3.A Attachment 2_Project Description 2021_1_12Project Description
Administrative Draft Program Environmental Impact Report 2-i
Table of Contents
Table of Contents ................................................................................................................................ 2-i
2 Project Description ..................................................................................................................... 2-1
2.1 Purpose of the GP/LCP Update ....................................................................................... 2-1
2.2 Project Proponent/Lead Agency ..................................................................................... 2-2
2.3 Project Location .............................................................................................................. 2-2
2.3.1 Geographic Location ....................................................................................... 2-2
2.3.2 Existing Land Form and Pattern ...................................................................... 2-3
2.3.3 Neighborhood Planning Areas ........................................................................ 2-9
2.3.4 Access and Transportation Network ............................................................ 2-13
2.4 Characteristics of the GP/LCP Update .......................................................................... 2-13
2.4.1 Objectives of the GP/LCP Update ................................................................. 2-13
2.4.2 GP/LCP Update Organization ........................................................................ 2-15
2.4.3 GP/LCP Update Goals ................................................................................... 2-16
2.4.4 General Plan Land Use Designations and Density ........................................ 2-18
2.4.5 Key Updates .................................................................................................. 2-18
2.4.6 City Growth/General Plan Buildout .............................................................. 2-18
2.5 Zoning Code and Coastal Implementation Plan Amendments ..................................... 2-22
2.6 Required Discretionary Approvals ................................................................................ 2-23
Tables
Table 2-1 Existing Development by Neighborhood Planning Area ................................................. 2-8
Table 2-2 Relationship Between GP/LCP Update Planning Areas and 1992 General Plan Planning
Areas ...................................................................................................................................... 2-9
Table 2-3 GP/LCP Update Goals .................................................................................................... 2-16
Table 2-4 Land Use Designations .................................................................................................. 2-19
Table 2-5 Land Use Density/Intensity Limits................................................................................. 2-20
Table 2-6 GP/LCP Update Projected Development at Full Buildout ............................................. 2-22
Figures
Figure 2-1 Regional Location ........................................................................................... 2-4
Figure 2-2 Pismo Beach City Limits and Coastal Zone Boundary ..................................... 2-5
Figure 2-3 Pismo Beach City Limits and Sphere of Influence ........................................... 2-6
Figure 2-4 Existing Land Use Pattern ............................................................................... 2-7
Figure 2-5 Neighborhood Planning Areas ...................................................................... 2-10
Figure 2-6 Proposed Land Use Designations ................................................................. 2-21
Project Description
Administrative Draft Program Environmental Impact Report 2-1
2 Project Description
The project analyzed in this Program EIR (PEIR) is the proposed City of Pismo Beach General
Plan/Local Coastal Plan (GP/LCP) Update, which includes updates to the Land Use, Safety,
Conservation and Open Space, Noise, Facilities, and Parks, Recreation, and Access Elements of the
City’s GP/LCP. The GP/LCP Update does not include updates to the Circulation, Design, Growth
Management, Housing Elements. This section of the PEIR describes the key characteristics of the
General Plan/LCP Update, including the project proponent/lead agency, the geographic extent of
the plan, project objectives, required approvals and types and extent of development forecasted
under the GP/LCP Update.
2.1 Purpose of the GP/LCP Update
The GP/LCP Update is an update of the City’s 1992 General Plan and LCP and presents the
community’s vision for Pismo Beach through the GP/LCP horizon (year 2040). The GP/LCP Update
was developed through an extensive public outreach and involvement process, including careful
analysis by advisory committees, City staff, elected officials, and the community. Each element of
the plan addresses different aspects of the community and identifies measurable actions to guide
residents, decision-makers, businesses, and City staff toward achieving the community vision. Goals
established in the GP/LCP Update are intended to maintain the City’s small beach town character,
manage growth effectively, provide a safe community, and enhance the City’s tourist-based
economy. The GP/LCP Update establishes overarching City policies and priorities that describe how
the community intends to use and manage its physical, social, and economic resources. The GP/LCP
Land Use Element guides the future development of Pismo Beach by establishing the allowable
distribution, location, and extent of development across the city for residential, commercial, open
space, public and semi-public facilities, and other uses.
The California Governor’s Office of Planning and Research (OPR) recognizes the relationship
between General Plans and LCPs for coastal cities and recommends that both requirements be
addressed by integrating the General Plan and the LCP. An integrated plan allows the community to
apply the vision and requirements for both documents in a comprehensive manner, facilitating a
unified and efficient approach to complying with both California general plan law and the California
Coastal Act. The majority of Pismo Beach is located in the Coastal Zone. Therefore, the City has
found it appropriate to follow OPR’s recommendation and integrate the updated General Plan and
LCP.
The LCP consists of two parts as required by the Coastal Act: a Land Use Plan (LUP), which was last
updated in 1993, and the Implementation Plan, which was last updated in 1983, with several
amendments to both documents occurring since. The LUP consists of goals, policies and actions that
address the requirements of the Coastal Act and are integrated into applicable elements of the
General Plan. The LCP must address priority issues for the California Coastal Commission including:
Public access,
Recreation and visitor serving facilities,
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Water quality protection,
Environmentally Sensitive Habitat Areas (ESHA) and other natural resources,
Agricultural resources,
New development and cultural resources,
Scenic and visual resources,
Coastal hazards,
Shoreline erosion and protective devices, and
Energy and industrial development.
The Implementation Plan provides the zoning regulations that implement the LUP goals, policies and
actions and serves as the City’s Coastal Zoning Ordinance. New development in the City’s Coastal
Zone is required to be consistent with the combined General Plan/LCP and Coastal Zoning
Ordinance. The General Plan/LCP may be amended to stay up to date with State laws and to
continue to reflect the vision of the community.
State law (Government Code Sections 65300 through 65303.4) sets forth the requirement for each
municipality to adopt and periodically update its General Plan, and sets the requirement that a
General Plan contain the following mandatory subject areas, or “elements”, including Land Use,
Circulation, Housing, Open Space, Conservation, Noise, Safety, and Environmental Justice. California
adopted Senate Bill 1000 on September 24, 2016 requiring cities to develop an Environmental
Justice element, or related environmental justice goals and policies to reduce the unique or
compounded health risks in “disadvantaged communities.” Cities are required to incorporate
environmental justice goals and policies into their general plan when they update two or more
general plan elements on or after January 1, 2018. State law also allows for optional elements that
can be organized or combined at the City’s discretion. The General Plan/LCP includes the required
subjects/elements as well as three additional elements: Facilities, Design, and Parks, Recreation, and
Access, as detailed in Section 2.4.2, General Plan/LCP Update Organization. The environmental
justice content required by SB 1000 is reflected in portions of the Land Use, Housing, and Parks,
Recreation, and Access Elements of the General Plan/LCP.
2.2 Project Proponent/Lead Agency
The City of Pismo Beach is the project proponent and the lead agency for the proposed General
Plan/LCP Update. The City’s Planning Division, located at 760 Mattie Road in the City of Pismo
Beach, prepared this PEIR with the assistance of Rincon Consultants, Inc.
2.3 Project Location
2.3.1 Geographic Location
The City of Pismo Beach is located on the Central Coast of California, midway between San Francisco
and Los Angeles. Pismo Beach is one of seven incorporated cities within San Luis Obispo County
(County). The county is frequently divided into four general sub-regions: North Coast, Northeast
County, South County, and Central San Luis Obispo. South County includes the incorporated cities of
Pismo Beach, Grover City, and Arroyo Grande and the unincorporated communities of Avila Beach,
Project Description
Administrative Draft Program Environmental Impact Report 2-3
Oceano, and Nipomo. Pismo Beach lies within the San Luis Bay Planning Area of the San Luis Obispo
County General Plan. Pismo Beach has a total area of 13.5 square miles, the majority of which is
located in the Coastal Zone. 9.9 square miles of the City is water and the remaining 3.6 square miles
is land area. The GP/LCP Update and this PEIR only focus on the land area of the City. Pismo Beach is
bordered by the beach and ocean on the southwest and hills to the northeast. The Cities of Grover
Beach and Arroyo Grande are south and east of Pismo Beach and the unincorporated community of
Avila Beach is just north of Pismo Beach.
The extended planning area for Pismo Beach includes all area within the City limits and Sphere of
Influence (SOI). The SOI includes land in Price Canyon and along Oak Park Boulevard and a small
area along Mattie Road. The Price Canyon area of the SOI includes four parcels totaling
approximately 1,100 acres. The Los Robles del Mar area of the SOI, west of Oak Park Boulevard,
includes two separate parcels. One parcel is an approximately 152-acre ownership and the second
site is a private school site of approximately 30 acres. A small area located closer to Mattie Road
was added to the SOI in 2016 for a Preserve parking lot and restroom facilities. The SOI defines the
area to which the City intends to provide municipal services and allow the development of some
urban land uses for the lifetime of the General Plan/LCP Update. Figure 2-1 depicts a regional map
of the City’s relationship to nearby cities, communities, and the State highway system. Figure 2-2
shows the Pismo Beach City limits and Coastal Zone boundary in the City. Figure 2-3 shows the
Sphere of Influence.
2.3.2 Existing Land Form and Pattern
Pismo Beach’s existing land use form is shaped by its topography, linear coastal orientation, natural
resources and circulation patterns. The City is served by four main arteries: U.S. Highway 101 (U.S.
101), Cabrillo Highway (State Route 1), Shell Beach Road and Price Street, which all run northwest–
southeast through the City. Price Canyon Road, Fourth Street, Oak Park Boulevard, and James Way
are also main connector roads. Residential and commercial uses are mostly concentrated west of
U.S. 101, while open space and industrial uses are clustered mostly east of U.S. 101. Figure 2-4
shows the City’s existing on-the-ground distribution of land use in Pismo Beach.
As shown in Figure 2-4, Pismo Beach includes an assortment of residential, commercial, office,
public and open space uses. The neighborhood planning areas listed in Table 2-1 are described in
detail in Section 2.3.3.
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Figure 2-1 Regional Location
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Figure 2-2 Pismo Beach City Limits and Coastal Zone Boundary
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Figure 2-3 Pismo Beach City Limits and Sphere of Influence
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Figure 2-4 Existing Land Use Pattern
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Table 2-1 Existing Development by Neighborhood Planning Area
Planning Area
Residential (units)
Visitor
Serving
(rooms)
Retail, Service, Office
(1,000 square feet)
Open
Space
(acres)
Single
Family
Multi-
Family
Mobile
Home Resort
Commercial Commercial Industrial
Public/
Semi-
Public
Open
Space
The Bluffs/Sunset
Palisades/South
Palisade
478 0 - - 253.5 4 0.8 97
North Spyglass/
Spyglass
108 71 - 298 500.9 - 1.1 7.3
St. Andrews/
Spindrift
228 25 - - 51 - 8.8 9.1
Shell Beach/
Dinosaur Caves
910 44 - 24 321.5 - 9.7 13.6
Motel 79 - - 572 2,028.6 - - 25.2
Downtown Core 512 279 - 596 1,672.7 - 16.4 150.1
Pismo Creek/Pismo
Marsh
417 141 515 370 2,491.2 142.9 21.7 211.9
Oak Park Heights 1,189 - - 120 1,968.9 1,172.6 207.8 113.4
Pismo Heights 656 46 - - - - 49.2 3.4
Freeway Foothills/
Mattie Road Annex
404 - - - 306.6 - 5.6 177.9
Total 4,981 418 515 1,980 9,594.9 1,315.5 321.1 808.9
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2.3.3 Neighborhood Planning Areas
Pismo Beach is organized into neighborhood planning areas. The 1992 General Plan described 18
planning areas, which are consolidated into 10 planning areas for the General Plan/LCP Update. The
10 neighborhood planning areas in the GP/LCP Update are shown in Figure 2-5. Each of the planning
areas is predominantly built-out to its maximum development potential based on the designated
land uses and associated density limits, with little developable acreage remaining. As such, infill
development and adaptive reuse are encouraged and commonly used practices within the City.
Table 2-2 shows the relationship between the planning areas in the GP/LCP Update and the 1992
General Plan planning areas.
Table 2-2 Relationship Between GP/LCP Update Planning Areas and 1992 General
Plan Planning Areas
Planning Area (GP/LCP Update) Planning Areas (1992 General Plan)
Sunset Palisades/The Bluffs/ South Palisade Sunset Palisades/Ontario Ridge (Planning Area A)
South Palisades (Planning Area B)
North Spyglass/Spyglass North Spyglass (Planning Area C)
Spyglass (Planning Area D)
St. Andrews/Spindrift St. Andrews (Planning Area E)
Spindrift (Planning Area F)
Shell Beach/Dinosaur Caves Terrace Avenue (Planning Area G)
Shell Beach (Planning Area H)
Dinosaur Caves (Planning Area I)
Motel Motel (Planning Area J)
Downtown Core Downtown (Planning Area K)
Pismo Creek/Pismo Marsh Pismo Creek (Planning Area L)
Pismo Marsh (Planning Area M)
Oak Park Heights Oak Park Heights (Planning Area N)
Industrial (Planning Area O)
Pismo Heights Pismo Heights (Planning Area P)
Freeway Foothills/Mattie Road Annex Freeway Foothills (Planning Area Q)
Note: Portions of the Oak Park Heights (Planning Area N) and Freeway Foothills (Planning Area Q) planning areas, as well as all of the
Price Canyon Area (Planning Area R) planning area identified in the 1992 General Plan were located within the Pismo Beach SOI but
outside the City limits. The Planning Areas identified in the GP/LCP Update are limited to land within the City limits.
Sunset Palisades/The Bluffs/South Palisades
Sunset Palisades/The Bluffs is an ocean-oriented, low-profile residential neighborhood with a
backdrop of the coastal foothills. The planning area is almost totally developed with low-density
residential use with a few scattered vacant residential lots. The bluffs atop the Sunset Palisades
stretch of coast are under private ownership. South Palisades, south of Sunset Palisades, includes
clustered multifamily and single-family residential development. The ocean bluffs range in height
from 40 to 50 feet at the north end to 80 feet at the south end of the planning area. San Luis Obispo
County has an easement from the toe of the bluff to the mean high tide line. A sandy beach extends
for most of the length of the oceanfront in this area.
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Figure 2-5 Neighborhood Planning Areas
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North Spyglass/Spyglass
The North Spyglass/Spyglass planning area is comprised of resort commercial uses. North Spyglass,
located north of Spyglass Drive, consists of three large parcels with three major hotels (the Dolphin
Bay Resort, Cliffs Hotel, Spyglass Inn). Key aspects of the area are a 50-foot-wide lateral access at
the top of the bluffs, the stairway, and related public parking at the northern barranca. A bluff top
trail spans the entire portion of this planning area that provides access to a stairway to the beach
adjacent to the Cliffs Hotel and the South Palisades area. At the base of 50-foot bluffs is a narrow
sandy beach accessible during normal tide. Bluff erosion is severe in this area.
South of Spyglass Drive is the Spyglass community, which is a fully developed residential area with
multiple housing types, a small commercial center and the Spyglass Public Park. The area serves as a
gateway to Pismo Beach as U.S. 101 on- and off-ramps are located in this area.
St. Andrews/Spindrift
St. Andrews Tract is comprised of predominantly low-density residential uses, with open space
along the northern border, and high-density residential uses and the Pismo Beach Fire Department
Station 63 on the northern end of Coburn Lane. South of the St. Andrews Tract area is Spindrift, a
planned residential community consisting of multifamily housing uses in the larger southern parcel
and single-family residential and open space/recreational uses to the north, west, and east.
Shell Beach/Dinosaur Caves
This Shell Beach/Dinosaur Caves planning area is comprised of Shell Beach and the neighboring
Terrace Avenue and Dinosaur Caves areas. The Terrace Avenue area is home to Shell Beach
Elementary School and a mix of low, medium, and high-density residential uses. South of the
Terrace Avenue area is Shell Beach, also known as the Village, which is predominantly medium-
density residential, with high-density residential uses between the medium-density residential and
the commercial uses bordering the west side of Shell Beach Road. Just south of Cliff Avenue is
Dinosaur Caves Park, which offers walking trails, a playground, and ocean views on an 11-acre park.
The Dinosaur Caves planning area extends south covering a resort commercial parcel, currently the
Inn at the Cove. The City adopted the Shell Beach Design Standards and Guidelines in 2017, which
provides additional guidance for future residential, commercial and mixed-use development and
redevelopment within the Shell Beach community.
Motel District
South of the Dinosaur Caves planning area is the Motel District, which is comprised of resort
commercial uses (primarily hotel and restaurant) with some medium-density residential uses along
Franklin Drive, Wilmar Avenue, and Harbor View Avenue.
Downtown Core
The Downtown Core has a variety of land uses, including resort commercial, commercial,
public/semi-public, open space, high-density residential, and low-density residential uses. This
planning area serves as Pismo Beach’s downtown, providing uses like shops, restaurants, cafes, art
studios, and the Pismo Beach Pier. The Pismo Beach Pier, plaza, and boardwalk offer ocean views, as
well as a space for fishing and walking. The Downtown Core creates a public space for residents and
visitors to eat, shop, and recreate in a small beach-town environment.
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Pismo Creek/Pismo Marsh
The Pismo Creek planning area is separated from the Downtown Core by Pismo Creek, is bisected by
the railroad tracks, and has no interior road connections to the Downtown Core planning area. This
planning area is comprised of mobile home park, commercial, open space, and industrial uses. Along
Pismo Creek, this planning area is used as commercial recreational areas in the form of recreational
vehicle (RV) parks and mobile homes. The relatively large parcel in the center of the Pismo Creek
planning area is a mobile home park. The Pismo Creek/Pismo Marsh planning area is comprised of
open space in the form of Pismo Marsh, the Monarch butterfly grove, creek open space, walking trails,
and campground uses. The commercial area is the home of the Pismo Beach Premium Outlets, which
provides a range of retail for residents and visitors. The industrial portions this planning area
primarily consist of uses such as a trailer storage and the commercial manufacturing use consists of
a shopping center.
Oak Park Heights
The Oak Park Heights area includes the entire northeast quadrant of the City northeast of U.S. 101,
northwest of North Oak Park Boulevard and southeast of the Southern Pacific Railroad. The area
consists of the three neighborhood sub-areas of Toucan Terrace, Pismo Oaks, and Pacific Estates.
The Land Use Element includes policies for the entire planning area as a whole, including these four
sub-areas. The Oak Park Heights planning area contains low- and medium-density residential uses
with open space areas surrounding the residential. Additionally, there are commercial areas at the
southern boundary of Pismo Beach and along U.S. 101. The commercial uses along the southern City
boundary are strip malls and the commercial uses along U.S. 101 are office parks and hotels.
Pismo Heights
The Pismo Heights planning area is almost completely built out and is comprised of low-density
residential uses with some medium-density residential uses in the southern portion of the planning
area and high density residential uses along U.S. 101. This planning area includes Francis Judkins
Junior High School, the Old City Hall complex, and Boosinger public park. Open space is located east
of the low-density residential areas, and public/semi-public uses are located in the southeastern
portion of the planning area. On the eastern side of this planning area is the City’s sewage
treatment plant, baseball fields, and the Pacific Gas and Electric transport and storage facility. Pismo
Creek runs through the planning area, which creates flooding constraints. Other constraints include
poor vehicular access to the baseball fields, and the closure of the historic bridge due to structural
problems.
Freeway Foothills/Mattie Road Annex
The Freeway Foothills planning area is located east of U.S. 101 and consists of low and medium
density residential neighborhoods, planned residential, a restaurant and small shopping complex,
and a small undeveloped parcel at the northern end of the area. This planning area includes the
specific plan areas of Baycliff and Spyglass Ridge, and Mattie Road Annexation area. This area is
highly visible from U.S. 101 above Shell Beach and Sunset Palisades. The Freeway Foothills provide
an important visual and open space backdrop for the northern half of the City. The planning area is
physically separated from the other City areas by U.S. 101, with only two cross-highway
underpasses connecting to Mattie Road from Shell Beach Road/Palisades Drive and Price Street.
These accesses are via freeway underpasses located at Spyglass Drive and just north of the
Shorecliff Lodge.
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2.3.4 Access and Transportation Network
U.S. 101 traverses through the center of Pismo Beach, providing access to the adjacent cities of
Arroyo Grande and Grover Beach, and cities such as San Luis Obispo to the north and Santa Maria to
the south. State Route 1 (SR 1) also provides regional access between U.S. 101 and Grover Beach. SR
1 is known as Dolliver Street and the Pacific Coast Highway and is the primary route through
downtown Pismo Beach. The downtown area is located in the southern portion of the City,
bordered by U.S. 101 on the east, the intersection of Dolliver Street (SR 1) and Price Street on the
north, and Pismo Creek on the south.
The Shell Beach area, which is part of the City of Pismo Beach, is located in the northern part of
Pismo Beach and is predominantly a residential area with local businesses fronting Shell Beach
Road. Shell Beach Road runs parallel to U.S. 101, providing frontage access to Shell Beach, and
continues as Price Street south into downtown Pismo Beach. U.S. 101 provides nine full or partial
access interchanges within the City limits, and only eight roadways provide access across U.S. 101
within the city. Generally, Pismo Beach’s roadway system follows a cardinal grid system within
downtown and the Shell Beach areas, which are parallel and perpendicular to U.S. 101.
U.S. 101 and the Union Pacific Railroad (UPRR) are manmade barriers across town, and the coastal
mountains northeast of Pismo Beach and Pismo Creek in the southern part of the City are natural
barriers. Access across U.S. 101, UPRR, and Pismo Creek is limited. Pismo Creek runs along Price
Canyon just south of the mountains and is parallel to Price Canyon Road. Pismo Creek and UPRR are
barriers between downtown, the residential areas in the southern part of the City, and the Pismo
Beach Premium Outlets. Access across Pismo Creek is only provided via U.S. 101, Dolliver Street, and
limited access via Cypress Street. Access across UPRR is limited to U.S. 101 within the City limits, and
via SR 1/West Grand Avenue further south in Grover Beach.
The Pacific Coast Bike Route runs north-south through Pismo Beach, including SR 1/Dolliver Street.
2.4 Characteristics of the GP/LCP Update
The land use classifications included in the General Plan and LCP define the basic categories of land
use allowed in the city and are the basis for the zoning districts established in the Zoning Code (Title
17 of the Municipal Code), which contain more specific regulations and standards governing
development on individual properties.
Under State law, a property’s zoning is required to be consistent with its General Plan land use
classification (Government Code §65860). Section 65860(c) of the Government Code requires that
when a General Plan is amended in a way that makes the Zoning Ordinance inconsistent with the
General Plan, “the zoning ordinance shall be amended within a reasonable time so that it is
consistent with the general plan as amended.”
2.4.1 Objectives of the GP/LCP Update
The GP/LCP Update is intended to function as a policy document to guide land use decisions within
the city planning area through the year 2040. The vision for the city was developed with extensive
community input. Based on this community input and in recognition of the state’s planning
priorities, a vision and values supporting the vision for the community were developed. The vision
and guiding principles of the GP/LCP Update are contained in the Land Use Element and are
summarized below.
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2.4.1.1 Community Vision
The City conducts community outreach and engagement every two years to reconfirm the
community’s vision and set City goals that are prioritized and included in the fiscal year budgets for
the following two-year cycle. Through this most recent engagement process for the Fiscal Year 2020
and 2021 Budgets, the following vision has been reconfirmed for Pismo Beach that serves to guide
the GP/LCP Update:
Provide a safe place
Maintain the City’s small beach town character
Manage growth effectively
Enhance a vibrant tourist-based economy, while becoming a world-renowned tourist
destination
2.4.1.2 Guiding Principles
With the community vision in mind, the City has developed guiding principles to set the framework
for the GP/LCP Land Use Element. The Land Use Element has been drafted to implement the
community vision through its goals, policies, and actions, and is built around the following guiding
principles:
Preserve the Historic Ambiance of Pismo Beach
Pismo Beach contains the historic “Classic California” ambiance of the small California beach
town. This is particularly evident in the Downtown Core and Shell Beach Village. Although
difficult to define, the preservation of this ambiance is important and the City shall encourage
its preservation. This ambiance provides an attractive experience by creating a link to the past,
a sense of place, and a slower pace. The Land Use Element sets forth the tools for preservation
of historic neighborhood character and retention of the classic downtown setting framed by
original landmark architecture and character properties. The historic character provides the
setting to attract vibrant downtown uses that serve the needs of residents and visitors.
Support the Visitor Population While Enhancing the Quality of Life for all
Residents
The California coast is an extremely desirable place to live, work and recreate that belongs to
all the people. As such, congenial and cooperative use by both residents and visitors is
recognized. Such use should capture the best attributes of the City and creatively determine
the acceptable place, scale, intensity, rate and methods for development consistent with
resource protection and public benefit. The Land Use Element provides the tools for an
economy built on visitor-serving uses that balances commercial and residential development.
Through protection of existing visitor-serving overnight accommodations, promoting the
development of new overnight accommodations, and attracting focused retail and services,
the City can best support the visiting population that is so essential to the Pismo Beach
economy, while also enhancing the quality of life for residents with a healthy year-round
economy.
In addition to accommodations and retail services, the Land Use Element provides policy for
the health and well-being of local residents and visitors alike. These policies strive to be the
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catalyst for healthy and desirable living environments through the use of design guidelines,
appropriate zoning, transit accessibility, and pedestrian and bicycle facilities.
Manage Growth Effectively
With the focus of this GP/LCP on providing a high quality of life for Pismo Beach citizens and
visitors and protecting the community’s natural and coastal resources, the Land Use Element
strives to provide a high level of service and infrastructure, and plan for new development that
is thoughtfully concentrated within its urban boundaries. Through tools such as enforcement
of development fees and annual reporting, the City can effectively manage and maintain its
high level of service, valued resources, and the infrastructure needed to complement the City’s
growth. The Land Use Element also provides the tools and incentives for the City to direct new
development that responsibly concentrates development in areas where infill and adaptive
reuse will contribute to a high quality of life for the entire community.
Preserve and Protect Natural Resources
The ocean, beach and the abutting land are recognized as an irreplaceable national resource to
be enjoyed by the entire City and region. The Land Use Element provides the tools to direct
new development to preserve and enhance the natural resources of Pismo Beach, including
the ocean and beaches, hills, valleys, canyons and cliffs, and the Pismo and Meadow Creek
streams, marsh and estuaries. The Land Use Element provides policies that further enhance
the requirements provided within the Coastal Act. Land use decisions shall also be made to
retain ridgelines, hillsides, open space, and the other unique natural features within Pismo
Beach. The Land Use Element guides planning decisions in the Coastal Zone that ensure public
coastal access, while maintaining coastal preservation and protection. (See related principles
and policies in the Conservation Element and Safety Element.)
2.4.2 GP/LCP Update Organization
The GP/LCP Update includes updates to the Land Use, Safety, Conservation and Open Space, and
Noise Elements of the City’s GP/LCP. These elements address the topics mandated by the State law
and Coastal Commission, as well as additional topics of interest to the City. The elements included in
the GP/LCP Update are summarized as follows:
Land Use Element. The Land Use Element directs the placement and character of future
development in Pismo Beach. This element consists of narrative, goals, policies, and actions, as
well as a land use map that outlines the future development of Pismo Beach. It presents the
pattern of land uses for the ultimate development of the City for the GP/LCP Update horizon
(year 2040) through the land use designations shown on the land use map. This element
identifies local goals that present how the pattern of land use development in Pismo Beach will
look in 2040 and presents policies that measure progress toward the goals and actions that
identify the regulatory tools the City can use to meet those goals.
Noise Element. The Noise Element identifies the City’s approach to controlling environmental
noise and limiting community exposure to excessive noise levels. This element identifies and
analyzes the major noise sources in the community and provides data and guidance to inform a
pattern of land uses that minimizes exposure of community residents to excessive noise. The
primary goals of the Noise Element are to protect quiet areas of a community from noise and
provide a framework for developing implementation measures and strategies to address
existing and foreseeable noise problems.
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Pismo Beach General Plan/Local Coastal Plan Update
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Conservation and Open Space Element. 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. This element identifies local
goals that present how the City’s natural environment will look in 2040 and presents policies
that measure progress toward the goals and actions that identify the regulatory tools the City
can use to meet those goals.
Safety Element. The Safety Element describes each of the hazards to which Pismo Beach is
vulnerable, and presents goals, policies, and actions to increase the City’s resilience to hazards
through educating citizens, maintaining an effective emergency response, and protecting life,
property, and natural landforms in potential hazard areas. The goals, policies, and actions of the
Safety Element also address the potential impacts of climate change on each of Pismo Beach’s
hazards.
Facilities Element. The Facilities Element is a guideline to indicate future facilities needs as the
City continues to develop. Facilities and services considered in this element include City
administrative, fire, library, police, schools, solid waste, wastewater, and water services.
Parks, Recreation, and Access Element. The Parks and Recreation Element is an optional
element of the General Plan which also includes an Access Component as required by the
Coastal Act. The purpose of Access Component is to implement the state Coastal Act shoreline
access polities to ensure the public's right to gain access to the shoreline. The goals and policies
considered in this element guide the City in providing parks, open space and trails, and in
developing recreational facilities.
2.4.3 GP/LCP Update Goals
Based on the community vision, guiding principles, identified major strategies and physical
improvements, and input from the community, the GP/LCP Update includes goals in each element
to address specific needs, concerns, opportunities, or community desires. Goals are broad in both
purpose and aim but are designed specifically to establish positions or directions. The goals in each
chapter are listed in Table 2-3.
Table 2-3 GP/LCP Update Goals
General Plan
Chapter Goals
Land Use Goal LU-1 A community with a variety of well-regulated land uses that support the diverse needs
of both visitors and residents.
Goal LU-2 A community with a classic California and small-town beach atmosphere.
Goal LU-3 City Design. A functional community that is designed with compatible facades,
architectural styles, and colors.
Goal LU-4 A community economy built on visitor-serving uses while maintaining services for
year-round community members.
Goal LU-5 A community that supports the health, safety, and sustainability of all residents,
visitors and structures.
Goal LU-6 A community that provides and maintains a high level of service and infrastructure to
all development.
Goal LU-7 A community where growth is concentrated in corridors and neighborhood centers
where adaptive land reuse will contribute to a high quality of life for the entire
community.
Goal LU-8 A community that protects and enhances natural and coastal resources within Pismo
Beach.
Project Description
Administrative Draft Program Environmental Impact Report 2-17
General Plan
Chapter Goals
Land Use –
Neighborhood
Planning Areas
Goal LU-9 Sunset Palisades/The Bluffs/South Palisades. An ocean-oriented residential
neighborhood with an emphasis on preservation of natural resources, open space,
coastal views and scenic corridors.
Goal LU-10 North Spyglass/Spyglass. A planning area with a mix of visitor-serving hotel uses and a
variety of housing types, with access to parks, the beach and neighborhood shopping.
Goal LU-11 St. Andrews Tract/Spindrift. A residential neighborhood where new additions and
replacements are compatible with the scale and character of the existing
development and where bluff tops, coastal access, trees and bird habitat are
protected.
Goal LU-12 Shell Beach/Dinosaur Caves. A planning area focused on conserving the existing
housing stock and character and improving the commercial and pedestrian
environment of Shell Beach to enhance this beach community.
Goal LU-13 Motel District. A planning area that serves as a key focus for Pismo Beach's visitor-
serving industry with special consideration given to retaining and upgrading existing
motel uses and preserving ocean views and bluff access.
Goal LU-14 Downtown Core. A vibrant Downtown area that acts as a destination for all, providing
motel and hotel uses, as well as supporting uses such as commercial, mixed use, high-
density residential, and recreation.
Goal LU-15 Pismo Creek/Pismo Marsh. A planning area oriented to visitor-serving activities,
regional commercial uses, mobile home park, industrial and open space with a focus
on protecting Pismo Creek, the marsh habitat, and coastal views.
Goal LU-16 Oak Park Heights. A planning area with a mix of residential, open space, commercial
and resort commercial uses with a focus on preserving open space, ocean views and
views of Oak Park Heights.
Goal LU-17 Pismo Heights. A planning area with a mix of residential housing types, as well as the
Francis Judkins Junior High School, the City Hall complex and Boosinger public park.
Goal LU-18 Freeway Foothills/Mattie Road Annex. A planning area with a mix of housing types,
open space and commercial uses with an emphasis on preservation of the spectacular
views and foothills that provide an important visual and open space backdrop for the
entire northern one-half of the City.
Noise Goal N-1 A quiet and healthful environment with minimal noise intrusion.
Goal N-2 A pattern of land uses that protects residents and other sensitive receptors from
excessive noise.
Conservation
and Open Space
Goal COS-1 A community that conserves the important natural resources of Pismo Beach for the
community’s health, safety and enjoyment, including air quality, renewable energy,
geology and soils, minerals, water quality and supply, and dark skies.
Goal COS-2 A community that protects and enhances scenic roadways and vistas.
Goal COS-3 A community that provides and protects a variety of conservation areas such as the
ocean and beaches, bluffs, dunes, foothills, marshes, creeks, and wetlands that act as
suitable coastal and inland habitat, migratory corridors, and ecologically valuable
topography.
Goal COS-4 A community that celebrates and protects its historical, tribal cultural, archaeological,
and paleontological resources.
Safety Goal S-1 A well prepared and educated community that can quickly and effectively respond to
and recover from a hazardous event.
Goal S-2 A community that minimizes damage to the public and private property from hazards.
Goal S-3 A community that maintains its unique physiographic character, including its sandy
and rocky beaches, to conserve soil resources and prevent excessive erosion due to
wind and water.
City of Pismo Beach
Pismo Beach General Plan/Local Coastal Plan Update
2-18
2.4.4 General Plan Land Use Designations and Density
The proposed land use designations establish the type, location and relation of land uses planned in
the City. The maximum permitted land use densities and intensities are identified in the GP/LCP
Update for these land use designations. The City’s Zoning Ordinance contains more detailed
provisions and standards. More than one zoning district may be consistent with a single GP/LCP land
use designation. As the standards for each land use designation are applied to future development
projects and land use decisions, properties will gradually transition from one use to another, and
land uses and intensities will gradually shift to align with the intent of the GP/LCP Update. Within
the future SOI area identified on Figure 2-3, future uses may be developed subject to annexation to
the City of Pismo Beach in compliance with procedures identified by the San Luis Obispo County
Local Agency Formation Commission (LAFCO).
Table 2-4 provides a description of the proposed land use designations. Table 2-5 summarizes the
density and intensity ranges for each land use designation, as well as the total acreage in each land
use category. Figure 2-6 shows the proposed land use designations, which illustrates the distribution
of the proposed land use designations in correlation to the street network and natural landscapes in
the planning area.
2.4.5 Key Updates
The proposed GP/LCP Update includes the following key updates to the existing General Plan and
LCP to achieve the community’s vision for Pismo Beach through 2040:
Addressing sea level rise and resiliency throughout;
Encouraging mixed-use, particularly in the downtown area and focused on affordability;
Updates to comply with current State law; and
Address lower-cost visitor-serving accommodations.
2.4.6 City Growth/General Plan Buildout
In 2015, the City’s estimated population was 8,068 people, number of housing units was 5,649, and
number of jobs was 4,898 (San Luis Obispo Council of Governments [SLOCOG] 2017, Medium
Scenario). Table 2-6 identifies the projected development at full buildout associated with the
planned distribution of land uses described in the Land Use Element GP/LCP Update. As shown in
this table, full buildout of the GP/LCP Update would result in the development of 250 vacant or
underutilized properties. Full buildout of the GP/LCP Update would result an estimated 1,112 new
housing units and 735,000 square feet of new non-residential building area in Pismo Beach. The
GP/LCP Update would represent an estimated population increase of 1,877 people and an
employment increase of 597 jobs.
Project Description
Administrative Draft Program Environmental Impact Report 2-19
Table 2-4 Land Use Designations
Land Use Designation Description
Low-Density Residential The low-density residential land use designation provides for residential
development at a density of 1 to 8 units per acre.
Medium-Density Residential The medium-density residential land use designation provides for residential
development at a density of 9 to 15 units per acre.
High-Density Residential The high-density residential land use designation provides for residential
development at a density of 16 to 30 units per acre.
Very High-Density Residential
Overlay
The very high-density residential overlay provides for residential development at a
density of 20 to 50 units per acre.
Mobile Home Park The mobile home land use designation is intended to apply to mobile home parks
and mobile home subdivisions.
Commercial The Commercial land use designation allows for visitor-serving, neighborhood and
regional commercial uses.
Resort Commercial The Resort Commercial land use designation is comprised of resort commercial uses
(primarily hotel and restaurant).
Central Commercial The primary land use focus for the Central Commercial District is commercial,
recreational and cultural
Mixed-Use
The Mixed-use land use designation provides for a wide variety of land uses
including visitor lodging, commercial retail, restaurants, service uses, offices, and
residential uses through the mixed-use designation and a mixed-use overlay zone.
Industrial The Industrial land use designations shall permit nonpolluting, warehousing,
distribution, assembly and light manufacturing uses.
Public/Semi Public
The Public and Semi-Public category designates land in public ownership that should
be developed for public use and various public facilities. The Public/Semi-Public
designation is intended for uses such as public buildings, schools, family care
facilities, community centers and other public facilities.
Open Space
The Open Space land use designation specifies that open space lands, including
public and private parks, shall not be developed intensively with buildings or other
structures.
City of Pismo Beach
Pismo Beach General Plan/Local Coastal Plan Update
2-20
Table 2-5 Land Use Density/Intensity Limits
Land Use Designations
Floor Area Ration
(FAR)/
Density Height (feet)1,2
Implementing Zones
Total
Acreage
Coastal Zone/Non-
Coastal Zone Coastal Zone
Low-Density Residential 1 to 8 units per acre 25 R-1, R-R 76.5
Medium-Density
Residential 9 to 15 units per acre 25 - 35 R-2, R-R 247.5
High-Density Residential 16 to 30 units per acre 25 R-3, R-R 22.2
Very High-Density
Residential Overlay 20 to 50 units per acre 35-453 R-3 1.1
Mobile Home Park Maximum 8 units to
the acre - M-H 58.5
Commercial Maximum FAR of 2.0 25 - 42 R-4, R-R, C-R, M-H, C-1,
C-2, C-M 32.5
Resort Commercial Maximum FAR of 1.25 35 R-, R-R 73.9
Central Commercial Maximum FAR of 1.25 35 R-4, R-R, MU 66.4
Mixed-Use
Residential 1.25
maximum
Commercial uses: 2.0
maximum
Determined by
overlay zone C-2, MU, CD-M 57.2
Industrial Maximum FAR of 0.5 25 C-M 30.2
Public/Semi Public Maximum FAR of 2.0 25 G 468.38
Open Space N/A 15 OS-1, OS-R 32.21
1Coastal height limits are provided to ensure that the scenic and visual qualities of coastal areas are considered and protected
consistent with Coastal Act Section 30251.
2Overlay zones may impose additional standards for applicable properties. Please refer to the City of Pismo Beach Municipal Code for
additional requirements.
3Buildings may be up to forty-five (45) feet in height where the Planning Commission finds that significant public views to and along the
coast and other scenic areas are protected.
Project Description
Administrative Draft Program Environmental Impact Report 2-21
Figure 2-6 Proposed Land Use Designations
City of Pismo Beach
Pismo Beach General Plan/Local Coastal Plan Update
2-22
Table 2-6 GP/LCP Update Projected Development at Full Buildout
Land Use Number of Vacant or
Underutilized Parcels
Potential
Increase in
Dwelling Units
Potential Increase in
Non-Residential
Building Area (sf)
Potential
Increase in
Population
Potential
Increase in
Jobs
Commercial 40 - 379,000 - 230
Central
Commercial
26 - 248,000 - 33
High Density
Residential
139 162 - 185 -12
Mixed Use 48 722 108,000 1,221 272
Medium Density
Residential
32 228 - 471 -
Total 285 1,112 735,000 1,877 523
With much of the City currently “built out,” or developed, and the preservation of open space a
priority, undeveloped land available for development is limited in Pismo Beach. Most of the
development over the next 20 years is likely to take place on sites that are currently vacant and or
underutilized. In addition, future development may come from expanded development on sites with
existing structures or redevelopment of sites and structures that come to the end of their useful life
over the next 20 years.
There are a number of smaller vacant sites in Pismo Beach, but many of these sites face substantial
development constraints. Larger vacant lots are located in the Sunset Palisades, Pismo Heights and
Oak Park Heights planning areas, east of planned residential developments. Ultimately, many of
these vacant lots are located on steep slopes or face other environmental constraints, limiting
development opportunities. Most vacant and underutilized sites outside of constrained areas tend
to be in the Downtown Core and along the U.S. 101 corridor in Shell Beach. Much of the growth and
change in Pismo Beach over the next 20 years is anticipated to occur in these areas, which are well
served with existing public facilities and services, including transportation facilities, and commercial
and community uses.
2.5 Zoning Code and Coastal Implementation Plan
Amendments
To maintain consistency with the GP/LCP Update, the project includes a comprehensive Zoning Code
Update which includes the Coastal Implementation Plan. Amendments included as part of the
project include:
Updating the allowed uses in all zones as necessary for consistency with the General Plan Land
Use Designations.
Establishing new zoning district(s) as necessary to implement the GP/LCP Update.
Updating other development standards as necessary to implement the GP/LCP Update. This will
include maximum height, setbacks, design standards and other standards.
Updating administration and permitting to integrate coastal permit processes. Additional
coastal-specific issues to be addressed include:
▫ Parking and transportation demand management
▫ Coastal access, beach use, and special events
Project Description
Administrative Draft Program Environmental Impact Report 2-23
▫ Visitor-serving uses and tourism
▫ Sea-level rise and coastal resilience
▫ Stormwater management and water quality
The Zoning Code Update also addresses other issues, such as neighborhood compatibility and
economic development, consistent with direction in the GP/LCP Update.
2.6 Required Discretionary Approvals
Following recommendations from the Planning Commission, the Pismo Beach City Council will need
to take the following discretionary actions in conjunction with the project:
Certify the Final PEIR
Adopt the proposed GP/LCP Update
Adopt the Zoning Code Update and Coastal Implementation Plan
The California Coastal Commission will also need to take the following discretionary actions in
conjunction with the project:
Certify the GP/LCP Update
Certify the Zoning Code Update and Coastal Implementation Plan
City of Pismo Beach
Pismo Beach General Plan/Local Coastal Plan Update
2-24
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