PISMO BEACH CITY COUNCIL STAF REPOR
Agenda Item #9.C
Meetin Date: March 17, 2026
TITLE:
2025 General Plan Annual Progress Report
RECOMMENDATION:
1. Review and accept the 2025 General Plan Annual Progress Report;
2. Direct staff to forward the report to the Governor’s Office of Land Use and Climate Innovation (LCI) and the California Department of Housing and Community Development (HCD).
DISCUSSION:
California Government Code Section 65400 requires all cities to file an annual report (the “Annual Report” or “Report”) addressing the status of the General Plan and progress made toward implementing its goals and policies. The Report must be submitted to the Governor’s Office of Land Use and Climate Innovation (LCI), formerly known as Office of Planning and Research (OPR) and the California Department of Housing and Community Development (HCD). The Annual Report is an informational document that provides a means to monitor the success of implementing the General Plan and determine if changes are needed in the plan or its implementation programs. Prior to submittal to the state, the Annual Report must be presented to the City Council for review and acceptance.
The City’s General Plan was adopted in November 1992, updated in 2014, and last amended in 2022. The City is currently in the process of a comprehensive update to the General Plan/ Local Coastal Program which has been reviewed by Planning Commission at public hearings previously in December 2025 and January 2026, as well as an Adoption Hearing scheduled for the Planning Commission’s March 24, 2026 meeting. The 2026 GP/LCP will update the existing Land Use, Circulation, Conservation & Open Space, and Noise Elements along with corresponding Zoning Code Update. The Safety Element, the Parks, Recreation, and Access Element, and the Housing Element are not part of the GP/LCP Update and will updated as separate Update efforts which will commence later this year and next year.
As required by the State, the General Plan Annual Progress Report presents all updates and amendments made to the City’s General Plan in 2025 which includes a summary of the proposed Elements to be updated as well as summary status of the Elements not being updated. It also summarizes the numerous projects and permits reviewed and processed by the Community Development Department in 2025. The Annual Report begins with a description of the need for the General Plan and legal requirements of the Annual Report followed by relevant background and demographic information about the City. The Annual Report continues by presenting the City’s projects and accomplishments during 2024, followed by describing the status of each of the City’s General Plan Elements, as well as future plans made during the year. It should be noted that the Annual Report does not document all activities undertaken by the City throughout 2024. The City Council Agenda 3-17-2026 9.C-1
is also required to complete a comprehensive spreadsheet accounting for housing projects and development through 2024 to document progress towards meeting the regional housing need. This spreadsheet is submitted with the Annual Report to HCD. A summary of this spreadsheet is included with the Annual Report as Attachment 2.
Conclusion and Recommendation
Staff recommends the City Council review and accept the 2025 General Plan Annual Progress Report (Attachment 1) and direct staff to forward the report to LCI and HCD.
FISCAL IMPACT:
Financial impacts consist of staff time and resources to prepare the Annual Report. There is no impact to the adopted budget.
ATTACHMENTS:
1. 2025 General Plan Annual Progress Report
2. 2025 HCD Housing Element Annual Progress Report
Prepared by:
Cindy Jacinth, Planning Manager
Submitted by: Scot Graham, Community Development Director City Manager Approval:
Council Agenda 3-17-2026 9.C-2
City of Pismo Beach
Community Development Department
[COMPANY NAME] | [Company address]
Attachment 1
Council Agenda 3-17-2026 9.C-3
City Council
Ed Waage, Mayor
Mary Ann Reiss, Mayor Pro Tempore
Marcia Guthrie
Stacy Inman
Scott Newton
Planning Commission
Clare Malone Prichard, Chairperson
Jimmy Summer, Vice Chairperson
David Jewel
Ian Journey
Austin O’Dell
Community Development Department
Jorge E. Garcia, City Manager
Scot Graham, Community Development Director
Cindy Jacinth, Planning Manager
Michael Gruver, AICP, Associate Planner
Aileen Nygaard, Associate Planner
Olivia Sample, Planning Intern
Brian Schwartz, AICP, Contract Planner
Contact Information
City of Pismo Beach
Community Development Department
760 Mattie Road
Pismo Beach, CA 93449
Phone: (805) 773-4658
Website
www.pismobeach.org/planning
Attachment 1
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Table of Contents
Introduction ........................................................................................................................... 4 Demographics ........................................................................................................................ 4 Plans, Projects, and Accomplishments ................................................................................... 5 General Plan, Local Coastal Program & Zoning Code Amendments ....................................... 8 Status of the City’s General Plan Elements ............................................................................ 8 Attachment 1
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Introduction
California Government Code Section 65400(a)(2) requires the City to file an annual report addressing the status of the General Plan and progress made toward implementing its goals and policies. The progress report must be submitted to the Governor’s Office of Planning and Research (OPR) and the Housing and Community Development Department (HCD).
The Annual Progress Report provides a means to monitor the success of implementing the General Plan and determine if changes are needed in the plan or its implementation programs.
In compliance with Section 65400 of the California Government Code, this report has been prepared to summarize the status of the General Plan of the City of Pismo Beach and the steps taken during this period to implement General Plan goals and policies. In addition, staff has also provided other information related to development permits, building permits, population growth, and grant funding activities. This Annual Progress Report covers activities during the 2024 calendar year.
Purpose of the General Plan
The General Plan states the community's goals, objectives, policies, and implementation measures (i.e., ways to achieve the goals and objectives). The General Plan is a public document and is available for all to read and use as needed. Copies are available for review in the City Clerk's Office and on the City website. Each member of the City Council and the Planning Commission has a copy of the General Plan, as well as each City department. As an informational document, the General Plan describes existing conditions, makes projections, and establishes a vision for the community's future. The General Plan provides the public with information about the City and the direction that it seeks to move. As a policy document, the General Plan establishes guidelines for decisionmakers. Using these guidelines, the City Council and Planning Commission take incremental steps toward achieving the larger goals of the City. The City applies implementation programs contained in the General Plan through day-to-day operations of the City. As most of the City is within the coastal zone, the City has a combined General Plan / Coastal Land Use Plan (LUP). The LUP portion of the General Plan provides the overall goals and policies that protect the City’s coastal resources.
Demographics
Between 2000 and 2020, San Luis Obispo County grew by more than 35,700 people (14.5%) from 246,681 in 2000 to 282,424 in 2020. There was a small population loss during the Covid- 19 pandemic and as of 2025, the County had an estimated 279,337 residents. However, as shown in Table 1, the population in Pismo Beach experienced the opposite effect, decreasing
4.3 percent from 8,551 to 8,181 residents in the same period. From 2016 to 2024, the population of Pismo Beach was estimated to decrease by 2.85 percent to 7,984 residents.
Attachment 1
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Table 1: Trends in Population Growth
8,551 8,181 -4.3%7,984 -2.85%
Source: US Census Bureau Quickfacts 2024
The San Luis Obispo Council of Governments (SLOCOG) published the 2060 Regional Growth Forecast for San Luis Obispo County in August 2025 (prepared by Population Reference Bureau).
Population, households, and jobs were projected through 2060. Table 2 reports the growth scenario in Pismo Beach to be a 1 percent increase in population from 8,054 residents in 2020 to 8,173 residents in 2060.
Table 2: Population Growth Projections
2010 2020 2030 2040 2050 2060 2020-Growth
7,655 8,054 7,883 7,943 8,080 8,173 1% 119
Source: SLOCOG 2025
Plans, Projects, and Accomplishments
The City reviewed and processed numerous projects and permits in 2025. The following summaries and tables provide a general overview of the projects, programs and permits that were reviewed. In addition, the Planning Division maintains public records in Access Pismo for those pending permits that were approved either administratively or by Planning Commission at https://www.pismobeach.org/70/Planning .
Building Permits
In 2025, the Building Division issued 6 permits for new single-family residences, 101 permits for single family additions, 3 permits for accessory dwelling units, 0 permits for new commercial development, 31 commercial alteration permits, 1 mixed use buildings, 46 permits for photovoltaic systems, and 0 permits for multi-family development. Total permits issued in 2025 were 382 for a combined revenue of approximately $1.13 million.
Development Applications
The Planning Division processed 72 development applications in 2025. These applications have been consolidated into nine main application type categories in Table 3.
Attachment 1
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Table 3: Development Applications Processed
Home Occupation Permits 32
Vacation Rental Permits 114
Sign Permits 11
Temporary Use Permits 9
Conditional Use Permits 3
Administrative Development Permit 4
Administrative Coastal Development Permit 24
Coastal Development Permit 16
Discretionary Development Permit 0
Table 4 identifies several of the on-going, major projects in various stages of the development process throughout the City.
Table 4: Current On-Going Projects
Peyton Court
Subdivision
(formerly South
Beach Road townhomes
9 single family
family homes constructed.
2 under construction and 1 with
Custom Lots Beach Road custom home
lots
public improvements complete.
1 single-family home with
approved CDP at 200 Ebb Tide
Lane with a second single-family
Residential Beachcomber Townhomes, 8
Single-family,
2 Accessory
submittal. Project also now
includes 4 new applications for
Junior Accessory Dwelling Units
Residential 9 single-family
lots with 1 pre-
Under Construction,
6 completed with 1 pre-existing
Residential Avenue condominium Permit submittal.
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Project Project Address Zoning Use Type Status
Residential
Units extension to planning permits.
Beach Road building with
2,086 sf of
commercial
space and 8 air
space
condominium
units.
In Planning Review. Project
description revised to be a
Density Bonus project. 2 units
will be deed restricted (1
affordable for sale to very low
income household and 1
affordable to moderate income
Street commercial, 39
residential units
Density Bonus project. In
process of submitting for
Street Safety Facility
with Police and
Community Development Block Grants
In 2025, the City was awarded $26,177.00 in CDBG funding for low-income housing and community service needs through its participation in the Urban County Consortium which receives annual Community Development Block Grant entitlement funding from the US Department of Housing and Urban Development. The following programs were funded:
•CAPSLO - Minor Home Repair Program - This program focuses on performing home repairs to low and very low households, mainly located in mobile homes. This program was funded $21,664.00 in 2025.
•5 Cities Homeless Coalition - Subsistence Payments for Eviction Prevention and Security Deposits Program will assist those who are homeless, without financial resources and those at risk of homelessness to develop a housing stability plan and provide short-term emergency eviction prevention grants or move-in deposits. This program was funded $4,513.00 in 2025.
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General Plan, Local Coastal Program & Zoning Code Amendments In 2025, there were no updates to the General Plan / Local Coastal Program. The General Plan / Local Coastal Program is in the process of a comprehensive update. As part of the update, the Planning Commission held a public hearing in December 2025 to consider the Draft General Plan/LCP Update with adoption hearings scheduled to occur in 2026. This includes updates to the City’s Land Use Element, Circulation, Conservation & Open Space, and Noise Elements. The GP/LCP Update website includes the most up to date information at www.pismobeach.org/gplcp .
Following below is more information on the status of the comprehensive Update project.
Status of the City’s General Plan Elements
The City currently has ten adopted General Plan elements which include the seven mandatory Elements and four optional Elements consisting of the Parks, Recreation, and Access Element, Design Element, Facilities Element, and Growth Management Element as shown below. The mandatory Conservation Element and Open Space Element have been combined into one.
Table 5: Status of General Plan Elements
Circulation Required 2019
Conservation / Open Space Required 1993
Design Optional 2011
Facilities Optional 1993
Growth Management Optional 1993
Housing Required 2020
Land Use Required 2022
Noise Required 1993
Parks, Recreation, and
Access
Optional 2005
Safety Required 1993
The OPR notifies the City annually on all General Plan Elements that have not been comprehensively updated in the last eight years. Although the General Plan Elements are not necessarily legally inadequate, the California Supreme Court has stated that local governments have an implied duty to keep their General Plans current. The City Council has indicated it is a priority to update the older Elements and budget funds to comprehensively update the General Plan /Local Coastal Program. As part of the City’s General Plan/LCP Update project, several of the optional Elements will be incorporated into other Elements for the sake of efficiency. For example, the Design Element will be incorporated into the Land Use Element. Policies within the Facilities Element will be incorporated into the Conservation and Open Space Element. The General Plan/LCP Update was reviewed by Planning Commission in July and August 2023 which Attachment 1
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recommended adoption of the Draft to City Council. The Adoption Draft did not move forward to City Council due to community and stakeholder concerns expressed regarding Safety Element proposed hazard and bluff armoring policies. As a result, the City coordinated with Coastal Commission staff on obtaining agreement to remove the planned Safety Element Update from the rest of the GP/LCP Update document to provide more analysis and public outreach. The City was successfully able to separate out the Safety Element and secure grant funding in 2025 from the Coastal Commission and the Ocean Protection Council which will fund an update of the Safety Element and the Parks, Recreation, and Access Elements as a separate General Plan/LCP Update effort. The remaining four Elements in the Update which are the Land Use Element, Circulation, Noise, and Conservation & Open Space Element were updated in 2025 to reflect legislative updates, and other policy refinement to ensure Coastal Act compliance, as well as revising the document format to more clearly state what portions are part of the Local Coastal Plan and what portions are not. The Program Environmental Impact Report for the General Plan Update was recirculated to the State Clearinghouse in December 2025 for a sixty day review period. The four Elements to be updated are anticipated to be scheduled as an adoption hearing at the March 26, 2026 Planning Commission hearing. The corresponding updates to the Zoning Code/Coastal Implementation Plan will follow immediately after adoption of the General Plan/LCP.
Land Use Element
The Land Use Element has had several revisions since adoption in 1993, with the most recent amendment in 2022. An updated draft of the Land Use Element has been prepared and is anticipated to be scheduled for Adoption Public Hearing at the March 24, 2026 Planning Commission meeting. The Land Use Element serves as the community’s overarching blueprint for how and where future growth should occur, establishing the fundamental development pattern that guides all other Elements of the General Plan. It defines the community’s long-term vision for buildout by designating land use categories, establishing development intensities, and setting policies that shape neighborhoods, protect resources, and support economic vitality. A summary of key revisions made in the GP/LCP Update that were reviewed by Planning Commission in 2025 and are pending final adoption in 2026 include:
•Clarifies residential mixed-use density in units per acre instead of Floor Area Ratio (FAR) – (pp.19) •Height limits have been removed and will be placed in the zoning code (Table LU-3, Action LU-1.6a, Action LU-9.1a)
•Planning Area Exhibits note individual neighborhoods and boundaries •Policies added to the Pismo Heights/Industrial Planning Area for guidance on redevelopment of PG&E property and development of Pismo Creek linear park (LU-17.4 and LU-17.5) •Emphasizing the priority of protecting sensitive habitats, natural landforms, coastal resources and blue water views from Highway 101 (Action LU-2.1)
•Structures existing since 1993 or before are exempted from certain side and rear yard view corridors (Action 2.1d)
•The ability for the City to establish affordability criteria for new overnight accommodations (Action LU-4.2b)
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•New environmental justice policies added related to accessible services (Action LU-5.4b) and enhanced inclusivity in the permitting process (Action LU-5.4c). •Revenue from fee-based parking programs shall be used to fund public parking, access recreation, and safety. (Action LU-8.2c)
•Policy and actions that collectively aim to increase the City’s long-term resilience to sea-level rise by requiring the use of the best available science, careful siting and design of new development, ongoing monitoring of changing coastal conditions, and preparing comprehensive adaptation plans. (Policy LU-8.3, Actions LU-8.3a-e)
Circulation Element
The Circulation Element establishes goals and programs to carry out the circulation needs of the community. A comprehensive update to the Circulation Element was adopted by the City Council in 2019 with Coastal Commission modifications that removed a section describing an extension to Mattie Road. This Element is being updated as part of the comprehensive update to the General Plan/Local Coastal Program. The update includes a multi-modal transportation system plan to identify what is needed to accommodate existing and future transportation development in Pismo Beach combined with a long-term framework for implementation. This Element required organizational and formatting revisions by staff in order to mirror the organizational structure of the other Elements. For example, the previous draft had four goals, which were detached from the ‘Guiding Policies’. The four goals have been expanded into seven goals, and the guiding policies have been reorganized into an appropriate hierarchy of goals, policies, and action items. Parking policies are within its own goal (Goal CE-3) and contain both Citywide standards and policies specific to the downtown area. Goal CE-6 provides guidance on topics such as traffic operations and monitoring, street design and character, and right of way acquisition and preservation. Goal CE-7 promotes coordination with other transportation planning agencies for improvements, funding, and regional consistency. A summary of key revisions made in the GP/LCP Update that were reviewed by Planning Commission in 2025 and are pending final adoption in 2026 include:
•Reorganization of document structure to be consistent with the other GP/LUP elements •Figures have been updated to reflect current conditions •A ‘park-once strategy’ has been introduced to promote parking in a central location and walking to various services and attractions downtown. (Action CE-3.6n) •To promote new construction and reconstruction in the downtown, encourage in-lieu fees for commercial and residential uses rather than on-site parking.
Noise Element
The Noise Element was adopted in 1993 and establishes goals and programs to address noise impacts in the City. This Element is being updated as part of the comprehensive update to the General Plan/Local Coastal Program.
Conservation & Open Space Element
The Conservation & Open Space Element was originally adopted in 1993 and establishes goals and programs to address noise impacts in the City. This Element is being updated as part of the Attachment 1
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comprehensive update to the General Plan/Local Coastal Program. An updated draft of the Conservation and Open Space Element has been prepared and is part of the comprehensive update to the General Plan/Local Coastal Program. In addition, this Element has been updated to incorporate legislative updates including Senate Bill (SB) 1425, by identifying and protecting natural resource areas, ecosystem benefits, and wildlife connectivity areas. This includes equitable access to parks and open space and supporting climate resiliency throughout the City.
The Conservation and Open Space Element guides the protection of natural, scenic, and cultural resources and conservation areas important to the environment and sustained economic prosperity of Pismo Beach. A summary of key revisions made in the GP/LCP Update that were reviewed by Planning Commission in 2025 and are pending final adoption in 2026 include:
•Consistency with SB 1425, by identifying and protecting natural resource areas, ecosystem benefits, and wildlife connectivity areas. This includes equitable access to parks and open space and supporting climate resiliency throughout the City. (Goal COS 1, Policy COS-1.1, Action COS-1.1a-c, Policy COS-4.2, Action COS-4.2a - b)
•Enhanced stormwater management actions emphasizing early planning, low-impact design, ongoing maintenance, and adherence to state water quality standards. (Action COS-2.8a, b) •Clarifies buffers for non-wetland ESHA including streams and creeks be a minimum of 50’ with some flexibility to be reduced to 25’ based on the findings of a biological assessment. (Action COS- 4,3d)
•Enhanced protection of non-wetland ESHA areas by limiting structures within buffer zones. Clarifies allowance of minimal or low-impact uses, provides flexibility for setback reductions when necessary, and requires mitigation measures to prevent impacts. (Action COS-4.3e) •Action addressing existing development within wetland buffers and criteria to maintain or remodel the structure (Action COS-4.6e)
Safety Element
The Safety Element was originally adopted in 1993 and provides policies that address fire, flooding, geologic, and seismic hazards. In 2020, the City Council approved the County-wide Multi-Jurisdictional Hazard Mitigation Plan with an update completed by the County in 2025. As a result of securing grant funding from both the Coastal Commission and the Ocean Protection Council, the City will be able to complete technical studies and new public outreach to complete an update of the Safety Element, with completion anticipated in late 2027. No other updates were made to the existing Safety Element in 2025.
Housing Element
The 2020-2028 (6th Cycle) Housing Element Update, which was adopted by the City Council in December 2020, received certification by HCD in early 2021. A summary of the annual reporting required by the State is included as Attachment A. No revisions to the Housing Element were made in 2025. The City continues to make efforts in regard to Housing Element Implementation, including Housing Element programs relating to Zoning Code Updates which are being Attachment 1
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incorporated into the General Plan/LCP/Zoning Code update project discussed above.
Parks, Recreation, and Access Element
The Parks, Recreation, and Access Element was revised in 2005 and contains goals and policies for managing, renovating, and expanding existing parks and the development of new parks and recreation facilities. This Element is expected to be updated along with the Safety Element in 2027.
Facilities and Services Element
The Facilities and Services Element contains policies to indicate future needs as the City continues to develop. These facilities and services include: City Hall, Fire, Police, Library, Schools, Solid Waste, Wastewater, and Water Services. As mentioned above, this Element will be updated and incorporated into other General Plan Elements as part of the update to the General Plan/Local Coastal Program anticipated to be complete in 2026.
Attachment 1
Council Agenda 3-17-2026 9.C-14
Jurisdiction Pismo Beach
Reporting Year 2025 (Jan. 1 - Dec. 31)
Housing Element Planning Period 6th Cycle 01/01/2021 - 12/31/2028 Building Permits Issued by Affordability Summary
Income Level Current Year
Very Low
Restricted
Low
Restricted
Moderate
Restricted 3
Above Moderate
9 Note: Units serving extremely low-income households are included in the very low-income permitted units totals Units by Structure Type Entitled Permitted Completed
Total 49 9 20
Infill Housing Developments and Infill Units Permitted # of Projects Units Housing Applications Summary
Total Housing Applications Submitted:
Use of SB 35 Streamlining Provisions - Applications
Attachment 2
Council Agenda 3-17-2026 9.C-15
Units Constructed - SB 35 Streamlining Permits
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 0 0
SB 35 (2017) 0 0
Ministerial and Discretionary Applications # of Applications Units Ministerial 3 3
Discretionary 8 46
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 1 Number of Units in Applications Submitted Requesting a Density Bonus 39 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count Programs Implemented 31
Sites Rezoned to Accommodate the RHNA 0
Attachment 2
Council Agenda 3-17-2026 9.C-16