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

Shear Edge Development Avila, LLC is seeking a Development Plan and Coastal Development Permit to convert the historic Avila Schoolhouse at 190 San Antonia Street in Avila Beach into a bed and breakfast facility. The project involves a two-story building with a basement totaling approximately 5,200 square feet, featuring eight guest rooms and a manager unit, along with a 285 square foot ancillary cabana. The development adheres to the Secretary of the Interior Standards for rehabilitation and includes a common area, outdoor patio, site grading for parking and circulation, the removal of three trees, and infrastructure improvements. The project also involves a lot line adjustment between two parcels and the abandonment of a seven-foot wide strip of right-of-way along San Antonia Street. The project requires several exceptions to the Coastal Zone Land Use Ordinance, including modifications to special use standards for bed and breakfast facilities, parking adjustments to allow compact spaces and placement within the front setback, and the maintenance of one multi-directional utility pole. Environmental reviews, including a Mitigated Negative Declaration and a subsequent addendum, indicate no significant environmental impacts. Compliance requirements include adhering to health and safety codes for lead-based paint disposal, implementing drainage and erosion control plans, and meeting specific landscaping deadlines. The project is subject to various financial obligations, including Quimby Act fees for parks and recreation, as well as county public facility, school, and Avila Circulation Fee Program payments.