HomeMy WebLinkAboutCC 2025-03-25_09f General Plan Updae Progress ReportItem 9.f.
MEMORANDUM
TO: City Council
FROM: Brian Pedrotti, Director of Community Development
BY: Andrew Perez, Planning Manager
SUBJECT: General Plan Update Progress Report – March 2025
DATE: March 25, 2025
RECOMMENDATION:
Receive and file a progress report on the Comprehensive General Plan Update .
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The financial and personnel impacts associated with this progress report are included in
the budget for the Comprehensive General Plan Update.
BACKGROUND:
The most recent progress report was provided for the City Council on February 25, 20251.
That report described the four land use alternatives that have been developed under
consideration by the public and decision-makers through public outreach, at Planning
Commission, and ultimately, City Council.
ANALYSIS OF ISSUES:
The day after the Land Use Alternatives Workshop, held on February 5, 2025, an online
survey was made available to allow community members who were unable to attend the
workshop an opportunity to identify their preferred alternative and provide comments. The
survey was available online from February 6, 2025, through March 10, 2025. The survey
was promoted through the City’s social media, project website2, and announcements via
the project email list. A total of 92 surveys were completed during that timeframe. Results
from the survey are summarized in the Land Use Alternatives Workshop and Survey
Memorandum (Attachment 1).
1 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=13848
2 https://planarroyogrande.com/
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Item 9.f.
City Council
General Plan Update Progress Report – March 2025
March 25, 2025
Page 2
The General Plan Citizen’s Advisory Group (GPCAG) met on two occasions to discuss
the proposed land use alternatives. At these meetings, GPCAG members were asked to
identify their preferred land use alternative as additional input through the public process.
Feedback received from GPCAG, surveys, and the community workshop, were presented
to the Planning Commission on March 18, 20253. The Planning Commission was asked
to identify a preferred land use alternative for purposes of making a recommendation to
the City Council. The Planning Commission’s recommendation and all other public input
received will be presented to the Council at its meeting on April 8, 2025, to identify a
preferred land use alternative. The preferred land use alternative may be one of the four
alternatives presented or a hybrid alternative that pulls select features from the various
land use scenarios.
Climate Action Plan
Staff and its consultants have initiated the update to the Climate Action Plan (CAP). The
first step consists of gathering data to establish a community greenhouse gas emissions
inventory that is broken down into different sectors: building energy, transportation, solid
waste, and water and wastewater. Establishing an updated GHG inventory is essential to
the climate planning process because it provides a metric to measure successes with
emissions reductions efforts. The work effort to update the CAP will continue to occur
concurrently with the overall General Plan Update.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Receive and file this progress report on the Comprehensive Gene ral Plan Update;
or
2. Provide other direction to staff.
ADVANTAGES:
Regular updates to the City Council will inform decision -makers and the community on
the status of the project.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
No environmental review is required to receive and file this progress report on the General
Plan Update because it has no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guidelines, Cal.
Code Regs., tit. 14, §§ 15060, subd. (c)(2)-(3), 15378.).
3 https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=a6bae13b-e5e2-4fbe-9edb-
1472b6e645dc&lang=English&Agenda=Agenda&Item=13&Tab=attachments
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Item 9.f.
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General Plan Update Progress Report – March 2025
March 25, 2025
Page 3
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENT:
1. Land Use Alternatives Workshop and Survey Memorandum
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1415 20TH STREET
Sacramento, California 95811
(916) 446-0522
FAX (916) 446-7520
mintier@mintierharnish.com
www.mintierharish.com
M E M O R A N D U M
TO: Brian Pedrotti, Director of Community Development, City of Arroyo Grande
Andrew Perez, Planning Manager, City of Arroyo Grande
FROM: Michael Gibbons, Project Manager | Mintier Harnish
CC: Brent Gibbons, Nikki Zanchetta | Mintier Harnish
DATE: March 12, 2025
RE: Land Use Alternatives Workshop and Survey Results
Introduction
On February 5, 2025, the City held a community workshop to introduce four potential land use
alternatives for the General Plan Update. The workshop included a presentation, informational posters,
and interactive activities to solicit community feedback on each land use alternative in relation to each
of the three focus areas. Following the workshop, the city released a community survey with questions
similar to those included in the workshop activities. The survey was available online from February 6,
2025, through March 10, 2025, and was promoted via the City of Arroyo Grande social media channels,
the project website, and eblasts sent to the project email list.
Workshop Activities and Survey Questions
Workshop Activities
The workshop included three activities for participants to
complete:
Land Use Alternatives Preference Worksheet
Each workshop attendee was given a one-page (front and
back) worksheet to gather feedback on their preferred land
use alternatives for each of the three focus areas. One side
of the worksheet included a brief description of each land
use alternative. The other side of the worksheet included
three sections, one for each focus area. Participants were
asked to select which alternative scenario they prefer for
each focus area and provide a brief explanation for their
decision. A total of 28 worksheets were collected during the
workshop.
ATTACHMENT 1
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Frederick Focus Area Lego Activity
The goal of this activity was for participants to provide their
input on how they would distribute land uses within a
theoretical specific plan using the specific plan land use
percentages allocated for Alternatives 3 and 4. Each
participant received a set of pre-assigned Lego pieces
representing the ratio of area dedicated to each land uses
for the alternative the participant indicated as their
preferred alternative for the Frederick Focus Area. The
ratios were derived from prior outreach efforts that asked
about the land use preferences for this area. Participants
were asked to arrange the Legos on a gridded map of the focus area to reflect their preferred
development pattern. A copy of each activity response is included at the end of this memo.
North Fair Oaks Focus Area Lego Activity
This activity was the same as the Frederick Focus Area Lego
activity described above, but for the North Fair Oaks Focus
Area, using the specific plan land use percentages allocated
for Alternatives 3 and 4. Each participant received a set of
pre-assigned Lego pieces representing the ratio of area
dedicated to each land use for the alternative the
participant indicated as their preferred alternative for the
North Fair Oaks Focus Area. The ratios were derived from
prior outreach efforts that asked about the land use
preferences for this area. Participants were asked to
arrange the Legos on a gridded map of the focus area to
reflect their preferred development pattern. A copy of each activity response is included at the end of
this memo.
Online Survey Questions
The online survey included a total of eight questions, plus four optional demographic questions. The first
two questions asked respondents if they attended the community workshop on February 5th, and if so,
did they submit a Land Use Alternatives Preference Worksheet during the workshop.
The remaining six survey questions were identical to those on the Land Use Alternatives Preference
Worksheet, asking respondents to select which land use alternative they prefer for each focus area and
provide a brief explanation for their decision. The front end of the survey included a brief description of
each proposed land use alternative and the three focus areas. Additionally, respondents were
encouraged review the workshop materials and land use alternatives information posted on the project
website or to contact a project team member with questions before completing the survey.
A total of 92 survey responses were received, nine of which indicated they attended the community
workshop on February 5th. Of those nine respondents, four indicated that they completed and
submitted the activity worksheet. To ensure that responses from community members are not double
counted, these four responses are excluded from the survey results evaluation in the following section
Example of Frederick Focus Area Lego activity.
Example of North Fair Oaks Focus Area Lego activity.
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with the assumption that these responses are accounted for in the evaluation of the worksheet
responses from the workshop.
Survey Demographics
The following demographic information was collected as part of the online survey. Demographic
information was not collected during the community workshop and is not reflected in the data reported
in this section.
Age. A majority of respondents are older adults, with about 34 percent aged 65 and over and 24 percent
aged 55 to 64 years. Middle-aged adults (35-54 years old) account for 25 percent of respondents, while
younger adults (18-34 years old make up nine percent of respondents. Only about one percent of
respondents are under 18 years of age. Eight percent of respondents did not provide a response
regarding their age.
Race/Ethnicity. A majority of respondents (70 percent) are White/European American. Thirteen percent
of respondents preferred not to provide race/ethnicity information and five percent reported “other”.
Household Income. A majority of respondents reported a household income of $100,000 or more, with
27 percent making between $100,000 and $150,000 and 27 percent making over $150,000. About 13
percent of respondents reported making between $50,000 and $74,999, and 12 percent reported
making between $75,000 and $99,999. About five percent of respondents reported making less than
$50,000. Fifteen percent of respondents did not provide income information.
Gender. About 45 percent of respondents identify as male and 37 percent of respondents identify as
female. The remaining 18 percent of respondents did not provide gender identity information.
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Preferred Land Use Alternatives by Focus Area
This section includes an overview of community input received on preferred land use alternatives for
each focus area identified as part of the land use alternatives process. These summaries include
responses from both the worksheet from the community workshop and the online community survey.
East Grand Corridor
Community members prefer Alternative 2 (Infill Development) for the East Grand Corridor Focus Area
accounting for 39 percent of responses, followed by Alternative 1 (Baseline) with a 23 percent response
rate. Alternatives 3 (Residential and Complimentary Uses) and 4 (Commercial Focused Approach)
received similar response rates of 18 and 20 percent respectively.
Alternative #1 (Baseline) Response Summary
Respondents that selected Alternative 1 as their preferred land use alternative for the East Grand
Corridor Focus Area expressed strong support for preserving Arroyo Grande’s rural and agricultural
character and expressed concern over increasing commercial and residential density and its impact
on the community’s character. These respondents value that Arroyo Grande isn’t overdeveloped and
expressed opposition to any significant growth or population increases. Concerns were raised about
potential negative impacts of growth, including increased traffic congestion, loss of agricultural land,
and potential environmental consequences such as increased greenhouse gas emissions.
Alternative #2 (Infill Development) Response Summary – COMMUNITY PREFFERED
Respondents that selected Alternative 2 as their preferred land use alternative for the East Grand
Corridor Focus Area favor a balanced approach to growth, emphasizing the need for more housing
while preserving agricultural land and open space. Many appreciate its focus on mixed-use and infill
development to create a walkable, bikeable, and vibrant community while minimizing sprawl. There
is strong interest in revitalizing underutilized properties along East Grand Avenue, enhancing
pedestrian and bike access, and maintaining its role as a key commercial corridor. Commenters also
stress the need to mitigate traffic congestion and ensure new housing remains affordable.
Supporters highlight the benefits of adding condos and apartments rather than single-family homes,
noting that increased density could boost local businesses and minimize the need to expand the
reach of public services and infrastructure.
23%
39%
18%
20%
Alternative 1 Alternative 2 Alternative 3 Alternative 4
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Alternative #3 (Residential and Complimentary Uses) Response Summary
Respondents that selected Alternative 3 as their preferred land use alternative for the East Grand
Corridor Focus Area expressed the potential for mixed-use developments that combine residential
and commercial spaces in a well-connected area with good access to Highway 101. There is a strong
focus on increasing housing, particularly multi-family units or condos, by repurposing vacant
commercial properties. Commenters emphasize the need for walkable, livable neighborhoods with
features like bike paths, walking trails, parks, and even a trolley to connect residents and tourists to
the beach. Although respondents generally advocate for more housing along East Grand Avenue,
there is a desire to maintain and encourage commercial development to meet the needs of residents
and visitors, especially low-income groups, and create a more walkable neighborhood.
Alternative #4 (Commercial Focused Approach) Response Summary
Respondents that selected Alternative 4 as their preferred land use alternative for the East Grand
Corridor Focus Area expressed support for enhancing the Grand Avenue corridor as a commercial
center of the City. Respondents liked that this alternative focuses on employment opportunities and
generating more tax revenue for the City. There is strong support for maintaining Grand Avenue’s
commercial character, with a minimal increase in housing development in this area. Commenters
highlight the importance of attracting tourists and local visitors by developing underutilized
properties into attractive, upscale venues, boosting the city’s economic growth. Respondents also
emphasized the importance of improvements to pedestrian and bike infrastructure to support
dining, shopping, and public facing spaces as part of this Alternative.
North Fair Oaks Focus Area
Community members prefer Alternative 1 (Baseline) for the North Fair Oaks Focus Area accounting for
54 percent of responses, followed by Alternative 3 (Residential and Complimentary Uses) with a 22
percent response rate. Alternative 2 (Infill Development) had a 13 percent response rate, and Alternative
4 (Commercial Focused Approach) was the least preferred, accounting for 11 percent of responses. The
following sections include an overview of why respondents selected their preferred alternative.
54%
13%
22%
11%
Alternative 1 Alternative 2 Alternative 3 Alternative 4
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Alternative #1 (Baseline) Response Summary – COMMUNITY PREFFERED
Respondents that selected Alternative 1 as their preferred land use alternative for the North Fair
Oaks Focus Area strongly advocate for preserving this agricultural land and avoiding housing
development. Many emphasize the importance of prime farmland for future generations, food
production, and environmental sustainability. Commenters also highlight Arroyo Grande’s
agricultural heritage and the value of maintaining its rural character, scenic beauty, and historical ties
to farming. Additionally, many respondents are concerned about increased traffic if this area is
developed, particularly near the high school and major roads like Halcyon Road and Fair Oaks
Avenue, which already experience serious traffic congestion. Some commenters were open to
increased recreational access.
Alternative #2 (Infill Development) Response Summary
Similar to those that selected Alternative 1, respondents that selected Alternative 2 as their
preferred land use alternative for the North Fair Oaks Focus Area emphasize the importance of
preserving prime agricultural and open space to maintain Arroyo Grande’s character and heritage.
Respondents in support of Alternative 2 recognize the need for housing and commercial
development but feel infill development should be prioritized over converting farmland. Additional
concerns include increased traffic and congestion near the high school, flood risks, and infrastructure
improvements.
Alternative #3 (Residential and Complimentary Uses) Response Summary
Respondents that selected Alternative 3 as their preferred land use alternative for North Fair Oaks
Focus Area recognize the opportunity this area presents for development in the future and feel this
alternative balances growth without overwhelming existing infrastructure, compromising native
open space, or changing Arroyo Grande’s character. Respondents like that this alternative provides
opportunity for diverse housing options, including apartments, townhomes, and single-family
residences, but minimizes commercial development in this area. Many respondents feel developing
this area could present opportunities for better connectivity throughout the community, linking
neighborhoods to schools, downtown, and the Village. Some respondents expressed concerns
regarding traffic, infrastructure improvements, connectivity enhancements, and maintaining the
Arroyo Grande Creek riparian area. Some respondents feel this area is an ideal location for
community amenities such as a multi-use trail along the creek, sports fields, an exercise park, a
permanent farmer’s market square, and community spaces.
Alternative #4 (Commercial Focused Approach) Response Summary
Respondents that selected Alternative 4 as their preferred land use alternative for the North Fair
Oaks Focus Area envision a vibrant, multi-use development near the high school that serves families
and teenagers with affordable food options, convenience stores, and recreational spaces. Many feel
the area’s central location is optimal for community events, concerts, and holiday celebrations.
There is strong interest in a mix of housing and jobs rather than single-family homes or strip malls,
with some advocating for commercial development that enhances tourism and economic growth.
Overall, respondents emphasize the need for thoughtful development that strengthens the city’s
identity and promotes economic development.
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Frederick Focus Area
Survey respondents prefer Alternative 3 (Residential and Complimentary Uses) for the Frederick Focus
Area accounting for 41 percent of responses, followed by Alternative 1 (Baseline) with a 31 percent
response rate. Alternatives 4 (Commercial Focused Approach) and 2 (Infill Development) received similar
response rates, at approximately 14 percent. The following sections include an overview of why
respondents selected their preferred alternative.
Alternative #1 (Baseline) Response Summary
Respondents that selected Alternative 1 as their preferred land use alternative for the Frederick
Focus Area emphasize the importance of preserving agricultural land, open space, and Arroyo
Grande’s rural character. Concerns include urban sprawl, negative traffic impacts, infrastructure
limitations, and environmental harm to local ecosystems and wildlife. While a few respondents
suggest limited or carefully planned development, most advocate for focusing growth within existing
residential areas rather than expanding outward. Some suggested making part of this area improved
open space.
Alternative #2 (Infill Development) Response Summary
Respondents that selected Alternative 2 as their preferred land use alternative for the Frederick
Focus Area support infill development in other areas of the city to accommodate growth and
preserving existing farmland and open space. Respondents expressed concerns that developing this
area would stress infrastructure demands, increase costs of City services, and cause traffic
congestion issues.
Alternative #3 (Residential and Complimentary Uses) Response Summary – COMMUNITY
PREFFERED
Respondents that selected Alternative 3 as their preferred land use alternative for the Frederick
Focus Area support residential development in the area, but with differing views on density. Many
favor a mix of uses focused primarily on residential development with smaller lot sizes and
affordable housing options, emphasizing walkability and a balanced approach to growth. Others
prefer new residential development in this area to be lower-density, estate-style housing to preserve
31%
14%
41%
14%
Alternative 1 Alternative 2 Alternative 3 Alternative 4
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the rural character of the area while still providing additional housing options. Most respondents feel
any development in the area should be accompanied by parks, recreational areas, or open space
areas. Concerns about future development in this area include traffic flow, city services, and
resource availability. Several comments highlight the need for thoughtful planning to ensure new
development enhances the city's livability, tax base, and long-term sustainability.
Alternative #4 (Commercial Focused Approach) Response Summary
Respondents that selected Alternative 4 as their preferred land use alternative for the Frederick
Focus Area like that this alternative provides opportunities for new types of commercial,
manufacturing, and light industrial uses in Arroyo Grande. Some see the location as ideal for large-
scale manufacturing, business centers, and retail due to its freeway access and does not infringe on
already congested roadways. Others suggest a self-contained neighborhood with housing and small
retail and personal services businesses (e.g., restaurants, barber shops, pet grooming). There is an
interest in using the area to improve truck routing, reducing traffic impacts on the Village. Some
respondents expressed concerns about the strain on infrastructure and traffic congestion, especially
in connection with Highway 101.
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Frederick Focus Area Lego Exercise Responses
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Frederick Focus Area Lego Exercise Responses Continued
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Frederick Focus Area Lego Exercise Responses Continued
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North Fair Oaks Focus Area Lego Exercise Responses
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North Fair Oaks Focus Area Lego Exercise Responses Continued
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North Fair Oaks Focus Area Lego Exercise Responses Continued
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