PISMO BEACH CITY COUNCIL STAF REPOR
Agenda Item #9.L
Meetin Date: u ust 4, 2026
TITLE:
Amendment #1 to the Agreement with Lisa Wise Consulting, Inc. for Zoning Code/Coastal Implementation Plan Update Services
RECOMMENDATION:
Adopt a Resolution authorizing the City Manager to execute Amendment #1 to the agreement with Lisa Wise Consulting, Inc. for professional services relating to the General Plan/Local Coastal Plan and Zoning Code in the amount of $11,519 in Fiscal Year 2027.
DISCUSSION:
Lisa Wise Consulting (LWC) is currently providing General Plan/Local Coastal Program (GP/LCP) and Zoning Code/Coastal Implementation Plan update services to the City. The original contract with LWC, approved on November 18, 2025, was in the amount of $98,465.
Amendment 1 to the LWC contract adds additional work scope to continue GP/LCP and Zoning Code update and includes the following additional work:
Hazards Overlay Revisions. Reestablishes section 17.48.040 (Hazards and Protection Overlay) from the 83’ zoning code and includes edits to implement recently adopted General Plan Land Use Policy LU 8.3b.
Administrative CDP Hearing. Draft a new administrative hearing process for projects in the Coastal Appeals area.
Accessory Dwelling Unit (ADU) Revisions. Address comments on the draft ADU ordinance from the State Department of Housing and Community Development (HCD).
Miscellaneous Coastal Commission Revisions. Revise the draft zoning code in response to various Coastal Commission comments.
Conclusion and Recommendation
Work on the update of Zoning Code/Coastal Implementation Plan continues and additional consultant services are needed to address various comments from HCD, and Coastal Commission. Staff recommends that the Council adopt a resolution (Attachment 1) authorizing the City Manager to execute Amendment #1 (Attachment 2) to the Agreement with Lisa Wise Consulting Inc., which will allocate additional funding in the amount of $11,519 for these services.
FISCAL IMPACT:
The fiscal impact of adopting the resolution approving Amendment #1 with Lisa Wise Consulting Inc. is an additional $11,519 in the FY 2027 General Fund Community Council Agenda 8-4-2026 9.L-1
Development Department Local GP/LCP/Zoning Code update project professional services account budget, for a total contract amount of $109,984. The GP/LCP/Zoning Code update project is funded through a 2023 Coastal Commission Grant in the amount of $500,000. The additional consultant cost can be accommodated within the existing grant budget.
ATTACHMENTS:
1. Resolution
2. Amendment #1
Submitted by:
Scot Graham, Community Development Director
City Manager Approval:
Council Agenda 8-4-2026 9.L-2
RESOLUTION NO. R-2026-XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PISMO BEACH, CALIFORNIA AUTHORIZING THE CITY MANAGER TO EXECUTE AMENDMENT #1 TO THE AGREEMENT WITH LISA WISE CONSULTING, INC. FOR PROFESSIONAL
SERVICES RELATING TO THE GENERAL PLAN/LOCAL COASTAL PLAN AND ZONING CODE IN THE AMOUNT OF $11,519 IN FISCAL YEAR 2027 WHEREAS, the City entered into an agreement with Lisa Wise Consulting, Inc. on November 18, 2025 in the amount of $98,465 for General Plan/Local Coastal Program (GP/LCP)/Zoning Code/Coastal Implementation Plan update services; and WHEREAS, the City was awarded $500,000 in grant funding from the California Coastal Commission for update of the GP/LCP Zoning Code/Coastal Implementation Plan and the current grant budget can accommodate the additional consultant services; and WHEREAS, the Fiscal Year (FY) 2027 General Fund Community Development Department GP/LCP/Zoning Code update project professional services account budget has sufficient funds to support these services, which is supported by a 2023 Coastal Commission Grant; and
WHEREAS, amendment of the current contract with Lisa Wise Consulting to provide additional GP/LCP/Zoning Code/Coastal Implementation Plan update services is necessary to allow the project to proceed.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pismo Beach hereby authorizes the City Manager to execute Amendment #1, in substantially the form attached to staff’s report dated August 4, 2026, to the agreement with Lisa Wise Consulting Inc. for additional consultant services associated with the GP/LCP/ Zoning Code/Coastal Implementation Plan update in an amount of $11,519 in FY 2027, for a resulting contract total of $109,984.
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 4th day of August 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
Council Agenda 8-4-2026 9.L-3
Attachment 1
Approved: Attest:
________________________ ________________________
Ed Waage, Mayor Erica Inderlied, City Clerk
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Pismo Beach, California, on _______________________. ________________________
Erica Inderlied, City Clerk
Council Agenda 8-4-2026 9.L-4
Attachment 1
AMENDMENT # 1
to the
NOVEMBER 18, 2025 AGREEMENT BETWEEN THE CITY OF PISMO BEACH AND LISA WISE CONSULTING, INC.
Pursuant to the November 18, 2025 Agreement for Professional Services between the City of Pismo Beach, hereinafter referred to as “City,” and Lisa Wise Consulting, Inc., hereinafter referred to as “Vendor,” City and Vendor hereby agree as follows:
1.Additional services shall be performed as set forth in the proposal dated July 13, 2026, which is attached hereto and by this reference made a part hereof.
2.Compensation for and timing of the additional services shall be as set forth in the referenced proposal. Compensation for the additional services shall not exceed the amount of eleven thousand five hundred and nineteen dollars ($11,519.00), without prior written approval of the City.
3.The revised fee under the November 18, 2025 contract, plus this addendum, is one hundred and nine thousand nine hundred and eighty-four dollars ($109,984.00).
4.All other provisions of the subject agreement between City and Vendor shall remain in full force and effect.
CITY:
City of Pismo Beach, a Municipal Corporation
Signed:
Name: Scot Graham
Title: Community Development Director
Dated: ________________________________
Signed:
Name: Jorge E. Garcia
Title: City Manager
Dated: ________________________________
ATTEST:
Signed:
Name: Erica Inderlied
Title: City Clerk
APPROVED AS TO FORM:
Signed:
Name: Dean J. Pucci
Title: City Attorney
VENDOR:
Lisa Wise Consulting, Inc.
Signed:
Name: ________________________________
Title: _________________________________
Dated: ________________________________
Address for giving notice:
(if changed from prior agreement)
______________________________________
______________________________________
Email address for official communications:
(if changed from prior agreement)
______________________________________
Vendor Representative:
(if changed from prior agreement)
Name/Title: ____________________________
Attachment: Scope/Cost Proposal
Council Agenda 8-4-2026 9.L-5
Attachment 2
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | (805) 595 1345 | LISAWISECONSULTING.COM | 1 July 13, 2026
Scot Graham
Community Development Director
City of Pismo Beach
760 Mattie Road
Pismo Beach, CA 93449
[email protected]
RE: Zoning Code/Implementation Plan (ZC/IP) Update, Amendment 1 for ZC/IP Additional Coastal Commission Revisions
Dear Mr. Graham:
This proposed scope and budget are to address the addition of Task 4 (ZC/IP Additional CCC Revisions) based on LWC’s call with City staff on July 8, 2026. The ZC/IP Update contract was executed on November 18, 2025.
The scope of work is based on LWC’s understanding of the City’s needs, experience with zoning code and implementation plan updates, and state housing law. We are willing to modify the scope of work and budget to accommodate the City’s needs.
Background
LWC delivered a Revised Administrative Draft of the ZC/IP on February 12, 2026. City staff completed their review of this version on February 27 and, after a call with LWC on March 5, LWC made additional interim revisions. On March 13, the City informed LWC that they had submitted the entire Revised Administrative Draft to the California Coastal Commission (CCC).
Separately, City staff sent the Draft’s accessory dwelling unit (ADU) regulatory section to the California Department of Housing and Community Development (HCD) for a targeted, interim review. On April 27, City staff informed LWC that they have received HCD’s preliminary comments.
On June 10, City staff informed LWC that they had substantially completed their collaborative review of the Revised Administrative Draft with the CCC and provided LWC a new version of the ZC/IP containing CCC comments (and City staff responses) from March through June.
LWC held calls with the City on June 16 and July 8 to discuss the project team’s approach to comprehensively addressing the issues raised by HCD and CCC, as well as additional City feedback.
Scope of Work
As part of Task 4 (ZC/IP Additional CCC Revisions), LWC will address CCC comments made on the Revised Administrative Draft. Edits are anticipated to address the following:
Council Agenda 8-4-2026 9.L-6
Attachment 2
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | (805) 595 1345 | LISAWISECONSULTING.COM | 2 • Hazards (H) Overlay Revisions. Restoration of Section 17.48.040 (Hazards and Protection Overlay (H)) to its state in the 1983 Zoning Code, retaining only limited edits necessary to implement recently- adopted Land Use Element Policy LU 8.3b. This will include targeted edits to Chapter 17.56 (Hillside Development) to return coastal hillside-related standards relocated there to Section 17.48.040. LWC anticipates noting “Reserved” where appropriate to preserve the desired structure of the draft code. • Administrative CDP Hearing. Coordination with the City and potentially establishing an Administrative Hearing process for Coastal Development Permits (CDPs) within the Coastal Appeals area. An Administrative Hearing for CDPs that are appealable to CCC would include public hearing/noticing requirements and other necessary procedures.
• ADU Revisions. ADUs, including edits necessary to address interim HCD comments, interpretations from HCD’s March 2026 ADU Guidebook (released after the Revised Administrative Draft was completed), and CCC’s July 2026 Guidance on Processing LCP Amendments for ADUs in the Coastal Zone.
• Miscellaneous Revisions. Other miscellaneous topics covered by CCC comments, including use/development standards tables in multiple zones, definitions, and the inclusion of various sections/chapters in the IP.
LWC anticipates two additional Team Calls with City staff to discuss and resolve the edits described above.
Additional project management time to reflect the extended schedule (e.g., maintaining an updated project schedule, communication with the City, etc.) is also included.
These revisions will be included in the Public Review Draft ZC/IP, which LWC anticipates delivering to the City in August 2026.
Budget
Additional Services Budget
Task 4 – ZC/IP Additional CCC Revisions $11,519
Existing Contract Total $98,465
Total Contract with Additional Services $109,984
Sincerely,
Lisa Wise, AICP
President
[email protected]
805.595.1345
Council Agenda 8-4-2026 9.L-7
Attachment 2
City of Pismo - General Plan/Local Coastal Program Update and SLR Vulnerability Assessment and Adaptation Plan - Scope of Work 1.0 Prepared by Lisa Wise Consulting, Inc.
November 17, 2025; REVISED DRAFT July 13, 2026
Hours Fee Hours Fee Hours Fee Hours Fee Hours Fee
TASK 1 ZC/IP Revisions
1.1 Analysis for ZC/IP Revisions 1
299$
8 2,080$
16 2,880$
24 3,960$
49 9,219$
1.2 Admin Draft ZC/IP Revisions 2
598$
16 4,160$
32 5,760$
50 8,250$
100
18,768$
1.3 Updated Public Review Draft ZC/IP 1
299$
6 1,560$
18 3,240$
24 3,960$
49 9,059$
1.4 Study Session (1)1
299$
10 2,600$
16 2,880$
10 1,650$
37 7,429$
1.5 Public Hearing Draft ZC/IP 1
299$
6 1,560$
8 1,440$
12 1,980$
27 5,279$
1.6 Public Hearings (2)2
598$
28 7,280$
40 7,200$
32 5,280$
102
20,358$
1.7 Final ZC/IP - -$
2 520$
4 720$
6 990$
12 2,230$
SUBTOTAL - TASK 1 8
2,392$
76 19,760$
134
24,120$
158 26,070$
376
72,342$
TASK 2 Project Calls
2.1 Team Calls (10)2
598$
12 3,120$
18 3,240$
2 330$
34 7,288$
2.2 Coastal Commission Calls (4)2
598$
6 1,560$
8 1,440$
2 330$
18 3,928$
SUBTOTAL - TASK 2 4
1,196$
18 4,680$
26 4,680$
4 660$
52 11,216$
TASK 3 Project Management/Coordination
3.1 Project Management/Coordination 4
1,196$
10 2,600$
12 2,160$
-
-$
26 5,956$
SUBTOTAL - TASK 3 4
1,196$
10 2,600$
12 2,160$
-
-$
26 5,956$
TASK 4 ZC/IP Additional CCC Revisions
4.1 Hazards (H) Overlay Revisions - -$
2 520$
12 2,160$
2 330$
16 3,010$
4.2 Administrative CDP Hearing - -$
2 520$
4 720$
2 330$
8 1,570$
4.3 Accessory Dwelling Units (ADU) Revisions - -$
2 520$
6 1,080$
2 330$
10 1,930$
4.4 Miscellaneous Revisions - -$
2 520$
4 720$
4 660$
10 1,900$
4.5 Team Calls (2)- -$
2 520$
4 720$
2 330$
8 1,570$
4.6 Additional Project Management/Coordination 1
299$
2 520$
4 720$
-
-$
7 1,539$
SUBTOTAL - TASK 4 1
299$
12 3,120$
34 6,120$
12 1,980$
59 11,519$
Project Total 17 5,083$ 116 30,160$ 206 37,080$ 174 28,710$ 513 101,033$ Contingency 8,951$
Project Total with Contingency 109,984$
City of Pismo - GP/LCP Update and SLR Vulnerability Assessment and Adaptation Plan - Scope of Work 1.0 Associate Total$299 $260 $180 $165
Principal Director
LWC
Lead Associate
Council Agenda 8-4-2026 9.L-8
Attachment 2