Coastal Zone Experience

For 19 years, LWC has worked closely with coastal communities to ensure regulatory compliance, consistency across planning documents and to assess the value of coastal infrastructure and develop feasible strategies to achieve planning goals of resilience, prosperity and equity.

Implementation Plan and Zoning Code Update

Pismo Beach | June 2019 - Present

The City of Pismo Beach hired LWC as part of a team to update their Zoning Code and Implementation Plan (IP).

The City’s aims are to produce a comprehensive, updated Zoning Ordinance and IP grounded in modern best practices, that ensures compliance with federal and state laws, allows for greater flexibility and ease of use, and corrects for the inconsistencies with the General Plan (GP).

LWC prepared a Zoning Ordinance and IP Revisions memo, identifying revisions aimed at a more modern, streamlined code, ensuring consistency with the GP and LUP, and updating development standards. LWC worked closely with the City  and the team to prepare an updated Zoning Ordinance and Coastal Implementation Plan, focusing on greater consistency, modern uses, and regulations specific to the Coastal Zone (including appealable and non-appealable areas) and areas outside the coastal zone. The updates also include standards for coastal development bluff top setbacks, coastal access, and parking, as well as revisions to overlay zones, development standards, and the permitting process.

The final Zoning Ordinance and Coastal Implementation Plan are anticipated to be submitted to the California Coastal Commission in 2025, with adoption of the new standards expected the same year.

Comprehensive Local Coastal Program Amendment, Fiscal Impact Report, and Cost Benefit Analysis

oxnard | february 2024 - Present

The City of Oxnard hired LWC as part of a team to amend their Local Coastal Program (LCP).

The City’s aims are to produce a comprehensive, updated framework that enhances coastal resilience and regulatory clarity while ensuring compliance with state and federal laws.

LWC is responsible for the development of a Fiscal Impact Report that identifies and assesses the fiscal implications of sea level rise (SLR) risks within the Local Coastal Zone.

Guided by findings of the updated Fiscal Impact Report, LWC completed a Cost-Benefit Analysis (CBA) to quantify the financial viability of various adaptation measures. The CBA incorporated key financial data, including value of existing infrastructure, ongoing operational and maintenance expenses, deferred maintenance needs, and replacement timelines..

LWC also ensured compliance with state regulations, City Council policy objectives, legal mandates, Housing Element policies and programs, rebuilding policies, building height regulations, and provisions set by the California Coastal Commission (CCC). LWC will also identify and implement updates to Chapter 17 of the Oxnard Municipal Code.

The entire LCP is expected to be adopted in January of 2026.

Special Districts Analysis, Noyo Harbor

fORT BRAGG | JUNE 2025 - JULY 2025

LWC was hired as part of a team to provide funding and financing strategies capable of contributing to capital improvements, ongoing infrastructure maintenance, and operations of the Noyo Harbor District (NHD) as part of the Special District Analysis. The project was part of the Blue Economy Visioning, Resiliency & Implementation Plan & Local Coastal Program Update (BEVRI Plan) and aimed to create a roadmap for coastal resiliency with an eye for balancing economic development and environmental stewardship. 

Given NHD designation as a special public district (Port District) and political subdivision of the State of California, and the intent of the project, LWC identified special districts, voter-approved measures, grants, and public private partnerships as potential funding and financing options.

The project was delivered on time and within budget in July of 2025.

Community sustainability plan

eureka | september 2016 - february 2019

LWC partnered with Humboldt State University to successfully pursue a Saltonstall-Kenedy Grant to complete Community Sustainability Plans (CSP) in the working waterfront communities of Eureka and Shelter Cove. While CSPs are required in certain federal fisheries, civic leaders saw the opportunity to leverage the CSP to make a broad assessment of the waterfront and include marine-dependent industry sectors such as commercial and charter fishing, aquaculture, tourism, marine construction as well as job creation and an assessment of physical infrastructure.

The ultimate goal of the Eureka CSP was to guide harbor managers, civic leaders and members of the fishing community and marine-related industries to prioritize measures aimed at the sustainability and vibrancy of the working waterfront.

LWC coastal projects 2006 - Present

  • Eureka, CA, Cold Storage Facility Feasibility Study

  • Eureka, CA, Community Sustainability Plan

  • Fort Bragg, CA, Market Assessment and Strategy

  • Fort Bragg, CA, Special Districts Analysis (Noyo Harbor)

  • Grover Beach, CA, Development Code Update

  • Huntington Beach, CA, Short Term Rental Ordinance

  • Long Beach, CA, Coastal Hotel Market Study & Affordable Accommodations Mitigation Plan

  • Long Beach, CA, Los Cerritos Wetlands Oil Consolidation & Restoration

  • Long Beach, CA, Zoning Code Audit

  • Malibu, CA, Zoning Code & Local Implementation Plan Update

  • Monterey Harbor, CA, Community Sustainability Plan

  • Morro Bay, CA, Community Sustainability Plans

  • Morro Bay, CA, Economic Impact Reports (2011–2017)

  • Morro Bay, CA, Commercial Dock Business Plan

  • Moss Landing, CA, Economic Development Strategy

  • Oxnard, CA, Comprehensive Local Coastal Program Amendments

  • Piedras Blancas, CA, Motel Reuse Study

  • Pismo Beach, CA, Implementation Plan and Zoning Code Update

  • Port of Long Beach, CA, Economic Cost Benefit Analysis, Facility Upgrade

  • Port of Los Angeles, CA, Terminal Island Land Use Plan

  • Port of San Diego, CA, Economic Revitalization & Coastal Public Access Plan

  • Port of Santa Barbara, CA, Economic Impact Report

  • Port San Luis, CA, Pre-Development Services & Entitlements

  • Richmond, CA, South Shore Specific Plan

  • Santa Maria, CA, Market Analysis, Fiscal Analysis, Economic Element, and Annexation Study

  • Sausalito, CA, Assessment + Evaluation of the Marinship Specific Plan

  • Seal Beach, CA, Zoning Code Amendments and Objective Design Standards

  • Shelter Cove, CA, Community Sustainability Plan

  • South San Francisco, CA, Citywide Code Update and Form-Based Code

Awards and publications

  • Lisa Wise Consulting, Inc. (2016) "Morro Bay, California Sustainability Plan," Recipient of the STaR Vernon Deines Honor Award for an Outstanding Plan. American Planning Association.

  • Riggs, William and Pontarelli, Henry (2014) "Community Sustainability Planning as a Tool for Increased Environmental Sustainability: The Case of Two California Cities," Focus: Vol. 11: Iss. 1, Article 23.
    DOI: https://doi.org/10.15368/focus.2014v11n1.13
    Available at: https://digitalcommons.calpoly.edu/focus/vol11/iss1/23