1. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 1 I TEM T H 21 A – A PPEAL N UMBER A-3-14-0052 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 New 2,045 square-foot single-family residence Attached 579 square-foot secondary dwelling unit Vacant lot located at 122 Seacliff Drive in Pismo Beach Residential neighborhood---Single-family and multi- family residences

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 P ROJECT R ENDERING Corcoran Lagoon East Cliff Drive

6. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 6 P ROJECT R ENDERING Corcoran Lagoon East Cliff Drive

7. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 7 A PPELLANTS ’ C ONTENTIONS Secondary dwelling units in single-family neighborhoods Front yard setbacks Architectural style/neighborhood compatibility

8. C ALIFORNIA C OASTAL C OMMISSION C ENTRAL C OAST D ISTRICT S LIDE 8 A NALYSIS Secondary dwelling units an allowed use in R-1 zoning district Project’s 20-foot front yard setback meets LCP standard and is consistent with setback ranges of existing residences Single-story nature retains small-scale aesthetic; range of architectural styles in the neighborhood

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)