MEMO

To: Scot Graham, City of Morro Bay

From: Amy Sinsheimer and Jeff Henderson, Michael Baker International

Date: March 30, 2017

Re: Community Workshop 3 and Outreach Survey – Summary Report

This memorandum outlines the results of the Plan Morro Bay Land Use Alternatives Outreach Survey and third community-wide workshop, which was held on February 2, 2017, from 5:30 to 8:00 p.m. in the Morro Bay Community Center in Morro Bay. This meeting was a collaborative effort between the City of Morro Bay and consultants from Michael Baker International and PlaceWorks. WORKSHOP PURPOSE

Purpose

 Update the public on the status of Plan Morro Bay and the Downtown Waterfront Strategic Plan (DWSP).  Present key components of the draft DWSP (vision, catalyst projects, design guidelines) and confirm that they reflect the community’s vision, values, and preferences.  Provide background information, context, and options for Plan Morro Bay land use alternatives.  Gather detailed input to continue development of land use alternatives for the General Plan and Local Coastal Program (LCP).

Desired Outcomes

 All participants will feel welcome and encouraged to participate.  Participants will understand the projects and how they are related.  The project team will have a better understanding of the community’s land use preferences and desired future uses at key opportunity sites in Morro Bay.  The project team will have input needed to finalize the DWSP.  Participants will feel energized and positive about their participation experience and look forward to future engagement opportunities related to the projects.

OVERVIEW

Below is a summary of the evening’s activities.

Attendance Total Attendance: ~40

The third community-wide Plan Morro Bay workshop was hosted on February 2, 2017, from 5:30 to 8:00 p.m. in the Morro Bay Community Center. At least 23 participants were present,* along with 5 City staff members, 2 elected officials (Mayor Jamie Irons and Council Member Marlys McPherson), 6 General Plan Advisory Committee (GPAC) members, and 4 consultants, for a total of at least 40 individuals.

* This number reflects the number of individuals who signed the optional sign-in sheet at the door; there were other attendees who did not sign in. Agenda

5:30 p.m. Welcome + Open House [DWSP Exhibits]

Participants were welcomed at the door, asked to sign in, and invited to circulate between stations at their leisure to review the DWSP exhibits and provide high-level input.

6:20 p.m. Presentation and Q+A Session

The project team gave a brief presentation (~20 minutes) explaining the project, providing background information, and setting the stage for the small group activity. This information included a discussion of the General Plan/LCP opportunity sites and land use alternatives. The project team answered questions at the end of the presentation.

6:40 p.m. Land Use Alternatives [Small Group Activity]

Participants were seated in groups of 6 to 12. A facilitator at each table guided participants through the process of reviewing the opportunity sites and land use alternatives, and discussing if and how these sites could be transformed in the future to benefit the community.

7:30 p.m. Report Back

The lead facilitator invited each table to share what was discussed, including the key takeaways from the group discussion. Time was allowed for brief feedback or questions between each site.

8:25 p.m. Wrap-Up and Next Steps [Presentation]

The team reviewed the project next steps, including how public feedback will be incorporated and upcoming opportunities for participation. SUMMARY OF RESULTS Activity #1: DWSP Open House

Overview Staff invited participants to review four posters summarizing key components of the DWSP before taking their seats: an overview poster, an opportunity sites and catalyst projects poster, a design guidelines poster, and an implementation poster. The opportunity sites and catalyst projects and design guidelines posters offered participants the opportunity to write comments in response to the prompt: “Is there anything very important that you feel is not reflected here?”

Results Opportunity Sites and Catalyst Projects

In general, comments were minimal and suggested support for the catalyst projects outlined in the DWSP. Participants reiterated their support of expanded and improved infrastructure, including installing more public restrooms and trash cans, extending bike paths, and creating pedestrian-friendly connections between downtown and the Embarcadero. Participants were also supportive of a boatyard. Participants had mixed opinions on a high-end hotel/conference center and a seafood market, with some expressing support for these projects and others concerned about their viability.

Design Guidelines

Again, comments provided on this poster did not indicate anything missing, or any major disagreements with the design guidelines and themes outlined in the plan. Participants expressed support for existing public art, consistent signage, and bike racks. Some participants also wrote about the need to keep the Embarcadero clean. Multiple participants wanted to see less concrete and glass in the community, and more use of wood and other nautical-related design features.

Activity #2: Land Use Alternatives Group Activity

Overview Each small group facilitator led a group of 6 to 12 people in a discussion of one to two different opportunity sites/study areas. Participants at each table reviewed the various alternatives presented by staff and discussed four key questions for the opportunity site/study area:  Are the current uses appropriate for this site?  What are your thoughts on the proposed alternatives at the site?  Does the site have any potential to be used in a different way?  Do you have other ideas for how to use this site?

Following the discussion, facilitators presented a summary of their table’s discussion to the room. At this time, facilitators mentioned if each group had a strong preference for one of the alternatives.

Results This section summarizes the key points that emerged from each table’s discussion.

Table 1 and others1: Study Area 1

 There were mixed feelings on including this area in the City’s sphere of influence (SOI): o Many community members saw merit in maintaining the area as County land, rather than evaluating it for inclusion in the City’s SOI or annexing the

1 Multiple tables and groups discussed Study Area 1. land. Participants were supportive of preserving the land as is, and felt that keeping County control would be the best way to accomplish this. o Others felt that there were clear benefits to including it in the City’s SOI, such as to: . Ensure that no development would occur in landslide-prone areas within Parcels 38 and 40. . Limit density to one house and one barn per parcel. . Encourage development of recreational uses, such as trails for biking, hiking, and horseback riding.  Participants felt that more time would be needed to effectively offer feedback on this site.  Participants wanted to preserve the dog beach in the area.  Some community members noted that the City would have to provide infrastructure for any development in the area, and were concerned about potentially high costs for infrastructure construction.  Community members were supportive of the City purchasing land or securing a right-of-way for a bicycle path between Morro Bay and Cayucos.  Some community members were hesitant to designate the study area as open space, feeling that the cost would be too high and that such a designation might eliminate the fire protection benefits afforded by the grazing activities that currently occur in the area. However, others wanted to see the area used for passive recreation, such as hiking and horseback riding.  Participants were not necessarily opposed to some development in the area, but would like it to not have a substantial visual impact. In particular, they felt that any development on Parcels 6, 7, 11, 12, 13, and 14 should be located so that it is not visible from Highway 1 and visitor-serving uses should not be visible from residential neighborhoods in north Morro Bay.

Table 2: Dynegy Power Plant (Opportunity Site A)

 Mixed-use, institutional, and maritime supporting (perhaps light industrial) uses were well supported by community members, particularly if the mixed-use development includes multifamily residential and affordable housing.  Community members had mixed feelings about the proposed placement of visitor-serving commercial uses on part of the site. There was more interest in institutional (museums, wildlife rescue/rehab center, nature-based education), housing, and art/cultural (studios, live/work) uses than visitor-serving commercial.  Participants were in favor of using a Planned Development overlay or Specific Plan process for this site.  There was widespread support for preserving the existing power plant building, including the smokestacks, as much as possible. Participants favored repurposing the existing structures for any new uses rather than demolishing and replacing them.  Participants wanted to see the existing Maritime Museum attractions across the Embarcadero retained, and if possible, expanded. Other suggestions included a “Museum Row” integrating outdoor entertainment, recreation, educational, and fishing activities, an electricity museum, and/or a facility for the Pacific Wildlife Rehab Center.  Community members wanted to preserve the natural areas of the creek by designating the land around it as open space.

Table 3: North Main Street (Opportunity Site E)

 Participants preferred using the area for low-density and medium-density residential uses, with some limited commercial activities (particularly on Main Street). The favored commercial uses were small office spaces, medical offices, and working spaces as part of a live/work unit.  There was support for using the 10-acre site currently designated as high-density residential for assisted/senior living, affordable housing, and live-work spaces. Participants felt that high-density residential on this site would create traffic problems (particularly at the intersections of Main Street with San Jacinto Street and Yerba Buena Street).  Community members favored limiting development in the area to one or two stories.

Table 4: Tri-W Site (Opportunity Site F)

Note: This site’s proposed land use alternatives are subject to a revisit of Measure H (Ordinance No. 389), which limits development to commercial uses on only 13 acres of the 30-acre property.

 Most participants were supportive of residential uses on the site, if they were affordable.  One participant proposed a new alternative to allow large-scale highway-serving uses, arguing that the size of this site makes it one of the few opportunity areas left in town to construct a larger-scale commercial development.  Participants did not reach a consensus on the preferred land uses for the site. Some favored keeping Measure H as it is (commercial and open space/recreation, restricted to 13 acres of the site). Some liked the alternatives of adding residential or a new proposal to allow large-scale highway-serving commercial development (as long as it does not conflict with the rest of town).

Table 5: Wastewater Treatment Plant (Opportunity Site B)

 The preference among participants was to convert the site to open space uses, potentially with some recreational facilities or other activities that support neighboring Morro Bay High School.  Community members were supportive of making the site more resilient to flooding.

Table 6: Water Reclamation Facility (Opportunity Site C) and Quintana Road North of the Roundabout (Opportunity Site J)

Opportunity Site C

 There was wide support for using Site C for the Water Reclamation Facility.

Opportunity Site J

 Community members supported building high-density housing in the area. Participants felt that the existing school building and/or playing field would be the best location for new housing (as currently designated in the General Plan).  Some participants supported preserving the existing school building as a community space and for its historic value.  Community members wanted to see improved pedestrian infrastructure in the area.  There was no consensus on whether or not mixed-use development is appropriate at the Cookie Crock site.

Table 7: Study Areas 2, 3, and 4

 Community members were opposed to any new development on hillsides, and would like to see these areas preserved as agriculture.  There was support for passive recreation within the study areas, as feasible.

Additional Comments

Meeting attendees had the option to fill out comment cards. Many of the comments on these cards are included in the other activity results elsewhere in this report. A summary follows of additional comments that are not included elsewhere:

 Maintain hillside views east of Highway 1 by keeping any development low.  The Tri W site, Study Area 3, and Study Area 4 could be used for business park or light industrial uses.  Improve access to Lila Keiser Park from Highway 41 and improve access to the power plant site from Highway 1.  The Cookie Crock site would be suitable for visitor-serving commercial or other commercial activities.  The City should consider ways to address the parking needs of second units.  The power plant site is a prime development opportunity and should contribute to the local economy. Consider using part of the site for a marine mammal center and move the PG&E substation. Some participants favored visitor-serving commercial uses on this site rather than mixed use.  Study Area 1, especially along Toro Creek Road, could be used as a county park.  Use both sides of Highway 41 for commercial uses.

Online and Hard Copy Survey Results

The City prepared an online survey to poll community members about their preferred land use choices for the study areas and opportunity sites. A hard copy of the survey was also mailed out in the February utility bill. The survey allowed community members who were not in attendance at the February 2 workshop to provide feedback and give comments about the land use alternatives. It also gave community members who were at the workshop the opportunity to elaborate or provide input on other sites that they were not able to give feedback on during the workshop. A total of 535 community members participated in the survey between February 2 and March 28. The results of the survey are as follows:

 Opportunity Site A (Dynegy Power Plant): Most respondents (approximately 79%) preferred Alternative 1 (mixed residential and commercial uses with public/institutional at the PG&E substation), compared to 21% of respondents who wanted it preserved as an industrial area.  Opportunity Site B (Wastewater Treatment Plan): Most respondents (approximately 69%) wanted to change the site to a mixture of open space and visitor-serving commercial land uses (Alternative 1). Approximately 21% of respondents wanted to maintain the site with its current mix of allowed uses, and approximately 10% wanted to change a larger percentage of the site to a visitor- serving commercial area (Alternative 2).  Opportunity Site C (Proposed Water Reclamation Facility): A large number of respondents (approximately 72%) were in favor of Alternative 1—using the site for the Water Reclamation Facility—compared to 28% who wanted to preserve it as agriculture.  Opportunity Site E (North Main Street): The opinion of survey respondents was divided. Approximately 45% of respondents favored mostly neighborhood commercial land uses with limited residential (Alternative 1), while 55% favored the current mix of commercial and residential land uses at the site.  Opportunity Site F (Tri-W Site): Most respondents (approximately 69%) wanted to see only open space and commercial land uses in the area. Approximately 31% of respondents preferred Alternative 1—to allow higher-density residential land uses in addition to the planned open space and commercial.  Opportunity Site J (Quintana Road North of Roundabout): A slight majority of respondents (approximately 53%) preferred Alternative 1—to redesignate the Cookie Crock site to allow commercial land uses only. Approximately 47% of respondents wanted to maintain the existing designations to allow a mix of both residential and commercial uses.  Respondents were asked if part of Study Area 1 (including properties owned by Chevron) adjacent to the city limits should officially become part of Morro Bay. Approximately 60% of respondents favored having this area become part of the city, while approximately 40% were opposed. Most respondents (approximately 70%) were opposed to development in this area, while approximately 30% were in favor. o Among those who favored development, the opinion was divided on whether to allow visitor-serving commercial use. Additionally a much smaller number of people responded to this question—about 140 people compared with about 475 on the prior questions in the survey. Most respondents (approximately 53%) did not want to allow visitor-serving commercial development in this area (Alternative 1). Approximately 47% favored the possibility of commercial land along with low-density residential, agriculture, and open space (Alternative 2). o Among respondents who opposed development, a majority (approximately 57%) wanted the land to be preserved as open space (Alternative 1), while approximately 43% wanted to retain the land as agriculture (Alternative 2). Similar to the previous question, only 150 people responded to this question.  Study Areas 2, 3, and 4 (primarily agricultural areas outside of the city limits): Approximately 45% of respondents wanted the land kept under County jurisdiction, approximately 32% wanted the City or another organization to acquire the land and protect it as open space, and approximately 23% wanted the land to be annexed by the City but retained as agriculture.

The survey also asked respondents if they had any additional thoughts or comments regarding the study areas and opportunity sites. Many respondents had extensive comments on these issues. A summary of these comments, to the extent possible, is provided below.

 Many respondents wanted to see the Dynegy site used at least in part for an aquarium/museum, event center, or other large-scale visitor-focused attraction. However, there was also significant support for using the site as park space and for a boat haulout/repair location.  Survey respondents supported installing renewable energy facilities at the Water Reclamation Facility, and wanted to ensure that the site would be hidden as much as possible from roads and surrounding properties. However, a number of respondents questioned the need to find a new location for a wastewater treatment facility.  At least one respondent felt the purpose of the survey is to justify construction of the wastewater reclamation facility.  A number of respondents emphasized the need for affordable housing, especially for senior citizens. While many supported higher-density affordable/senior housing, a few respondents were concerned about increased traffic that may result from these developments. Some felt senior housing should be kept apart from commercial development.  Survey respondents favored local retailers and other businesses over large chains, particularly in visitor-friendly locations such as downtown and the Embarcadero.  Many respondents spoke strongly in favor of preserving hillside areas from development and protecting these sites as open space uses, with limited recreational opportunities such as hiking trails.  A large number of people spoke in favor of maintaining the small-town, fishing village atmosphere that makes Morro Bay unique. Specific cities and areas were given (Southern California, Pismo Beach, San Luis Obispo, etc.) to illustrate what they did not want to see Morro Bay turn into.  While unrelated to the study area questions, a substantial number of respondents talked about fixing existing city streets and infrastructure that they feel are currently inadequate.

Summary and Next Steps

Based on the results of the in-person workshop on February 2 and the online survey, some primary themes and preferences emerged.

 Community members value the undeveloped hillsides for scenic and recreational opportunities. Development in these areas should be minimized, and any development should be hidden from view as much as possible.  Community members would like more recreational opportunities in Morro Bay, particularly along the waterfront.  Community members are comfortable with a mix of land uses and densities throughout the community, but care should be taken to ensure that uses are compatible with each other and do not cause traffic problems or block views.  There is strong support among community members to grow tourism in Morro Bay by constructing more visitor-serving commercial developments and attractions. However, community members would like to maintain Morro Bay’s small-town feel and commercial fishing economic sector.  Providing affordable housing is of critical importance to community members, particularly affordable housing for senior citizens.

The community input from the in-person workshop and online survey will be used to further refine the land use alternatives and develop the Land Use Element of Plan Morro Bay. The input will also be used to inform other policies in Plan Morro Bay, including policies on parking and transportation, open space, and renewable energy.

Appendix 1: Workshop Materials

See attachment

Appendix 2: Online Survey Comments

See attachment

Appendix 3: Plan Morro Bay Website Comments

See attachment

Community Workshop #3 Community Workshop #3 February 2, 2017, 5:30-8:00 PM February 2, 2017, 5:30-8:00 PM

AGENDA AGENDA

5:30 Welcome and open house to present key parts of 5:30 Welcome and open house to present key parts of the Downtown Waterfront Strategic Plan the Downtown Waterfront Strategic Plan

6:20 Presentation 6:20 Presentation

6:40 Group Activity: General Plan Areas of Change 6:40 Group Activity: General Plan Areas of Change

8:00 Conclusion 8:00 Conclusion

See the back of this sheet for a map of the Downtown See the back of this sheet for a map of the Downtown Waterfront Strategic Plan open house exhibits. Waterfront Strategic Plan open house exhibits.

Tonight’s discussion is just a starting point! To provide your Tonight’s discussion is just a starting point! To provide your input and ideas on ALL of the General Plan/LCP opportunity input and ideas on ALL of the General Plan/LCP opportunity sites, please fill out the online survey: sites, please fill out the online survey:

www.surveymonkey.com/r/PlanMorroBay www.surveymonkey.com/r/PlanMorroBay DOWNTOWN WATERFRONT DOWNTOWN WATERFRONT STRATEGIC PLAN STRATEGIC PLAN Open House Exhibits Map Open House Exhibits Map

Tonight’s workshop is an open house format. Please follow Tonight’s workshop is an open house format. Please follow these two simple steps: these two simple steps:

1 Review the exhibits at each of the four stations 1 Review the exhibits at each of the four stations shown below. shown below.

2 Share your thoughts using the sticky notes 2 Share your thoughts using the sticky notes provided. provided.

Design Design Guidelines Catalyst Guidelines Catalyst Projects Projects

Implementation Implementation

Vision Vision

Overview & Overview &

Welcome Table Welcome Table COMMENT CARD COMMENT CARD What did you think of today’s workshop? What did you think of today’s workshop? Is there anything else you would like to share with the City of Is there anything else you would like to share with the City of Morro Bay? Morro Bay?

How did you hear about this meeting? How did you hear about this meeting?

How do you prefer to get information about future public meetings? How do you prefer to get information about future public meetings? MEETING: DATE: please SIGN IN PLAN MORRO BAY Are you a resident Are you a business Would you like to receive updates about Full Name Address of Morro Bay? owner in Morro Bay? Plan Morro Bay? (check if yes) (check if yes) (check if yes)

Signing in is optional. You are welcome at this meeting whether or not you choose to sign in. Your information becomes part of the public record if you choose to sign in. Your information will not be used for purposes outside of the Plan Morro Bay projects. Are you a resident Are you a business Would you like to receive updates about Full Name Address of Morro Bay? owner in Morro Bay? Plan Morro Bay? (check if yes) (check if yes) (check if yes)

Signing in is optional. You are welcome at this meeting whether or not you choose to sign in. Your information becomes part of the public record if you choose to sign in. Your information will not be used for purposes outside of the Plan Morro Bay projects. downtown waterfront strategic plan Overview

Downtown and the waterfront play important roles as the social, economic, and cultural hubs of the community. The Strategic Plan summarizes the outcomes of a community-based visioning process for a connected and unified downtown and waterfront, and will serve as a guide for private development and public investment and decision-making over the next 5 to 10 years. The Strategic Plan illustrates physical connections and public realm improvements, and provides design guidelines for the area. The plan also identifies both short- and long-range projects to achieve the physical and economic integration of the downtown and waterfront areas.

Plan goals EM BA R CA D ER O ?Ô • Provide a vision for the downtown SURF ST and waterfront areas

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MEMORIAL M waterfront access* PARK Bay Theater HARBOR ST • Develop design guidelines to E E Y V V A A

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LEGEND MARINA ST • Create a tool for a clear path to implementation !! Notable Feature Ð DRIFTWOOD ST

Project Boundary * The lateral access chapter of the plan will be developed at Parks a later date.

Sources: City of Morro Bay GIS, 2016; Michael Baker International, 2016 MONTY YOUNG PARK

City of Morro Bay Scale: 1" = 500' Downtown Waterfront Strategic Plan Project Area Basemap Feet 0 250 500 Community vision The future downtown and waterfront of The Downtown Waterfront Strategic Plan Morro Bay will... project began in April 2016. The following 1. Celebrate its rich fishing industry history and the working waterfront community engagement activities were carried 2. Be a unique, eclectic, charming and artistic place that stands apart from other out to ensure that the Strategic Plan reflects seaside communities the values and desires of the community: 3. Be a vibrant and economically diverse place to live, visit and work • Stakeholder interviews 4. Celebrate memorable views and connections from downtown to the beach, waterfront, and Morro Rock • General Plan Advisory Committee meetings 5. Provide convenient opportunities to walk, trolley, and bike safely • Media outreach 6. Showcase opportunities to discover and highlight Morro Bay’s natural beauty • Three community workshops What did we hear? ASSETS Opportunities

PLAN MORRO BAY Downtown waterfront strategic plan Opportunity Sites & Catalyst Projects

An analysis of opportunity sites and corridors was conducted to determine potential public and private projects in the downtown and waterfront areas based on existing conditions (e.g., vacant lots) and input from the GPAC, community members, developers, business owners, and other stakeholders. Fifteen opportunity sites and five corridors are identified in the plan area (see map below). Catalyst projects are the top priority actions identified throughout this planning process to catalyze improvements in the downtown and waterfront areas. The ten catalyst projects described below include ideas and options derived through the engagement and analysis process, along with recommended opportunity sites where they could be located. Overall, community members are very interested in completing the existing Harbor Walk, supporting the fishing industry, and promoting educational and cultural uses along the waterfront.

Is there anything very important that you feel is not reflected here? Harbor Walk

A Place comments here Develop a comprehensive plan for the Harbor Walk to ensure a continuous pathway along the water’s edge that is uniform in design. The plan should include a POTENTIAL diagram showing the desired location of the pathway OPPORTUNITY SITES and a palette of preferred design styles and elements 1 including materials, lighting and furnishings.

Morro Bay Seafood B Market Through a public/private partnership, design and build a seafood market in the waterfront area to sell fresh and local seafood, produce, flowers and artisanal POTENTIAL products. The seafood market will be a place for local OPPORTUNITY SITES farmers, fishermen, and artisans to showcase and sell 3 5 7 8 their products directly to consumers.

Family Outdoor C Entertainment Encourage development of outdoor family-oriented entertainment activities, such as an adventure playground, trampoline park, splash fountain and/or pickle ball. In POTENTIAL addition, promote year-round events such as a lighted OPPORTUNITY SITES Cultural/Maritime/ High-End Hotel & Downtown Embarcadero Boatyard boat parade on July 4, “Witches of Morro Bay” at Halloween, 2 3 4 8 Streetscape Streetscape & Haulout and music concerts and picnics in the park. Historical Museum Conference Center F G H Furnishing Palette I Furnishing Palette J Facility Seek designs for an expanded maritime, cultural, Seek designs for a high-end hotel and conference Develop a streetscape furnishing palette Develop a streetscape furnishing palette Construct a boatyard and and/or historical museum. The museum should center project located on the bluff/waterfront. The (e.g., street lighting, benches, tree grates, (e.g., street lighting, benches, tree grates, haulout facility capable of hauling Creative Mixed-Use engage the local community, visitors, and project should reflect the local character of the trash bins, bollards, planters, paving trash bins, bollards, planters, paving out, repairing, maintaining, and educational groups to ensure the programs waterfront area. Potential locations may require the materials) and a landscaping palette (e.g., materials) and a landscaping palette storing vessels, located along Project and collections serve their needs. The structure purchase of surrounding lots, and will be carefully street trees, planter strip, and median (e.g., street trees, planter strip, and the northern Embarcadero. A D can be built as an iconic landmark to reflect the planned in relation to the surrounding context of landscaping) for downtown. Furnishing median landscaping) for the waterfront. boatyard and haulout facility Seek designs for a mixed-use project with residential unique character of Morro Bay and to create an the site. The space may incorporate amenities, such designs should use traditional designs Furnishing designs should use nautical- would serve the needs of a units over ground floor cooperative retail and creative architectural legacy for the community. as a restaurant/bar, and should provide plenty of and materials that incorporate eclectic or themed designs and materials. broad range of marine users maker space. The residential units may provide artists’ POTENTIAL Note: The first phase of expansion of the Central Coast Maritime indoor and outdoor public places to gather. artistic elements. including commercial fishermen, live/work spaces where artisans can live, work, and sell OPPORTUNITY SITES Museum is currently underway. recreational boaters, the their products all in the same complex. 9 10 13 Commercial Passenger Fishing Vessel fleet, Coast Guard, and Harbor Department. E Ecotourism Encourage the expansion of outdoor harborside ecotourism activities, such as sea plane tours, guided kayak/canoe tours and bike rentals. Meet with local and POTENTIAL prospective business owners to identify how the City OPPORTUNITY SITES can support growth of ecotourism opportunities. 1 3 4 7 8 POTENTIAL POTENTIAL POTENTIAL POTENTIAL POTENTIAL 5 OPPORTUNITY SITES 5 OPPORTUNITY SITES 1 3 7 8 14 OPPORTUNITY SITES 11 12 15 OPPORTUNITY SITES 4 OPPORTUNITY SITES

PLAN MORRO BAY Downtown waterfront strategic plan Design Guidelines

The Design Guidelines in the Strategic Plan will help achieve the overarching vision for Morro Bay’s downtown and waterfront by perpetuating quality development that will complement and enhance the project area’s eclectic style and small, seaside character. They include guidance on character-defining building elements, streetscape furnishings, landscaping, gateway features, signage, and outdoor dining, among others. While the design themes for the downtown and waterfront areas should complement each other, each area has a distinctive identity and character. As preferred by the community, the design character of downtown should be predominantly traditional, with eclectic and artistic enhancements, whereas the waterfront should be celebrated for its nautical and rustic character. The following images illustrate the design themes for each area and topic, and were developed based on community preferences.

DOWNTOWN WATERFRONT Is there anything very important CHARACTER-DEFINING BUILDING ELEMENTS CHARACTER-DEFINING BUILDING ELEMENTS that you feel is not reflected here?

Place comments here NAUTICAL/SEASIDE TRADITIONAL/ECLECTIC

STREETSCAPE FURNISHINGS STREETSCAPE FURNISHINGS NAUTICAL/SEASIDE TRADITIONAL/ARTSY

SIGNAGE GATEWAY FEATURES SIGNAGE GATEWAY FEATURES ARCHWAYS NAUTICAL/RUSTIC SCULPTURAL/ARTSY TRADITIONAL/FIGURATIVE

DOWNTOWN AND WATERFRONT LANDSCAPING OUTDOOR DINING OUTDOOR

PLAN MORRO BAY Downtown waterfront strategic plan Implementation

The implementation action plan lists the major programs, projects, and actions needed to achieve the community’s vision for downtown and the waterfront, in addition to or in correlation with the key catalyst projects. As indicated by the community, the top priority projects include completing the existing Harbor Walk, supporting the fishing industry, and promoting educational and cultural uses along the waterfront.

What other actions are Priority projects recommended in the plan?

Complete the Harbor Walk Implementation Action Priority Establish a local historic preservation program. Long Term Why Is This a Priority? Establish a “Beautify Morro Bay” Committee of volunteers to organize and promote activities such as: Morro Bay’s waterfront currently lacks a clear and • Park enhancements Mid Term, • Monthly/yearly cleanup continuous designated pathway or access along the harbor’s • Adopt a “___” Program (e.g., bench) Ongoing events edge. The proposed Harbor Walk should be designed to • Regular maintenance of public • Paint buildings attract visitors and residents to the waterfront to support spaces local businesses. The Harbor Walk should be a signature Promote the use of vacant buildings in downtown for temporary commercial or public uses, such as pop-up retail shops or art Short Term amenity for the community. exhibits. Extend the “Molly” trolley route to include a frequent loop through Short Term the waterfront and downtown areas during peak times. Conduct a parking assessment for downtown and the waterfront Long Term and develop a long-term parking strategy. Establish a public arts committee of local volunteers and create an Mid Term “Art in Public Places” program. Increase regular maintenance of public facilities such as restrooms, Short Term, Morro Bay Seafood Market trash receptacles, parks, plazas, and streets. Ongoing Why Is This a Priority? Develop and implement a wayfinding program. Short Term Seek designs for and install special gateway features (e.g., welcome Currently, there are a couple of places on the waterfront to Mid Term sign, public art monument, pillars, landscaping). purchase both fresh and ready-to-eat items directly from local fishermen. This concept could be expanded to create Install kids’ activity zones/facilities along the waterfront. Long Term a larger and more visible operation that features a greater Organize and encourage additional events on the water, such as: • Boat lighting parade for July 4th • Blessing of the fleet variety of regional products to support local businesses and Ongoing • “Witches of Morro Bay” on the water “parade” the fishing industry, and provide an exciting place to shop • Outdoor concerts and eat. Organize and encourage additional promotions and events downtown that cater to locals and create a sense of community: • “First Fridays”/art walk • Craft fairs Ongoing • “Wine and Cheese Night” • Tree lighting ceremony • Pop-up stages and music in the park • Flea markets • Food trucks and pop-up restaurants Work with businesses to improve their overall physical presentations: • Provide advertising training Short Term • Hold a window display Cultural/Maritime/Historical Museum workshops contest • Offer visual merchandising assistance Why Is This a Priority? Priority Key: The project will provide opportunities to appreciate, Short Term = 1–3 years Mid Term = 4–6 years Long Term = 7–10 years understand, and promote the natural and cultural heritage of Morro Bay. Cultural facilities can be a focal point and center of activity for visitors and residents. They Next steps provide opportunities for visitors and residents, offering entertainment and education, and supporting new jobs. The City will consider these priority projects in the City Council’s annual Strategic Goal-Setting process.

PLAN MORRO BAY This is the site of the decommissioned Dynegy Morro Bay Power Plant. The community has already expressed interest in transforming the decommissioned power plant. Potential future uses could include a mix of uses such as recreation/public access, restaurants, senior housing, and an office park.

Existing land use designation: Coastal Dependent Industrial

Existing conditions: Decommissioned Morro Bay Power Plant owned by Dynegy, substation owned by PG&E, and City-owned triangle parking lot

Proposed uses: Existing: No change. Retain as Coastal Dependent Industrial Alt 1: The land use designation for the PG&E substation parcel would be Public/Institutional. The proposed land use designations for the remainder of the site are predominantly Mixed Use, with some Visitor-Serving Commercial uses fronting the Embarcadero.

Question: Should the site remain designated for industrial uses, or should it be changed to support mixed residential and commercial uses? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain as industrial uses.

Alt 1: Change to mixed residential and commercial use, visitor-serving commercial use along the Embarcadero, and public/institutional uses.

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This is the site of the existing wastewater treatment plant (WWTP), located along Atascadero Road near Highway 1.

Existing land use designations: General (Light) Industrial, Visitor-Serving Commercial, School, and Open Space/Recreation Existing conditions: Existing WWTP, desalination plant, driveways to Morro Bay High School, motels, former Flippo’s roller rink, skate park, teen center, Lila Keiser Park, and Morro Dunes RV Park

Proposed uses: Existing: No change. Retain the WWTP site and surrounding parcels as General (Light) Industrial.

Alt 1: Land uses are not proposed to change on the former Flippo’s site. The existing land use designation at Lila Keiser Park does not match the on-the-ground land use; this designation would be changed from General (Light) Industrial to Open Space/Recreation to reconcile this discrepancy. Similarly, the existing land use designation at the Morro Dunes RV Park doesn’t match the on-the- ground land use; this site’s designation would be changed from General (Light) Industrial to Visitor- Serving Commercial to reconcile this discrepancy. After the WWTP closes and if the desalination plant closes or is relocated in the future, that portion of this site could be designated as Open Space/Recreation use in the western portion where tidal impacts and flooding are more likely, and Visitor-Serving Commercial in the eastern portion.

Alt 2: This alternative would be the same as Alternative 1 but the WWTP and desalination plant sites would be designated Visitor-Serving Commercial.

Question: Should the site remain unchanged, or should the WWTP site be redeveloped for other uses? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain the WWTP site and surrounding parcels in industrial use.

Alt 1: Change land uses to reconcile with existing on-the-ground uses and redesignate the WWTP and surrounding parcels to a combination of Open Space/Recreation and Visitor-Serving Commercial uses. The open space uses would be closer to the ocean, while the visitor-serving commercial uses would be located farther from the ocean.

Alt 2: Redesignate the WWTP site and surrounding parcels to support primarily visitor-serving commercial uses.

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This is currently agricultural land located outside of the city limits, east of Highway 1 near the south end of Morro Bay. This site is the City’s preferred location for the proposed Morro Bay Water Reclamation Facility (WRF); if that project is approved, the City would annex this site into Morro Bay.

Existing land use designation: Agricultural

Proposed uses: Existing: No change. Retain designation as Agricultural. Alt 1: Change designation to Public/Institutional.

Question: Should this site be redesignated from Agricultural to Public/Institutional to accommodate the proposed WRF? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain existing agricultural uses in the county.

Alt 1: Redesignate the site for public/institutional use to accommodate the proposed WRF and annex the site into the city.

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This site is the commercial corridor along Main Street east of Highway 1 in north Morro Bay. Existing land uses include residential and commercial uses fronting Main Street. One way to transform this area into an active commercial corridor would be to support more neighborhood-serving commercial uses fronting Main Street.

Existing land use designations: Mainly Mixed-Use with some Medium-Density Residential/Neighborhood Commercial, and High-Density Residential Existing conditions: The actual on-the-ground uses are mostly residential uses with some neighborhood-serving commercial uses.

Proposed uses: Existing: No change. Mainly Mixed-Use with some Medium-Density Residential/Neighborhood Commercial, and High-Density Residential. Alt 1: Mainly Neighborhood Commercial, with a small area of High-Density Residential.

Question: Should the City encourage neighborhood-serving commercial uses and limit new residential uses along this corridor, particularly fronting Main Street? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain mix of residential and commercial uses fronting Main Street.

Alt 1: Redesignate much of the corridor as Neighborhood Commercial where it fronts Main Street or in areas surrounding key intersections within Main Street to preserve/encourage retail development that supports the surrounding neighborhoods, and limit new residential uses with some allowance for residential to be located above or behind commercial uses.

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The Tri-W site consists of vacant land located on the north side of Highway 1 adjacent to the Morro Bay Boulevard exit. The site was the subject of a voter referendum in 1990 (Measure H). Currently, the planned future land uses for this site include open space/recreation and commercial uses. Any changes to these planned land uses would require voter approval.

One option would be to move the developable area of the site south and closer to the proposed WRF site to minimize visual and other environmental impacts. The current land use plan for this site creates an island of developable land in the middle of surrounding undeveloped parcels used for grazing.

Existing land use designations: Open Space/Recreation, District Commercial, and Visitor-Serving Commercial

Existing conditions: Currently vacant. Measure H (1990 voter referendum) limited the commercial uses on the site to 13 of the 30 acres, and located them adjacent to Highway 1 and Morro Bay Boulevard.

Proposed uses:

Existing: No change. Retain existing designations and configuration of Open Space/Recreation, District Commercial, and Visitor-Serving Commercial.

Alt 1: Retain Open Space/Recreation, District Commercial, and Visitor-Serving Commercial designations and allow Medium-Density Residential.

Question: Should the City allow some higher-density residential uses in addition to the currently allowed uses and cluster the area of allowed development on the south end of the site, closer to the proposed WRF site (Site C)? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain planned open space and commercial uses.

Alt 1: In addition to the planned open space and commercial uses, allow some higher-density residential uses and move the developable area to the south end of the site, closer to the proposed WRF site.

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This site runs west along Quintana Road from Morro Bay Boulevard to Main Street on the south side of Highway 1. Existing uses include highway-serving commercial uses (e.g., grocery stores), other retail and nonretail commercial uses, and a closed elementary school. Planned future land uses include residential uses at a range of densities (including high-density residential uses at the closed school site), retail and nonretail commercial uses, and mixed residential and commercial uses at the Cookie Crock shopping center site.

Some changes to the General Plan/Local Coastal Program are being proposed at the Cookie Crock center to reduce the allowed residential use on Site J (currently allowed through the Mixed Use designation). Overall, the portion of this site fronting Quintana Road should provide for a greater range of commercial uses that could attract walking or drive-by customers.

Existing land use designations: Mixed Use, District Commercial, Medium-Density Residential, High- Density Residential (at the closed school site), and Service Commercial

Proposed uses:

Existing: No change. Retain existing designations and configuration of Mixed Use, District Commercial, Medium-Density Residential, High-Density Residential (at the closed school site), and Service Commercial.

Alt 1: Parcels located at the Cookie Crock shopping center currently designated Mixed Use would be changed to Service Commercial. All other designations would remain the same.

Question: Should the City modify the General Plan land use for the Cookie Crock shopping center and the vision for Site J? Please circle the preferred option (if there is general consensus among the small group).

Existing: No change. Retain the planned mixed residential and commercial uses (currently allowed through the Mixed Use designation).

Alt 1: Redesignate the Cookie Crock shopping center to eliminate the potential for residential development and modify the vision for Site J to support retail and nonretail uses that would attract walking or drive-by customers.

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Study Area 1 is located outside the city, east of the city limits, from north of Toro Creek Road south to State Route 41. It consists primarily of grasslands and includes the former site of the Estero Marine Terminal, owned by Chevron. The study area is primarily located in unincorporated San Luis Obispo County, and the County has decision-making authority to approve or deny future projects at this location. Chevron is considering selling its property in this area, and the City is exploring whether a portion of this property adjacent to Morro Bay should become part of the city and/or the city’s planning area in the future, and what future development and conservation options may be appropriate for this land should it become a part of the city.

Existing land use designations: The small portion of this area already located within the city limits is designated Coastal Dependent Industrial and is adjacent to another area (west of Highway 1), which is in the city’s current sphere of influence. The existing County General Plan land use designations in this area are Agriculture and Recreation.

Proposed uses:

If developed:

Alt 1: Agriculture (allowing one residential unit per parcel) and Open Space/Recreation

Alt 2: Agriculture (allowing one residential unit per parcel), Visitor-Serving Commercial, Open Space/Recreation

If not developed but included in the City’s planning area:

Alt 1: Open Space/Recreation

Alt 2: Agriculture (no change)

Question: Should a portion of this area adjacent to Morro Bay become part of the city in the future? Please circle the preferred option (if there is general consensus among the small group).

YES NO

Question: Should a portion of this area be developed in the future? Please circle the preferred option (if there is general consensus among the small group).

YES NO

Question: If YES (developed), should this area be: Please circle the preferred option (if there is general consensus among the small group).

Alt 1: Developed as very low-density residential uses (one house per lot) behind Panorama Drive, with the balance of land retained as agriculture or open space.

Alt 2: Developed as very low-density residential uses (one house per lot) behind Panorama Drive, and as visitor-serving commercial uses along Highway 1 near Toro Creek, with the balance of land retained as agriculture or open space.

Question: If NO (not developed): Please circle the preferred option (if there is general consensus among the small group).

Alt 1: The City or a conservation organization should pursue purchase of the area to preserve as open space.

Alt 2: The whole of the study area should be retained as agriculture.

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These study areas are located outside of the city limits and are primarily agricultural lands under the jurisdiction of San Luis Obispo County.

Existing land use designations: Agriculture

Proposed land uses: Open Space/Recreation

Question: Should these areas become part of the city’s planning area in the future? If YES, what uses should occur on these lands? Please circle the preferred option (if there is general consensus among the small group).

NO, leave these areas under the County’s jurisdiction.

YES, the City or a conservation organization should pursue purchase of all or a portion of these areas to preserve them as open space.

YES, and these areas should be retained as agriculture.

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What will downtown and the waterfront look like in the future? Draw it for us here!

Name : Age : What do you most about downtown and the waterfront?

Tell us about it here! What will Morro Bay look like in the future? Draw it for us here!

Name : Age : What do you most about Morro Bay?

Tell us about it here! Appendix 2: Online Survey Comments

Opportunity Site A (Dynegy Power Plant) – Comments:

Comments As the building is quite large, could it be use as a multi-purpose structure. We need a museum for maritime, a place for technicians to work, a way to access the sand spit through zip lines and more. I would suspect this facility could generate enough revenue through paid admissions and rent to businesses. How about forming a commission to address the future possibilities of this structure like Monterey did. for public use build a large ferris wheel for a bird's eye view of the area. Some of the area should stay Coastal Dependent Industrial for potential new energy options that may need access to the power grid. Put zip line to sand spit out and back from building. Wall off the interior of the building to support various commercial usage including computer software support and programming. This site is an eyesore that prevents investors from being interested We like the idea of a boat yard for boats and a haul-out facility for boats near-by. Aquarium it could become an ecotourism attraction such as a world class aquarium/fishery/wildlife museum or aviary/zoo that can partner with Pacific Wildlife Rescue. It could also include environmentally conscious retail shops, restaurants, and possibly a natural spa/retreat resort. It could become a beautful natural landscape that would attract residents and tourists from all over the world and would reflect the values of our citizens. change to visit serving/commercial...NO residential. If we could add retail space and sports areas while maintaining the existing building for art/concerts/public space that would be awesome. Though I'd like to see it changed, can Morro Bay afford all the clean up costs to make it toxic-free? As part of the public/institutional use, a small to moderate size meeting/convention area would be beneficial. Include a dog park The second choice is a "no brainer"! some of the land should be park land for all to enjoy, not all should be residential and commercial. I prefer to maintain the SMALL town atmosphere we have now. I know things must progress but lets do it slowly. Maintaining roads , traffic flow and parking are very important. Open space. A park. Maybe a Maritime center and Community Center with additional public park area. But I would leave the 3 stacks Aquarium. Education to the importance of our oceans Retain some industrial use for possible wave power plant. Upscale development preferred, with nod to fishing heritage, marine mammal habitat and our estuary. Please no more tacky retail. avoid cookie cutter retail/ residential looks, avoid chains, such "Bubba Gump" type. Affordable Senior housing is truly needed and would be perfect there! Morro Bay is a resort destination. Industrial has no place on the embarcadero. It should be set up for recreational, professional business, restaurants, long and short term rentals, coastal businesses. Not thrilled with either option. What about creating an Sible tourist attraction (i.e.Santa Cruz layout). There are various technologies being developed to capture water from the air and this technology is especially viable in areas where there is high air moisture content. The humid and foggy air along the coast is ideal for capturing water moisture and the infrastructure of the tall stacks could provide a frame to allow an easy capture with minimal impact visually. It may be a way to find an environmentally-friendly source of fresh drinking water. I would have more public use closer to the water than the fwy Leave it natural! I would prefer mixed commercial and visitor-serving uses, NOT residential. We NEED a large conference center (to accommodate groups of 500+.) We need space for theaters (stage or film) for our visitors. This is the perfect location for an aquarium. We also NEED a boat haul- out facility here. Given the value of the property and its viewshed there should be no question that its best and highest use is mixed residential/retail/commercial. . Preserve and re-purpose existing power plant building and stacks. Allow residential uses ONLY when integrated with commercial development (no stand-alone residential development). IT WOULD BE NICE TO HAVE A PUBLIC RV PARK BEHIND THE STACKS, AREA A TO BE OWNED AND OPERATED BY THE CITY. I believe this area should grow in conjunction with the maritime museum and including an educational aquarium area with emphasis on tourism for the western coastline and major parks like Yosemite. Continue using existing energy grid connection with offshore wind turbines. MB needs diversity of revenue generating businesses, beyond tourism. BUT also provide public access for pedestrians, skateboards and bicycles from Main Street. Possible road access provision to access the beaches, to mitigate increasing Embarcadero (north of Beach) traffic jams, especially speeding. Note that drivers do not travel the posted 25-30 miles per hour going to the Rock and accessing the beaches. Boatyard Is a necessity and could provide the anchor for many marine businesses. Port San Luis is a joke and no other full service yards between Ventura and Monterrey. Could make Morro Bay a boating hub! Murals on the stacks. The south side of the Dynegy property and the City property above the Pacific Wildlife Care and Marine Mammal Center should be set aside for their continued operation with a buffer space to the adjacent residential area. Need to attract a large industrial business that will increase the citys coffers. Keep enough energy infrastructure to use for potential renewable sources (wind, wave, solar). Try to market the site to a high-dollar tech company as a data center. It should become an events center, a mini Paso Robles Fairgrounds, with an outdoor amphitheater (seating 500+), two large exhibit buildings one with a kitchen for events like big weddings, conventions & meetings, parties, etc..., and room for a carnival. No residential and no more industrial uses, except perhaps a boatyard. It is unfortunate that power plant has shutdown simply because the residents would not allow shortening of the three stacks to convert the power plant from oil to natural gas. Now it appears that the the entire facility is going to be mowed down. Since the area already has the infrastructure to transmit electrical power, would it not make sense revisit upgrading the power plant to run on natural gas more economically? Do we really need more stores selling imported stuff? Space for a history museum, visitor center, CofC etc. Things that inetrest the locals and tourists. it would be good to take some advantage of the existing utility infrastructure, (electric transmission grid) by perhaps having some "green generation" on or near this site. (wave generation?) visitor serving commercial use will put MB on the map as a destination. Take advantage of potential views with a bit of elevation. Take care with design, build something memorable but beautiful. Perhaps a large Monterey-style aquarium could be built using existing cooling infrastructure as ductwork for large tanks. Parking shouldn't be a problem there for such a facility and if done right it could draw a sizable customer/tax base to Morro Bay. This is where our future lies - within what we already have. A small, friendly town. Let's not grow it to ruin. Much needed affordable housing. Check out Pacific Grove. More than 10 years ago a citizens committee came up with many alternatives for this site. Only two have been presented here. We are being asked to choose between 2 items when there are many more possibilities. Turn the power plant shell into an indoor industrial punk themed amusement park This site would be good for a major hotel and shopping area including some restaurants. The CMB must attract some clean energy, non-polluting business(s) that create good paying jobs and generates significant tax revenue for the CMB. We cannot continue to rely solely on tourist dollars to sustain the needs and services of our community. We need to vigorously attract such businesses like the ones in Silicon Valley. The land, in addition, can also be used for commercial and light (very light) industry and recreation.

The CMB should seriously consider hiring someone who can "head hunt" such green energy businesses. There is plenty of land for smart development that both creates revenue for the City and also improves the quality of life for all of us living here. We can still continue being the "small town we love" and generate the necessary dollars to sustain the improvements (infrastructure) and recreation that is absolutely necessary. The City and the waterfront is in need of a boat haulout and maintence facilities. this would insure that Morro Bay remains a viable fishing town. Hopefully we never try to become a Newport Beach or any of the other S. Calif. city. Have to ask yourself "why do you want to live here." for myself lack of traffic, lack of box stores, air quality, and a small town atmosphere. Other than folks who were fortunate enough to be born and raised here everyone I know came here for basically the same reasons. Ihave worked at Miner's as well as the Kite Store and have thus spoke with many visitors to area as to what they like about our area and it's always the same answer. Small and uncrowded. I expect current plans (the boat/haul out) will not be affected by my choice of option 2 Some senior housing is a worthwhile consideration. Please save space for Marine Mammal Center and Pacific WildlifeCare. Find some sort of industry to supply jobs for the people here, not resturants and crap designed to rob people of their money on impulse. Site should be developed to contribute to city revenues including TOT and sales tax. The possibility of an aquatic park containing an aquarium plus fish farm/hatchery should not be dismissed as the site already includes, parking, and a seawater intake. This could become a powerful tourist draw if done intelligently.Access need not be at the Embarcadero. Build a large hotel with convention facilities. We need the revenue and visitor dollars. Eliminate the Industrial use- but find a way to leave the 'stacks'. They're a landmark people like to seen then when approaching Morro Bay. Add a public park in that area for visitors use to picnic and watch the boats coming and going. Open space, part of Embarcadero walking area. Although I think this area should be re-developed, I might just as well support use of this site for the water reclamation site rather than altering the preferred site for that activity.. Marine Sanctuary Less commercial use and more public use. Oceanfront property should not be dominated by businesses and private individuals. We all have a right to enjoy the property. Parks, public gathering/entertainment areas, a skate park, a visitor center, an educational center on our ecosystem, a place for public performance or music (like a small amphitheater). An aquarium such as Montery aquarium. Need more things for people to see and do in this town. Already have enough fish restaurants and hotels. Make a conference center that would draw small and mid-size conferences to Morro Bay. I think the three towers should be painted with art. They could be like the Slo cows. I see blue sky, and landscape views for each one. While senior housing is an idea. Affordable housing for young families would be better. The site is on a flood plain and in a tsunami zone. No development is permitted or desirable. The land should be restored to wetland for tourist and resident enjoyment. Why, are you planning to change property, that, you don't own? I don't think it's rational. It's like spending time and money planning changes on something that isn't yours. It's wasting money. As a long time Board member of Pacific Wildlife Care on the back Northeast portion of this land we would really like to stay here, especially with an expanded footprint. Morro Bay needs more park space; this would be a great location. Please keep the stacks! Perhaps the industrial area could be used as a desalination plant. I do not disprove of a water park or convention center for the area, as long as we keep the stacks. Public Institution use (blue area) is too large! Get PG&E to move substation/switching station to other side of Hwy. 1. Enlarge Visitor serving commercial area to include more Hotel/motel Resort uses as major destination and conference center, and concert, entertainment venue. Very important to protect existing natural areas and expand with a trail system. Take down stacks, but convert existing power plant building into a museum, aquarium, or live theatre destination with parking lot and adjacent residential/commercial use, with park that has volleyball and raquetball courts. Keep or expand RV park for visitors. Create bike trails. The visitor serving commercial strip limits possible development of the larger parcel- including an almost forced subdivision and weak uncritical establishment of a 'streetscape along the Embarcadero east side- why? Consider making the entire land side mixed use- it allows the most flexibility of uses. Keep the stacks, but make the area around the stacks into a desalination plant. Utilize existing generators for wind turbine energy. Profit for City. Utilize open space for biking and pedestrian access to the Harbor from Main Street. Include parking (if possible) for those wanting access. It would be nice to "use" the property for mixed residential and commercial, however, I would like to see the three stacks retained as they are as much of a land mark as the rock. Where is the money coming from? Public access for pedestrians and bicycles, connecting with Main Street to Harbor. Preserve open space. Utilize existing generators with wind energy. keep the stacks! Wave based power-plant or other industrial uses could to good, too. So, industrial could be good given the correct item. Look at options to have electrical grid infrastructure used and possibly provide profit for city use. All projects approved need to and must have conditions of approval. Such as repairing and paving all roads, sewer upgrades, water storage upgrades etc. Consider requiring the integration of resilience/coastal hazard mitigating designs into public spaces on the site. Ensure the site design / new uses don't block people from accessing the rock and/or doesn't require the road to the rock to be widened. should be a compilation of the two, leaving the 3 stacks etc. as some type of musuem and interjecting the ideas of mixed residential/hotels/commercial uses Keep the stacks, create dayuse parks and recreation area Definitely housing for seniors! Affordable housing for Morro Bay's workforce (which tends to be low-wage hospitality and retail employment) is essential. Well-planned open-space "buffers" should be incorporated into the design. Please allow for public transportation, bicycle, and pedestrians throughways. The City should emanate a respect for history, and a welcoming for new arts, and healing ventures. We should have no massage parlors, no hotels midtown, no uninteresting areas, all arts in City should be related, and there should be more conceptual art throughout city. Like the cows...on that level of size and permanency. Income generating business with guarantee to significantly bolster municipal income. As part of development, provide a road from Hwy 41 to the Embarcadero. Event center Ideally I'd love to see it turned into a mixed use facility for events and corporate retreats... something like the Seaholm Power Plant in Austin. Skate park, condos, restaurants, retail space, pocket gardens, community gardens, outdoor amphitheater, mixed use residential Aquarium, park, smart growth Make a casino hotel This would be a good location for the Maritime Museum and other attractions that may bring new tourism into the City. Expand coast guard/harbor Patrol, add Aquarium or museums Majority Open space, recreation, storm water management and wetlands restoration. Limited industrial us such as marine facility/maritime museum/coast guard/harbor patrol facilities as needed. Parking. Renewable energy and water sciences. adaptive reuse of viable existing facilities such as main building to include mixed use and visitor serving. This site is very culturally sensitive. This area is very important to the northern Chumash people. As a member of the Ytt tribe and resident of MB, I would like to see some prehistoric information at the visitor center, and coordination with the northern Chumash people for input. I'd love to see open space and some embarcadero commercial space Natural open space would be great. Get rid of the stacks and buildings. Make a place where the community can gather for art, music, community potlucks like they do in Santa Margarita on Mondays during the summer. Promote a cohesive and connected community!

With only one road in and out any residential use of this land will have an adverse impact on already busy traffic in this area. I think an extension to the boardwalk would be nice with a tourist area geared for younger children with maybe a merry go round and small train ride to draw in younger families It should only be visitor-serving commercial use along the Embarcadero, and public/institutional uses. No residential. Reasonable limits on residential units. Concern re congestion and water use. I DO NOT WANT TO SEE THREE STORY RESIDENTIAL OR COMERICAL IN THIS AREA. THE CITY SHOULD NOT ALLOW THREE STORY BUILDINGS. I would like residential low income and senior living w some commercial. The picture depicted above is a monstrosity. Transform the area to a tourist (and locals) friendly walkable area. That would be amazing! This would be a good place to put a multi story parking structure as the building on site is very tall so you would not be taking away views from those behind. (and we surely need the parking) Also providing direct traffic access to south bound hwy 1 out the back side of this property would help to relieve congestion on the Embarcadero and the rock area so perhaps there could be more money making events at the rock. the power plant / area with PGE powerlines.. should be the location of a regional DE-SAL plant.. that feed into the Morro Bays connection to the state water project... As much green space as feasible please Do not believe it should be residential unless it is housing related to the use of the property (ie: graduate student housing for alternative energy generation and studies). Light industrial/museum/boat building/clean energy would be good uses. Traffic concerns must be fully addressed to avoid the one-way nightmare that is Avila Beach on summer weekends. Also related is the triangle lot that Harbor Advisory Board has used as its target boat repair facility. Their impending RFQ is something that needs to be addressed by GPAC/Council before the valuable lot becomes yet another stand-alone project whose incorporation into the larger MB scheme hasn't been fully vetted. Long story short, mix-used + open space is a desirable outcome assuming multiple entry/exit points that are both aesthetically pleasing and practical. Whether or not boat repair is part of that equation is something that will require further study regarding supply, demand, feasibility, finance, traffic, parking, and physical beauty on par w/ Morro Bay's ideal future.

Opportunity Site B (Existing Wastewater Treatment Plant and Desalination Plant) – Comments:

Comments We need a convention center in Morro Bay, this would be an ideal place for it. It would generate revenue while providing a place that could also be used for tourists. keep alternative 1. Keep the cost of moving it to new site for treatment plant. Keep some portion designated to maintain some existing city services located there. Solicit bids for construction of hotel or place where various events could be held to attract tourists and business events. This site includes the city desalinization plant. In light of the extreme drought (upgraded from exceptional droucght) in this area I would like to se that plant reactivated. After the current rains, we are the only place in the state with a continuing drought. If the water is not needed here it can be sold. Selling water from their desalinization plant is an option chosen by Huntington Bech CA. Any change which would encourage residential building must be discouraged If this area is within the tsunami area, are you sure that it can be used for any high traffic use? Recreational use is important for visitors!! Because I think the power plant site should not have industrial use because of its proximity to the waterfront, this already industrial use designated site should not be changed. Any future industrial use need can be accommodated there. Keep in mind, if the area becomes increasingly, highly busy, with additional traffic, on top of the High School and current, beach, motels, Lila Kaiser Park events, the new bridge crossing bringing added people in and out by vehicle to utilize, the travel trailer-motorhome park, etc., the impact for #41/main St./#101 will be even more problematic.

I know you are trying to put in a traffic circle, but it did not pass Department of Transportation Regulations(Feds)the last time this was attempted. DOT will not allow any changes that will limit any current or long term used access that has been in place for Trucks. Including limiting the length of the Trucks and Trailers. Many trucks today are well over the 55 foot(65-70')limit that was attempted last time. If DOT has not been apprised of this "dream" project, I would advise, before you spend anymore $$. As much green/open space as possible! While I would love to have another nice, neighborhood park, this use not only does not bring in any city revenue, but costs residents to maintain the facility. If we were flush with money, I would vote differently, but I believe we need to be more financially responsible to ensure we can remain ecomonically viable. If we choose Alt. 1, where would treatment plant be moved to? A public restroom would be handy there as well. It's hard to answer this question because an alternative site is not given. If it doesn't stay where it is , where will the facility be relocated? Cost to move will over tax many citizens who were born and raised in Morro Bay and young families. It appears new comers lack sympathy for these citizens and the burden their new taxes and fees will impose upon them. This WWTP is in operation, unlike the Dynegy power plant. Moving this working facility would be very costly and probably unnecessary. The question I have aren't there plans for a new WWTP anyway? Is this question presented in a way that side steps the question of the cost of building the new plant on a new site, the location of which is apparently somewhat in dispute? This site should be used for parking, RV storage, Luxury RV Resorts and low cost housing. This would also be a good location for Independent living and assisted living. The open space/rec/ school areas needs to be bigger then proposed!! Putting in tooooo many commercial/industrial buildibgs would be insane! ! What business would be able or willing to fork out the outrages prices for rent! Again, what other cities have you looked at that to base this ideas??????? It can't be used, remember? That's why a town of 10,000 people have to pay $130 million for a new plant. If the WWTP going to be removed then you should transform the entire area to suit the needs of the people who run and go to the high school. Retain existing open spaces. Develop commercial through rebuilding and repurposing existing buildings throughout town. Additional light industry and construction resources industry. If The Marina Mammal Center cannot get salt water available at their existing site perhaps this site can allow ocean water access for marina mammal tanks. Up grade the current plant as this is a much reduced investment than moving to another area. The area was declared as very dangerous due to the possibility of tsunamis and flooding. Would not want to endanger any unsuspected visitors. The city has not created a viable plan for waste treatment. The current site needs to be retained and improved for its current purpose. Leave the corp. yard where it is and try to use the less-expensive Rancho Colina site for the WRF. Expand the RV park into something like Pismo Coast Village, with full hook up spaces, a swimming pool, spa and rec room. Nothing else will be allowed in the flood plain and tsunami zone, so don't even try. We need an industrial park to attract technical businesses to this city so that young people could obtain good jobs that pay well in order to be able to afford to live here. More open space. Low income housing (mobile home park) should be available to those who cannot afford a house to live along the coast. There is already a park North of the high school. Is another park South of the school really needed? A bigger better site for Marine Mammal Rescue. An educational building on marine mammals and their importance to our environment. Who doesn't like otters? Open space, recreational use incorporating native landscapes It's possible to change a brown field to open space, but I don't know how long the conversion would take. Maintenance yard for city. Please refer to my previous comments with respect to the Dynegy property A bike path connecting through Lila Kaiser from the existing bike route along Highway 1 to the pedestrian bridge at little Morro Creek would be a great path to avoid Highway 41. The city should not overlook an opportunity to transform the power plant area into an aquatic tourist park. The site uniquely features a seawater outfall ideal for both an aquarium and even a commercial fish farm-hatchery. A future maritime museum would dovetail with this concept as well. It should be noted abundant parking is available. This makes more sense than pumping up hill.

This is a good location for a development that includes luxury RV spaces, yurts or camping cabins and tent camping and basic RV spaces. Visitors staying in these spaces would be likely to shop and dine locally. If site A is not appropriate for a hotel and convention center, then build it here. Yeah- don't "transform" it at all. Build the new treatment plant on the existing site. Spending millions of dollars to pump raw sewage UPHILL is insane. What the Hell is the matter with you fools? When the present Mayor lobbied the Coastal Commission to kill the WTF permit for the present site, the Commission made clear that if it did so, on the basis of the Mayor's flood plain argument, that nothing could be built on the site in the future. Why is the City wasting time and resources studying alternative uses? If redevelopment happens, where does the WWTP move to? I support keeping it where it is instead of altering a new site. Parks, an outdoor performance amphitheater, ecosystem education area, dog park. The site is on a flood plain and in a tsunami zone. The site should be returned to wetland for tourist and resident enjoyment. The wastewater plant should remain where it is. It is the most logical, economically useful place for the plant, the city yard and the desal plant. The current council has spent insane amounts of money on studies of numerous sites that are expensive and illogical for the plant. This is another potential area for a desalination plant. That would be the best use of this space. Exclude all areas north of Atascadero Road and change this area's Land Use to a special use -- School Compatibility Zone, and rezone land North of Atascadero Road to recreation/open space (green) to protect our children. Change land use for Waste treatment plant and other industrial uses to Visitor serving commercial. Keep and enlarge RV camping areas and possibly enlarge. The visual examples here are just horrible. The visitor serving commercial could be anything from tents to lighter footprint trailers, and at the other extreme sensitively sited dense structures that work with the flood plains, and extensions of the recreational/natural areas. This suggests everything is paved with 50's kitsch. Alternate 2 allows the most flexibility for using the footprint but should be teamed with extensive study of public promenade linking pool/high school/beach and respecting a possible wilding of the floor plain. Bring back the desalination plant. Where is the money coming from? park with Chartres labyrinth and gardens Both open use and commercial are interesting...and even both would be good. For example additional baseball fields to support more tournaments and other visitor attracting events AND commercial use for those visitors. It would be great if there were OS connectivity from the beach to inland neighborhoods through these parcels. Also, a large park here would be a great community focal point, sort of like in Santa Monica (south of the pier). Members of the California Coastal Commission, on the day the permit for a new WWTP was denied, went on record saying that a permit for a park at that location would be difficult to obtain, let alone one for permanent structures. Perhaps a continuation of Highway 41 that bypasses (or is built over) the flood plain, tsunami and storm run-up zones and could bring vehicles to Morro Rock and The Embarcadero would serve our community better in the long run. Same as above. Talk to cruise lines. Get them to stop in MB as a port-of-call. Can you imagine the boost in tax revenues? A natural for Hearst Castle for tour busses. They probably would need to tinder with smaller boats but we would need a appropriate pier. Santa Barbara and Catalina are already doing this. The natural spaces in morro bay are what make this town a gem. More native restoration projects that encourage eco-tourism visitation. Consider a seasonal water retention pond and wild bird watching area. More habitat for the snowy plover complete with more education. More bike paths and running trails! How can it be developed since the Ca Coastal Commission said it is in a flood zone and was not appropriate for the sewer? Do you think they would approve visitor serving there if they wouldn't allow a sewer? Leave as water treatment plant We don't have a city owned soccer field or little league field. That is A SHAME and the city needs to prioritize this at this site! This is an excellent location for a Coastal Medical Center to serve all of Estero Bay and Cambria. Light visitor serving such as "Jalama" style campground. Parks. Focus restaurant/retail in other districts. Storm water/flood management strategies combined with expanded outdoor recreation facilities like Lila Keizer ball fields and del mar amphitheater. Connect both pedestrian bridges with a "creek walk". Respect the dunes and ca native plantings! Public art and wildlife viewing. This is gateway to coast from Yosemite! Family area - bowling - roller rink - great for tourists too! This area is also very rich with cultural resources. Would like to see more open space than commercial uses Recreational/walking paths - park like atmosphere. Fitness points - i.e., mile one, et al - outdoor fitness workout equipment along the walk. This would be an good site for a high end RV park + camping + yurts etc. It is a short distance for large vehicles coming off hwy 41 and hwy 1.

Also have food truck space and/or public performance space. 100% open space recretational. Morro Bay has excess visitor serving commercial sitting empty.. and needs.. once you pass the high school.. there isn't any open visitor serving commercial.. teen center. abandoned skate rink.. etc.. even the RV park only has a few RV's that would be better as a Morro Bay public tent campground..

Given that it is in a flood plain/tsunami zone and adjacent to the high school property, best uses would be recreational. Commercial businesses might have problems getting insurance given that the city has basically condemned the property. Connect Lila-Keyser Park to new open space area. Eliminate visitor-serving designation north of Atascadero Road (i.e., adjacent to high school). HWY 41 already generates plenty of traffic as is, so to go from Existing Plan to Alternative 2 feels drastic. If anything, my vote is for more open space than Alternative 1 provides-- somewhere in between Existing and Alternative 1. The City can always reduce open space in the future, but we can never go the other way. Top priorities near end of 41: open space, parking, continuous bike/pedestrian pathway. Provide all of that first, and then focus on freeing up some visitor-facing commercial (max height limit: 15')

Opportunity Site C (Proposed Water Reclamation Facility) – Comments:

Comments Not a good place for the sewer! We have the opportunity in this location to not only generate power from solar and wind, but fresh water to reduce our nitrate levels and improve the water quality in morro bay. Move the city corporation yard to here also. Build solar farm and wind turbines to help with cost. City should use land that is already within the City Limits. Which would help reduce the cost. How will the traffic be mitigated? Will the Freeway on and off-ramps be updated in such a way as to not create problems at busy times of day? I believe an added road along the East side Hiway#1 heading North and intersecting with the Harbor Track would be helpful. Although, the current situation for Morro Creek Road and #1 and Main St. would have to be upgraded also. If the Freeway Off-Ramp area is not upgrade somehow, the I believe maintaining Agriculture use would be best. We absolutely need a WRF site, so that needs to happen no matter what. Anything we can do to add more value - retail/commercial/light industrial would be a value-add. It seems this area is being used minimally for ag., so perhaps a good site for WRF. If it was possible to add recreational venues around it to bring in revenue that would be beneficial ( like horseback riding in the hills). We don't really have a choice, do we! none This is an expensive site for WRF! Forget it! Hide the buildings with trees. Industrial use adjacent to the waste water facility would be appropriate If it remains unchanged, where does the WRF go instead? Where would the money for the property and new plant be coming from? As 1 of 10,000 residents it is a major concern. The city has not created a viable and comprehensive alternative for waste treatment. The project should not move forward Pumping tons of raw sewage uphill—what could possibly go wrong? Leave this site alone like the voters suggested in the 90s and put the WRF at Rancho Colina. Except for the property needed for the new sewer plant, leave the rest in agriculture zoning. Can't tell how the wrf would look from hwy1 WRF OK but must be low or underground so as not to interfere with views up the valley from current buildings at the west. Since the current water treatment plant is located in an industrial zone, it is too bad that the WRF could not be located in the existing industrial area. Alternative 1 appears to be acceptable substitute. No maintenance yard. Begin construction as soon as possible. Every month we fail to construct is costly. Our City Council was primarily elected to get this project DONE! Getter done..... I preferred that the WRF be built up off Hwy 41; but, it sounds like that is no longer a possibility. Hard to find appropriate places for a facility like this BUT I do not think it should be at this site where it is what visitors will see as they approach M. Bay! Hide this kind of facility somewhere else! I am not convinced this is the best site, but if it is the best site, it should be used for the WRF and should be annexed. Let's do this right the first time. We need water to live. Let's not short change this. Good site for WRF, which should be kept to as small a footprint as possible, with no additional uses (e.g., corp yard). I am pretty sure the city will end up finding this, too, not to be suitable for the the city yard, the wwtp, and so forth. The move will cause traffic issues, construction issues and unforeseen circumstances that will be insurmountable. Moving the treatment plant further from the ocean makes sense in terms of tsunami threats and other natural disaster potential If we go this route, the city should be allowed to move any needed services to the site. For example, city maintenance vehicles should be allowed to be parked on this site. Public Institution (PI) land use should is too broad, It includes offensive and neighborhood intrusive industrial uses as well a low intensity, neighborhood compatible governmental uses. Pismo has adjacent active recreational uses. Could be utilized for adult baseball groups as a concession facility thereby freeing up baseball fields for use by Morro Bay children. Allow access to open space area for trails. I LIVE IN THE HARBOR TRACT. MY MAIN CONCERN IS THAT I NOT SEE THIS FACILITY FROM MY BACKYARD. I LIVE ON HILLCREST DRIVE. HOUSING VALUE WOULD DROP IF THE VIEW IS RUINED. It is too bad we aren't using a far more passive system f ponds and gravity vs so many machines- the original Los Osos sewer [circa 1995] won national awards and didn't use as much technology. The reuse of wastewater to create a screening copse of trees like we see in our coastal folds should be considered for screening- we need to pioneer showing the water possibilities. Additional expansion or efficiently added property to use as a community or leased agricultural land using the waste water could be beneficial. The site appears in the image to be stripped like a box store. No Spanish style structures and stucco- use the farmscape materials like corrugated metals, cor-ten self healing/protecting steel [deep reds and oranges]. Make the site circulation so local schools can come and see the infrastructure- provide shade areas for a lunch, etc. Get as much photovoltaic area- even a land based solar farm- as possible. Use the solar covered parking like the high school. Architecturally, this looks like 70's contextual theme instead of progressive performative architecture based on microclimates and seasons. You should not have to turn a light on in any admin area during the daytime. All passive heating and cooling admin area- no air conditioning. Make the architects work a LOT harder. Where is the money coming from? can this site not be both ag and wrf...why not? Building the WRF at this proposed site is the most responsible option of providing for the near- and long-term needs of our community. Let's freeze the the sewer rate at current levels for 20 years maximum for ratepayers aged 65 and over on limited fixed incomes. Rigorous cost management is needed. Please move with all deliberate speed. It would be cool to showcase that the water has actually been reclaimed. Maybe a visitor friendly wetland along with educational information posted nearby. We need the WRF, so we need to change the zoning! Allow for some community space or walking/biking paths. Replant native trees and shrubs and implement an artificial wetlands like in SLO, so the area is beautiful, educational and environmental. Only redesignate if this is in fact the approved location of the WWTP You shouldn't be asking the residents this question. Staff should be competent enough to know the best answer. Residents are not land use experts !!! Also place the City's Corporation yard here to allow current WWTP site to be used for higher value activities. Utilize solar to generate energy and save o&m costs for community. Restoration of native habitat and essential to establish best practices and design buffers that protect churro creek and estuary! Public garden for school lunches, homeless soup kitchen meals (could begin out of community center) Why aren't we working with Cayucos on this project!?!?!? Should only be designated to support the proposed WRF. Do not annex it. Only commercial buildings should be for staffing WRF. If we choose Alternative 1 it is essential and ethical that the City makes very clear the cost to the residents. Create public garden space with access to recycled water. Add another campground or RV park here targeted to visitors passing thru. (could be overflow camping in the high season. a terrible place.. the discharge would be into morro bay.. bad enough the mens colony routinely pollutes that water basin.. a second sewage processing and water reclaimation is asking for disaster.. the plant should be logically be on the Righetti property and if not. any costs to put it elsewhere should be assessed on the Nimbys that want the rest of morro bay to subsidise their grand hilltop estates unfairly..

Allow for agricultural uses to continue around the site. Public/institutional uses should be consistent with surrounding agricultural uses.

Opportunity Site E (North Main Street) – Comments:

Comments Keep the new commercial usage on Hwy 41, by the rock, on the embarcadero, and in old town. Provide transportation to these areas for a low fee. Businesses will not want to come to a Main Street that is flocked by storage facilities, poorly maintained industrial shops, tacky motels and trailer parks. Clean up the city. About time the city council remembered this part of the city and that it's residents exist. There are many unmet needs in the community for the type of small businesses to sell clothing (not of the thrift store or Morro Bay T-shirt variety), housewares, florist and other goods and services that currently require citizens the go to SLO. The small department store, the candy store and the variety store (the five and dime) we used to have, are all gone now. We need to see those and other businesses return to the city. Once again, and I know I sound like a broken record...But traffic mitigation is already a dangerous nightmare at San Jacinto and Main and the Freeway. Have you tried mornings or other busy times of day? School traffic, going to work, etc. Even when it is not too busy, there is confusion for walkers, autos, bikes, who want into or to cross the intersection. There is no defined right of way and order now. If and when that "high density" housing project goes in and we add hundreds more trips by the large amount of new residents near this intersection....then what? Senior housing could be developed here. This area is unable to bear increased traffic. I have no interest in seeing this area become more commercial. Please retain the mixed use as it is. Adding high density neighborhood commercial sounds awesome, as long as we combine it with the ability to either A. add a few thousand more houses to North MB or B. change zoning & fee structures to encourage high density apartment buildings to be built throughout that tract. That would both add housing, and provide an economic justification for businesses to open along the Main Street tract. The existing commercial real estate in MB is already of low value and underutilized. This is evident with the many junk shops on our main roads, such as Morro Bay Blvd.. Let's find a way to make those more valuable first. Local businesses only, no Starbucks or Dominos How about dual use construction (e.g. businesses below, residential above) Our neighborhood is already at a crisis regarding parking. Additional commercial use would aggravate the problem. Alternative 1 would be disastrous! Landscaping should be required in front of the commercial areas so they are more pleasing to look at! Looks like Main Street Morro Bay would be like Camino Real in Atascadero if this change was approved. Let downtown be the hub of retail Soooo many businesses have tried and failed, sadly! You can build commercial sites, but the tourism is ALL generally in towne. Most people see the area as residential and would mostly glance at the storefront on their way through towne....they've already gotten what they want . Some use could/should be open/recreational use (neighborhood park or space) because of views The area should allow for view and not allow more than 1 story commercial development along Main Street and preserve the views of the home behind when allowing residential building. Leave it alone and focus on our needs and not your wants! Basic land use principles clearly require this high traffic corridor to be used for commercial purposes only. Residential uses would certainly result in future NIMBYs complaining about noise AFTER they knowingly bought in this commercial area. . No limit to residential uses, zone for more residential whenever possible. You should at least have a continual safe functional sidewalk along all of Main St. Also, there should be safety measures performed in areas where there's only a fence between the highway and Main St. As a resident of N.Morro Bay, this area has almost no foot traffic, no good access to beach and business has had a very tough time here. Not a tourist spot! Utility lines must be under-grounded in order for this to work. This should not be a current priority when our streets and sewers are crumbling. Redesignating is fine as long as it doesn't cost much. The City seems to want to spend money on new projects, but the streets need fixing first. No need to make changes that are not necessary. Retaining mix use maintains a small town atmosphere. Does the city really want to have the street lined with business fighting for potential customers traveling highway 1? Limit business building heights to one story and I think this could work. Alternate one is actually the current way that mixed use is defined. There is no change being offered. Please don't remove any existing apartments The High Density Residential should be changed to Low Density Residential as there is not sufficient infrastructure to support high density residential. The aesthetics of North Morro Bay is, to say the least, very unattractive. The chain link fence along Hwy 1 is an eyesore. Many of the businesses need remodeling. Serious consideration must be given to improving the landscaping along the entire corridor. The 10 acres currently for sale would work very well by designating it for 65 over housing as well as senior care facilities i.e. independent living as well as assited living. and maybe leave open space on one or both sides for access to Del Mar park.

As far as commercial north of San Jacinto look at all the business failures in that section of town.Basically it would primarily serve No. Morro only. The proximity to the freeway is poor for residential use, but excellent for office/retail/medical etc. This makes perfect sense. It needs some tlc in this area. Under Alternate 1, motel property at Birch and San Joaquin is zoned visitor serving commercial. It should be zoned to be consistent with the residential zoning of other properties on Birch (either as low or high density residential). Whatever you do with the zoning, clean that area up! That whole stretch is an unsightly embarrassment to the city, and visitors driving past get a very poor impression of Morro Bay. It's junky-looking and poor use of prime property. Don't transform it. Leave it as is. Put a pot dispensary there. Senior citizens need medical alternatives It makes sense to focus commercial development along the main street (Main Street). The status quo is just fine. Just because the city planning department can think of changes, doesn't mean that you need to do them. Some are just too expensive and make nothing better. There are also sewer line issues on main street that should be addressed.. Choice contingent on City adopting some type of development standards that avoids/mitigates the current 'blighted' look of this stretch. I think having more business on North Main would help establish it as a business area and help it thrive. It will also look more consistent Main Street is a heavily congested street that can not tolerate High Density usages without severely hampering the existing residential areas. Development for low density auto uses is preferred. It should be noted that commercial businesses struggle to survive in this area. Medical offices, independent/assisted living facilities would probably provide the best return to the city coffers. Many aging residents do not want to leave Morro Bay, but the only facility for them to choose in town has a multi-year waiting list. There is a significant demand for such a facility and it would be a commercial success. Morro Bay has been unable to support our existing commercial or attract quality business es! We need to pick priority commercial areas and make them successful. Previous Councils have ignored current zoning along Main St. Please try to meet the needs of the community! Main street has gone in the direction of residential not more Commercial. We are allowing the downtown area to fail. If Redevelopment were still legal downtown would qualify as a distressed area and eligible for a CRA. Please pick your priority commercial sites. THE PROBLEM IS THAT COMMERCIAL USE COULD LOOK UGLY, SUCH AS THE SHIPPING CONTAINERS CURRENTLY LOCATED AT MAIN & RADCLIFFE. DON'T MAKE IT WORSE THAN IT ALREADY IS. I think both are defective. The vacancy rate for commercial is already significant- who is coming here to shop, and for what? If there is no significant new residential density, there is no 'draw' or base for supporting retail...we will have empty lots forever if retail is held as exclusive. Intriducing light industrial colors the streetscape in a negative manner, but provides more viable jobs. The mixed use of retail below/residential above should be flexibly used- this is a walkable school, walkable retail area and on a bus route- it is good for housing and North Main could be a beautiful bike/walk paseo. Retail lines it with ugly parking pockets, numerous curb cuts. Maybe pocket some purposed retail around the Spencer's lot where there is some footprint capacity. Don't lose the small town atmosphere. We need to focus on our roads before we add more traffic. Living in northern Morro Bay all roads are in need of repaving. Conditions of approvals for projects must fix our shortcomings. The current condition of the roads can not handle more traffic than they already receive. Re- paving needs to be a top priority. It is really a frontage road, but not one that is logically accessed by tourists. Why not leave it mixed use and let the market decide what pencils out there. You can also have required ground floor retail to encourage alternative 1 without losing any units. Commercial designation is more appropriate for the North Main Street corrdior. I'm feeling, for purposes of economic development, that there is a greater need for commercial office space than for retail space. I am hesitant because the road is too narrow for bikes on Main street and with increased traffic to businesses this could become extremely dangerous. If more businesses are encouraged, the street needs to be wider with better bike paths, street lights, sidewalks and a slower speed limit. Main street feels dangerous CURRENTLY when riding a bike or walking. Please address these changes if/when the area is transformed. Nice housing no cheap apartments This is a tough one. I question whether a significant number of businesses could survive/thrive in this area, or if this would end up being a row of empty/for lease buildings?? Mix of commercial/mixed-use and/or high density residential might be the highest and best use. Change the R-4 designation to a low-medium density. The north MB corridor cannot handle 200-plus homes/condos. Keep the open area connecting to Del Mar Park so people can walk their dogs at the Dog Park instead of having to drive all the way up to Del Mar Park.

The 9.6 Acre lot on Main Street can be used for senior housing, which the City is so in need of. Traffic at the Yerba Buena and San Jacinto streets are already impacted by current residents. There are major traffic jams early morning, especially when children are going to and front school. Keep it as it is, just start enforcement of the conversions to residential. They are out there now and they are ugly (old ice cream shop hint hint) Exactly - encourage neighborhood-serving commercial enterprises that reduce driving. Consider the successful Shell Bach commercial district for ideas. Keep it authentic. Res trict box stores and fast food chains This section of Main Street has a problem with traffic. Also clean up the fencing along Hwy 1 - landscape area so that travelers will see the opportunity to shop on this side of town. I chose Alternative 2 but urge caution. I recogonize the photograph above as Manhattan Beach where I lived for over 15 years. This picture is post downtown upgrade which ruined the small town feel we all loved. Business come and go, it hard to make of go of anything other then auto repair, contractor, computer or Spencer's. I want housing to stay along north main street. thank you Convertini the chevron land to low income and senior housing. Will existing residential uses become non-conforming? Yes, I beleive currently the cottage motel at san joaquin and birch is being used at least in part as affordable housing. I do not support changing that parcel to be limited to HOTEL only. I believe we should not block the opportunity for this property to develop as either motel OR affordable housing. (or some mixture such as affordable housing on the 1st level and condo, apartments or hotel rooms on a second floor when it is redeveloped.

Otherwise I think it should be the same as the rest of birch ave and grandfather the existing motel. High density residential (low income) fronting main street without commercial hindrance that is why we still have that huge empty lot that has had several plans submitted. but was denied because council wanted more empty retail. ( they must own rental property) and low density residential off main st.. Rethink the existing long mixed-use strip to provide more cohesive nodes of neighborhood commercial development (e.g., in the vicinity of Spencer's Market and at the Hwy 41-Main Street intersection).

Opportunity Site F (Tri-W) – Comments:

Comments We need low income locations for people who work here to live, why not take advantage of this location to do this. Coupled with light commercial and a road to hwy 41 this would increase our revenues and balance out our city. Ideally, it should all be returned to agriculture. We should not be expanding into that area. While we desperately need low cost High-density housing, we need it within the city's boundarys. The people who work in our restaraunts and motels are living in campers and ratty old cottages or have a long commute from out of the city. We do not need another high cost high-density complex that sits vacant because it's too costly. The whole plan reminds me of the old quote "Let them eat cake". Absolutely no residential building in this open space area. Morro Bay attracts tourists because of its small town charm. The charm of the town and its interest to tourists would be vastly diluted by residential building, particularly of the type you suggest. I think we will need much more housing than what is indicated in the Alternative 1 option. Ie, we should convert the District Commercial to Medium Density housing or High Density housing. We need more people to live in town in order to encourage businesses to open their doors in our city - we also need more housing to adequately staff the businesses we have! AKA, housing Housing HOUSING! It seems to me, if we allow some higher-density residential uses, those properties will help support the open space utilization as well as the commercial uses. Without adding residential units, the planned facilities could be poorly utilized, and the commercial establishments would have a more difficult time of being successful. Open space is restful for the eyes and soul...not every parcel needs development. More hiking trails! Done properly, a mixed use development such as pictured would be visually pleasing, particularly as visitors are leaving the city. If you put residential units on this land how will you get traffic in and out ? A park.. Housing prices are through the roof - I've just had two friends need to leave town because they can no longer afford it. Please provide affordable housing options, especially for seniors. I support high density housing, but not medium or low-density on the south end of the site. The wording of the question on this part of the survey is misleading as I first thought it meant high density housing when you used the wording "higher density." Please ask clearer questions or it creates questions as to the accuracy of this survey. Provide housing in this area for low income and seniors. Quit trying to redesign our town into something it isn't. My only hesitation in preferring the residential use is do we have sufficient water resources and other city services for this density increase? If not, then I prefer to leave it as is. Again, residential use adjacent to a high traffic corridor is inappropriate. The Initiative Measure H, passed by the voters of Morro Bay, must be respected. Any new uses must incorporate the intent of the people. To 'invent' uses, violates this people's initiative. You need to leave it as it is. Turn it into recreation trails and open space would be very attractive. I don't like either option. The idea of putting a lot of businesses or homes over there is sad. Please landscape with trees around buildings in this site so it looks like open space. Additional residential uses would help rejuvenate downtown Morro Bay commercial badly in need of redevelopment Please don't add strip malls. No one will stop in town if this looks like Thousand Oaks. Would prefer all open space Bad idea. We don't have the supporting infrastructure in place Leave it alone. Put the WRF at Rancho Colina and leave the corp. yard as-is. No point in fixing what's not broken. No commercial. Make it all residential and subdivide it into a new neighborhood. Morro bay needs the housing, the new property taxes and the economic boost that new residents will bring in. And prohibit vacation homes from the new residential neighborhood(s). Again, another area where an industrial park could be done to attract technical industry with jobs that pay better than anything Morro Bay has to offer and would attract a younger population to the town. No more visitor serving! Low density is better. Neither idea look appealing. How would the off ramp change to accommodate either option? If the city does go forward with either option how will Morro Bay Blvd change? I doubt that the traffic circle could handle the increased traffic. Holiday traffic already pushes the traffic circle to its limit. If the city is motivated to expand in this manor, thought needs to be given on how to efficiently funnel the traffic from Hwy 1 to Embarcadero. Funneling the traffic down Morro Bay Blvd cannot be an option. Widening Quintana Road and extending it through the power plant property down to Embarcadero would make better sense. A public parking area could be carved out of the power plant property, should it become available. Again, with low cost senior housing opportunities. As you know, your current map is in error, letting people assume that visitor serving is already the norm. No residential should be allowed. I would even do away with the commercial so it does not compete with commerce on the west side of the highway. Zone ag. Affordable housing is essential if we want to retain any semblance of family living. Morro Bay desperately needs to attract families with children. I agree with alternative 1 with the exception of allowing medium density residential. Proximity to freeway poor for residential use, but sufficient for any future retail, office or medical. The city wouldn't let William's Bros. build here, and now you want to do so. So build a Walmart, that would be more beneficial to the pockets of the city. Also would benefit those who live here, which the city never seems to have in mind.

Do NOT build on this site. Leave as open space completely! We count on this viewshed to be open. Zone the entire area as open space/recreational. I'm against any development in this area. It's too Pismo. Adding higher density residential outside the city core, with direct highway access, makes sense. BUILD SOME AFFORDABLE HOUSING! It's impossible for the working class to purchase a home anywhere in this area. This should all be affordable housing to have a price cap of $350,000 per house/unit. We need more recreational sites in this town. Some soccer fields would be ideal. Open space, more walking trails. Retain as open space only. Some of us live here, because we like it. Whoever wants this sort of change simply want to turn MY HOME, into every freeway town in L.A.. Or is a developer. Change to MEDIUM RECREATION/OPEN SPACE ONLY. Again, don't add more commercial until we can support what we have. Ensure an attractive entrance to Morro Bay and require improvements to existing businesses along Quintana. So for our new highest point in town we'll look like AG around the Trader Joe's? Dens ity here is fine, but will detract from efforts obtaining density in downtown. Loss of retail here, intensifies Quintana, so that may be a good idea. Why visitor serving commercial? Mandates motels? Again, horrible visual examples. We don't need this Spanish style with precious green suburban landscaping. We are an arid area- more natural landscapes. We need overhauled road, with curbs and gutters before we consider adding higher density residential use. This would be a nice spot for some medium density residential, but not if it looks like this image. We'd rather not have stucco/terra cotta apartments from the 90s on the most visible site in the city... they should be designed to look like our town, maybe have design guidelines focus on craftsmen-esque bungalows Office park with open space as it appears currently near the frontage road with office buildings at the rear of the property (parking in between). But ONLY if it's for lower income housing. The housing crisis here is looming for seniors and lower income people. More open space. Make one area a mixed residential and business area, like the new apartments in SLO. No strip malls or big housing tracks. More houses in this area will negatively impact traffic. I hope you plan on addressing the road congestion and infrastructure as you move forward with this area. Only open space Leave it alone! Develop recreational opportunities with hiking and bike trails.

Construct a street from the Harbor Tract to the freeway interchange that will allow a second access point. Establish live/work studios. Focus on affordability through design, smaller units and limited footprint. Open space, habitat restoration, and public trails are essential. No big box stores or fast food...we have plenty of that already Probably not good idea to put housing near WRF. I think the fact that WRF was away from housing was one of the selling points.

Also- any housing or residential areas should be locals, not out of area rental homes. Rental homes seem to be taking over, and as a local family we have a hard time buying a house when out of towners keep coming in with cash offers and driving market up Stop building Orange County houses in Morro Bay! Leave it as much open space as possible. No development should occur. We want Morro Bay Blvd. to be the first access off-ramp to town services and recreation. No No No to Higher Density Residential, no no no to three story buildings or residential Pismo beach. My real answer is to choose the solution that will bring the most revenue to the city and minimize the services cost.

If alternative 1 is chosen, consider a mixed use format with lower level business facing other adjoining business and housing on upper floors. Mix it up. COMPLETE Bolton Drive from where it ends now.. to the morro bay blvd and new intersection.. and on down to connect to Theresa drive, once traffic adapts.. then you can foresee what might work.. Work to maintain entire Tri-W site as open space. Maximize sidewalk/bike lane widths into downtown turnaround; increase parking space requirements (no parking waivers) to avoid congestion and street parking; encourage mix-ed use.

Opportunity Site J (Quintana Road North of Roundabout Tri-W Site) – Comments:

Comments Quintana should be a commercial corridor not residential we need to fill several empty commercial buildings we have before adding more. If you do retail needs to be better quality businesses, not more tee shirt and candy shops. Not really clear on some aspects. High density residential should be encouraged and not eliminated in this area besides retail and non-retail uses. Have some pride in the way the city looks so that it might attract more visitors I would support the project with the proviso that the parcel at the Morro Bay Boulevard end be excluded from the zoning and development. The mobile home park that already exists at that end of the commercial zone, is one of the few high density low cost housing options in the city. Anything we can do in order to encourage improvements to be made in that area would be awesome. It's an eyesore, and we can do better. Mixed use may be a way to introduce some new commercial/retail businesses and provide for more affordable housing (e.g. condos, apartments). Once again, traffic flow will be of major concern. That's already a high density traffic area. Adding residential would tie in with the homes next to the defunked school. Open up the street next to the karate studio to create a new access from literally the other side of the towne. Any plans by the district to demolish or redo the school buildings that are rotting away and make them viable for either addition school or city activities. Creating a "Make it Space" like SLO has??? Stop this madness! Why can't we have our quaint little town and be happy? If and when the school district decides to give up the school site, it would make an excellent Civic Center for City Hall, Planning, Police and Fire departments, all in one location.

The existing parking lot should remain undeveloped. There is' safe room for more buildings and parking. Add some open space. Again, the City seems to want to spend time and money on things that aren't broken. Quintana Road already has a commercial feel. Eliminating potential residential development makes sense. Of greater concern is the high density residential where the Catholic church, Community Center, and Elementary Schools are. These should be rezoned public services. This is suited for further commercial development and not for residential. Get rid of the ugly looking cranes, etc just north of the roundabout. When people enter or leave Morro Bay, they should experience a beautiful city setting. The former school site should only be approved for high density if sufficient open common areas are also included to encourage pedestrian activities.. This is a good area for high density residential development due to traffic flow and shopping access. If I understand the question, the alternative would be more restrictive. I think mixed use is fine, assuming that could include residential-over-retail businesses. Whatever the city decides to do, make sure the roads will support more people and cars, widen the roads . Add stop lights. This is good. Something is being done to improve existing commercial. No case has been made why the mixed use is not acceptable- this could be a way of getting the least expensive housing. No Spanish style as official style- why are all these images of Spanish style buildings? Consider diverse areas for housing. Morro Bay has significant mixed use zones. And, retail isn't really the up-in-coming mode of attraction. Stick with the need for parking and access to the Embarcadero. Housing can be scattered around all zoning areas. Keep the natural harbor experience open and enjoyable NOT commercial and retail. It would be nice to have the Legend, with definitions, to eliminate guessing. Where is the money coming from? Why preclude residential in an area that needs units? So long as the design guidelines/standards etc. get you the projects you want, why not let the market decide? Unsure More mixed residential space in this area would be wonderful. Be sure to plan for community outdoor space, like pocket gardens, small parks or off lease dog areas for residents Make some design criteria to make that place nicer. Keep commercial This area is perfect for commercial use. Right off highway in a retail and commercial dense area Make this an easy walking/biking shopping location in town. No residential. no no no to High Density, we do not have the road to support more cars, only the rich people can afford new homes. Build senior living communities and affordable homes please. the changes suggested.. less resident on a vacant lot. and zero residence center. someone on the council must own that empty lot.. and doesn't want to build. and the rest of that zone is THE OLD SCHOOL NOBODY LIVES THERE.. keep the MIXED USE which is working.. we don't need additional service commercial as their is vacant units available.. and the Albertsons center has a empty lot. lets build out. before rezoning.. ( some city staffers need to play sim city 4.. and learn what happens when you overzone before building out.. ) Walk-by traffic on Quintana is not a priority (unappealing; fast traffic), but Quintana should remain a commercial corridor nonetheless.

Study Area 1 (Chevron) – Comments:

Comments Yes - Develop develop the area similar to what Cambria has done on their west side. we need walking and bike riding trails that integrate with the bike plan. Yes, homes with 1/2 to 1 acres would be an asset and increase our tax revenues. More hotels, more high end housing, more great roads for visitors to explore. Paired with great open space, yes please! If planned properly, there should be enough commercial in the existing North Main corridor Lot's of walking trails!! One house per 40 acre lot should be the maximum density with houses hidden by trees. The lower areas should be residential with the same density as the neighborhood below, and the upper hillsides left undeveloped. The marine terminal should be developed as a commercial visitor serving, perhaps a campground or resort. Ag Cluster development Either option will require a change to Yerba Buena and Main intersection. The existing four- way stop will not cut it. Just be aware that the hillside east of Panorama Drive is slowly sliding toward the ocean. With a few more rainy Winters, we could be facing a mini-La Conchita disaster there. Better not build anymore structures (especially residential) in the slide path area. North Morro needs more resident-serving commercial. That seems too far north to be useful for visitor-serving commercial. Every house in Morro should have basic amenities within walking distance, rather than forcing people to get into their cars. Low density residential and open space preserve for hiking/recreation Either option could be acceptable Visitor-serving development as a low visibility campground connected to the beach by a pedestrian underpass at the Toro Creek bridge. No hotels, motels or other buildings to be allowed. Preserve the view shed. I think the area along Panorama Drive can accommodate more than 1 house per lot with little or no impact on the surrounding neighborhood. Cluster lots/home sites along Panorama Drive in conjunction with negotiations Open Space on other Chevron lands nearby. Low key visitor serving use such as a lodge could be done in the areas by the existing Chevron buildings - but setback further from Hiway 1. A public parking lot in this area could provide locals and visitor alike access to the beach - maybe even by going under the highway at the creek bridge. I would like to see the property at Torro Creek and HWY be used for high end RV park and more affordable camping/ yurts etc. I would have no problem seeing low density housing or apartments built facing torro creek road.

I would like to see ALL ridge tops protected as open space to protect the view back drop of Morro Bay but keep the rest of the property as agricultural.

My fear is too much open space will cost too much to service and patrol. (police/fire services etc) Also, a fire hazard in dry times with illegal camping that will surely increase. Allow more residences behind Panorama Drive in exchange for conservation/open space on other portions of the property No – Don’t Develop Please please keep this as agriculture! We like the cows and certainly don't need more houses in our tiny neighborhood! Whether it is preserved as open space or agriculture is insignificant. The main thing is that Morro Bay does not expand into these areas nor should the county allow development in these areas. I am not sure how developed ag land can get but it should not include residential or ranchette development. PLEASE! Save the hills from development!!! We do NOT need to look like South County!!! It does not seem reasonable to take on new development when the city already has a problem maintaining it's current infrastructure.

The only way the city should get involved is if the property is to be sold by the current owner, and used for some purpose other than agriculture. Either of these options are intriguing on the surface. However, i doubt the city has the resources to purchase and preserve the are. More likely, the decision to transform the area would open debate for multiple uses. Preserve the agriculture.(I would like to also add that other cities faced with these sort of decisions, most notably the towns in the Napa Valley area, realized that insisting on the agricultural designation was the only thing that could preserve these small towns.) IF Morro Bay can afford to purchase this property, and cover the required insurances, and associated ownership expenses, I would like this to be preserved. Otherwise, I feel Morro Bay should buy and develop this area to maximize its utility, rather than have another entity buy it and develop it in a manner which Morro Bay residents and government would deem inappropriate. Obviously, impacts to such things as water supplies, traffic, public services (police, fire, etc.) need to be CAREFULLY examined before proceeding. I support some land use and development possible, but see no current need for commercial and feel the open space is currently more valuable to our community. Either option would be OK Develop a huge community state park in this area. Put in a parking lot and allow/encourage individuals to walk paths developed for that purpose. We tried to include this area in our Sphere of Influence and were denied by the County. A city needs some control around it's borders and maintaining open space is one of the main reasons. A combination of the two should co-exist (AG/OS). Do not develop this area. If making it part of the City's SOI---then do that. The drive and beautiful views along highway One from north MB to Cayucos MUST BE LEFT UNTOUCHED AS THEY ARE NOW. VERY SPECIAL SECTION OF HIGHWAY ONE! The city of Morro Bay should not even entertain the idea of purchasing any more property until they can afford to maintain what they already have...

Park, hiking trails. Preferably a conservation organization, as we don't have sufficient funds to acquire the site or provide even minimal services. Although it's unlikely anything other than ag would be supported by a geology study, in the unlikely event it was, again I request that the City fix the streets before spending money on new projects or even spending money on studying new projects. Either one is fine as long as it is open space and not developed. Development in this area would alter protected bird migration routes, habitat, and could affect local hydrology all the way to the coastline. Development would also diminish the small town look of Morro Bay, turning it into something more resembling Santa Barbara where every hill is studded with McMansions. Our character is that we are the gateway to Big Sur and the most beautiful highway in America. We need to treat it that way and avoid filling in the hillsides and every available space that's free. absolutely Try to zone for farm/cattle use as this could lead to unintended sprawl. The city doesn't have the money to buy such a large section of land. This is a city of ten thousand, not ten million. Spend our money in ways to update our daily living. The tourists will come to see the same city be the sea. The valley are hot and dusty, we are not. Leave it the way they want to see it, it isn't Carmel.

If it is to be purchased to preserve it as open space, it should be done by a conservation organization and NOT Morro Bay city. Morro Bay needs to focus on the Dynegy site. These streets are way too narrow to support any more traffic to this area KEEP MORRO BAY ...... MORRO BAY The buffer between Morro Bay and South Cayucos should remain so we do not create a coastal strip reminiscent of Pismo, Grover, AG, Shell Beach etc. We should keep our distinct town distinct. Ag land contributes to our sense of place and uniqueness on California's coast. We are one of the last original coastal towns and keeping it intact with a semi-rural feel is important to me. Keep open space and recreation. Once open space is gone, it's gone. Then the city becomes a city of concrete, no trees, no space, no nature. The current open spaces are precisely why we live in Morro Bay. No, why do you want to "transform" it? Either The options 7 & 8 are too complex for this simple questionnaire to do it justice. Open space can not have grazing on it and in wet years the grasses will dry and become a fire hazard. Agricultural uses leave the possibility of development in the future which I believe is ill advised. A mix of open space for biking, hiking and horse trails would be desirable with protection against development in perpetuity would be nice, but grazing is necessary following wet years. This may sound like state park type of management, which would not fit well into the restrictive state budget. This is a complex issue that needs to consider many nuances that this questionnaire is not designed for. Chevron has retained Victor Montgomery of the rrm design group. Victor and Chevron have a vision that is different from the 3 alternatives recommended in Morro Bay's General Plan. The rrm Design Group's plan recommends a strong direction that will allow for some R1 Development and some annexing by Morro Bay that will also allow Open Space Development of most of Torro Creek area. This plan should be reviewed and considered as part of the Plan Morro Bay's Study Area 1 Where is the money to buy conservation land? We don't have money for our existing parks and conservation areas. The county has a pro-development Supervisor block that can use the SLO county Coastal Plan and Estero Plan as a lever to develop at our periphery. We need to control this and get the important edge conditions under our local control. I am personally skeptical of these images as they are very unclear and web-based colors in the key do not match the maps. This is a critical issue that is not adequately explained or explored here. This isn't a priority. Installation of wind turbines or solar farm would be beneficial. This area should remain in the county and not annexed by the city of Morro Bay This area should remain in the county's sphere of influence!!! Save our open space!!! No annexation to the city. Hiking trails would be a nice addition to the area. Where is all this money coming from? Repair our roads first! combination of both ag and open space Morro bay should preserve its open space and work with the land conservancy to protect its viewshed and natural beauty. recreation like hiking and mountain biking should be permitted. No houses or businesses should be put in this rare coastal area. We do not want or need another overcrowded and polluted beach city. I hope a Conservation organization can aquire the land and preserve as open space. If possible, yes...a conservation organization, working with the city and residents, should pursue purchase and preserve as open space with trails for hiking, biking, equestrian use and possibly some low impact camping---hike in sites, bike in sites, tents only, limited infrastructure. Or within campground, create a unique eco-resort used year round with yurts/tent cabins offering unique overnight and dining experiences featuring local and sustainable products. Eco-resort would be managed by the City of MB or via a lease agreement with the City of MB similar to the waterfront lease structure currently in place. thanks for the outreach...great survey tool. We need hiking/biking trails ASAP! We really don't have any in town. It was sad to see the recent magazine that said the state park on South Bay were our trails. Think Pismo preserve or Irish hills in SLO. We even have great parking at Del Mar for a trailhead!!! Let's do this folks...our City is decades behind the times! Hiking Trails/Biking Trails Open to idea of "Jalama" style campground at chevrons operational site at toro creek east of highway. Public trial connecting toro creek, islands streets neighborhood and del mar park! Concerned about slope stability and visual impacts of construction on hillside east of panorama. Environmentally sensitive, Carefully located and limited ranchette style parcels located out of the viewshed could be necessary to facilitate a conservation deal for the vast majority of the property. This area consists of a very very large prehistoric, Native American site. Toro Creek holds an incredibly importance place in our native history. Many people have requested to see a northern Chumash heritage/cultural center in MB. This would be a perfect place surrounded by open space. This is the only development I could see here. Keep it open space. We don't need to grow. We are a tourist community because of how we look today. If you grow development you lose your ace. Newport Beach and other southern beach areas are a good example of what development does to a small town. :( I want this land to remain agriculture with no homes. Open space or agriculture are both desirable outcomes. Study Areas 2, 3, & 4 – Comments:

Comments It would have been good if you had given a clear definition and showed the difference for what Agriculture and Open Space include. The city should not expand its limits, with the exception of the WWTP. The short term cash infusion from new development never covers the long term expense of the city expanding and maintaining its services and infrastructure. The city should encourage conservation purchase of these areas. These green hills provide the perfect entrance for tourists finding the bucolic small fishing village we pretend to be. The more we expand development into the surrounding country side, the less attractive we become. Since the area is potentially a flood plain for Morro Creek, development seems inadvisable. I do remember when the creek flooded and some of the businesses and homes that are already there flooded.

The only way the city should get involved is if the property is to be sold by the current owner, and used for some purpose other than agriculture. Yes - Open space/ recreation - Yes, absolutely open space / hiking / camping / etc is something the City needs. Also, there are options to work with Cal Poly Agriculture to convert working farmland to teaching / educational farmland as well. Morro Bay struggling with our finances as it is! To pay for the purchase of these properties, and then to have to pay to maintain them, cover taxes and liabilities (insurance) issues, etc., would seem fiscally irresponsible and certain unnecessary. It would put a liability on the City that we don't need, without an offsetting financial benefit. Particularly important is to increase open space around riparian areas and create opportunities for more native habitat. Open spaces preserve the beauty of the area.....otherwise, more clutter (i.e. buildings) would turn this place into another L.A...... perish the thought!@#!! I think that Study area 2 should remain in agricultural use. Study area 3 should be pursued to use as open space and hiking. Study area 4 should be a combination of open space/recreation and agriculture. There should be a bike and hiking trail developed in area 4 and the rest remain in agriculture. An open space belt should be pursued around the City as we are seeing SLO and Los Osos do around their towns. Purchase and preserve! Stop wasting our money. Leave our town the way it is! Yes, but these areas should be transformed to residential. Purchase with the intent of AG and then open space. MUST BE KEPT AS AGRICULTURE. Perhaps make a part of the SOI of the City of MB? General comments on many of these proposals: Rather than more housing, which equals more crowding and more vehicle traffic, it would be nice to leave some areas agricultural and also have access to some open space for humans and dogs to walk and hike in Morro Bay. I've only lived here almost two years, so perhaps I'm not informed of past city planning decisions, but why is the Hwy 41 & Main St. intersection not being addressed? This is intersection is bad/unsafe now (stop sign? what stop sign? yikes, I've been almost hit twice this week trying to get through the intersection. hey, it's my turn, not yours. Uh, who got here first?, yada, yada). Adding more vehicle traffic as a result of additional housing and businesses will only make it worse. Although I'm all for redesignating some of the "opportunity sites" to increase commercial and retail business, it doesn't seem we have the infrastructure to support the increased traffic. The quality of our roads are terrible (especially residential streets), we have a number of unsafe and/or difficult intersections to navigate (for instance, have you been a driver at one of the stop signs and traffic light at the San Jacinto and Main Street intersection and tried to figure out when and how to get through it when there are a number of cars?), we have tourists who blow through stop signs unaware, etc. Long story short, are there plans to do something about our infrastructure before we add more businesses to the road mess? Should be annexed for future agriculture development. Period Same as before: it's not broken, save the money for a rainy day (they always come), and address the dozens of ruts and potholes in the streets that have appeared this winter. Only YES, if the property can be purchased and preserved as open space. If not, then the area should remain under County jurisdiction. Open space or agriculture The farming tradition should be maintained as long as property taxes for the farmers don't force them out, perhaps through Williamson Act agreements other longer term agreements

Community Gardens might be a viable use. Admittedly, the purchase of these areas cannot be cheap, however, preserving these areas may have water quality benefits for our wells in the future. Certainly there would be benefits to upstream acquisition of lands adjacent to Chorro Creek for the bay as well. should stay ag This area is forms a crucial part of the city's water supply and should be cared for in such a way as to enhance this ability, perhaps even creating a small dam to retain more water. Ag land is fine with me. About Morro Bay in general - Please don't make major changes! People love the area just as it is. I understand the reasoning for wanting to dress it up and provide more services in order to compete with other coastal towns. Morro Bay. is unique and charming the way it is - and to change the appearance and size (by allowing major residential growth) would be detrimental to the town, its visitors and residents. Keep all of the weekend festivals and other activities going - they're fun and they do attract visitors and $$. ALSO: For years we have watched people of all ages struggling down through the rocks and boulders to get to the beach (on the Side of Morro Rock out past the gate). Young parents carrying babies and beach 'stuff', elderly people who want to walk on the beach, and little kids have trouble navigating through the boulders. Please consider building a set of steps with handrails somewhere along there to make it easier for everyone to get down to the beach. Hopefully stairs would prevent serious falls on the rocks!

I guess if we don't trust the County Board of Supervisors, it may be wise to take control here. Again, the Ag uses help define our area and I don't want to see farms pushed out. I see conservation as compatible with Ag, so if a conservation organization is to preserve land, but allow ag uses, that might be good. I don't really have enough information to answer this. Repair our ground water, no ag no development The open space/recreation designation is too broad and needs to be restricted significantly to even consider such a blank check designation. Agricultural uses are fine here and in the future more Ag land use in this area may be exactly what Morro Bay will benefit from. The County is doing great. This s a unique landscape capable of supporting agriculture through irrigation- we should support that. Our City could use a lot of sprucing up before we take on new ventures. open space and ag. Can there be a combination of open space and existing agriculture? The unique micro climate in this corridor allows for unique farming opportunities, as well and unique native plants. If agriculture stays, is there a way the city can ensure small-scale natural/organic farming methods are used, like City Farm in SLO? Pesticides and fertilizer run-off negatively impact our creeks, bay, ocean and animals. If they are retained for Ag, would there be allowances for some trails? More trails let's do this! Ag conservation easements and basin management plans will be important tools to ensure viability and preservation of agrarian heritage and health of the watersheds/aquifers. I don't agree that it should be annexed. I do feel it should be purchased by a conservation organization so that the land will be preserved. this land should remain agriculture. The property directly on hwy 41 should be brought into the city and used at commercial or light industrial or visitor serving. The remainder should be left of agricultural. Especially the areas with good soils. If these areas become part of the City, they should continue to be zoned agriculture Again, agriculture and open space are both equally desirable.

Appendix 3: Plan Morro Bay Website Comments

 Keep it simple...DO NOT change AG to OS/REC, leave the AG, AG. It is not wise to engage in Sphere of Influence...we have significant issues currently with our own groundwater contamination and sewer lines to even entertain hi-density build- outs.

 I am concerned that Measure H, related to the TriW property is not being treated carefully enough.

 Top priority: Affordable housing is extremely difficult to access and is critical with Morro Bay's aging senior population. Please, please, please build affordable senior housing. Thank you. 2. The timing of the light at San Jacinto is a mess. Cars turning left from main pile up to block the intersection and drivers of cars turning off the freeway rarely know how to handle the four-way stop, which apparently doesn't apply to them. Might we change the timing of the light to allow for true traffic conditions and clarify who has the right of way when? 3. Recent rains have left huge potholes on Mindoro St - and I'm sure many other streets as well - but you already know that :) Thank you for serving our beautiful city so well.

 With Dynegy for sale, I would like The Marine Mammal Center and Pacific Wildlife Care to be retained in Morro Bay somewhere they can afford to stay in business.  Greater consideration for existing residential zones with the multi-use overlay zones. Consideration to provide health, safety and welfare of residential homes with light industry, public areas and public parking. Specifically, the D zone of downtown and waterfront.

 Site A (Dynegy): I think we need a Specific Plan for this site. The stacks and power plant should be "re-purposed"--and definitely should remain. The facility is more iconic than the rock--and would make a great "Museum of Electricity". Perhaps the building could house multiple museums, and/or a mix of retail/loft living/conference center or rooms? I would like to see a "museum row". The southeast corner of the site should be preserved for the Wild life center and similar uses. Perhaps connect it all to the adjacent bike path? The northeast corner should be open space---where the creek and ESHA exist currently? The parcel map lines should be changed as part of the Specific Plan. I would like to see some limited "visitor serving" uses, but not along the the street as currently shown. I like the trees that line the street---and they should remain (large birds nest in them and their habitat needs to be preserved). Parking should be interior on the site. Some medium density housing might be OK--as long as small units are a big part of the mix. I would not want hospitality units built here---because they would take business away from the many existing hospitality units all around Morro Bay. BTW--London has an old power plant that they have converted to an art museum. It is a fantastically beautiful "re-purposing". Also---it would be GREAT if PG&E would relocate their substation to another area. Site B: The existing park at the southeast corner of this site should be designated "park usage". The entire area on the west end of this site which is in the floor plain or threatened by sea level rise, should be designated park as well. MB High School should be contacted to see what they would like the strip of land (along the road fronting the school) to be used for. The existing land use seems in appropriate. Can the City/State buy this strip of land and give it to the school? I can't think of any good commercial or retail use at this location. Site C: Change to WRF land use, and annex into the City. Site D: See comments in box below. Site E: Low to medium density residential at large parcel near north end. Traffic impacts could be really negative. I would like to see land use fronting Main Street to be "mixed use" mandating residential above commercial/retail below. Need traffic solution at Main St/Highway One and San Jacinto intersection! Site F: Clarify correctness of existing approved land uses. I don't want residential or retail on the north side of Highway One at this location. The best land use here would be a well designed commercial/industrial park. Site G: Major entrance to the City. Need appropriate long term land use designations that will make it more appealing. Site H: Enormous potential. I like the idea of a dock where fishing boats can sell fish directly to customers. Boatyard potential? This is a CRITICAL path from the City to the rock. Need more parking and/or a shuttle from the main Embarcadero retail area out to the rock. if we had a parking structure on one of the vacant lots at the Embarcadero---the path to the rock would just have pedestrians, bikes, and shuttles. Brainstorm: Negotiate a deal with the State/Chumash to use the Rock once a year for a rock climbing competition. Cover it by ESPN. Big award for winner of "free climb" competition. Annual "CLIMB THE ROCK" competition. Internationally recognized. Site I: Land on north side of park should be used as Visitor Serving or Mixed Use (mandating residential above - Commercial/retail below). Site J: Very visible from Highway One. I would like to see Mixed Use here. Also---the strip of land on Quintana Rd. east of the roundabout---should also be Mixed Use. Very unsightly now. Might look better to have 2nd floor residential above commercial/retail below. Study Area 1: I need to better understand the ramifications of making this area an SOI. Why isn't SOI for the entire Chevron holding? What are financial pros/cons of making this an SOI? The drive from MB to Cayucos is absolutely beautiful as it exists today. I am completely against ANY DEVELOPMENT along this stretch of the highway, PARTICULARLY on the west side. No camp ground, no RV park, absolutely nothing except perhaps paved parking in the areas that are already used for this use. Study Area 2: I want this to remain as AG usage. Need SOI here? Or perhaps annex this area and make it part of MB? This drive along Highway 41 is great as it is today! Study Area 3: We should make it a MB SOI. We need some input on what gets built here. Is it AG use now? If so---I want it to remain so! Study Area 4: This is beautiful as is. Shouldn't we make this an SOI area as well?

 As a resident of North Morro Bay I have several issues with the draft Coastal Plan Update. 1. The Navy Jet Fuel Tank property located at 3300 Panorama Drive is currently zoned as a R-1 “single family residential” - “Moderate Density: 4 to 7 units per acre “ where they could build approximately sixty plus homes. The General Plan/Local Coastal Plan Update draft has CHANGED the zoning of this property to an R-2 zone. The R-2 zone will increase the housing with “detached or attached single family homes, townhomes, duplexes and condominiums” – “Medium Density: 7 to 15 units per acre”. The zone change DOUBLES the number of residential homes that could be built on this property. 2. Another piece of property currently for sale on North Main Street, adjacent to Del Mar School has been designated a R-3 zone “Multifamily housing, including apartments, townhomes, and condominiums” - “High Density: 15 to 27 units per acre”. This piece of property is ten acres. My concerns for the Panorama project are the following: 1. Water- where will they get the water? 2. Sewer lines- deteriorating 3. Traffic- excessive traffic with congestion at the intersection of Main Street and Yerba Buena Street also Main Street and San Jacinto Street and Main Street 4. Streets- narrow with no sidewalks 5. Parking- North Morro Bay has minimal parking at present 6. Environmentally Sensitive Habitat Area- decrease of wildlife 7. Noise – increase traffic 8. Lack of businesses in North Morro Bay - this will result in more commuting Morro Bay is a special place because of the natural beauty and small town charm. To preserve these elements I feel that we need to focus on the existing infrastructure (fix sidewalks, bike paths, street lighting, sewer system) before we provide more housing. If more houses are developed they should be mixed residential and businesses, NOT just apartments. Encouraging more businesses in North Morro Bay would enhance the lives of the people who lie and visit this area.

 Hate the design of the new Centennial Parkway redevelopment. Looks like a university u8nion, all concrete and unattractive. Also hate the idea of losing street parking to make sidewalks wider. Wrong idea, wrong move. For some reason you all think the Embarcadero needs to be changed and the ideas you tout are unattractive and cost too much, by which I mean in order to get these improvements, we have to have two large motels built one on the water the other on the bluff. This will never fly with the citizens nor the coastal commission.

 Bring in features that will engage the young population of grandchildren and children that live in and around the area as well as tourists with children. Big hi- end hotels are not the answer; or are convention centers...keep the waterfront pristine and beautiful the way nature intended and allow the fishing village to be what it is...a working fishing village.’

 Its looks good so far.

 I cannot see how spending a huge amount of money on the Plaza will help Downtown it will help the Embarcadero, however. We were told the intent of the Plaza was to help bring people up to our shops in the 'town' , Main/MBBlvd area. I don't see this as part of the proposal.

 I notice more homeless people downtown and am wondering what we do to attend to their needs.

 I would like the three stacks and adjacent buildings to be removed and any remaining toxicity removed from the ground.

 Yes, clear consideration and provision of existing residential homes around the visitor serving, light industry, parking, etc.

 Lateral path from Rock to the Estuary!!!! YES!!! Perhaps midrise hotel with conference rooms on recently purchased City Land? Centennial Stairs---yes--- BUT--we need to show an accessible path!! Parking structure? Yes! Make Embarcadero one way? YES! Parking Meters here an along MB Blvd? YES. We need to do all we can to support our local merchants, and the City needs the revenue! Charge more for the boat launching dock at the south end. It is a great resource- --and we need to generate more revenue from it. Widen the west sidewalk along the west side of Embarcadero!!!! Too crowded to walk now. Perhaps make long portion of Embarcadero car free---like 3rd Street in Santa Monica? That's all for now! BTW---Stop hunting of birds in MB. Enough is enough!

 Downtown needs a facelift. Even if the trees were lit properly it would be more inviting to both locals and tourists. Please give us more parking maybe a parking structure or even a paid lot We need more parking! I have owned a business on Morro Bay Blvd. for over 18 yrs and now we need your help more than ever. Lets make us more attractive ,encourage more business that are not a second hand shop We already have more than 10 on our main streets. More Signage would be a great start directing people to shops and Historical sites. We need to attract more people with advertising. Like on TV or a better billboard. Thanks for listening

 I want to see a presentation that includes ALL the different projects the City or private developers are pursuing, including the new aquarium, Off the Hook rebuild, and Distassic's, as well as the Centennial Parkway. These plans need to be look ed at as a whole, and not piecemeal.

 SLO considers the Mission its focal point. Similarly, Morro Bay's is the waterfront. As SLO struggles to strategically develop around a focal point that's surrounded by poorly planned buildings, many of which block lines of sight and foot traffic to that very focal point, Morro Bay must not allow the same to happen. Any contiguous and/or 2-story development along the waterfront risks the blocking of sight lines to the water and Rock, and, in turn, jeopardizes the bay-front feel of BOTH downtown and the Embarcadero that cannot exist without visual and physical access to the bay.

 Letter from Surf Street resident sent Feb. 12, 2017: To those receiving this communication, I want to express my gratitude for living and loving in Morro Bay – with the palpable sense of preserving, retaining and maintaining the enjoyment and openness of a beautiful natural environment, a Harbor evoking activity, peace and safety with the spirit of a community upheld by the City of Morro Bay's COMMUNITY VISION STATEMENT, and for the open-minded consideration of City officials to include citizen input in exploring and establishing vision and planning with community endeavor.

I am speaking as one whose family began on Surf Street in the early 1940’s, and who resides in an architecturally historic house, a part of Morro Bay’s deep heritage, built in 1925 during the real estate boom. And, a structure now considered ‘non-conforming’ with the City's current setback requirements. And, which is located in a residential area with a multi-zone overlay SP/R-2/PD.

Additionally, the location of this residential dwelling is in close proximity with active public use and I’d like to explain some of what it’s been like to experience the day-to-day, and for need of greater consideration of public and private health, safety and welfare.

Already, there are continual public activities beyond basic pedestrian use at this end-of-street area, such as skateboarding tricks, loitering, littering, alcohol consumption and smoking, car parties, people jumping over the clearly marked barricade to run down the bluff or to have a picnic, etc. Unknown people attempt coming into my property’s front yard, and even through the courtyard door. Through the years, I’ve had numerous communications with patient and professional police personnel, community activities groups, previous council members and public works personnel, in effort to mitigate a growing public nuisance through awareness, proper signage, lighting and/or patrolling.

Additional public use features, creating additional interest on this block of Surf Street, would increase the realities of monitoring and maintaining the health, safety and welfare of all, such with an even greater public use of the street, as it is not zoned a public playground, not a public park, not commercial, nor visitor serving.

We currently have a nearby safe and useful entry to the Embarcadero from Beach Street (for cars and pedestrians), there’s generous public parking on the two lots below, the upcoming Maritime Museum providing outdoor seating, and forward momentum for the Centennial Stairway.

In closing, I recommend increased consideration for utilizing the power plant property as an accessible and (hopefully) viable connection from Main Street to the Embarcadero, which could easily and graciously accommodate safe public use for walking, running, bicycling, skateboarding and wheelchair use in a beautiful and open way.