city of grover beach, san luis obispo county 1 grover beach
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ITEM F14B: GROVER BEACH LCP UPDATE
GRB-1-13
City of Grover Beach,San Luis Obispo
County
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Grover Beach
Grover Beach Coastal ZoneCity population: ~13,000
residentsCoastal zone: one-half
square mileBisected by Highway 1:
West side of highway: beach, dunes, wetlands, visitor-serving facilities of Pismo State Beach
East side: urbanized residential, commercial, industrial neighborhoods
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LCP Amendment SubmittalExisting LCP certified in 1982; updated in
2000Amendment updates Land Use Plan and
Implementation PlanLUP amendment:
Insert updated General Plan policies Modify land use designations and standards New standards for coastal hazards, ESHA, wetlands
IP amendment: Modify zoning designations and standards Adds new requirements applicable to particular
land uses and toall development in the coastal zone 3
LUP UpdateGeneral Plan Policies
Remove outdated General Plan policiesInsert applicable updated policies directly into LUP, including those for water quality protection, steep slopes, and promotion of coastal zone’s visitor-serving amenitiesResult: stand-alone LCP completely separate from General Plan; improved clarity for implementation
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LUP UpdateLand Use Designations and Standards
Existing LUP: 11 designations; Proposed: 6Combine similar designations and delete others
New standards to implement Coastal Act objectivesRedesignate certain parcels to provide for more visitor-serving usesResult: protection of the coastal zone’s natural habitats; development channeled into existing developed areas
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Existing Land Use Map Proposed Land Use Map
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New commercial/visitor-serving designations
LUP UpdateNew Resource Protection Standards
Coastal HazardsCoastal Act Section 30253, tsunami protection, hazard risk assumption
ESHACoastal Act Section 30240, 50’ buffer
WetlandsCoastal Act Section 30233
Result: Full protection of coastal zone’s ESHA, wetlands, creeks, sensitive habitats
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Fresh Water Marsh
Vegetated Dunes
IP UpdateZoning Designations and Standards
Existing IP: 14 zoning districts; Proposed: 12Rezone certain parcels to correspond with new land use designationsNew zoning district standards
Allowed land uses, building height, density, lot coverage
Result: Ensure open space and low-intensity recreational uses solely allowed uses in dunes/beach area; requirements for active, pedestrian-oriented visitor-serving uses in urban areas
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Existing Zoning Map Proposed Zoning Map
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New commercial/visitor-serving designations
IP UpdateCoastal Resource Protection Standards
Land Use-Specific RequirementsTelecommunications facilities, second residential units, signs
Coastal Zone-wide RequirementsFlood protection/sea level rise, views
Result: Progression of standards that apply to the individual land use, zoning district, and entire coastal zone
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Conclusion/RecommendationVery close consultation between
Commission and city staff, resolving issues at local level
Robust LCP update that strengthens and updates existing provisions
Staff recommends that the Commission approve the proposed LUP and IP amendments, as submitted
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