CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT

CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT DATE: October 27, 2015 TO: FROM: HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION Jan Di Leo, Planner (805) 773-7088 jdileo@pismobeach.org APPLICATION: GENERAL PLAN: ZONING DISTRICT: Concept Review for a Coastal Development Permit (CDP), Conditional Use Permit (CUP), Architectural Review Permit (ARP) and Tract 3076 map (Permit #P15-000027) located at 2780 Shell Beach Road (on the northwest corner of Ebb Tide Way and Shell Beach Road). Applicant: John King. Concept Review for a ten lot subdivision and associated CDP, CUP, and ARP review. The project is located within the Coastal Appeal Zone. APN: 010-152-009. South Palisades Planning Area (B), Medium Density Residential Planned Residential (PR), 1983 Zoning Code EXECUTIVE SUMMARY This item is being reviewed by the Planning Commission for Concept Review only. The applicant s Conceptual Design includes a ten-lot subdivision and the construction of ten new single-family dwellings on 5,000 square foot lots. The single family homes would be two stories with one-story elements. The project includes five guest parking spaces. Access to the site would be provided by a private street located off of Ebb Tide Way. The purpose of Concept Review is for the Planning Commission to provide direction to the applicant regarding the project s ultimate design. Staff is recommending changes to the project s layout to provide consistency with the City s General Plan/Local Coastal Plan and 1983 Zoning Ordinance. Page 1 of 18

After Concept Review is complete it is expected the applicant will revise their project and submit revised plans. Project revisions will be subject to Planning Commission and ultimately City Council review at future public hearings. BACKGROUND The proposed project is located in the South Palisades Planning Area and is designated medium density residential. The planning area generally extends from Searidge Court to Ebb Tide Way (see Figures 1 and 2). Development in this planning area consists of single family homes, condominium units, and townhomes with some areas containing only single family units. Residential units Figure 1- South Palisades Planning Area. Figure LU-5 from the City s Land Use Element identifies the boundaries of this planning area and its land use designation. are primarily two stories in height with some residential units near the bluff 15 feet in height. Single family lots tend to have a minimum lot size of 5,000 square feet. Some developments have clustered the units by providing either townhomes or shared driveways. Much of the planning area has developed according to the South Palisades Specific Plan adopted by the City in 1986. Unfortunately, the specific plan was never certified by the Coastal Commission and without certification the land use Figure 2- South Palisades Planning Area. This figure shows the location of the King Project and existing and proposed development. Page 2 of 18

regulations, where different from current LCP policies, are not legally effective and cannot be used for project approval or denial. The Planned Residential Zoning District typically relies on a specific plan for development standards. Since this planning area does not have an adopted specific plan the general plan (GP), local coastal plan (LCP), and portions of the City s 1983 Zoning Code provide the development standards. Recent development in this planning area include Sunset Beach Estates and South Silver Shoal. The roughly 4 acre Sunset Beach Estates site is currently vacant; however, in 2006 the City approved Tract 2427 and Project # 06-0124 which allows for eight townhome lots, twelve single family lots, and a bluff top park on this site. Project grading has started and building construction will likely begin in late 2015 or early 2016. Sunset Beach Estates is located on the southwest corner of Ebb Tide Way and Shell Beach Road, directly southwest of the King project site. The South Silver Shoals Project (Tract 3043, P12-000098) is located roughly 500 feet north of Ebb Tide Way includes 10 townhomes, 9 single-family residential lots, a oneacre public bluff top park, and ten public parking spaces on a roughly 3.7 acre parcel. South Silver Shoals was approved by the City in September 2014; however, the project was appeal to the California Coastal Commission. At this time the Coastal Commission has not taken final action on South Silver Shoals. Figure 3. View of King Property and adjacent townhomes (from Ebb Tide Way). Figure 4. View of the adjacent property to the north (from Shell Beach Road). Figure 5. View of Shell Beach Road from Ebb Tide Way looking northeast. Page 3 of 18

PROJECT DESCRIPTION & APPLICATIONS The item before the Planning Commission today is concept review only. Today the Planning Commission will provide recommendations to the applicant regarding the project s preferred design and/or layout. Originally the applicant proposed a twelve lot subdivision. Lot sizes ranged from roughly 3,700 to approximately 5,400 square feet. After working with staff the applicant reduced the number of lots to ten with each lot having a minimum lot area of 5,000 square feet. 1 No clustering or attached units were proposed in the first or second design. After additional discussions with staff a third design was proposed (see Figure 7). This design, being reviewed by the Planning Commission today, proposes ten lots, with each lot Figure 6. View of Sunset Beach Estates property from Shell Beach Road. having a minimum lot area of 5,000 square feet. 1 The proposed project includes some shared driveways and an attempt to cluster two of the units. Fi Figure 7. The project s proposed layout. Ebb Tide Way The roughly 1.5 acre project site is vacant. Site topography is relatively flat with slopes decreasing in elevation as one moves west from Shell Beach Road towards the ocean. The project s proposed residences would be largely twostory with one-story elements (see Exhibit 2 for project elevations). The proposed dwellings (including garage) would range in size from roughly 3,700 square feet to 4,200 square feet. Each residence would have a two-car garage. Access to the lots would be via Ebb Tide Way and a twenty foot wide private street. No vehicle access is proposed from Shell Beach Road. The interior private street would be 20 feet wide and be surfaced with pavers. Five guest parking spaces are proposed within the subdivision. A view corridor through the 1 The lot size includes a portion of the private road located within the project s interior. Page 4 of 18

site would be located perpendicular to Shell Beach Road, providing a view through the site and between the existing townhomes located west of the project site (see Figure 9). See Figures 3 6 for pictures of the site and adjacent uses. STAFF ANALYSIS As mentioned previously, since the area s specific plan has not been certified, the project is subject to the development standards in the General Plan (GP)/Local Coastal Plan (LCP), and the City s 1983 Zoning Ordinance. Exhibit 1 provides a summary of GP/LCP and zoning code policies and standards. Below is a discussion of some of the key items that require Planning Commission direction and input. 1. What density is permitted? a. What City Documents Require. As noted in Table 1 below the site s density varies with the document used. City Document South Palisades Specific Plan (not certified) Land Use Element Housing Element Policy or Section Land Use Concepts (#3, page 2) Policy LU-2; Medium Density Sites Chart 3-5 (As specified in Specific Plan); Page 3-9 Table 1 Density Allowed Project s Net Maximum Density Lot Area Lots/Units (Units/Acre) Allowed on Site 7 ~1.4 acres 9.8 or 9 9-15 ~1.4 acres 12 to 21 Typically no more than 8 ~1.4 acres 11 Recent development in the area (i.e., Sunset Estates and Silver Shoals) have proposed a density of roughly 5 units per acres. b. Applicant s Proposal. The applicant is proposing ten, 5,000 square foot lots or a density of slightly greater than 7 units per acre. c. Staff s Comments. Allowing a density of 10 lots/units would be consistent with the City s Housing Element and the Land Use Element (as noted above). Density is also assessed based on the project s consistency with City GP/LCP and Zoning requirements (items such as open space, provision of scenic corridors, etc.). If the applicant does not propose clustered units and/or smaller units then a density of 9 lots would likely provide more open space and a greater view corridors through the project site. 2. Should the units be attached and clustered? Page 5 of 18

a. What the GP/LCP Require. The City s Land Use Element discusses design criteria for the South Palisades Planning Area. The concept for this planning area is an emphasis on open space and scenic corridors. Policy LU-B-5 of the South Palisades Planning Area states: Development of the South Palisades area shall protect visual access to the ocean and to dominant coastal landforms. Specifically, the size and location of structures shall retain to the maximum extent feasible intermittent views of the ocean from U.S. Highway 101. To accomplish these design objectives, the following standards shall be incorporated into the Specific Plan: (1) The building pads for all development shall be at or below existing grade; (2) Residential units shall be predominantly attached and clustered. b. Applicant s Proposal. The applicant is proposing ten, 5,000 square foot lots. Some of the units would have a shared driveway with a garage located near a neighboring lot s garage. In general the unit provide minimal clustering. 2 An example of clustered subdivision is provided in Figure 8. c. Staff s Comments. Development in the South Palisades Planning Area consists of some development with clustered/attached units and other areas that are simply single family lots (each 5,000 square feet). More recent development (Sunset Beach Estates and Silver Shoals) have included a combination of both townhomes and single family lots. LU-B-5, #2 indicates that residential units shall be primarily attached and clustered. The Commission could determine that this was a goal of the specific plan; however, since a specific plan was never certified the applicant is not subject to this requirement. Since the concept of this Planning Area is to maximize views (of both the ocean and hillsides) and to provide open space/scenic corridors, staff recommends that the tract layout be modified to include: more clustering of units, smaller residences, and/or some attached units; additional shared driveways; and areas subject to common open space. 3. What is open space? Figure 8 - Cluster Example. The picture on the left provides a typical subdivision whereas the picture on the right a clustered subdivision. 2 It is possible the applicant would consider the existing townhomes located directly west of his project site as the clustered portion of the project. Page 6 of 18

a. What City Documents Require. The Land Use Element indicates that open space lands include public and private parks and that it should not be intensely developed with buildings or structures. The Zoning Code, Section 17.033.120 (J) indicates open space shall not include buildings, structures, public or private streets, or driveways. Section 17.006.0930 further indicates structures include items such as parking and paving. The Zoning Ordinance, Section 17.033.120 (J) also indicates a maximum of 50% of the total required open space may be composed of open space on privately owned properties unless a lower percentage is required in the GP/LCP land use plan. b. Applicant s Proposal. As noted in Figure 7 the applicant is proposing open space primarily as private yards. c. Staff s Comments. To be consistent with the City s GP/LCP and Zoning Ordinance the project should clearly indicate the 60% open space area consistent with the definitions provided in the 1983 Zoning Code Sections 17.033.120 (J) and 17.006.0930. In addition, at least 10% of the required open space must be in common areas (not private yards). 4. Are scenic resources adequately protected? a. What City Documents Require. The Land Use Element policy LU-B-5 5 allows for two story (25 foot high) structures provided views of the ocean will not be block substantially. This policy also requires a view analysis. Policy LU-B-5 #7 indicates that open space shall be arranged to maximize view corridors through the planning area from public viewing areas to protect and maintain views of both the ocean and coastal foothills, as well as the visual sense of the coastal terrace landform. This policy also indicates open space areas shall not be interrupted by fences or other structures. b. Applicant s Proposal. The applicant s proposal would maintain a view corridor that extends from Highway 101 and Shell Beach through the project site and the adjoining parcel to the west. See Figure 9. The applicant has completed a view analysis which shows this corridor would remain open. The applicant has indicated that the project s CC&Rs would not allow for private yard fencing. Public viewing areas would be located along Shell Beach Road, Ebb Tide Way, and Highway 101. Page 7 of 18

Figure 9. The yellow arrow indicates the view corridor that would be maintained through the project site. c. Staff s Comments. How the project site is graded will affect views in the area. When Coastal Commission staff reviewed South Silver Shoals one recommendation was to grade the site such that views from Highway 101 looked over the units and thereby maintained views to the ocean as well as views from the bluff to adjacent hills. Figure 10. A view of the scenic corridor through Clustering the units and the existing townhomes. grading the site to lower the homes elevations would potentially augment public views along portions of Shell Beach Road and Highway 101. To address fencing, the applicant should provide a fencing plan with the project s landscape plan. The plan should be reviewed to maximize views through the site. 5. How much visitor parking should be provided? a. What City Documents Require. The Land Use Element policy LU-B-8 indicates existing parking shall be maintained. This policy also indicates signs shall be provided notifying visitors of public parking Figure 11. Public access at the western end of Ebb Tide Way. opportunities. Policy LU-B-4 also discusses parking noting that the number of parking spaces serving the bluff top park shall be maximized. Public parking has been a priority of the Coastal Commission in their attempt to maintain public coastal access. The Zoning Ordinance, Section 17.108.020 (A) requires two-car garages for single family units. Section 17.108.020 (B) requires Planned Page 8 of 18

Residential Developments greater than eight (8) units to provide one guest space per four (4) units. With 10 units the project would be required to provide 2.5 or 3 guest parking spaces. b. Applicant s Proposal. The project includes five guest parking spaces within its interior. It is anticipated the applicant would sign these spaces for guest use. It is not clear if these parking spaces would be available to the public. c. Staff s Comments. In larger developments Coastal Commission staff have requested that a project s interior roadway be wide enough to include on-street parking. In this case the project site is relatively small and the interior roadway too narrow to accommodate on-street parking. Public parking in the project area is available along Ebb Tide Way. No public parking is available on this section of Shell Beach Road. It is likely that providing ingress and egress for the project s interior roadway would eliminate roughly two public parking spaces on Ebb Tide Way. New project related curb cuts should be located to achieve a minimum loss of parking on Ebb Tide Way. By providing a total of five parking spaces there is no net loss along Ebb Tide Way provided these spaces are available to the public. At least two of the new parking spaces should be available for public use. 6. What setbacks should be provided? a. What City Documents Require. The Land Use Element policy LU-B-5 #6 indicates that road right-of-way widths shall be complemented by an additional building setback of 20 feet. The Zoning Code does not provide setbacks for the PR Zone since these would typically be indicated in the specific plan. b. Applicant s Proposal. The applicant is proposing the following setbacks: Table 2 Applicant Proposed Setbacks Location: Setback proposed for buildings Shell Beach Road 7 foot setback from new property line. Ebb Tide Way 20 foot setback from new property line except at cul-de-sac radius. From Rear Property Line 7 foot setback from property line. (opposite Shell Beach Road) From Interior Side (opposite 7 foot setback from property line. Ebb Tide Way) Building From Private Street Varies Garage From Private Street Varies From individual lot lines Varies c. Staff s Comments. If the applicant maintains single family lots than the project s setback should conform to the Single Family (R-1) standards Page 9 of 18

and conform to the PR requirements for lot coverage (not more than 40%) and floor area ratio (not to exceed 60%). If townhouses or clustering is proposed then setbacks should be further reviewed to ascertain if they are consistent with City policies in terms of scenic corridors, open space, etc. NEXT STEPS Once concept review is complete it is anticipated the applicant may make some changes to the project s tract map and preliminary plans. Once revised preliminary plans are submitted environmental review will then be completed on the revised project. The environmental document for the project is anticipated to be a mitigated negative declaration (MND). Once comments have been received on the MND the project will be scheduled for Planning Commission final review. Projects located within the Planned Residential (PR) Zone District require final approval by the City Council. Since the project is located within the Coastal Appeal Zone, once the City Council has taken final action the project may be appeal to or by the California Coastal Commission. Future Planning Commission and City Council actions on this project will occur at noticed public hearings. STAFF RECOMMENDATIONS 1. Density. If single family lots are proposed without clustering then the project should incorporate 9 lots/units to maximize open space and view corridors through the site. 2. Clustering. Attempt to cluster the units, provide smaller units, and/or include some townhomes to maximize views through the site and to provide a common open space area. 3. Open Space. Include a minimum of 60% open space consistent with Zoning Code Section 17.033.120 (J). At least 10% of the required open space must be common open space. 4. Scenic Resources. To augment public views cluster the units and grade the site to lower the homes elevations. To address fencing, the applicant should provide a fencing plan with the project s landscape plan. The fencing plan should be reviewed and conditioned to maximize views through the site 5. Parking. At a minimum the number of parking spaces removed from Ebb Tide Way should be replaced within the project s interior. These interior parking spaces should be accessible to the public and clearly signed for public use. New project related curb cuts should be located to achieve a minimum loss of parking on Ebb Tide Way. 6. Setbacks. If the applicant maintains single family lots than the project s setback should conform to the Single Family (R-1) standards and conform to the PR requirements for lot coverage (not more than 40%) and floor area ratio (not to exceed 60%). If townhouses or clustering is proposed Page 10 of 18

then setbacks should be further reviewed to ascertain if they are consistent with City policies in terms of scenic corridors, open space, etc. RESPECTFULLY SUBMITTED BY: Jan Di Leo PLANNER TITLE: Planner APPROVED BY COMMUNITY DEVELOPMENT DIRECTOR Attachment(s): 1. Exhibit 1 South Palisades Development Standards 2. Exhibit 2 - House Elevations 3. Exhibit 3 Lot Layout (larger version) Page 11 of 18

Item/ Section Figure LU-5 Policy LU-B-1 Road System/ LU-B-4 Visual Access / LU-B-5 Exhibit 1 Development Standards Table 1-1 GENERAL PLAN SOUTH PALISADES (PLANNING AREA B) LAND USE ELEMENT (LUE) POLICIES Permitted/Required Land Use Designation: Medium Density Residential The South Palisades area is designated for Medium Density Residential development. The entire area is one neighborhood with an emphasis on open space and scenic corridors. A 100 foot wide lateral bluff-top open space area/access-way is the focus for the area. A loop road system is required and will provide public access to the linear bluff-top park and visual access to the ocean. Where the loop system is infeasible due to bluff retreat, a cul-de-sac may be constructed for remaining parcels that have not yet been subdivided. The loop road system or cul-de-sac will be funded by future development and shall provide for public parking, as well as bicycle paths, which shall connect with the bluff top trail along the lateral bluff top conservation/open space and access dedication requirement noted in Policy LU-B-3. The number of public parking spaces available to serve the bluff-top park shall be maximized, and if a cul-de-sac system is planned, the number shall be no less than what would have been provided if a loop road configuration was constructed (including by providing public off-street parking, if necessary). Future development in this area shall be subject to the requirements of Design element Policy D- 40. Development of the South Palisades area shall protect visual access to the ocean and to dominant coastal landforms. Specifically, the size and location of structures shall retain to the maximum extent feasible intermittent views of the ocean from U.S. Highway 101. To accomplish these design objectives, the following standards shall be incorporated into the Specific Plan: Staff Comment Single family residential (low density). This designation allows single family and multifamily development. The project s open space would be the private yards. Bluff has been protected with development to the west. See Staff Report Item 3 for Open Space and Item 4 for Scenic Corridor. The interior of the project includes 5 guest parking spaces. See the Staff Report item #5. See comments below 1. The building pads for all development shall be at or below existing grade. Applicant would likely comply although the grades could be lowered to maximize views. 2. Residential units shall be predominantly attached and clustered. 5,000 square foot single family lots are proposed. See Staff Report Item # 2. 3. A minimum of 60 percent of each of the existing parcels within the planning area as of 1992 shall be retained in open space. See Staff Report Item # 3. 4. Structures immediately landward of the required bluff setback shall not exceed 15 feet in height from the existing natural grade. 5. Heights of structures other than those identified in subsection 4 above shall not exceed a maximum of 25 feet above natural grade. Two story structures shall be permitted only where it is determined that views of the ocean will not be blocked or substantially impaired. A visual analysis of potential view blockage shall be required for each development proposal. 6. Road right-of-way widths shall be complemented by an additional building setback of a minimum of 20 feet. This project is not located on the coastal bluff. Structures are 25 in height (except for 15 components). See Staff Report Item # 4. Setbacks along Ebb Tide Way would be 20 feet from the new property line (except along the cul-de-sac radius). 7 foot setback along Shell Beach Road. See Staff Report Item # 6. Page 12 of 18

Item/ Section Visual Access / LU-B-5 continued Special Environmental Conditions / LU-B-7 Public Parking / LU-B-8 Table 1-1 Continued GENERAL PLAN SOUTH PALISADES (PLANNING AREA B) Permitted/Required 7. Open space shall be arranged to maximize view corridors through the planning area from public viewing areas to protect and maintain views of both the ocean and coastal foothills, as well as the visual sense of the coastal terrace landform. Accordingly, common open space shall have continuity throughout the development and shall not be interrupted by fences or other structures. (See also Design Element D-40, Focal Point Sites.) Due to the sensitive nature of the South Palisades area, all developments shall include archaeological analysis, surface water runoff analysis, and U.S. Highway 101 noise mitigation. Geologic reports for development near the bluffs shall also be required. See also: Conservation/Open Space CO-6 Construction Suspension All existing public on-street and off-street parking spaces, including the 255 spaces identified in this area in a 2008 field survey, shall be maintained. Additionally, adequate signing notifying the public of the public parking opportunities and identifying the location of the access-way shall be provided. Staff Comment The project does not include common open space. Items such as fences and yard vegetation may further affect views. See Staff Report Item # 4. The applicant completed an archaeological report, geologic report, and traffic study. He is completing a noise study. Not sure where these were designated. See Staff Report Item #5. Page 13 of 18

Item/ Section Land Use Element Open Space/ LU-8 Residential Uses / LU-2 Housing Element / Chart 3-5 Housing Element / Residential Development Standards Page 3-9 Design Element Street Layouts / D-40 Design Element View Corridor Protection / D-18 Table 2-1 GENERAL PLAN OTHER GP/LCP ELEMENT POLICIES Permitted/Required Open space land use designations include public parks and private lands intended to remain in open space or private parks. Open space lands shall not be developed intensively with buildings or other structures. Residential Uses Residential land uses include the categories of Low, Medium and High density. Specific policies for residential uses are: a. Variety of Residential Land Uses Encouraged. In order to provide a variety of housing choices for all income groups and create residential areas with distinctive identity a wide variety of densities and housing types shall be encouraged. b. Cluster Development Encouraged. Cluster developments are encouraged where they provide increased open space, better visual qualities, and additional preservation of sensitive sites, decreased cost of municipal services or an opportunity to provide affordable housing. c. Churches. Churches may be allowed on lands in the residential categories as set forth in the Zoning Ordinance. Normally a conditional use permit should be required. d. Densities Permissible housing densities are established within three broad categories shown in Table LU-3. Table LU-3 Housing Categories and Density Category Density Low Density 1 to 8 units per ac. Medium Density 9 to 15 units per ac. High Density 16 to 30 units per ac. These densities are maximums. It may not be desirable or appropriate to meet these densities in any specific situation. The maximum number of dwelling units shall be determined for individual parcels as follows: Gross parcel area is computed in square feet or acres. The amount of parcel area that is unbuildable is calculated, including but not limited to acres with slopes greeter than 30%, existing roadways, waterways. Net buildable parcel area is calculated as a-b. The maximum number of units or lots is the product of the density factor and the net buildable area. Maximum Density as specified Minimum Lot Area Single-family detached homes must comply with R-1 regulations. The Planned Residential (PR) zone allows for flexibility in design and structures best suited to the site and to accommodate environmental constraints. Single- and multiple-family housing is permitted subject to a conditional use permit. Densities within the P-R zone are often set by the General Plan, typically no more than 8 units per acre. Any proposed development in the PR zone must comply with the applicable Specific Plan. New streets shall be laid out so as to emphasize views. In many cases this means streets should be perpendicular to the view as shown in Figure D-4. For example, streets perpendicular to the ocean should be open at the end toward the ocean and not blocked with landscaping or buildings. Examples include: Design Element D-18 View Corridor Protection Land Use Element LU-B-4 Road System Land Use Element LU-K-2 Specific Plan Trees should be planted in locations that frame but do not block important view corridors, such as views to the ocean. Trees shall be shown on landscaping plans and for new developments subject to city review and approval. In view corridors and on bluff-top lots, tree species should be limited to low-growing canopies that will not impair views from nearby properties. (See related Policy D-39, 40 & 41 under View Corridors.) Staff Comment See Staff Report Item #3 See Staff Report Item #1 See Staff Report Item #1 See Staff Report Item #1 The proposed street will provide a portion of the view corridor. This is a relatively small lot. Additional roadway would decrease open space opportunities. A landscape plan will be required. Page 14 of 18

Item/ Section Design Element Subdivision Design Criteria / D-3 Table 2-2 Continued GENERAL PLAN OTHER GP/LCP ELEMENT POLICIES Permitted/Required a. Pedestrian Paths. Pedestrian paths that connect to the public pedestrian systems shall be required in all developments and dearly delineated with signage compatible with surrounding development. b. Views Through the Site. Projects should be designed to preserve some of the significant views enjoyed by residents of nearby properties, which could be blocked by the project. Especially on larger sites, clustering the buildings or creating new public viewpoints can preserve portions of these views. c. One Story/Two Story. In subdivisions care should be exercised in how one story and two story houses are related. For example, developers should not build single story houses on every other lot to be later in-filled with two story houses. d. New Residential Tracts. In new residential tracts, developers should be encouraged to sell a scattering of lots to individual builders to provide more variety in the development. The City may require such conditions as part of a Specific Plan or a tentative map approval. Staff Comment There is access to the bluff top from Ebb Tide Way. There would be a sidewalk along Ebb Tide Way. No interior path proposed. There are no residences located to the east. Views would be from Shell Beach Road and Highway 101. The project includes two story houses with 1 story elements. Concepts are provided for houses. Page 15 of 18

Item/ Section Table 3-1 1983 ZONING CODE Permitted/Required City of Pismo Beach 1983 Zoning Code Open Space PR J. Open Space. Open space shall comprise at least sixty percent of the gross Designation lot area less road right-of-ways in low density and medium density zones, and /Code Section at least forty percent in high density zones designated for residential 17.033.120 (J) developments. This open space shall be used for recreational or environmental Site Planning amenities for collective or private enjoyment by occupants of the Standards development, but shall not include buildings or structures, public or private streets, or driveways. Open space shall be organized in an effort to protect views of the ocean and coastal foothills, as appropriate to the property, based on the approved specific plan. A maximum of fifty percent of the total required open space area may be composed of open space on privately owned properties unless a lower percentage is required in the general plan/local coastal program land use plan. Every owner of a dwelling unit or lot shall own as an appurtenance to such dwelling unit or lot an undivided interest in the private common open space areas and facilities. Definition Structure / Section 17.006.0930 Parking Section 17.108.020 A Anything constructed or erected; the use of which requires location on or in the ground, or attachment to something having location on the around including but not limited to swimming pools, buildings, roads, pipes, conduits, telephone lines and electrical transmission and distribution lines, driveways, paving, parking spaces or at-grade patios. Minimum off-street parking requirements shall be as follows: A. Single Family and Duplex Structures. Two parking spaces per dwelling, both of which must be within a garage, except that no more than one space shall be required to be within a garage if the parcel area is less than two thousand seven hundred square feet. Staff Comment See Staff Report Item #3 See Staff Report Item #3 See Staff Report Item #5 Parking Section 17.108.020 B B. Triplex, Apartment Structures, Planned Residential Developments and Condominiums. Two parking spaces per dwelling which may be permitted in parking courts, carports, or garages. Parking for multiple unit developments with one bedroom and studio units of less than six hundred sq. ft. in living area shall be required to provide one and one-half parking spaces per living unit. When provided in parking courts, the parking courts shall be subject to architectural review. For residential projects of eight to fifty units, one guest parking space shall be provided for every four units. For residential developments in excess of fifty units, one guest parking space shall be provided for every two units. See Staff Report Item #5 Page 16 of 18

Exhibit 2 House Elevations (Proposed Project) Page 17 of 18

Exhibit 3 Proposed Lot Layout Page 18 of 18