1. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 1 A PPEAL N UMBER A-3-PSB-14-0057 City of Pismo Beach San Luis Obispo County

2. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 2 P ROJECT L OCATION AND D ESCRIPTION Vacant lot located at 2900 Shell Beach Road in South Palisades area of Pismo Beach Planned Residential zone allows medium density multi- and single-family development Subdivision of 3.7 acre parcel into 19 parcels, including 10 townhouse parcels and 9 single- family residence parcels Plus one acre public bluff-top park, one-way looped road, and 14 public parking spaces

3. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 3 P ROJECT L OCATION Corcoran Lagoon East Cliff Drive

4. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 4 P ROJECT L OCATION Corcoran Lagoon East Cliff Drive

5. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 5 S UBDIVISION Corcoran Lagoon East Cliff Drive

6. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 6 Corcoran Lagoon East Cliff Drive L ANDSCAPE D ESIGN P LAN

7. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 7 A PPELLANTS ’ C ONTENTIONS Public Access Hazards Visual Resources Natural Resources

8. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 8 A NALYSIS Undeveloped trails replaced with 40,732 sq. ft. open space park with public access amenities including a meandering sidewalk, benches, and bike racks. Additional public parking provided along new one-way looped road. Project’s structural development meets LCP standard of 100-foot setback from 100 year bluff retreat line. Road meets standard of 65-foot setback from 100 year bluff retreat line. Project meets all LCP height, setback, and open space requirements designed to preserve visual resources. Project’s looped road design creates 50-foot view corridor from Shell Beach Road. Elevated topography of Highway 101 retains ocean views from this scenic road. Project site highly degraded and predominantly consists of non-native invasive grasses with little ecological value. Habitat Mitigation Plan replaces 4,346 sq. ft. of displaced bluff scrub habitat and restores an additional 7,000 sq. ft. of degraded scrub. Preserves 19 Monterey Pine trees adjacent to site. Incorporates mitigation measures to protect nesting birds.

9. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 9 R ECOMMENDATION Appeal contentions do NOT raise a substantial issue with respect to the approved project’s conformance with the City of Pismo Beach LCP. (see staff report page 4 for No Substantial Issue motion)