HomeMy WebLinkAboutReso 31-26 Appeal of CDP25-021, CUP25-01, and MOD26-001 - signedRESOLUTION NO. 31-26
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA
DENYING AN APPEAL, AND UPHOLDING THE PLANNING
COMMISSION APPROVAL OF A COASTAL DEVELOPMENT
PERMIT (CDP25-021), CONDITIONAL USE PERMIT (CUP25-
01), AND A MODIFICATION REQUEST (MOD26-001) FOR THE
DEMOLITION OF THE EXISTING SINGLE-STORY FIRE
STATION LIVING QUARTERS AT 460 BONITA STREET, AND
THE CONSTRUCTION OF A NEW, TWO-STORY LIVING
QUARTERS TOTALLING 2,431 SQUARE FEET IN ITS PLACE.
T H E C I T Y C O U N C I L
City of Morro Bay, California
WHEREAS, the Planning Commission of the City of Morro Bay conducted a public hearing
at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California, on April 7, 2026, for the
purpose of considering approval of Coastal Development Permit (CDP25-021), Conditional Use
Permit (CDP25-01), and Modification Request (MOD26-001) for the demolition of the existing
single-story fire station living quarters at 460 Bonita Street, and the construction of a new two-
story facility in its place (“the Project”); and
WHEREAS, on April 7, 2026, the Planning Commission of the City of Morro Bay adopted
Resolution 03-26 to approve the Coastal Development Permit (CDP25-021), Conditional Use
Permit (CDP25-01), and Modification Request (MOD26-001); and
WHEREAS, on April 15, 2026, Solmaz Naghsh (“Appellant”) filed an appeal of the
Planning Commission’s decision to approve the Project.
WHEREAS, on June 9, 2026, the City Council of Morro Bay (“City Council”) conducted a
duly noticed public hearing at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California,
to consider the appeal; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the
recommendations made by the Planning Commission, the testimony of the Appellant , public
comment, and the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay as
follows:
Section 2: Action. The City Council does hereby deny the appeal filed by Solmaz Naghsh, on
April 15, 2026, and upholds the Planning Commission approval of Coastal Development Permit
(CDP25-021), Conditional Use Permit (CUP25-01), and Modification Request (MOD26-001),
based on the Findings and Conditions of Approval listed below.
FINDINGS
California Environmental Quality Act (CEQA)
For the purposes of the California Environmental Quality Act, the project meets the requirements
for a Categorical Exemption under CEQA Guidelines Section 15303, Class 3, New Construction
or Conversion of Small Structures. This exemption applies to residential dwelling units and
commercial structures not exceeding 2,500 square feet. Additionally, none of the Categorical
Exemption exceptions, noted under Section 15300.2, apply to the project.
Coastal Development Permit Findings
1. LCP Consistency. The project is consistent with the LCP.
Plan Morro Bay was adopted in 2021, encompassing both the City’s General Plan and Coastal
Land Use Plan (LCP). The property falls within the General Plan’s land use designation of
Moderate Density Residential, which is intended for detached or attached single-family homes
and some group housing uses. The living quarters and fire station on the property have a legal
nonconforming status because they were legally established prior to the adoption of Plan
Morro Bay and Title 17 of the Morro Bay Municipal Code, which outlines their right to continue
and expand with Planning Commission approval.
2. Public Views. The project protects or enhances public views.
Plan Morro Bay includes various policies related to the protection and enhancement of coastal
public views. This project, however, is not located along the coast and therefore does not
negatively impact coastal public views.
3. Habitat Protection. The project protects vegetation, natural habitats and natural resources
consistent with LCP.
The Conservation Element of Plan Morro Bay addresses the use and preservation of natural
resources to improve the environmental quality of Morro Bay. This property is not located
within a mapped environmentally sensitive habitat area and therefore is not expected to
compromise existing vegetation, natural habitats or natural resources with proper erosion
control measures.
4. Design Consistency. The design, location, size, and operating characteristics of the proposed
development is consistent with applicable LCP design requirements, including design plans
and area plans incorporated into the LCP.
Plan Morro Bay designates the City of Morro Bay’s Zoning Code (Title 17 of the Municipal
Code) as the regulatory authority for implementation of coastal requirements including allowed
uses, development standards, and coastal resource protection standards. The design, size,
location, and operating characteristics of this project are consistent with applicable sections
of the Morro Bay Zoning Code. Further, Plan Morro Bay places this property in the North Morro
Bay Character Area, in which most buildings are one- or two-story single-family homes. The
living quarters have been designed to be compatible with the North Morro Bay Character Area.
5. Coastal Access. The project protects or enhances public access to and along the coast.
Plan Morro Bay includes various policies related to the protection and enhancement of public
access to and along the coast. This project, however, is not located along the coast and
therefore does not negatively affect public access to and along the coast.
6. Visitor Serving. The project supports the LCP goal of providing for visitor-serving needs as
appropriate, including providing low- and no-cost visitor and recreational facilities.
Plan Morro Bay includes various policies related to visitor-serving needs. This project,
however, is a proposal to redevelop living quarters and is therefore not required to provide
low- and no-cost visitor and recreational facilities.
7. Appropriate Use. The project is consistent with the allowed LCP uses associated with the
property.
Plan Morro Bay was adopted in 2021, encompassing both the City’s General Plan and Coastal
Land Use Plan (LCP). The property falls within the General Plan’s land use designation of
Moderate Density Residential, which is intended for detached or attached single-family homes
and some group housing uses. The living quarters and fire station on the property have a legal
nonconforming status because they were legally established prior to the adoption of Plan
Morro Bay and Title 17 of the Morro Bay Municipal Code, which outlines their right to continue
and expand with Planning Commission approval.
Plan Morro Bay designates the City of Morro Bay Zoning Code as the regulatory authority for
implementation of coastal requirements including allowed uses, development standards, and
coastal resource protection standards. The design, size, location, and operating
characteristics of this project are consistent with applicable sections of the Morro Bay Zoning
Code.
8. Coastal Resources. The proposed development protects or enhances coastal resources,
where applicable.
Plan Morro Bay includes various policies related to the protection or enhancement of coastal
resources. The proposed project is consistent with the protection of coastal resources.
9. Environmental Justice. The project addresses whether proposed development results in
environmental justice impacts, consistent with LCP environmental justice policies. When
relevant, the project includes mitigation measures to minimize or eliminate potential adverse
and/or disproportionate impacts of development on environmental justice communities.
The project does not trigger environmental justice impacts. No mitigation measures are
required to minimize or eliminate potential adverse and/or disproportionate impacts of
development on environmental justice communities.
10. Hazards. The proposed development is consistent with the LCP’s coastal hazards provisions.
Coastal hazards include, but are not limited to, episodic and long-term shoreline retreat and
coastal erosion, high seas, ocean waves, storms, tsunami, coastal flooding, landslide, bluff
and geologic instability, and the interaction of same, and all is impacted by sea level rise. This
project, however, is not located along the shoreline and therefore is not subject to the LCP’s
coastal hazards provisions.
Conditional Use Permit Findings
1. The nonconforming use was legally established.
The fire station and living quarters at 460 Bonita Street were established prior to the City’s
incorporation. Although the property has gone through various uses in recent decades, the
apparatus bay was rebuilt after City Council action in 2004, and in July 2025 the City Council
affirmed that it is their intent to redevelop and staff the Bonita Street Fire Station. This will
allow the City’s emergency personnel to better serve the needs of North Morro Bay, which has
been deemed critical through various commissioned studies and surveys.
2. The proposed expansion of the nonconforming use would not be detrimental to public health,
safety, or general welfare.
The proposed expansion of the fire station living quarters will allow the Fire Department to
fully staff the station, allowing them to best meet the needs of North Morro Bay residents, and
thereby benefit the public health, safety, and general welfare.
3. With the exception of the nonconforming use, the proposed expansion would not be
inconsistent with the general plan and land use plan and would not preclude or interfere with
implementation of any applicable city specific plan.
With the exception of the nonconforming use, the project is consistent with the general plan
and land use plan through the approval of MOD26-001. There are no applicable city specific
plans in effect over this property.
Modification Request Findings
1. The modification is necessary due to the physical characteristics of the property and the
proposed use or structure or other circumstances, including, but not limited to, topography,
noise exposure, irregular property boundaries, or other unusual circumstance.
The requested modification is necessary due to the proposed use of the site. Under MBMC
Section 17.27.040(A)(2), the Community Development Director has the authority to determine
the number of parking spaces required for a use not identified in the Zoning Code’s parking
table. In consultation with the Chief of the Fire Department, the Director has determined that
three parking spaces are the minimum number required for the living quarters. MBMC
17.27.110(C)(1) allows a maximum of two tandem parking spaces. Given the minimum
required building footprint for public safety needs, the only feasible location for the third
parking space is within the front setback.
2. There are no alternatives to the requested modification that could provide an equivalent level
of benefit to the applicant with less potential detriment to surrounding owners and occupants
or to the general public.
Requiring the third parking space to be pushed out of the front setback would correspond with
a reduction in proposed building footprint, which would result in a building unsuitable for the
Fire Department’s needs. Additionally, only requiring two parking spaces would not be
conducive to the staffing needs of the station. Further, the third parking space may not be
provided within the existing driveway of the apparatus bay, as it would impede emergency
response vehicles during calls to service.
3. The granting of the requested modification would not be detrimental to the health or safety of
the public or the occupants of the property or result in a change in land use or density that
would be inconsistent with the requirements of this title.
The granting of the requested modification would bring an added benefit to the public by
allowing the Fire Department to provide adequate onsite parking for their personnel without
taking a space away from an already parking-congested neighborhood. The requested
modification to this development standard would not result in a change in land use or density
that would be inconsistent with the requirements of Title 17.
CONDITIONS OF APPROVAL
1. Authorized Development: CDP25-021 / CUP25-01 / MOD26-001 for the land described as
Assessor’s Parcel Number 068-262-042 to allow for the demolition of the existing 1,145
square foot, single-story living quarters for Fire Department personnel located at 460 Bonita
Street, and the construction of a new, two-story living quarters totaling 2,431 square feet in its
place, as shown on plans date-stamped and approved on April 7, 2026, and on file with the
Community Development Department, as modified by these conditions of approval. Site
development, including all buildings and other features, shall be located and designed
substantially as shown on plans, unless otherwise specified herein.
2. Inaugurate Within Two Years: Unless the construction or operation of the structure, facility, or
use is commenced not later than five (5) years after the effective date of this Resolution and
is diligently pursued, thereafter, this approval will automatically become null and void;
provided, however, that upon the written request of the applicant, prior to the expiration of this
approval, the applicant may request up to two extensions for not more than one (1) additional
year each. Any extension may be granted by the Director, upon finding the project complies
with all applicable provisions of the Morro Bay Municipal Code (the “MBMC”), Gener al Plan
and certified Local Coastal Program Land Use Plan (LCP) in effect at the time of the extension
request.
3. Changes: Minor changes to the project description and/or conditions of approval shall be
subject to review and approval by the Community Development Director. Any changes to this
approved permit determined, by the Director, not to be minor shall require the filing of an
application for a permit amendment subject to Planning Commission review.
4. Compliance with the Law: (a) All requirements of any law, ordinance or regulation of the State
of California, the City, and any other governmental entity shall be complied with in the exercise
of this approval, (b) This project shall meet all applicable requirements under the MBMC and
shall be consistent with all programs and policies contained in the LCP and General Plan for
the City.
5. Hold Harmless: The Applicant, as a condition of approval, hereby agrees to defend, indemnify,
and hold harmless the City, its agents, officers, and employees, from any claim, action, or
proceeding against the City as a result of the action or inaction by the City, or from any claim
to attack, set aside, void, or annul this approval by the City of the applicant's project; or
applicant’s failure to comply with conditions of approval. Applicant understands and
acknowledges the City is under no obligation to defend any legal actions challenging the City’s
actions with respect to the project. This condition and agreement shall be binding on all
successors and assigns.
6. Compliance with Conditions: The Applicant’s establishment of the use or development of the
subject property constitutes acknowledgement and acceptance of all Conditions of Approval.
Compliance with and execution of all conditions listed hereon shall be required prior to
obtaining final building inspection clearance. Deviation from this requirement shall be
permitted only by written consent of the Director or as authorized by the Planning Commission.
Failure to comply with any of these conditions shall render this entitlement, at the discretion
of the Director, null and void. Continuation of the use without a valid entitlement will constitute
a violation of the MBMC and is a misdemeanor.
7. Compliance with Morro Bay Standards: This project shall meet all applicable requirements
under the MBMC and shall be consistent with all programs and policies contained in the LCP
and General Plan of the City.
8. Archaeology: In the event of the unforeseen encounter of subsurface materials suspected to
be of an archaeological or paleontological nature, all grading or excavation shall immediately
cease in the immediate area, and the find should be left untouched until a qualified
professional archaeologist or paleontologist, whichever is appropriate, is contacted and called
in to evaluate and make recommendations as to disposition, mitigation and/or salvage. The
developer shall be liable for costs associated with the professional investigation.
9. Conditions of Approval: The Findings and Conditions of Approval shall be included as a full-
size sheet in the Building Plans.
Building Division Conditions
All construction will conform to the 2025 California Building Code (CBC), 2025 California
Residential Code (CRC), 2025 California Fire Code (IFC), 2025 California Mechanical Code
(CMC), 2025 California Plumbing Code (CPC), 2025 California Electrical Code (CEC), 2025
California Energy Code, 2025 California Green Code (CGBC), Title 14 and 17 of the Morro Bay
Municipal Code.
(Code adoption dates are subject to change. The code adoption year is established by the
application date of plans submitted to the Building Division for plan review.)
Prior to issuance of a construction permit:
10. Building permit plans shall be submitted by a California licensed architect or engineer when
required by the Business & Professions Code, except when otherwise approved by the Chief
Building Official.
11. The owner shall designate on the building permit application a registered design professional
who shall act as the Registered Design Professional in Responsible Charge. The Registered
Design Professional in Responsible Charge shall be responsible for reviewing and
coordinating submittal documents prepared by others including phased and staggered
submittal items, for compatibility with design of the building.
12. The owner shall comply with the City’s Structural Observation Program. The owner shall
employ the engineer or architect responsible for the structural design, or another engineer or
architect designated by the engineer of record or architect responsible for the structural
design, to perform structural observation as defined in Section 220. Observed deficiencies
shall be reported in writing to the owner’s representative, special inspector, contractor and the
building official. The structural observer shall submit to the building official a written statement
that the site visits have been made and identify any reported deficiencies that, to the best of
the structural observer’s knowledge, have not been resolved.
13. The owner shall comply with the City’s Special Inspection Program. Special inspections will
be required by Section 1704 of the California Building Code. All Special Inspectors shall first
be approved by the Building Official to work in the jurisdiction. All field reports shall be provided
to the City Building Inspector when requested at specified increments in order for the
construction to proceed. All final reports from Special Inspectors shall be provided to the
Building Official when they are complete and prior to final inspection.
14. A soils investigation performed by a qualified professional shall be required for this project. All
cut and fill slopes shall be provided with subsurface drainage as necessary for stability; details
shall be provided. Alternatively, submit a completed City of Morro Bay soils report waiver
request.
15. Mitigation measures for naturally occurring asbestos require approval from San Luis Obispo
County Air Pollution Control District.
16. BUILDING PERMIT APPLICATION. To apply for building permits, submit three (3) sets of
construction plans, fire sprinkler plans, if applicable, and supplemental documents to the
Building Division.
17. The Title sheet of the plans shall include, but not be limited to:
a. Street address, lot, block, track and Assessor Parcel Number.
b. Occupancy Classification(s)
c. Construction Type
d. Maximum Height of the building allowed and proposed.
e. Floor area of the building(s).
f. Fire sprinklers proposed or existing
g. Minimum building setback allowed and proposed
Conditions to be met during construction:
18. SITE MAINTENANCE. During construction, the site shall be maintained so as to not infringe
on neighboring property, such as debris and dust. A storm water management plan shall be
maintained throughout the duration of the project. The storm water management measures
such as fiber rolls, silt fencing, etc. will be enforced by City staff by random site visits.
19. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological resources are
unearthed during any construction activities, all grading and or excavation shall cease in the
immediate area and the find left untouched. The Building Official shall be notified so that the
extent and location of discovered materials may be recorded by a qualified archaeologist,
Native American, or paleontologist, whichever is appropriate. The qualified professional shall
evaluate the find and make reservations related to the preservation or disposition of artifacts
in accordance with applicable laws and ordinances. If discovered archaeological resources
are found to include human remains, or in any other case when human remains are
discovered during construction, the Building Official shall notify to county coroner. If human
remains are found to be of ancient age and of archaeological and spiritual significance, the
Building Official shall notify the Native American Heritage Commission. The developer shall
be liable for costs associated with the professional investigation.
20. FOUNDATION SETBACK VERIFICATION. Prior to the placement of concrete and upon
completed form installation, a licensed surveyor is required to measure and record the
distance from the proposed foundation walls to the established lot lines. The contractor shall
submit these findings in letter format to the building inspector upon the request for a foundation
inspection. Letter shall specify findings of front, sides and rear yard setbacks as defined by
Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case basis for
some lot types.
21. BUILDING HEIGHT VERIFICATION. Prior to roof sheathing or shear wall inspection, a
licensed surveyor is required to measure and record the height of the structure. The contractor
shall submit this finding in letter format to the building inspector upon request for roof
sheathing/shear wall inspection. Letter shall specify the recorded height of structure as
defined in Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case
basis for some site-specific projects.
22. EXISTING BUILDINGS. Where windows are required to provide emergency escape and
rescue openings, replacement windows shall comply with the maximum sill height
requirements of Section R310.2.2 and the minimum opening area requirements of Section
R310.2.1 of the 2022 California Building Code.
Conditions to be met prior to final inspection and issuance of certificate of occupancy:
23. Prior to building division final approval all required inspections from the other various divisions
must have been completed and verified by a city inspector. All required final inspection
approvals must be obtained from the various departments and documented on the permit
card. This permit card shall then be turned into the building division for scheduling of the final
building inspection.
24. Any as-built drawings that were required by the building inspector or plans examiner must
be submitted for approval prior to the request for final inspection.
25. If structural observations were required, the final structural observation report shall be
submitted to the building division prior to issuance of the certificate of occupancy or final
inspection approval.
26. If special inspections were required, the final special inspection report shall be submitted to
the building division prior to the issuance of the certificate of occupancy or final inspection
approval.
27. Final soils summary report from the geotechnical representative indicating compliance with
the required conditions set forth in the soils report.
28. Final T-24 energy reports (Certificates of Installation).
Public Works Conditions
29. Stormwater Management: All projects must complete the “Performance Requirement
Determination Form” and identify all proposed new and replaced impervious surfaces to
determine applicable performance requirements. Additional guidance can be found in the
City’s Stormwater Management EZ Manual:
https://www.morrobayca.gov/DocumentCenter/View/11114/MB-Stormwater-Management-
EZ-manual
30. Frontage Improvements: The installation of frontage improvements is required. Show the
installation of a City standard driveway approach per detail B-6, sidewalk per detail B-5, curb
and gutter per B-1 and street tree (one per every 50’ frontage). Show and label 18” minimum
to 10’ maximum asphalt cut and pave back at all portions of concrete curb and gutter to be
installed. Add note that asphalt cut and pave back will be needed to be replaced at nearest
clean edge extending to competent street material, per Public Works inspector’s
recommendations. (MBMC 14.44.020)
31. ADA: All nonconforming sidewalks must be replaced or repaired to comply with current ADA
slope requirements. Show and label existing grades and proposed grades to comply with ADA
requirements.
32. Construction Details: Add construction details of proposed installations.
33. Sewer Lateral: Perform a video inspection of the sewer lateral from the clean-out to the sewer
main and submit it to Public Works (via portal upload). The lateral must be repaired or replaced
as necessary to prevent inflow or infiltration, and all required work must be shown on the
approved plans. Refer to the City’s PSL Video Inspection Requirements for specific details on
video content and standards, https://www.morro-
bay.ca.us/DocumentCenter/View/13500/Private-Sewer-Line-Video-Requirements.
(MBMC §14.07.030)
34. Water Meter: Indicate on plans location and sizes of both water meter and water lateral.
Coordinate sizes with Fire Sprinkler plans. Separate residential, commercial or industrial
occupancies, if situated on the same premises and not under a common roof, shall have
separate service connections and meters. (MBMC 13.04.140 & 14.04.010.C)
35. Fire Line: For non-residential structures only, label all new or existing water backflow
preventers for fire water systems, irrigation systems (on a dedicated water meter), systems
which may change in character of use (commercial rentals, etc.), gray water systems, or any
plumbing system which has cross-connections or the ability to allow water of deteriorated
sanitary quality to enter the public water supply. Add note to plan that device is required to be
an approved domestic water backflow prevention device. (MBMC 13.08.040)
36. County Cross-Connection Inspection: For non-residential structures only, add note to plan that
contractor is required to contact the County Cross-Connection Control Program at (805)781-
5544 to confirm prevention device location and completed test form. The contractor must
provide the city a copy of the rest results. (MBMC 13.08.040)
37. Grading and Drainage: Show and label existing and proposed contours, drainage patterns,
spot elevations, finish floor elevation, roof downspouts, and all drainage pipes and structures
draining to City right of way on the plans. All runoff shall be directed to vegetated areas prior
to overflowing into City right of way. (CBC 107.2.1/CRC R106.1.1)
38. Historic Drainage: Design should maintain the historic drainage patterns, with no concentrated
flow onto adjacent private property. If drainage cannot be easily conveyed to landscape and
then City ROW, at historic discharge location, provide for a "level spreader" to result in sheet
flow discharge.
39. Utilities: Show and label all existing and proposed locations of the sewer lateral, water service,
water mainline, sewer mainlines, and gas lines on the building plans. Include sizes where
appropriate. Note the location of all overhead utilities. See uploaded utility maps.
40. Drainage System: All drainage basins and other physical drainage system elements (i.e.
bubblers, area drains, or trench drains) are not allowed within the City’s right of way.
41. Easements: Identify and label all easements. Provide preliminary title report to verify all
easements and property boundaries.
42. Erosion and Sediment Inspection: Add note to contact Public Works Inspector (Matt Bishop)
at (805)772-6232 prior to starting any onsite work for erosion and sediment control inspection.
43. Add the following Notes to the Plans:
1. Any drainage to City facilities (curb, berm, street, sewer, water, or other public
improvements) from construction shall be repaired at no cost to the City of Morro Bay.
2. The designer and contractor are responsible for verifying all utility locations and
connections.
3. No work or use of the City right-of-way or easements is allowed without an
Encroachment Permit. Permit information: https://www.morro-bay.ca.us/197/Public-
Works
a. Driveway requires a standard encroachment permit and must meet Detail B-
9.
b. Sewer encroachment permit required for sewer lateral work in right of way or
easements.
c. A water encroachment permit and water meter application shall be required
for new water meter installations within the City right-of-way.
d. Dumpsters must be on private property unless approved under a temporary
encroachment permit.
Planning Conditions
44. Construction Hours: Construction or Repairing of Buildings, the erection (including
excavating), demolition, alteration or repair of any building or general land grading and contour
activity using equipment in such a manner as to be plainly audible at a distance of fifty feet
from the building other than between the hours of seven a.m. and seven p.m. on weekdays
and eight a.m. and seven p.m. on weekends except in case of urgent necessity in the interest
of public health and safety, and then only with a permit from the Community Development
Department, which permit may be granted for a period not to exceed three days or less while
the emergency continues and which permit may be renewed for a period of three days or less
while the emergency continues (MBMC Section 9.28.030.I).
45. Dust Control: Prior to issuance of a grading permit, a method of control to prevent dust and wind
blow earth problems shall be submitted for review and approval by the Building Official.
46. Architecture: Building colors and materials shall be as shown on plans approved by the
Planning Commission and specifically called out on the plans submitted for a Building Permit
to the satisfaction of the Community Development Director.
47. Boundaries and Setbacks: The property owner is responsible for verification of lot boundaries.
Prior to requesting foundation inspection, a licensed land surveyor shall verify lot boundaries
and building setbacks to the satisfaction of the Community Development Director. A copy of
the surveyor’s Form Certification based on a boundary survey shall be submitted with the
request for foundation inspection.
48. Structure Height Verification: Prior to foundation inspection, a licensed land surveyor shall
measure and inspect the forms and submit a letter to the Community Development Director
certifying that the tops of the forms are in compliance with the finish floor elevations as shown
on approved plans. Prior to either roof nail or framing inspection, a licensed surveyor shall
submit a letter to the building inspector certifying that the height of the structures is in
accordance with the approved plans and complies with the maximum height requirements as
approved for this project.
49. Inspection: The Applicant shall comply with all City conditions of approval and obtain final
inspection clearance from the Planning Division at the necessary time in order to ensure all
conditions have been met.
50. Conditions of Approval on Building Plans: Prior to the issuance of a Building Permit, the final
Conditions of Approval for both the Conditional Use Permit and the Coastal Development
Permit shall be attached to the set of approved plans. The sheet containing Conditions of
Approval shall be the same size as other plan sheets and shall be the last sheet in the set of
Building Plans.
51. Exterior Lighting and Illumination Plan: Exterior lighting and illumination shall comply with
MBMC Section 17.14.090.B.
52. Walls and Fences: Walls and fences shall be maintained in a safe, neat, and orderly condition
at all times.
PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting
thereof held on this 9th day of June 2026 on the following vote:
AYES: Wixom, Eckles, Edwards, Landrum, Luffee
NOES: None
ABSENT: None
ABSTAIN: None
RECUSE: None
CARLA WIXOM, Mayor
ATTEST
DANA SWANSON, City Clerk
Carla Wixom (Jun 10, 2026 17:31:39 PDT)
Carla Wixom
Reso 31-26 Appeal of CDP25-021, CUP25-01,
and MOD26-001
Final Audit Report 2026-06-11
Created:2026-06-10
By:Heather Goodwin (hgoodwin@morrobayca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAASKMkQ2wjRAuirpUTCGShzJ36NmizwYX9
"Reso 31-26 Appeal of CDP25-021, CUP25-01, and MOD26-00
1" History
Document created by Heather Goodwin (hgoodwin@morrobayca.gov)
2026-06-10 - 9:04:18 PM GMT
Document emailed to cwixom@morrobayca.gov for signature
2026-06-10 - 9:05:18 PM GMT
Email viewed by cwixom@morrobayca.gov
2026-06-11 - 0:31:19 AM GMT
Signer cwixom@morrobayca.gov entered name at signing as Carla Wixom
2026-06-11 - 0:31:37 AM GMT
Document e-signed by Carla Wixom (cwixom@morrobayca.gov)
Signature Date: 2026-06-11 - 0:31:39 AM GMT - Time Source: server - Signature Appearance Selected: MOBILE_TYPE
Document emailed to Dana Swanson (dswanson@morrobayca.gov) for signature
2026-06-11 - 0:31:43 AM GMT
Email viewed by Dana Swanson (dswanson@morrobayca.gov)
2026-06-11 - 2:44:16 PM GMT
Document e-signed by Dana Swanson (dswanson@morrobayca.gov)
Signature Date: 2026-06-11 - 2:44:30 PM GMT - Time Source: server - Signature Appearance Selected: IMAGE
Agreement completed.
2026-06-11 - 2:44:30 PM GMT