOWN AS THE “GATEWAY PLAZA”. THE GATEWAY PLAZA IS THE “GATEWAY” TO PISMO BEACH AND IS LOCATED AT THE CO BEACH AT THE CORNER OF PRICE STREET AND DOLLIVER STREET. THE GATEWAY PLAZA IS A PUBLIC AMENITY BENEFIT FEATURE TO THE OVERALL PROJECT DEVELOPMENT.

THE PROPOSED PROJECT OFFERS PUBLIC RIGHT-OF-WAY IMPROVEMENTS ALONG PRICE STREET, DOLLIVER STREET, BAY STREET, AND HARLOE STREET. ADDITIONAL ANGLED & PARALLEL PARKING

CENTRALIZED ALONG PRICE STREET IS PROPOSED TO PROMOTE PEDESTRIANS ACCESS AND DOWNTOWN COMMERCIAL SHOPPING AREAS. BAY STREET PROPOSES ONE-WAY PARALLEL PARKING TO PROMOTE A PEDESTRIAN CENTRIC STREET. THE EXISTING PARALLEL PARKING AT BAY STREET WILL DECREASE AS SHOWN ON SHEET T11 “PARKING EXHIBIT”. THE STREET PARKING MODIFICATION AT

BAY STREET WILL ACCOMODATE THE PROPOSED ONE-WAY STREET IMPROVEMENTS SUCH AS NEW

DRIVEWAY APRONS AND NEW LANDSCAPE STREET CORNER BULB-OUTS AT BOTH PRICE AND DOLLIVER INTERSECTIONS.

A TOTAL OF FIVE EXISTING PARCELS WILL BE MADE PART OF THE PROPOSED DEVELOPMENT, CREATING TWO NEW LOTS. LOT 1 AND LOT 2, REFER TO VESTING TENTATIVE MAP. THE GROUND FLOOR WILL

INCLUDE ON-SITE PARKING INTERNAL TO THE PROJECT WHILE PROVIDING COMMERCIAL FRONTAGE ALONG PRICE STREET. TWO UPPER FLOORS ABOVE THE GROUND FLOOR COMMERCIAL AND PARKINGS

AREAS WILL ACCOMODATE RESIDENTIAL CONDOMINIUMS WITH DEDICATED COMMON OPEN SPACE AREAS AND INDIVIDUAL PRIVATE USE DECKS.

THE PROJECT PROPOSES A MIXTURE OF THIRTY THREE (33) 2-BEDROOM UNITS AND SIX (6) 1-BEDROOM OR STUDIO WHICH INCLUDE AFFORDABLE “REPLACEMENT” UNIT TYPES. THIS PROJECT WILL USE STATE DENSITY BONUS LAW TO INCREASE THE ALLOWABLE BASE DENSITY. A TOTAL OF FOUR (4)-LOW INCOME AFFORDABLE UNITS , ONE (1)-VERY LOW INCOME AFFORDABLE UNITS, AND (34)-MARKET RATE UNITS ARE PROPOSED WITH THE PROJECT. THE PROJECT QUALIFIES FOR 1 CONCESSION/INCENTIVE BASED ON THE AFFORDABLE UNITS AND INCOME LEVEL PROPOSED, INCLUDING ADDTIONAL WAIVERS.

THE FIVE (5) AFFORDABLE UNITS SATISFY THE TOTAL EXISITING “REPLACEMENT” UNITS REQUIRED

BY DENSITY BONUS LAW AND THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) DATABASE.

THE PROJECT IS CONSISTENT WITH THE PISMO BEACH DOWNTOWN STRATEGIC PLAN AND SHALL COMPLY WITH THE CITY’S DEVELOPMENT STANDARDS. THE APPLICANT IS REQUESTING 1 INCENTIVE/ CONCESSION, INCLUDING ADDITIONAL WAIVERS AS OUTLINED ON SHEET T2, “CONCESSIONS/ INCENTIVES/WAIVERS” SUMMARY. THESE CONCESIONS/INCENTIVES/WAIVERS ARE REQUESTS TO

THE THE DEVELOPMENT STANDARDS THAT WOULD PHYSICALLY PREVENT THE PROJECT FROM BEING BUILT AT THE PERMITTED DENSITY. THE PROJECT PROPOSES MODIFICATION OF THE DEVELOPMENT

STANDARDS TO INCREASE THE ALLOWABLE BUILDING HEIGHT DUE TO THE SLOPED TOPOGRAPHY CONSTRAINTS OF THE SITE AND IRREGULARITY OF THE EXISTING LOT.

THE PROJECT IS DESIGNED TO THE CLASSIC CALIFORNIA ARCHITECTURAL STYLE, TO BE CONSISTENT WITH THE DOWNTOWN STRATEGIC PLAN.

SHEET INDEX
TITLE SHEET T1
BUILDING STATISTICS T2
SURVEY NOTES T3
TOPOGRAPHIC SURVEY T4
EXISTING AND DEMOLITION PLAN T5
ZONING/DENSITY EXHIBIT T6
LOT COVERAGE EXHIBIT T7
F.A.R. LOT 1 EXHIBIT T8
F.A.R. LOT 2 EXHIBIT T9
LANDSCAPE COVERAGE EXHIBIT T10
SITE PARKING EXHIBIT T11
SITE REFERENCE POINTS AND ROOF HIGH POINTS EXHIBIT T12
BUILDING HEIGHT CALCULATION SUMMARY T13
BUILDING HEIGHT EXHIBIT T14
SETBACK ENCROACHMENT EXHIBIT T15
EXISTING CONDITIONS C1
PRELIMINARY GRADING AND DRAINAGE C2
PRELIMINARY UTILITY PLAN C3
MOOD BOARD A1
SITE/GROUND FLOOR PLAN A2
SECOND FLOOR PLAN A3
THIRD FLOOR PLAN A4
BUILDING 1 - EXTERIOR ELEVATIONS A5
BUILDING 1 - EXTERIOR ELEVATIONS A6
BUILDING 2 - EXTERIOR ELEVATIONS A7
BUILDING 2 - EXTERIOR ELEVATIONS A8
BUILDING SITE SECTIONS A9
BUILDING SITE SECTIONS A10
PRIVACY/RETAINING WALL SECTIONS A11
UNIT PLANS A12
UNIT PLANS A13
UNIT PLANS A14
UNIT PLANS A15
UNIT PLANS A16
UNIT PLANS A17
UNIT PLANS A18
PERSPECTIVE - PRICE STREET VIEW A19
PERSPECTIVE - PRICE STREET VIEW A20
PERSPECTIVE - DOLLIVER STREET VIEW A21
PERSPECTIVE - CORNER OF BAY & DOLLIVER A22
PERSPECTIVE - CORNER OF BAY & DOLLIVER A23
FEATURE PLAZA - CORNER OF PRICE & DOLLIVER A24
VIEW ANALYSIS STUDIES - HIGHWAY 101 A25
VIEW ANALYSIS STUDIES - PRICE STREET A26
COLORS & MATERIALS BOARD A27
PRESPECTIVE RENDER - STREETSCAPE VIEWS A28
PERSPECTIVE RENDER - CORNER OF PRICE & DOLLIVER A29
SIGNAGE PROGRAM A30
LANDSCAPE PALETTE & IMAGERY L1
LANDSCAPE PLAN - GROUND FLOOR L2
LANDSCAPE PLAN - 2ND FLOOR L3
LANDSCAPE PLAN - 3RD FLOOR L4
SITE PHOTOMETRIC E1
LIGHT FIXTURE CUT SHEETS E2
TOTAL SHEET COUNT 54

VICINITY MAP
PROJECT SITE: CORNER OF

PRICE STREET & DOLLIVER STREET

REQUIRED PROPOSED
FRONT SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.020)
NONE, EXCEPT MIN. 10-FEET WHEN LOT

ABUTS A RESIDENTIAL ZONE

NONE PROPOSED
FRONT SETBACK LOT 2 (C1-ZONE)
(SEC 17.102.020)
NONE, EXCEPT MIN. 10-FEET WHEN LOT

ABUTS A RESIDENTIAL ZONE
21’-8” (HARLOE)
FRONT SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.020)
RR ZONE =15 FT MIN. REQUIRED ENCROACHMENT WAIVER
REFER TO SHEET T2 & T15
SIDE SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.030

NONE REQUIRED NONE PROPOSED
SIDE SETBACK LOT 2 (C1 ZONE)
(SEC 17.102.030

NONE REQUIRED NONE PROPOSED
SIDE SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.030
20% OF LOT WIDTH (NO LESS THAN
7 FT OR MORE THAN 10 FT (10 FT

REQUIRED)

ENCROACHMENT WAIVER
REFER TO SHEET T2 & T15
REAR SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.030)

NONE NONE PROPOSED
REAR SETBACK LOT 2 (C1-ZONE)
(SEC 17.102.030)

NONE NONE PROPOSED
REAR SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.030)
10% OF LOT DEPTH (NO LESS THAN
5 FT OR MORE THAN 10 FT)
(9’-6” REQUIRED)
9’-6” PROPOSED
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-63

08/21/2025
UUnitt #PPlann #BBed/Bathh Count GGrosss Floorr Areaa
((sq.ft.)
Nett Floorr Areaa
(sq.ft.)
Floorr Level
RESIDENTIAL LOBBY 1 N/A 2240 216 1-LEVEL RESIDENTIAL LOBBY 2 N/A 3320 286 1-LEVEL COMMERCIAL RETAIL 1 N/A 6650 610 1-LEVEL COMMERCIAL RETAIL 2 N/A 11,950 1,905 1-LEVEL 3,160 3,017
101 2 1 BED / 1.5 BATH 945 881 2-LEVEL 102 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 103 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 104 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 105 8 2 BED / 2.5 BATH 11,788 1,677 2-LEVEL 106 7 3 BED / 3.5 BATH 11,775 1,696 2-LEVEL 8,804 8,334
107 5A 2 BED / 2.5 BATH 1,432 1,360 3-LEVEL 108 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 109 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 110 8 2 BED / 2.5 BATH 11,788 1,695 3-LEVEL 111 7 3 BED / 3.5 BATH 11,775 1,696 3-LEVEL 7,859 7,471
TOTAL
19,823 18,822
RESIDENTIAL LOBBY 1 N/A 3318 293 1-LEVEL RESIDENTIAL LOBBY 2 N/A 11,070 890 1-LEVEL COMMERCIAL RETAIL 3 N/A 22,000 1,948 1-LEVEL COMMERCIAL RETAIL 4 N/A 11,100 1,071 1-LEVEL 4,488 4,202
**201 1A STUDIO 4460 415 1-LEVEL **202 1A STUDIO 4460 415 1-LEVEL **203 1A STUDIO 4460 415 1-LEVEL **204 1A STUDIO 4460 415 1-LEVEL 205 3 2 BED / 2 BATH 11,016 949 1-LEVEL 206 4A 2 BED / 2.5 BATH 11,277 1,206 1-LEVEL 4,133 3,815
207 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 208 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 209 6 2 BED / 2.5 BATH 11,708 1,627 2-LEVEL 210 4B 2 BED / 2.5 BATH 11,434 1,358 2-LEVEL 211 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 212 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL **213 1B STUDIO 5515 470 2-LEVEL 214 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 215 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 216 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 217 5C 2 BED / 2.5 BATH 11,646 1,568 2-LEVEL 16,155 15,353
218 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 219 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 220 6 2 BED / 2.5 BATH 11,708 1,627 3-LEVEL 221 4B 2 BED / 2.5 BATH 11,434 1,358 3-LEVEL 222 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 223 5D 3 BED / 3.5 BATH 11,912 1,824 3-LEVEL 224 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 225 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 226 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 227 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 228 5C 2 BED / 2.5 BATH 11,646 1,568 3-LEVEL 17,414 16,572
42,190 39,942
56,313 53,230
5,700 5,534
62,013 58,764
** affordable unit
Buildingg && Unitt Areaa Breakdownn Summary
Buildingg 1
1-LEVELL TOTAL
2-- LEVELL TOTAL
3-LEVELL TOTAL
BUILDINGG 11 TOTAL

RESIDENTIALL TOTAL

COMMERCIALL TOTAL
**GGRRAANNDD TTOOTTAALL
* exclusive of parking, stairs, elevators, decks, patios, corridors, trash enclosures, storage rooms, etc.

Buildingg 2
1-LEVELL TOTAL
1-LEVELL TOTAL
2-LEVELL TOTAL
3-LEVELL TOTAL
BUILDINGG 22 TOTAL

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T2
CDP

SUBMITTAL

BUILDING STATISTICS

DENSITY CALCULATION
MIN. LOT AREA PER FAMILY
UNIT (SECT. 17.102.100)
R-R:RESIDENTIAL 1,450 SF
C-1 ZONE (AS SECONDARY USES): 2,000 SF
PARCEL 1 (C-1)18,337 SF/2,000SF= 9.17 UNITS (10 UNITS)
PARCEL 2 (C-1)25,090 SF/2,000 SF= 12.55 UNITS (13 UNITS) PARCEL 3 (R-R)8,953 SF/1450 SF= 6.17 UNITS (17 UNITS)
TOTAL DENSITY ALLOWED 3O BASE DENSITY UNITS ALLOWED
DENSITY BONUS LAW:
(CA.GOV. CODE SEC 65915-18)
1 INCENTIVE/CONCESSION ALLOWED BASED ON PERCENT
OF AFFORDABLE UNITS PROPOSED. ADDITOINAL WAIVERS

OR REDUCTIONS OF DEVELOPMENT STANDARDS MAY
BE REQUESTED AND LISTED IN THE “CONCESSIONS/
INCENTIVES/WAIVERS” SUMMARY, THIS SHEET. THERE

IS NO LIMIT TO AMOUNT OF WAIVERS OR REDUCTIONS OF
DEVELOPMENT STANDARDS THAT MAY BE REQUESTED.

PROPOSED DENSITY UNIT
BONUS (CA. GO. CODE SEC
65915-18)
AT LEAST 17% OF THE HOUSING UNITS ARE RESTRICTED TO

LOWER INCOME RESIDENTS BASE DENSITY & VERY LOW
INCOME RESIDENTS FOR A 30.50% DENSITY BONUS
30 BASE DENSITY UNITS X30.5%= 39.15 (ROUND UP) 40

UNITS ALLLOWED
PROPOSED DENSITY 39 DENSITY UNITS PROPOSED(REFER TO DENSITY BONUS

SUMMARY))
Lot 1 (C-1) Lot 2 (C-1) Lot 2 (R-R)
Gross Lot Area (ft)18,337.00 25,090.00 8,953.00 Lot Area/Unit (ft/DU)2,000.00 2,000.00 1,450.00 Base Density (DU)9.17 12.55 6.17
Rounding Up (DU)10 13 7
# Units (DU) Base Density
Percentage (fractions rounded up to next whole
number)
Density Bonus
# Units (DU) Base Density + Bonus
Units Allowed: Rounding Up (DU)
Units Proposed:

Incentives/Concesions Granted
Additional Waivers Allowed
Residential Parking Required (state code)
Guest Parking Required (state code)
Commercial Parking Required (city code)
Outdoor Patio Seating Parking Req. (city code)
Total Parking Required
(see parking statistics summary, this sheet)
Total "On-Site" Parking Proposed
(see parking statistics summary, this sheet)
Total "Off-Site" Parking Proposed
Total "On-Site/Off-Site" Parking Proposed 87 stalls

86.5 stalls
66 stalls
21 stalls
1 Yes

55.5 stalls (On-Site)
None
19 stalls (Off-Site)
12 stalls (Off-Site)

30.50%

39.15 40
39 Units Breakdown Proposed:
4 Low Income (replacement units)
1 Very Low Income (replacement units)
34 Market Rate Units
Project Bonus Density Summary
State Density Bonus Law
30 # Income Type Low Income & Very Low Income

16.66% or 17%

DENSITY BONUS SUMMARY CONCESSIONS/INCENTIVES/

WAIVERS

INCENTIVE/CONCESSION

REQUEST
REQUEST 21 OF THE 31 REQUIRED COMMERCIAL
SPACES TO BE PARKED “OFF-SITE” AS SHOWN ON
SHEET T11. 10 OF THE 31 REQUIRED COMMERCIAL
SPACES TO BE PARKED “ON-SITE” TO SATISFY

THE TOTAL COMMERICAL & OUTDOOR SEATING
PARKING REQUIREMENT.

WAIVER REQUEST 1 REQUEST A BUILDING HEIGHT INCREASE FOR BUILDINGS 1 AND 2, TO BE ABOVE THE ALLOWABLE
BUILDING HEIGHT OF 35-FEET. AS MEASURED
FROM EXISTING SITE GRADE. REFER TO THE

BUILDING HEIGHT WAIVER REQUEST, ON SHEET
T13.

WAIVER REQUEST 2 REQUEST BUILDING ENCROACHMENT INTO THE FRONT SETBACK AND SIDE SETBACK AT LOT 2
ALONG BAY AND DOLLIVER ST. REFER TO SHEET
T-15 FOR EXHIBIT OF AREAS OF ENCROACHMENT.

WAIVER REQUEST 3 REQUEST 8 FOOT PRIVACY CMU WALL, 2 FEET ABOVE THE MAXIMUM 6 FOOT HIGH WALL ALLOWED
FACING RESIDENTIAL AREA. REFER TO SHEET A11.

SITE WALL HEIGHT WAIVER, REFER TO SHEET A11
VIEW 1A.PARKING STATISTICS SUMMARY

RESIDENTIAL PARKING

REQUIRED (PER STATE DENSITY

MAXIMUM REQUIREMENTS)
1 STALL PER 1-BEDROOM UNIT

1.5 STALLS PER 2/3-BEDROOM UNIT
(5)-STUDIO OR 1-BEDROOM UNITS X 1 STALL/UNIT = 5
(34)-2-BEDROOM UNITS X 1.5 STALL/UNIT = 51
56 RESIDENTIAL STALLS REQUIRED

COMMERCIAL PARKING

REQUIRED
1 STALL PER 300 SF

OUTDOOR SEATING PARKING

REQUIRED
1 STALL PER 75 SF
5700 SF/300 SF PER STALL = 19
19 COMMERCIAL STALLS REQUIRED
900 SF/75 SF PER STALL = 12
12 OUTDOOR SEATING STALLS REQUIRED
TOTAL PARKING REQUIRED:87 TOTAL STALLS REQUIRED

RESIDENTIAL ON-SITE PARKING

PROPOSED
56 RESIDENTIAL ON-SITE STALLS PROPOSED

COMMERCIAL ON-SITE PARKING

PROPOSED
10 COMMERCIAL ON-SITE STALLS PROPOSED

TOTAL ON-SITE PARKING

PROPOSED
56 RESIDENTIAL ON-SITE STALLS
10 COMMERCIAL ON-SITE STALLS
66 TOTAL STALLS PROVIDED

COMMERCIAL ON-SITE PARKING

DEFICIENCY
21 STALLS DEFICIENT ON SITE

COMMERCIAL OFF-SITE

PARKING PROPOSED
NEW OFF-SITE STALLS ON PRICE ST.,
DOLLIVER ST. (SEE SHEET T11)
15 (N) COMMERCIAL OFF-SITE STALLS PROPOSED
6 (N) OFF-SITE MOTORCYCLE STALLS PROPOSED
21 TOTAL STALLS PROVIDED

PROJECT IS FULLY PARKED AS PROPOSED
EXISTING OFF-SITE PARKING 46 EXISTING PARALLEL OR ANGLED PUBLIC STREET PARKING STALLS AVAILABLE ON PRICE ST., DOLLIVER
ST., BAY ST. AND HAROE ST. (REFER TO SHEET T-5)

TOTAL PARKING AVAILABLE

ON-SITE & OFF-SITE
53 (N) RESIDENTIAL ON-SITE STALLS + 13(N)
COMMERCIAL ON-SITE STALLS+15(N) OFF-SITE
COMMERCIAL STALLS + 46 (E) OFF-SITE COMMERCIAL
STALLS+ 6 (N) OFF-SITE MOTORCYCLE STALLS ON
PRICE STREET =
133 TOTAL STALLS AVAILABLE

UNIT COUNT BREAKDOWN SUMMARY
DWELLING UNIT BREAKDOWN (4)- PLAN 1A
(1)- PLAN 1B
(1)- PLAN 2
(1)- PLAN 3
(1)- PLAN 4A
(2)- PLAN 4B
(9)- PLAN 5A
(11)- PLAN 5B
(2)- PLAN 5C
(1)- PLAN 5D
(2)- PLAN 6
(2)- PLAN 7
(2)- PLAN 8
TOTAL DWELLING UNITS (39)
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-64

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T5
CDP

SUBMITTAL

EXISTING AND DEMOLITION PLAN
.?
*
.
?*
=<
=<
=<
=<
.
?*
9 9
9 9
=<
=<
=<=<=<
9 9
=<=<
=<
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*87,/,7<
32/(
(;,67,1*+<'5$17
87,/,7<%2;(6
(;,67,1*75((672
%(5(029('
(;,67,1*%8,/',1*
72%('(02/,6+('
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (

$
9 (
(;,67,1*&$123<
72%('(02/,6+('
(;,67,1*87,/,7<75$6+
$5($72%(5(029('
(;,67,1*),5(+<'5$17
(;,67,1*3$5.,1*
72%(5(029('
(;,67,1*3$5.,1*
72%(5(029('
(;,67,1*87,/,7<
32/(
(;,67,1*+<'5$17
87,/,7<%2;(6
(
:$7(5
(

*
$
6

(

:
$
7 (
5

(

:
$
7 (
5

(
:$7(5
(;,67,1*%8,/',1*
72%('(02/,6+('
3523(57</,1(

(
*$6

(

6 (
:
(
5
3$5&(/
$31

=21(
&
3$5&(/
$31

=21(
&
3$5&(/
$31

=21(
&
3$5&(/
$31

$31

=21(
55
3$5.,1*63$&(
6
7 2

%
(

5 (
0 2
9 (
'
3$5.,1*63$&(
6
7 2

%
(

5 (
0 2
9 (
'
727$/(;,67,1*3$5.,1*63$&(6
63$&(672%(5(029('
63$&(6725(0$,1
3$5.,1*63$&(6
725(0$,1
727$/(;,67,1*3$5.,
1 *

6 3
$
&
(
6 725(0$,1
(;,67,1*3$5.,1*
3$5.,1*63$&(6
725(0$,1
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
3
5 2
3 (
5 7
<

/
,
1 (
3523(57</,1(
3523(57</,1(
3
5 2
3 (
5 7
<

/
,
1 (
3523(57</,1(
3
5 2
3 (
5 7
<

/
,
1 (
35
2 3
(
5 7
<

/
,
1 (
35
2 3
(
5 7
<

/
,
1 (
3
5 2
3 (
5 7
<

/
,
1 (
(;,
6 7
,
1 *

'
5 ,
9 (
:
$
<

7 2

%
(
&
2 0
(

3 $
5 .
,
1 *

(;
,
6 7
,
1 *

'
5 ,
9 (
:
$
<

7 2

%
(
&
2 0
(

3 $
5 .
,
1 *

(;,67,1*3$5.,1*72%(5(029('$1'
5(3/$&('
5()(5726+((77

(;,67,1*675((73$5.,1*725(0$,1
6&$/(

([LVWLQJ'HPR6LWH3ODQ
727$/(;,67,1*675((73$5.,1*
3$5.,1*63$&(6
63$&(672%(5(029('
3$5.,1*63$&(6
63$&(6725(0$,1
3$5.,1*63$&(6
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-65

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T6
CDP

SUBMITTAL

ZONING /DENSITY EXHIBIT

(/(
9 67$
,
5 6
67$
,
5 6
(/(
9 67$
,
5 6
67$
,
5 6
/27
55=21(
6)0,1/27$5($3(581,7

6)6) 81,76
81,76

/27
&=21(6)0,1/27$5($3(581,7

6)6) 81,76
81,76

/27
&=21(
6)0,1/27$5($3(581,7

6)6)
81,76
81,76

35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (

$
9 (
6&$/(

=21,1*(;+,%,7'(16,7<81,76
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-66

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T11
CDP

SUBMITTAL

SITE PARKING EXHIBIT
0 SCALE
1/16” =1’-0”
816 32

35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (

$
9 (
3$5.,1**$5$*(
3/$1$
3/$1$
3/$1$
3/$1$
3/$1
3/$1$
/2%%<67$,56
"
5(7$,/5(7$,//2%%<
5(7$,/
3$5.,1**$5$*(
67$,5
75$6+/2%%<
67$,5
(/(9
5(7$,/
(;,671*3$5.,1*
63$&(6
(;,67,1*3$5.,1*63$
&
(
6 (;,67,1*3$5.,1*
63$&(6
(;,67,1*3$5.,1*
63$&(6
3$5.,1*63$&(6
3$5.,1*63$&(6
(;,67,1*
3$5.,1*63$&(6
1(:3$5.,1*63$&(
6 1(:02725&<&/(3$5
.
,
1 *

6 3
$
&
(
6 1(:3$5.,1*
63$&(6
1(:3$5.,1*63$&(
(;,67,1*675((73$5.,1*63$&(6
5()(5727

63$&(65(/2&$7('$63$572)7+((;,67,1*
675((73$5.,1*5()(5727

1(:352326('675((73$5.,1*63$&(6
1(:02725&<&/(3$5.,1*63$&(6
727$/675((73$5.,1*63$&(6
0,
1

'
,
6 7
$
1 &
(

7 2

&
5 2
6 6
:
$
/
.

0,
1

'
,
6 7
$
1 &
(

7 2

&
5 2
6 6
:
$
/
.

(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*),5(
+<'5$1772%(
5(/2&$7('
(;,67,1*),5(
+<'5$1772%(
5(/2&$7('
(;,67,1*),5(
+<'5$17725(0$,1
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
75$6+
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
3/$=$6)6($7,1*$5($
6)6($7,1*$5($
6)6($7,1*$5($
0,
1

'
,
6 7
$
1 &
(

7 2

&
5 2
6 6
:
$
/
.

)
(
(
7
0 ,
1

5 (
'

&
8 5
%

5(
'

&
8 5
%

5(
'

6 7
5 ,
3 (

1(:6+2577(50
%,.(3$5.,1*
1(:6+257
7(50%,.(
3$5.,1*
/21*7(50%,.(
3$5.,1*$5($
1(:675((73$5.,1*352326('
(;,67,1*87,/,7<32:(532/(72%(
5(029('5()(5722))6,7(
(/(&75,&$/3/$16
(;,67,1*675((73$5.,1*725(0$,1
(;,67,1*),5(+<'5$17
1(:/,*+7,1*32/(
5()(572(/(&75,&$/
3+2720(75,&3/$1)25025(,1)250$7,21

6&$/(

3$5.,1*(;+,%,7
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-67

08/21/2025
9 9
9 9 9

83 &203$&7
&203$&7
&203$&7
&203$&7&203$&7&203$&7
123$5.,1*
&203$&7&203$&7
&203$&7 &203$&7 &203$&7 &203$&7 &203$&7&203$&7
123$5.,1*

$
%
$

$
$
$

$

$

$

$

$

$
%
$
%
$
$
$
$
$

$

$

$

$

$

+$
5 /
2 (

6 7
5 (
(
7 %$
<

6 7
5 (
(
7 35,&(675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 3/$1$81,7
3$5.,1**$5$*(
3/$1$81,7
3/$1$
81,7
3/$1$81,7
3/$181,7
3/$1$
81,7
/2%%<
67$,56
/2%%<
67$,56
3$5.,1**$5$*(

3523(57</,1(
35 2
3 (
5 7
<

/
,
1 (
35 2
3 (
5 7
<

/
,
1 (

5(7$,/
6)5(7$,/
6)

6)
'5
,
9 (
:
$
<
35 2
3 (
5 7
<

/
,
1 (
6)

/$1'6&$3(
/$1'6&$3(
2))6,7(

/2%%<
75$6+
67$,5
67$,5
/2%%<
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
%8,/',1*
%8,/',1*
/$1'6&$3(
3/$=$6)6($7,1*$5($
3,602%($&+02180(173/$=$
/$1'6&$3(
/$1'6&$3(
2))6,7(

/$1'6&$3(
2))6,7(
/$1'6&$3(
2))6,7(

/$1'6&$3(

35 2
3 (
5 7
<

/
,
1 (
3523(57</,1(
35 2
3 (
5 7
<

/
,
1 (

3523(57</,1(
1(:352326('3$5.,1*
1(:352326('3$5.,1*
(;
,
6 7
,
1 *

3 $
5 .
,
1 *
(;,67,1*3$5.,1*
(;,67,1*3$5.,1*
35 2
3 (
5 7
<

/
,
1 (
35 2
3 (
5 7
<

/
,
1 (
3523(57</,1(
=21(%281'$5</,1(

/$1'6&$3(

3$5.,1*63$&(6
3$5.,1*63$&(6
75$6+

'5
,
9 (
:
$
<

),5(+<'5$17
),5(+<'5$17

),5(+<'5$17
1(:3
5 2
3 2
6 (
'

3$5.,
1 *
(;
,
6 7
,
1 *

3 $
5 .
,
1 *

6)6($7,1*$5($
6)6($7,1*$5($
%,.(5$&.6
(;,67,
1 *

3 $
5 .
,
1 *
(;,67,
1 *

3 $

5. 1(:
3 5
2 3
2 6
(
'

3$5.,
1 *
%,.(5$&.6
35,9$&<)(1&(:75(//,6$%29(
35 ,
9 $
&
<

)
(
1 &
(

:

7 5
(
/
/
,
6
$
%
2 9
(

5(7$,/
(/(9

(/(9
5(7$,/

3$
5 .
,
1 *
6&$/(

6LWH*URXQG)ORRU3ODQ

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A2
CDP

SUBMITTAL

SITE/GROUND FLOOR PLAN
0 SCALE
1/16” =1’-0”
816 32
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-68

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A5
CDP

SUBMITTAL
BUILDING 1 - EXTERIOR ELEVATIONS
1 BUILDING 1 - WEST ELEVATION
@ DOLLIVER ST.
2 BUILDING 1 - SOUTH ELEVATION
@ BAY ST.
0 SCALE
1/8” =1’-0”
48 16
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-69

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A6
CDP

SUBMITTAL
BUILDING 1 - EXTERIOR ELEVATIONSBUILDING 1 - EXTERIOR ELEVATIONS 3 BUILDING 1 - EAST ELEVATION
@ PRICE ST.
4 BUILDING 1 - NORTH ELEVATION
@ CORNER OF PRICE & DOLLIVER ST.
0 SCALE
1/8” =1’-0”
48 16
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-70

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A7
CDP

SUBMITTAL
BUILDING 2 - EXTERIOR ELEVATIONS
1 BUILDING 2 - EAST ELEVATION
@ PRICE ST.
2A BUILDING 2 - WEST ELEVATION
@ DOLLIVER ST.2B BUILDING 2 - WEST ELEVATION
@ ADJACENT LOT 0
SCALE
1/8” =1’-0”
48 16
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-71

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A8
CDP

SUBMITTAL
BUILDING 2 - EXTERIOR ELEVATIONS
3 BUILDING 2 - NORTH ELEVATION
@ BAY ST.
4A BUILDING 2 - SOUTH ELEVATION
@ ADJACENT LOT 4B BUILDING 2 - SOUTH ELEVATION
@ HARLOE ST.0
SCALE
1/8” =1’-0”
48 16
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-72

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A9
CDP

SUBMITTAL

BUILDING SITE SECTIONS
1 BUILDING 1 HEIGHT STUDY SECTION
@ DOLLIVER ST.
2 BUILDING 2 HEIGHT STUDY SECTION
@ HARLOE ST.0
SCALE
1/8” =1’-0”
48 16(E) 83.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 126.00’ TOP
OF ROOF (POINT 2I)
MAX. ALLOWABLE BLDG.

HT. 118.50’

81.00’ F.S. (GARAGE ENTRY)
PROPOSED 126.00’ TOP
OF ROOF (POINT 2J)
MAX. ALLOWABLE BLDG.

HT. 117.00’
(E) 82.00’ SITE GRADE
@ BLDG EDGE
103.60’ F.F. (RETAIL 1)

91.60’ F.F. (LOBBY)
PROPOSED 134.00’ TOP
OF ROOF (POINT 1A)
MAX. ALLOWABLE BLDG.

HT. 138.65’
(E) 103.65’ SITE GRADE
@ BLDG EDGE
PROPOSED 133.00’ TOP
OF ROOF (POINT 1T)
MAX. ALLOWABLE BLDG.

HT. 132.85’
PROPOSED 134.50’ TOP
OF ROOF (POINT 1S)
MAX. ALLOWABLE BLDG.

HT. 132.00’
(E) 97.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 133.00’ TOP
OF ROOF (POINT 1N)
MAX. ALLOWABLE BLDG.

HT. 129.00’
PROPOSED 134.50’ TOP
OF ROOF (POINT 1M)
MAX. ALLOWABLE BLDG.

HT. 128.00’
(E) 93.25’ SITE GRADE
@ BLDG EDGE (E) 91.00’ SITE GRADE
@ BLDG EDGE
NOTE: REFER TO SHEET T12 AND T13

FOR ADDITIONAL BUILDING HEIGHT

CALCULATIONS AND ROOF HIGH POINT

LOCATIONS
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-73

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A10
CDP

SUBMITTAL

BUILDING SITE SECTIONS
0 SCALE
1/8” =1’-0”
48 16
3 BUILDING 2 HEIGHT STUDY SECTION
@ BAY ST.
4 BUILDING 2 HEIGHT STUDY SECTION
@ PRICE ST.

PROPOSED 126.00’ TOP
OF ROOF (POINT 2A)
MAX. ALLOWABLE BLDG.

HT. 128.00’
(E) 93.00’ SITE GRADE
@ BLDG EDGE
(E) 83.00’ SITE GRADE
@ BLDG EDGE
(E) 85.00’ SITE GRADE
@ BLDG EDGE
(E) 93.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 129.50’ TOP
OF ROOF (POINT 2C)
MAX. ALLOWABLE BLDG.

HT. 125.50’

88.35’ F.F. (RETAIL 3 & 4)

85.70’ F.F. (LOBBY)
PROPOSED 126.00’ TOP
OF ROOF (POINT 2E)
MAX. ALLOWABLE BLDG.

HT. 122.25’
(E) 87.50’ SITE GRADE
@ BLDG EDGE
PROPOSED 128.00’ TOP
OF ROOF (POINT 2G)
MAX. ALLOWABLE BLDG.

HT. 120.50’
PROPOSED 129.50’ TOP
OF ROOF (POINT 2H)
MAX. ALLOWABLE BLDG.

HT. 119.50’
PROPOSED 126.00’ TOP
OF ROOF (POINT 2I)
MAX. ALLOWABLE BLDG.

HT. 118.50’

88.35’ F.F. (RETAIL 3)87.55’ F.F. (LOBBY)
PROPOSED 127.50’ TOP
OF ROOF (POINT 2Q)
MAX. ALLOWABLE BLDG.

HT. 119.85’
PROPOSED 126.00’ TOP
OF ROOF (POINT 2V(2))
MAX. ALLOWABLE BLDG.

HT. 125.50’
PROPOSED 126.00’ TOP OF ROOF
(POINT 2A)
MAX. ALLOWABLE BLDG. HT. 128.00’
(E) 91.00’ SITE GRADE @ BLDG EDGE
PROPOSED 126.00’ TOP
OF ROOF (POINT 2S)
MAX. ALLOWABLE BLDG.

HT. 122.00’
(E) 87.50’ SITE GRADE
@ BLDG EDGE

91.00’ F.S. (GARAGE ENTRY3)
NOTE: REFER TO SHEET T12 AND T13

FOR ADDITIONAL BUILDING HEIGHT

CALCULATIONS AND ROOF HIGH POINT

LOCATIONS
PROPOSED 127.50’ TOP
OF ROOF (POINT 2U)
MAX. ALLOWABLE BLDG.

HT. 125.10’
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-74

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A19
CDP

SUBMITTAL

PERSPECTIVE - PRICE STREET VIEW
2 METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE

LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL

CONDOMINIUMS W/ PRIVATE BALCONIES

SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING

GLAZING & COVERED PATIOS

ROUND COLUMNS & ACCENT WALLS TO CREATE

VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”

MATERIALS & TEXTURES

PALM TREE ACCENTS W/

COASTAL PLANTS
1 3 4 5 6
125365344
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-75

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A20
CDP

SUBMITTAL

PERSPECTIVE - PRICE STREET VIEW
2 METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE

LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL

CONDOMINIUMS W/ PRIVATE BALCONIES

SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING

GLAZING & COVERED PATIOS

ROUND COLUMNS & ACCENT WALLS TO CREATE

VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”

MATERIALS & TEXTURES

PALM TREE ACCENTS W/

COASTAL PLANTS
1 3 4 5 6
1 34 5612
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-76

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A21
CDP

SUBMITTAL

PERSPECTIVE - DOLLIVER STREET VIEW
2 METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE

LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL

CONDOMINIUMS W/ PRIVATE BALCONIES

SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING

GLAZING & COVERED PATIOS

ROUND COLUMNS & ACCENT WALLS TO CREATE

VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”

MATERIALS & TEXTURES

PLAN TREE ACCENTS W/

COASTAL PLANTS
1 3 4 5 6
3 2 46351
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-77

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A22
CDP

SUBMITTAL

PERSPECTIVE - CORNER OF BAY & DOLLIVER
2 METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE

LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL

CONDOMINIUMS W/ PRIVATE BALCONIES

SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING

GLAZING & COVERED PATIOS

ROUND COLUMNS & ACCENT WALLS TO CREATE

VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”

MATERIALS & TEXTURES

PLAN TREE ACCENTS W/

COASTAL PLANTS
1 3 4 5 6
5 32 614
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-78

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A23
CDP

SUBMITTAL

PERSPECTIVE - CORNER OF BAY & DOLLIVER
2 METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE

LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL

CONDOMINIUMS W/ PRIVATE BALCONIES

SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING

GLAZING & COVERED PATIOS

ROUND COLUMNS & ACCENT WALLS TO CREATE

VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”

MATERIALS & TEXTURES

PLAN TREE ACCENTS W/

COASTAL PLANTS
1 3 4 5 6
6 2 5433
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-79

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A24
CDP

SUBMITTAL

FEATURE PLAZA - CORNER OF PRICE & DOLLIVER

CURVED WOODEN SLAT BENCHES BUILT INTO

RADIAL SITE WALLS

CLAM SCULPTURE

FOUNTAIN FEATURE AT CENTER OF PLAZA

METAL CANOPIES W/ RAISED

METAL LETTER SIGNAGE
“BUBBLE” SHAPED MODERN

CONCRETE PLANTERS
1 2 3 4 5 6 7

DECORATIVE PAVER PATTERNS W/

COMPLEMENTARY MATERIALS

CURVED CONCRETE SEATWALLS AT

EDGES OF RADIAL PLAZA

SUCCULANTS/NATIVE COASTAL

LANDSCAPING SOLUTIONS
5 5 36
634 5721
7 4
2 2
2 Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-80

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A26
CDP

SUBMITTAL
3A EXISTING VIEW FROM CORNER OF PRICE & DOLLIVER 3B PROPOSED VIEW FROM CORNER OF PRICE & DOLLIVER 4A EXISTING VIEW FROM CORNER OF PRICE & HARLOE 4B PROPOSED VIEW FROM CORNER OF PRICE & HARLOE

VIEW ANALYSIS STUDIES - PRICE STREET
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-81

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A28
CDP

SUBMITTAL

PERSPECTIVE RENDER - STREETSCAPE VIEWS
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-82

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A29
CDP

SUBMITTAL

PERSPECTIVE RENDER - CORNER OF PRICE & DOLLIVER
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-83

VESTING TENTATIVE MAP
'THE GATEWAY' MIXED-USE DEVELOPMENT

EXISTING PARCEL LAYOUT

VESTING TENTATIVE SUBDIVISION MAP
FOR
TRACT 3240

PRICE STREET ROAD SECTION

DOLLIVER STREET ROAD SECTION

BAY STREET ROAD SECTION

HARLOE AVENUE ROAD SECTION
Attachment 5

EXCERPTED PLAN SHEETS ONLY
Council Agenda 9-2-2025 11.A-84

1 August 19, 2025
TTransmittedd viaa E-mail:: [[email protected]]]
City of Pismo Beach
Community Development
c/o Scot Graham | Community Development Director
760 Mattie Road
Pismo Beach, CA. 93449
RE: Gateway Pismo | 1421 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 24
th, 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) Exteriorr Buildingg Colorss && Materialss Enhancementss 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:
x Update the “cool” color tones and replace with a “warm” color tones as recommended by the Planning Commission.

Attachment 6
Council Agenda 9-2-2025 11.A-85

22 x Remove exterior metal panels and replace with Hardie siding panels as recommended by the Planning Commission.
x Introduce new high-quality horizontal and vertical siding materials simulating the look of wood cladding as recommended by the Planning Commission.
x 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.
22) Commerciall Streett Parkingg && Right-of-Wayy Improvementss 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 $27,0000 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:
x Compliance with the total residential & commercial parking demand. In-lieu street parking fee requirement removed. The applicant will offer to donate $27,000 to the city for community benefit and downtown vitality use.
x 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.
x 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.
x Provide additional parallel parking on Dolliver Street fronting the project site x The undergrounding of existing electrical utilities and overhead power lines surrounding the project site.
x 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.

Attachment 6
Council Agenda 9-2-2025 11.A-86

33 33) Max.. Lott Coveragee Waiverr 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:
x Compliance with the total maximum lot coverage in the RR-RR zone. Project waiver request removed.
x Reduction in building footprint through reconfiguration of interior spaces x 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.. Landscapee Coveragee Waiverr Removedd
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:
x Compliance with the total minimum landscape coverage in the CC-11 andd R-RR Zones. Project waiver request removed.
x Reduction in building footprint through reconfiguration of interior spaces x 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. 5) Alternative Massing Study (Non-Canopy) Solution – Corner of Price St. & Dolliver St.

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 Attachment 6
Council Agenda 9-2-2025 11.A-87

44 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.

CCANOPYY SOLUTIONN

NON-CANOPYY SOLUTIONN
Attachment 6
Council Agenda 9-2-2025 11.A-88

55 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 | NCARB
President/Principal Architect
CA License No. C38583
cc:[email protected], [email protected], [email protected], [email protected] Attachment 6
Council Agenda 9-2-2025 11.A-89

.?
*
.
?*
=<
=<
=<
=<
.
?*
9 9
9 9
=<
=<
=<=<=<
9 9
=<=<
=<

(/(
9 67$
,
5 6
(/(
9 3/72522)

3/72522)

3/

7 2

5 2
2 )

3/72522)

3/72522)

3/72522)

(1
&
5 2
$
&
+
0 (
1 7

5 2
2 )
(1
&
5 2
$
&
+
0 (
1 7

5 2
2 )
(1&52$&+0(17

522)&$123<
(1&
5 2
$
&
+
0 (
1 7

5 2
2 )

&
$
1 2
3 <
(1&
5 2
$
&
+
0 (
1 7

'
(
&
.

(1&
5 2
$
&
+
0 (
1 7

'
(
&
.
(1&
5 2
$
&
+
0 (
1 7

'
(
&
.
(1&
5 2
$
&
+
0 (
1 7

5 2
2 )

&
$
1 2
3 <
(1
&
5 2
$
&
+
0 (
1 7

5 2
2 )

(1
&
5 2
$
&
+
0 (
1 7

5 2
2 )

(1&52$&+0(17

522)
3/72522)

3/

7 2

5 2
2 )

35,&(675((7
%$<675((7
'2
/
/
,
9 (
5
6 7
5 (
(
7 (1
&
5 2
$
&
+
0 (
1 7

5 2
2 )

(1
&
5 2
$
&
+
0 (
1 7

5 2
2 )

+$5/2(
352326('52:522)(1&52$&+0(17
5()(5726,7((;+,%,7)25352326('522)
(;7(16,216$1'/2&$7,216
%8,/',1*522)287/,1(
522)'(&.(1&52$&+0(17.(<
352326('52:'(&.(1&52$&+0(175()(5726,7(
(;+,%,7)25352326(''(&.(;7(16,216$1'
/2&$7,216

:HVW0DOO6XLWH%_$WDVFDGHUR&$
_R

_H
DGPLQ#HKGHVLJQVWXGLRFRP
(;*$7(:$<B3,602%($&+0,;('86(522)6(7%$&.(;+,%,7
3,602%($&+&$

6&$/(

522)6(7%$&.3/$1
Attachment 7
Council Agenda 9-2-2025 11.A-90

Pismo Beach City CouncilSeptember 2, 2025

Pismo Beach City Council
September 2, 2025