San Luis Coastal Unified School District/Shear Edge Development LLC Lot Line Adjustment

Shear Edge Development Avila, LLC is seeking approval to convert the historic Avila Schoolhouse at 190 San Antonia Street in Avila Beach, California, into an eight-room bed and breakfast facility plus a manager’s unit, totaling approximately 5,200 square feet across two stories with a basement, along with a 285-square-foot cabana as an ancillary structure. The project adheres to the Secretary of the Interior’s Standards for Rehabilitation, preserving character-defining features such as the Neoclassical design, wood siding, and colonnaded porch while removing non-historic additions and replacing deteriorated elements with in-kind materials. Site improvements include grading for parking and circulation, removal of three trees, undergrounding of overhead utilities with an exception to retain one multi-directional pole at the corner of San Antonia and San Luis Streets, and right-of-way enhancements. The project requests exceptions to the Coastal Zone Land Use Ordinance (CZLUO), including allowances for two compact parking spaces on a site with fewer than 20 total spaces and partial parking within the 25-foot front setback due to circulation constraints, as well as deviations from standard special use standards for bed and breakfast facilities. The site is located in the San Luis Bay Coastal Planning Area under the Residential Multiple-Family Land Use Category. Environmental and construction compliance is governed by a set of locally developed mitigation measures tied to the California Environmental Quality Act (CEQA), not federal acquisition regulations. These include dust control using water trucks or sprinklers during construction, use of CARB-compliant fuels, prohibition of hazardous materials on-site, coordination with utility providers, and implementation of a traffic management plan. Archaeological monitoring is required prior to ground disturbance, with full-time or part-time oversight as needed, and archaeological reports must be submitted. A Lighting Management Plan mandates shielded fixtures to prevent light pollution. All construction work must conform to approved grading, erosion control, and revegetation plans, with soils stabilized using approved methods and paving completed within set timeframes. Inspections and final acceptance occur on-site by the County of San Luis Obispo’s Department of Planning and Building, with compliance verification tied to issuance of construction permits and final tract approval. No formal contract value, payment terms, invoicing mechanisms, contracting officer roles, or federal acquisition clauses such as FAR provisions are included; financial references pertain only to administrative fees and regulatory costs. The application is processed through local environmental review channels with no federal procurement structure, and submissions must be