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
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.
LWC Projects with Market & Financial Components 2006 - Present
Alameda County, CA, Ashland Cherryland Business District Specific Plan and Code
Burlingame, CA, Market Analysis
Beaumont, CA, Economic and Fiscal Element, Market Study, and Code Update
Benicia, CA, Mixed-Use Master Plan and Form Based Code
Beverly Hills, Economic Sustainability Plan Update
Chino, CA, Economic Analysis
Cincinnati, OH, Code, Comprehensive Plan, Economic Element
Grover Beach, CA, Zoning Code Update and West Grand Ave. Master Plan
Guadalupe, CA, Mobility and Revitalization Plan
University of Hawaii, HI, Infrastructure Master Plan
Hermosa Beach, CA, General Plan / Coastal Land Use Plan Update
Kingsburg, CA, Development Code Update, and Economic Study
Livermore, CA, General Plan Land Use Conversion Study
Local Government Commission, CA, Local Funding Guide
Long Beach, CA, Coastal Hotel Market Study
Port of Long Beach, Economic Cost Benefit Analysis Facility Upgrade
Malibu, CA, Local Implementation Plan Update
Menlo Park, CA, Analysis of Initiative to Amend Camino Real Downtown Specific Plan
Merced, CA, Bellevue Community Plan
Moraga, CA, Downtown Specific Plan Implementation
Ojai, CA, Short-Term Transient Rentals White Paper & Facilitated Workshop
Petaluma, CA, SMART Rail Station Plan: TOD Master Plan
Piedras Blancas, CA, Motel Feasibility Study and Design Alternative
Port of San Diego, CA, Economic Revitalization Plan
Port San Luis Harbor District, CA, Economic Impact Report
Rancho Cucamonga, CA, Etiwanda Heights Neighborhood and Conservation Plan
Richmond, CA, Liveable Corridors Plan
Richmond, CA, Richmond Bay Specific Plan
San Luis Obispo, CA, Economic Development Strategic Plan
San Luis Obispo, CA, San Luis Ranch Specific Plan
Santa Maria, CA, Market Analysis, Fiscal Analysis, and Economic Element
Seaside CA, General Plan Update Market Study
Soledad, CA, Vision Program and Downtown Specific Plan
Tesoro Viejo, CA, Financial Model and Meeting
Tuolumne, CA, Big Oak Flat Village Economic Impact Analysis
Winton, CA, Walkable Winton Town Center Plan
LWC Working Waterfront Projects 2006 - Present
Environmental Defense Fund, Pacific Sardine Fishery Analysis
Eureka, CA, Cold Storage Facility Feasibility Analysis
Fort Bragg Groundfish Association, CA, Market Assessment and Strategy
Giovanni's Fish Market CMP, First Receiver Catch Monitoring Program
Long Beach, CA, Port of Long Beach Economic Benefit Analysis
Morro Bay and Monterey, CA, Community Sustainability Plans
Morro Bay, CA, 715 Embarcadero commercial Fishing Off-Loading Pier Project
Morro Bay, CA, Commercial Fisheries Economic Impact Reports, 2011 - 2015
Morro Bay, CA, EFP Participant Evaluation Process Facilitator, 2008 - 2010
Morro Bay, CA, Morro Bay Boatyard/Haulout Demand Analysis
Morro Bay, CA, Port San Luis Commercial Fisheries Business Plan and Industry Analysis
Moss Landing, CA, Marine User Economic Development Strategy
National Marine Fisheries Service, CA, West Coast Albacore Fishing Industry Movement of Goods Report
The Nature Conservancy, CA, Central Coast Groundfish Project Economic and Social Impact Analysis
NOAA/ Southwest Fisheries Science Center, CA, Economics and Organization of Community Sustainability Cooperatives
Port of Los Angeles, CA, Terminal Island Land Use Plan
Port San Luis Harbor District, Harbor Terrace Feasibility Analysis
San Diego Port District, CA, Commercial Fisheries Revitalization Plan
San Diego Port District, CA, Economic Revitalization Plan
San Mateo County Harbor District, CA, Strategic Business Plan
Santa Barbara, CA, Commercial Fisheries Economic Impact Report