ITEM F14B: GROVER BEACH LCP UPDATE

GRB-1-13

City of Grover Beach,San Luis Obispo

County

1

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

2

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Remove outdated General Plan policiesInsert applicable updated policies directly into LUP, including those for water quality protection, steep slopes, and promotion of coastal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

4

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

5

Existing Land Use Map Proposed Land Use Map

6

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

7

8

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

9

Existing Zoning Map Proposed Zoning Map

10

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

11

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

12