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Home My WebLink AboutCC 2026-02-24_11b Study Session Prelim Public Review Draft General PlanItem 11.b. MEMORANDUM TO: City Council FROM: Brian Pedrotti, Director of Community Development BY: Andrew Perez, Planning Manager SUBJECT: Study Session to Consider the Preliminary Public Review Draft General Plan DATE: February 24, 2026 RECOMMENDATION: Receive public comment and provide direction for revisions to the Preliminary Public Review Draft General Plan. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: The financial and personnel impacts associated with the study session are included in the budget for the Comprehensive General Plan Update. BACKGROUND: The State of California requires that every city and county adopt their own General Plan. The General Plan serves as a community’s blueprint for future growth, development, and land preservation within its jurisdictional boundary. The California Government Code (§65300 et. seq.) requires eight mandatory elements and allows for optional elements. The mandated elements are Land Use, Circulation, Housing, Conservation, Open Space, Noise, Safety, and Environmental Justice. These elements can be combined when appropriate. For example, the City’s current Agriculture, Conservation and Open Space element combines the topics of Conservation and Open Space with Agriculture. The City last adopted a comprehensive update of its General Plan in 2001. In addition to the required elements, the City’s General Plan includes optional elements and topics such as Economic Development, Parks and Recreation, and Agriculture. Updates to individual elements were adopted intermittently, such as Agriculture, Conservation and Open Space in 2007, Economic Development in 2012, and Housing and Circulation in 2021. This updated comprehensive General Plan includes the following elements:  Land Use and Community Character Page 63 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 2  Natural and Cultural Resources  Safety  Circulation  Parks, Recreation, and Community Services  Noise  Economic Development; and  Health and Equity The Housing Element is the lone element not addressed by this update because it is required by State law to be updated on regular intervals. The next update of the Housing Element will need to be adopted in 2028. General Plan Update Process On February 23, 20211, the City Council directed staff to initiate a comprehensive update to the City’s General Plan. During that meeting, staff was directed to return to the City Council with a discussion on the scope of work related to the comprehensive General Plan update. On July 26, 20222, the City Council clarified the scope of work and directed staff to initiate a comprehensive update to the General Plan, including an update to all existing elements except for the Housing Element, a consistency review of the Housing Element, creation of an Environmental Justice Element, an update to the Climate Action Plan, the creation of objective design standards, an overlay district providing specific development standards for the East Grand Avenue corridor, zoning ordinance updates, and the inclusion of Healthy Communities strategies throughout. In November 2022, the City issued a Request for Proposals (RFP) for the General Plan Update with the City Council’s requested scope of work and budget. The project description included the following core components: 1. Development and implementation of a well-defined, inclusive, and robust public outreach strategy. The strategy shall adhere to policies that promote inclusive outreach to diverse communities contained in the City’s Diversity, Equity, Inclusion, and Justice Policy; 2. Comprehensive update of existing General Plan Elements (except Housing Element); 3. Creation of an Environmental Justice Element; 4. An update to the Climate Action Plan; 5. Development of objective design standards and an overlay district for the East Grand Avenue corridor; and 6. Development Code update. Staff received one consultant proposal prior to the RFP deadline of December 21, 2022, from Mintier Harnish (the “Consultant”), a Sacramento-based land use firm. At the 1 https://www.arroyogrande.org/AgendaCenter/ViewFile/Minutes/_02232021-1318 2 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=3451 Page 64 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 3 February 14, 20233, City Council meeting, staff updated Council on the response to the RFP. Council directed staff to return with a consultant services agreement with the Consultant for the three-year scope of work that includes an update to the Climate Action Plan, an Alternatives Report, Land Use Tasks that include a development standards evaluation, an East Grand Avenue Corridor Overlay District, objective design standards, a comprehensive update to the Development Code, and Economic Development tasks such as the Retail Market Analysis and Market Demand Studies. On March 28, 20234, City Council approved a consultant services agreem ent with the Consultant to initiate the work effort. The schedule includes all of the projected milestones (public draft, outreach, EIR) with a projected adoption time in Fall 2026. A Vision Statement and Guiding Principles5 for the project were adopted by City Council on August 13, 20246. A preferred Land Use Scenario 7was subsequently adopted by City Council on April 8, 20258. The vision, guiding principles, and preferred land use scenarios established the foundation for the comprehensive update. Public Outreach Staff and the Consultant implemented an extensive public outreach process from the start of the project that included workshops, pop-up events, public meetings, and community surveys to engage residents, business owners, property owners, and local decision - makers. Feedback gathered throughout the community engagement process helped identify existing community assets and challenges, and informed the development of the community vision, guiding principles, and the General Plan goals, policies, and implementation programs. There have been three opportunities for the public to provide comments since the release of the Preliminary Public Review Draft (PPRD) on November 19, 2025: a study session with Planning Commission on December 2, 2025; a public workshop on December 3, 2025; and an online survey that was accessible between December 3, 2025, and January 31, 2026. Public comment specific to the PPRD is summarized later in this report. The Technical Advisory Committee (TAC) and the Citizen’s Advisory Group (CAG) also provided valuable feedback on the General Plan. The TAC is comprised of department directors and managers from within the City who were tasked with reviewing the administrative draft elements that are directly related to their respective areas of work. For example, the City Engineer was instrumental in reviewing the technical aspects of the Circulation Element. The TAC reviewed the administrative draft of the elements and conducted another review of the PPRD. The CAG is comprised of one Planning Commissioner, one City Councilmember, and four residents from various professional 3 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=5401 4 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=5977 5https://planarroyogrande.com/images/AGGPU_VGP_V1_ENGLISH%20AND%20SPANISH_2024%2008 %2016%20MG.pdf 6 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=12015 7 https://planarroyogrande.com/land-use-alternatives.html 8 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=14309 Page 65 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 4 backgrounds. Staff met with the CAG on November 24, 2025, and February 12, 2026, to obtain feedback on the PPRD. Their input informed staff’s recommendations included in this report. ANALYSIS OF ISSUES: This staff report will summarize the significant changes or notable additions to each of the elements in the General Plan. The summary of each element will include recommendations provided by the Planning Commission during its study session in December. Land Use and Community Character The Land Use & Community Character element directs infill, redevelopment, and strategic densification within city boundaries to accommodate the anticipated growth projected over the next 20+ years while preserving historic Village charm, and the City’s small-town identity. It introduces the Corridor Mixed-Use land use designation along E. Grand Avenue to enable infill development by allowing the highest residential density allowed in the City (36 dwelling units per acre) and the most permissive non-residential development standards (floor-area ratio of up to 2.5). Policies encouraging dense mixed -use infill development, active street frontages, and high -quality building design further this vision for the Corridor Mixed Use area. Three focus areas were identified during the community outreach stage of the project as being most suitable for accommodating future development. The focus areas are: 1) E. Grand Avenue Corridor 2) North Fair Oaks Property 3) Fredericks Property The E. Grand Avenue Corridor focus area encompasses the parcels along and around E. Grand Avenue within the city limits. This focus area emphasizes infill and redevelopment through the corridor to create a lively, vibrant, walkable, and safe environment that provides abundant housing and economic opportunities. The North Fair Oaks focus area is the land generally located on the north side of Fair Oaks Avenue from Highway 101 to Arroyo Grande Creek, near Arroyo Grande High School. This area is envisioned as a low- medium density residential neighborhood that accommodates a mix of uses including starter single-family homes, mixed-use developments, and low-density multi-family residences. Future development of this focus area would only be permitted after the adoption of a specific plan that establishes the type, location, and density of the proposed uses and identifies improvements for utilities, public facilities such as streets, parks, and open space, and other necessary infrastructure. The third focus area is the Frederick focus area, which is located in the eastern portion of the city, southeast of the Village and adjacent to residential neighborhoods and northeast of Highway 101. Community input received during public outreach emphasized the potential for a mixture of residential development density and affordability, and the opportunities for open space preservation Page 66 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 5 and development of recreational facilities. Like the North Fair Oaks focus area, any future development will require the adoption of a specific plan first. This element also contains policies supporting agricultural uses on parcels that retain an agricultural land use designation, such as those along Branch Mill Road in the Arroyo Grande Valley, and further south to along Valley Road toward Highway 1. These policies include maintaining buffers between urban development and agricultural uses, encouraging visitor-serving uses in these areas such as farm stays, on -site processing and sales of produce and related products, and periodic review of agriculture related policies to ensure they are not a constraint to the viability of the industry in the City. The Planning Commission was largely supportive of the Land Use Element goals and policies as proposed and suggested that Policies LU-8.3 and LU-8.4 should be revised to not create unnecessary burdens for property owners interested in converting from agricultural to urban uses on parcels with an agriculture land use designation. Staff does not recommend modifying these policies as they merely enco urage property owners to sustain agricultural uses on parcels identified for continue agricultural use. A public comment letter regarding the Frederick focus area was submitted on behalf of the property owner. The letter requests modification to the boundary of the focus area, the allocation of land uses within the focus area, and revisions to policies and implementation programs that apply to these properties. Staff supports the modification to the focus area boundary to accurately capture all of the par cels owned by this entity. Staff is also supportive of the revising policy LU-10.2 – Housing Focus (pg. LU-36) to reflect the mixture of land uses envisioned for the focus area. Policy LU -10.2 encourages a specific plan to include medium density residential (small lot single family homes) and medium-high density (townhomes and small-scale multifamily residences), whereas the land use percentages on page LU-22 suggest that a specific plan should include low density residential and does not mention medium -high residential uses. The proposed revision from the property owner letter is still reflective of the community’s vision for this focus area based on comments from the public, Planning Commission, and City Council, which contemplated a mix of housing options on the site. The letter also recommends modifying implementation program PRCS-A to remove a reference for the Frederick Focus Area to include sports fields. While sports fields should be explored as part of a larger overall recreation strategy, these may or may not be appropriate in certain areas of the city, including the proposed major expansion areas. Staff concurs that the policy should be revised to be a broader strategy and not specifically name this particular focus area. In another letter from the majority property owner of the North Fair Oaks Focus Area, there was a similar request with regard to modifying the allocations of land use, specifically the open space allocation, within a future Specific Plan. Similar to the Frederick Focus Area, the proposed modification for the North Fair Oaks Focus Area remains reflective of the community’s vision . The purpose of open space is to maintain Page 67 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 6 and preserve natural resources while providing opportunities for passive recreation , and the proposed modification can still maintain this vision since a significant portion of the focus area is creek habitat and can fulfill the open space percentage . Finally, the letter expresses concern regarding timing of improvements shown in the proposed Circulation Element, such as the future creek trail and extension of Valley Road. Staff concurs that these improvements are anticipated to occur upon future development of the property. Despite not technically being part of the General Plan update, the Planning Commission encouraged staff to carefully evaluate development standards for mixed-use zones, specifically in the E. Grand Ave focus area, to ensure that they do prevent the envisioned densification of the corridor. For example, there was concern that the maximum densi ty would not be attainable on some parcels due to rigorous parking standards or height restrictions. The evaluation of development standards will take place as part of the upcoming development code update which will follow the General Plan update. Natural and Cultural Resources The Natural and Cultural Resources Element replaces the Agriculture, Conservation, and Open Space Element. Similar to the existing element, it focuses on conservation of open space, natural resources such as wildlife habitat, air quality, and water resources. The proposed element also includes policies to protect and conserve tribal, historic, and other cultural resources. This element and the Land Use and Community Character element work in coordination to ensure harmony between conservation and development, balancing community needs with environmental preservation. Policies related to agriculture have been relocated to the Land Use and Community Character element. The element features goals of conserving water, scenic resources, biological resources, historic and cultural resources, and air quality. The associated policies establish the framework for these conservation efforts while the implementation programs are directives for City staff to achieve these goals. Policies associated with water conservation identify the importance of recharge mandates, water efficient landscaping, and maintaining healthy riparian ecosystems through the thoughtful evaluation of development near waterways. Policies for the preservation of scenic resources establish safeguards of the City’s rural character by minimizing visual impacts associated with development. Preservation of biological resources is proposed through many policies including designating sensitive habitat areas as Conservation/Open Space (C/OS), such as areas adjacent to creeks, wildlife corridors, and deed-restricted open space. These policies also identify opportunities for restoring natural habitat, tree protection, and management of open space for resilience from climate change and wildfire. Historic and tribal resources are proposed to be conserved through mandated cultural and architectural surveys, tribal monitoring during ground disturbing activities when warranted, and adaptive reuse of historic structures. Policies to maintain or improve air quality include restricting sensitive uses near Highway 101 and other sources of potential sources of air pollutants. Implementation includes fifteen programs led by Community Page 68 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 7 Development and Public Works, such as updating water ordinances every five years, creating an Open Space Preservation Strategic Action Plan, securing grants for creek restoration, maintaining historic inventories, and mandating tribal consultation. With regard to historic structures, the Planning Commission recommends emphasizing the Camp Arroyo Grande and the Tabernacle in this element to encourage greater utilization, and staff is supportive of this recommendation. This can be accomplished by either referencing the Tabernacle, and other historic sites with potential for hosting events, in Policy NCR-4.9. Safety The Safety element expands the existing version by adding a dedicated Climate Adaptation goal and associated policies to address extreme heat, increased threats of wildfire and flooding, and poor air quality. The Safety element also addresses natural and human-caused hazards through risk reduction, emergency preparedness, and climate resilience, in accordance with the requirements of several State laws. Key policies emphasize minimizing loss from floods by restricting development in floodplains , improving drainage, reducing fire threats through proactive design review for new developments and ensuring adequate fire services and response times. There is also an emphasis on coordination with county emergency services and public education to promote emergency preparedness. Implementation measures include adopting an updated Multi-Jurisdictional Hazard Mitigation Plan and biennial updates to the Emergency Operations Plan and evacuation protocols. The development of a Community Wildfire Protection Plan, annual brush inspections, pursuit of grants for infrastructure upgrades, and enforcement of California Fire Code and Building Code standards will increase preparedness and help mitigate impacts of an emergency event. The Planning Commission’s recommendations for this element include recognizing high- speed broadband for internet to support emergency preparedness and information sharing during an emergency event. Staff recommends modifying policy SAF-1.6 and Implementation Program SAF-X to reference high-speed broadband for emergency preparedness and communications. Noise The Noise Element aims to protect residents, businesses, and visitors from excessive noise; primarily from the transportation network and construction. Goals and policies in this element are mostly unchanged from the existing element. The three goals establish acceptable community-wide noise levels, ensure new development is compatible with existing development in the context of noise generation, and require mitigation of nuisances associated with noise. Implementation focuses on development review, CEQA compliance, Noise Ordinance updates to include specific construction limits, California Building Code enforcement, and mitigation hierarchies. Page 69 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 8 Comments received from the public and Planning Commission encourage policy that would address noise generated at the neighborhood level, such as music, public and household gatherings. These concerns would be addressed by Implementation Program NOI-D, which directs staff to update the City’s Noise Ordinance. Direction on these comments would help inform that update. Parks, Recreation, and Community Services (PRCS) The PRCS Element is an optional element and updates the current version which was adopted in 2001. The proposed element expands the current version by integrating essential public services (water, sewer, solid waste, education, public safety), introducing pocket parks, and emphasizing inclusivity for all ages and abilities, climate resilience, and interconnected trails to reduce car reliance. The PRCS Element guides the maintenance and expansion of the City’s public parkland while promoting equitable recreation programs and essential services. Nine goals drive policy, ranging from establishing a minimum ratio of parkland per resident, promoting inclusive and accessible recreation programs, and maintaining safe and sustainable facilities. Goals and policies to maintain and enhance essential community services such as securing water sources and wastewater capacity, support for educational facilities, fire protection, and law enforcement are also found in this element. Implementation relies on fourteen programs led by the Recreation Services and Community Development departments, including analysis of park and recreation needs and expansion when viable. Development of a park facilities strategic plan, a Recreational Trail Plan, and annual program evaluations will ensure accessible, safe, and sustainable parks and services that enhance health, equity, and community identity. The Planning Commission recommends including policy related to encouraging reliable high-speed internet and acknowledging this service as an important utility to be described in the Community Services section of the element. The Planning Commission also recommends that a policy encouraging a new sports complex, through either the conversion of agricultural properties or through annexation , be added to Goal PRCS-1. The most robust discussions and recommendations highlighted the desire for policy to encourage childcare facilities. The Commission spoke about the documented need for childcare, and encouraging additional childcare facilities will be imperative if the City experiences the growth that is contemplated by the General Plan. This could occur with the addition of policy to Goal PRCS-5 regarding municipal services. The letter from the property owner that holds a majority of the North Fair Oaks Focus Area questions whether a multi-use trail (as shown in Circulation Element Figure 7-4: Existing and Proposed Bikeways) would count towards the area’s allocation of parks, recreation, and open space areas. The creek and riparian habitat in the creek setback area would count as open space, which is meant to maintain and preserve natural resources while providing opportunities for passive recreation. The trail would be Page 70 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 9 considered a recreational facility that would count towards a development’s parks and recreation quota. Staff recommends that this be clarified in the General Plan update to ensure that it is consistently applied by future staff and decision -makers. Circulation Last updated in 2021, the update to the Circulation element focuses on implementation of the Active Transportation Plan, maintaining consistency with the Land Use element, and compliance with State law. The Circulation element seeks to establish a balanced, multimodal transportation system correlated with the Land Use Element by promoting walking, cycling, transit, and equitable access for all ages and abilities while supporting economic vitality and reducing greenhouse gas emissions. Key policies emphasize filling sidewalk and creating a low-stress bike network, especially in areas around schools. Figure 7-3 conveys the planned improvements to the circulation network to accommodate future development. Implementation of these policies would occur primarily through development review and imposition of development impact fees to offset impacts to the circulation network associated with that development. It also encourages use of the City’s Capital Improvement Program to fund targeted improvements along key corridors such as E. Grand Avenue, the Village Core, and school routes for safety and efficiency. The Planning Commission was generally supportive of the Circulation Element, as proposed. However, the Circulation Element generated the most comments from the general public. The comments touch on a variety of topics, including general concerns about congestion, especially the southbound Fair Oaks offramp. There were specific recommendations to abandon the use of level of service metric, because it only considers the comfort of motorists, and to deemphasize the use of sharrows for Class III bikeways. Staff supports a recommendation from LMUSD’s Safe Routes to School Coordinator to include Arroyo Grande High School in Policy C-5.9 as a traffic generator when Travel Demand Management should be implemented. As mentioned in the letter regarding the North Fair Oaks Focus Area, staff recommends adding an extension of Valley Road to Table 7-5: Major Circulation Improvements, to be consistent with Figure 7 -3: Planned Circulation Improvements. Other additions to Figure 7-3 and Table 7-5 include the following intersection improvements:  Oak Park and El Camino Real  E. Grand Ave. and Halcyon Rd  E. Grand Ave and Elm St.  E. Branch St. and Mason St.  S. Mason St and Nelson St, and  Nelson St and Traffic Way These improvements are proposed to be included because these locations are either in the City’s 10-Year Capital Improvement Program or in the update to the Regional Transportation Plan currently in progress by the San Luis Obispo Council of Page 71 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 10 Governments. In addition to the intersection improvements, widening of the Mason Street Bridge and an extension of Fair Oaks Ave. to intersect with Valley Road are proposed to be added to Table 7-5. Economic Development The Economic Development element is an optional element and was last upda ted in 2012. This element provides a framework for fostering a resilient economy in Arroyo Grande, emphasizing small and locally owned businesses, job growth, housing access, and preservation of community character. The element is informed by a Retail Market Analysis prepared by the Natelson Dale Group, a subconsultant brought on for assistance preparing this element. The Retail Market Analysis includes employment trends and projections, identifies key job sectors like retail, healthcare, and hospitality, and also growth potential for many industries. This analysis is the basis for many of the element’s goals, policies and implementation programs. Six goals guide economic development policy. The first goal, and its associated policies, strive to strengthen regional coordination of economic development efforts, and improve the local economy by identifying areas for commercial development and job creation, identifying staff to support prospective businesses and investors, and promote both tourism and local patronage of businesses. This element also includes goals to establish a marketing program to enhance the community’s image in the context of attracting businesses and enhancing the City’s fiscal health. Policies to drive real estate and economic development such proactive zoning, expanding retail and industrial opportunities and overlay districts to encourage development in the specific areas appropriate for the desired uses are included in this element. Finally, the element encourages a diverse housing stock to accommodate the needs of workers at different income levels and across a spectrum of lifestyles and establish partnerships and processes that are business friendly. Implementation relies on over twenty programs led by Community Development and other departments, including quality-of-life investments linking to economic goals, agricultural coordination, workforce training outreach, business expansion assistance from City staff such as efficient processing of applications to establish or support businesses, and monitoring business trends with partners. Planning Commission’s recommendations related to the Economic Development Element generally encourage the addition of policies that are more permissive of establishing and expanding various commercial opportunities. Staff is supportive of these recommendations. For example, it was recommended that Policy ED -1.6 specify to encourage commercial spaces for light manufacturing and construction trades because the market analysis indicates that there is a strong demand for industrial space despite its limited availability. The Planning Commission expressed concern that Policy ED -2.6 could be used to deter commercial development. They suggested incorporating metrics in this policy that would be indications of the balanced economic growth that is Page 72 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 11 encouraged. Staff is supportive of the idea but does not recommend modifying Policy ED - 2.6 because implementation programs ED-F and ED-G specify where nonresidential growth should occur. It was also suggested that additional policy is added under goal ED- 3 to identify other opportunities for the City to generate revenue beyond grants and loans. Health and Equity The Health and Equity element is new to the City’s General Plan. Council directed staff to include an Environmental Justice element in the comprehensive update. State law requires Environmental Justice elements to address the “unique or compounded health risks” in disadvantaged communities by decreasing pollution exposure, increasing community assets, and improving overall health with policies and programs in their General Plan. The State defines a disadvantaged community as “an area that is a low - income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.” There are no areas within the city that meet the definition of a disadvantaged community. While no disadvantaged communities are identified under state or federal criteria, assessments by the San Luis Obispo Council of Governments flag areas with vulnerabilities such as disability rates, renter affordability, and limited vehicle/computer access that are addressed in these policies. In addition to addressing the overarching theme of environmental justice, it also includes policies and programs that promote a healthy community, as directed by Council. While environmental justice remains an important component of this element, it was renamed the Health and Equity element to more accurately reflect the scope of the chapter. This element emphasizes designing inclusive communities that promote equitable access to resources for healthy lifestyles, improving quality of life through better health outcomes, social equity, environmental protection, and economic resilience. It provides an overview of key issues in Arroyo Grande, including high pesticide exposure risks, access to healthy food via grocery stores and farmers markets, physical activity opportunities through parks and pedestrian networks (with gaps in bike infrastructure), mental and physical health services, public facilities like schools and libraries, safe and affordable housing, and civic engagement. Community input highlights strengths in park spaces and priorities for safe streets, mental health, and youth/senior services. The six goals focus on integrating health into all aspects of life, such as promoting active urban design and transportation, expanding preventive c are and mental health access, mitigating pollution (e.g., pesticide education and buffers), enhancing food options through urban agriculture and education, and fostering inclusive civic participation via virtual meetings, translation services, and partnerships. It coordinates with regional plans like the County Health Improvement Plan and references related policies in other General Plan elements for holistic implementation. Page 73 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 12 Public Comment Since the PPRD was released for public review, several emails and survey responses have been submitted about the plan. These are included as Attachment 2. The Parks, Recreation, and Community Services and Circulation elements garnered the most comments. Comments about the PRCS include requests for additional pickleball courts, recognition of high-speed internet as an essential community service, and desire to see more robust policy encouraging urban forestry. Circulation element-related comments generally express concern about traffic inducing growth and encourage polici es to allocate public right of way to multimodal transportation types. In addition to the recommendations described in this report, several technical edits will also be made to the document. These technical edits include correcting grammatical errors, tech nical data, and clarifying text. A list of these edits is provided as Attachment 3. Next Steps The study session will be an opportunity for the City Council to receive public comment and provide direction on the PPRD General Plan and . The Council’s direction will be incorporated in the document to create the Public Draft General Plan. The Public Draft General Plan will be sent to other agencies, such as neighboring jurisdictions, Caltrans, and SLOCOG for review and comments. The Public Draft General Plan will also serve as the basis for the project description to be analyzed by the environmental impact report (EIR). Preparation of the EIR will occur during the Spring and Summer to be certified with in conjunction with the adoption of the General Plan in Fall 2026. ALTERNATIVES: The following alternatives are provided for the Council’s consideration: 1. Receive public comment and provide direct to staff regarding revisions to the Preliminary Public Draft General Plan; or 2. Provide other direction to staff. ADVANTAGES: The study session is an opportunity for the City Council and public to provide input on the goals, policies, and implementation programs proposed for the updated General Plan. DISADVANTAGES: The study session includes the need for dedicated staff time and resources. ENVIRONMENTAL REVIEW: No environmental review is required for the study session 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.). A program environmental impact report will be prepared to evaluate the impacts associated with the implementation of the General Plan before its adoption. Page 74 of 139 Item 11.b. City Council Study Session to Consider the Preliminary Public Review Draft General Plan February 24, 2026 Page 13 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. ATTACHMENTS: 1. Link to the Preliminary Public Review Draft General Plan9 2. Public Comment 3. Technical Edits 9https://planarroyogrande.com/images/AGGPU_Prelim%20PRD_Full_reduced_2025%2011%2020%20M G.pdf Page 75 of 139 1415 20TH STREET Sacramento, California 95811 (916) 446-0522 office@mintierharnish.com www.mintierharish.com 1 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, AICP, Project Director | Mintier Harnish Nikki Zanchetta, Planner | Mintier Harnish DATE: February 17, 2026 RE: Summary of Community Comments on the Preliminary Public Review Draft General Plan IIntroduction On November 19, 2025, the City ƌĞůĞĂƐĞĚƚŚĞWƌĞůŝŵŝŶĂƌǇWƵďůŝĐZĞǀŝĞǁƌĂŌŽĨƚŚĞ'ĞŶĞƌĂůWůĂŶĨŽƌ public review and comment. As part of this Preliminary ƌĂŌ'ĞŶĞƌĂůWůĂŶƌĞůĞĂƐĞ͕ƚŚĞcity held a Planning Commission study session, facilitated a community workshop, and created an online community survey to solicit public comment. Public comments were also accepted through the project website (PlanArroyoGrande.com) ĂŶĚƐĞŶƚĚŝƌĞĐƚůǇƚŽŝƚǇƐƚĂī͘dŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶŵĞĞƟŶŐĂŶĚ community workshop were held in early December 2025, and the community survey was available online from December 4, 2025, through January 31, 2026. Summary of Respondents ĞůŽǁŝƐĂƐƵŵŵĂƌǇďƌĞĂŬĚŽǁŶŽĨƌĞƐƉŽŶƐĞƐƌĞĐĞŝǀĞĚŽŶƚŚĞƌĂŌ'ĞŶĞƌĂůWůĂŶĂƐŽĨ&ĞďƌƵĂƌǇϵ͕ϮϬϮϲ͗ x ŽŵŵƵŶŝƚǇtŽƌŬƐŚŽƉ͗ϭϬĂƩĞŶĚĞĞƐ x KŶůŝŶĞŽŵŵĞŶƚƐ;ĨƌŽŵƉƌŽũĞĐƚǁĞďƐŝƚĞͿ͗ϰ comments x Survey Responses͗ϭϬƌĞƐƉŽŶƐĞƐ x ŵĂŝůƐ͗ϭϱ Summary of Comments Below is a summary of the comments received on the Preliminary Public Review ƌĂŌ'ĞŶĞƌĂůWůĂŶ͘ Comments are summarized based on General Plan topic areas. A full list of individual comments and emails can be found in Appendix A. Introduction x Overall, ƌĞƐƉŽŶĚĞŶƚƐŚĂĚƉŽƐŝƟǀĞĨĞĞĚďĂĐŬŽŶƚŚĞŽƌŐĂŶŝǌĂƟŽŶĂŶĚƌĞĂĚĂďŝůŝƚǇŽĨƚŚĞĚŽĐƵŵĞŶƚ. $77$&+0(17 Page 76 of 139 City of Arroyo Grande Geneal Plan Update Preliminary PRD General Plan Comment Summary Tuesday, February 17, 2026 2 x Some comments suggested replacing words like “pride” and “environmental sustainability” ǁŚŝĐŚŚĂǀĞĐŽŵĞƚŽďĞƐŽŵĞǁŚĂƚĚŝǀŝƐŝǀĞĂŶĚƉŽůŝƟĐĂůůǇĐŚĂƌŐĞĚǁŝƚŚŵŽƌĞŶĞƵƚƌĂůǁŽƌĚƐůŝŬĞ “community spirit,” “local culture”, or “conserving natural beauty.” Land Use x Commenters expressed an overall support for balanced growth that allows ĨƵƚƵƌĞŐĞŶĞƌĂƟŽŶƐƚŽ live and work in Arroyo Grande. x ^ŽŵĞĐŽŵŵĞŶƚĞƌƐǁĂŶƚƚŽƐĞĞŵŽƌĞƉƌŽƚĞĐƟŽŶŽĨƚŚĞĐŝƚǇ͛ƐĂŐƌŝĐƵůƚƵƌĂůůĂŶĚŝŶƐƚĞĂĚŽĨŝƚďĞŝŶŐ developed. x There is some concern about the impacts increased growth and development will have on water demand and overall water supply. x dŚĞƌĞǁĞƌĞƐƵŐŐĞƐƚĞĚƌĞĮŶĞŵĞŶƚƐƚŽƚŚĞ&ƌĞĚĞƌŝĐŬ&ŽĐƵƐƌĞĂ͕ŝŶĐůƵĚŝŶŐĂĚũƵƐƚŵĞŶƚƐƚŽƚŚĞ &ŽĐƵƐƌĞĂďŽƵŶĚĂƌǇ͕ĐůĂƌŝĮĐĂƟŽŶŽĨĞǆŝƐƟŶŐƉƌŽƉĞƌƚǇƵƐĞĚĞƐĐƌŝƉƟŽŶƐ͕ĂŶĚƌĞǀŝƐŝŽŶƐƚŽƚŚĞ ĚĞŶƐŝƚǇĂƐƐƵŵƉƟŽŶƐĂŶĚůĂŶĚƵƐĞƉĞƌĐĞŶƚĂŐĞƐĂŶĂůǇǌĞĚĨŽƌƚŚĞĨŽĐƵƐĂƌea. x dŚĞƌĞǁĞƌĞƐƵŐŐĞƐƚĞĚƌĞĮŶĞŵĞŶƚƐƚŽƚŚĞEŽƌƚŚ&ĂŝƌKĂŬƐ&ŽĐƵƐƌĞĂ͕ŝŶĐůƵĚŝŶŐƌĞǀŝƐŝŽŶƐƚŽ ĚĞŶƐŝƚǇĂƐƐƵŵƉƟŽŶƐĂŶĚůĂŶĚƵƐĞƉĞƌĐĞŶƚĂŐĞƐ͕ĐůĂƌŝĮĐĂƟŽŶŽŶŚŽǁƚŚĞĐƌĞĞŬĂŶĚƚƌĂŝůǁŽƵůĚ ĐŽƵŶƚƚŽǁĂƌĚŽƉĞŶƐƉĂĐĞƌĞƋƵŝƌĞŵĞŶƚƐ͕ĂŶĚƐƉĞĐŝĮĐĂƟŽŶŽĨĨƵƚƵƌĞƌŽĂĚĐŽŶŶĞĐƟŽŶƐĂŶĚŵƵůƟ- use paths within and adjacent to the focus area. x dĞĐŚŶŝĐĂůĚŝƚͬ^ƵŐŐĞƐƟŽŶ͗/ŶĐůƵĚĞƐƚƌĞĞƚŶĂŵĞƐŽŶƚŚĞůĂŶĚƵƐĞŵĂƉ. Circulation x dŚĞƚŽƉŝĐŽĨĐŝƌĐƵůĂƟŽŶƌĞĐĞŝǀĞĚƚŚĞŵŽƐƚƉƵďůŝĐĐŽŵŵĞŶƚƐ͘ x Some commenters felt the city should maintain adequate vehicle access and parking citywide to ĂĐĐŽŵŵŽĚĂƚĞĚŝīĞƌĞŶƚǀŝƐŝƚŽƌƐƚŽƚŚĞĐŽŵŵƵŶŝƚǇ͕ǁŚĞƌĞĂƐŽƚŚĞƌĐŽŵŵĞŶƚĞƌƐĨĞůƚĂůƚĞƌŶĂƟǀĞ ƚƌĂŶƐƉŽƌƚĂƟŽŶŝŶĨƌĂƐƚƌƵĐƚƵƌĞ;Ğ͘Ő͕͘ďŝŬŝŶŐ͕ǁĂůŬŝŶŐ͕ƌĂƉŝĚďƵƐƚƌĂŶƐŝƚͿƐŚŽƵůĚďĞƉƌŝŽƌŝƟǌĞĚƚŽ accommodate future growth. x Most commenters were in support of maintaining and improving ƐĂĨĞƉĞĚĞƐƚƌŝĂŶĨĂĐŝůŝƟĞƐ(e.g., signaled crosswalks), especially in the Village. x ^ŽŵĞĐŽŵŵĞŶƚĞƌƐŽƉƉŽƐĞĚƚŚĞŝŶƐƚĂůůĂƟŽŶŽĨĂƚƌĂĸĐƐŝŐŶĂůŽƌƌŽƵŶĚĂďŽƵƚĂƚƚŚĞ,ƵĂƐŶĂZŽĂĚ ĂŶĚŽƌďĞƩĂŶǇŽŶZŽĂĚŝŶƚĞƌƐĞĐƟŽŶĂŶĚĞǆƉƌĞƐƐĞĚĐŽŶĐĞƌŶƚŚĂƚůŝŐŚƚŝŶƚƌƵƐŝŽŶĂŶĚůŝŐŚƟŶŐ standards were not adequately addressed in the General Plan. x There was expressed ĐŽŶĐĞƌŶǁŝƚŚƚŚĞĐŽŶƟŶƵĞĚƵƐĞŽĨ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ;>K^Ϳas a ƚƌĂŶƐƉŽƌƚĂƟŽŶŵĞƚƌŝĐ͕ŶŽƟŶŐŝƚĨŽĐƵƐĞƐŽŶĚƌŝǀĞƌĐŽŵĨŽƌƚƌĂƚŚĞƌƚŚĂŶůŝǀĂďŝůŝƚǇ. x Some commenters recommended deemphasizing or removing references to sharrows (Class III bikeways) due to safety concerns, and suggested expanding the Travel Demand Management ƐĞĐƟŽŶƚŽĂĚĚƌĞƐƐĐŽŶŐĞƐƟŽŶĂƐƐŽĐŝĂƚĞĚǁŝƚŚƌƌŽǇŽ'ƌĂŶĚĞ,ŝŐŚ^ĐŚŽŽůĚƌŽƉ-ŽīĂŶĚƉŝĐŬƵƉ ƟŵĞƐ͘ x ^ĞǀĞƌĂůĐŽŵŵĞŶƚĞƌƐĞǆƉƌĞƐƐĞĚĐŽŶĐĞƌŶĂďŽƵƚƚƌĂĸĐĐŽŶŐĞƐƟŽŶ͕ĞƐƉĞĐŝĂůůǇǁŝƚŚƚŚĞŐƌŽǁƚŚ ƉƌŽƉŽƐĞĚŝŶƚŚĞ'ĞŶĞƌĂůWůĂŶ͘^ŽŵĞƐƉĞĐŝĮĐƚƌĂĸĐŝƐƐƵĞƐŵĞŶƟŽŶĞĚŝŶĐůƵĚĞĚ͗ o ƌĞĂƟŶŐanother access point to Highway 101 to and from the Mesa Area o Access through the proposed Fredrick Focus Area Page 77 of 139 City of Arroyo Grande Geneal Plan Update Preliminary PRD General Plan Comment Summary Tuesday, February 17, 2026 3 o Fair Oaks and Halcyon Road area o Halcyon Road and El Camino Real area o ,^>KĚĞǀĞůŽƉŵĞŶƚĂƚKĂŬWĂƌŬŽƵůĞǀĂƌĚ x dĞĐŚŶŝĐĂůĚŝƚͬ^ƵŐŐĞƐƟŽŶ͗DĂŬĞƚŚĞůĞŵĞŶƚ͛ƐŝĐŽŶŵŽĚĞ-neutral/inclusive instead of just a bike. Safety x ŽŵŵĞŶƚĞƌƐƐŽƵŐŚƚĐůĂƌŝĮĐĂƟŽŶŽŶƚŚĞƐŝŶŐůĞĂĐĐĞƐƐŶĞŝŐŚďŽƌŚŽŽĚĂƐƐĞƐƐŵĞŶƚĂŶĚƚŚĞ ĐůĂƐƐŝĮĐĂƟŽŶŽĨĞŶƚƌĂŶĐĞƐĂŶĚĞǆŝƐƚƐ͘ Noise x ^ŽŵĞĐŽŵŵĞŶƚĞƌƐƐƵŐŐĞƐƚĞĚĂĚĚŝŶŐƐƉĞĐŝĮĐƉŽůŝĐŝĞƐĂŶĚƉƌŽŐƌĂŵƐƚŽĂĚĚƌĞƐƐŶĞŝŐŚďŽƌ- generated noise (i.e., music, live bands). Economic Development x Overall, commenters like how the General PůĂŶĨŽĐƵƐĞƐŽŶƐƵƉƉŽƌƟŶŐĂďĂůĂŶĐĞĚůŽĐĂůĞĐŽŶŽŵǇ that emphasizes small businesses. Health and Equity x Commenters generally liked the 'ĞŶĞƌĂůWůĂŶ͛Ɛfocus on health ĂŶĚƉƌŽŵŽƟŶŐĂĐƟǀĞlifestyles. x ^ŽŵĞĐŽŵŵĞŶƚĞƌƐŵĞŶƟŽŶĞĚƚŚĂƚĞŶĐŽƵƌĂŐŝŶŐĨŽƌŵĂůƐĞƉĂƌĂƟŽŶ (e.g., planters) between ĂĐƟǀĞƚƌĂŶƐƉŽƌƚĂƟŽŶĂŶĚǀĞŚŝĐůĞƐ could improve health and safety, ĞƐƉĞĐŝĂůůǇŝŶŚŝŐŚƚƌĂĸĐ areas. Natural and Cultural Resources x Overall, commenters liked the goals and policies that emphasize water and air quality and preserving open space and natural areas. x Some commenters expressed concerns about how future development will impact water supply, especially as droughts are becoming more common. x There was a recommendĂƟŽŶƚŽŵĞĂƐƵƌĞƚŚĞ500-foot air quality screening setback from the edge of pavement of the nearest travel lane. Project within this distance would be required to ƉƌĞƉĂƌĞĂƚĞĐŚŶŝĐĂůĂŝƌƋƵĂůŝƚǇƐƚƵĚǇĂŶĚĂƉƉůǇĂĚĚŝƟŽŶĂůŵĞĂƐƵƌĞƐŝĨŝŵƉĂĐƚƐƚŽƐĞŶƐŝƟǀĞ ƌĞĐĞƉƚŽƌƐĂƌĞŝĚĞŶƟĮĞĚ͘ Public Facilities/Utilities x There is general support for the ĚƌĂŌůĞŵĞŶƚ͕ŶŽƟŶŐŝƚƐĐŽŵƉƌĞŚĞŶƐŝǀĞĂƉƉƌŽĂĐŚƚŽ ĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƟŽŶ͕ƉĂƌŬƐĂŶĚƉƵďůŝĐƐƉĂĐĞƐ͕ƚƌĞĞĐĂŶŽƉǇ͕ĐůŝŵĂƚĞƌĞƐŝůŝĞŶĐĞ͕ƉƵďůŝĐŚĞĂůƚŚ͕ and community safety. x Several commenters suggested including ĂƐĞĐƟŽŶĂďŽƵƚƚĞůĞĐŽŵŵƵŶŝĐĂƟŽŶƐĂŶĚŚŝŐŚ-speed internet ŝŶƚŚĞƉƵďůŝĐŝŶĨƌĂƐƚƌƵĐƚƵƌĞĐŚĂƉƚĞƌ͕ŶŽƟŶŐƚŚĂƚ fast, reliable, ĂŶĚĂīŽƌĚĂďůĞŝŶƚĞƌŶĞƚŝƐ becoming increasingly important and could use improvement in Arroyo Grande. Page 78 of 139 City of Arroyo Grande Geneal Plan Update Preliminary PRD General Plan Comment Summary Tuesday, February 17, 2026 4 x Some commenters expressed interest in future-ƉƌŽŽĮŶŐƵƟůŝƟĞƐ͕ƐƵĐŚĂƐ ŝŶĐŽƌƉŽƌĂƟng ĞĸĐŝĞŶƚ water use in new development. x ŽŶƟŶƵĞĚŝŶǀĞƐƚŵĞŶƚŝŶƉĂƌŬƐĂŶĚŽƉĞŶƐƉĂĐĞƐŝŶƌƌŽǇŽ'ƌĂŶĚĞ was widely supported by commenters. x ^ŽŵĞĐŽŵŵĞŶƚĞƌƐĞŵƉŚĂƐŝǌĞĚƚŚĞŝŵƉŽƌƚĂŶĐĞŽĨƚĞůĞĐŽŵŵƵŶŝĐĂƟŽŶƐĂŶĚŚŝŐŚ-speed internet ĂƐĞƐƐĞŶƟĂůƵƟůŝƟĞƐĂŶĚŶŽƚĞĚƚŚĂƚƌƌŽǇŽ'ƌĂŶĚĞůĂŐƐďĞŚŝŶĚŶĞŝŐŚďŽƌŝŶŐĐŽŵŵƵŶŝƟĞƐŝŶ available service levels. x There is support for ŝŶĐůƵĚŝŶŐĂŶƵƌďĂŶĨŽƌĞƐƚŝŶŝƟĂƟǀĞŝŶƚŚĞ'ĞŶĞƌĂůWůĂŶ͕ĐŝƟŶŐďĞŶĞĮƚƐƐƵĐŚ as improved air quality, stormwater management, climate resilience, community health, and long-term quality-of-life enhancements. x KǀĞƌĂůů͕ĐŽŵŵĞŶƚĞƌƐĞǆƉƌĞƐƐĞĚŝŶƚĞƌĞƐƚŝŶƉƌĞƐĞƌǀŝŶŐĂŶĚĞǆƉĂŶĚŝŶŐƵƉŽŶƌƌŽǇŽ'ƌĂŶĚĞ͛ƐƉĂƌŬƐ ĂŶĚŽƉĞŶƐƉĂĐĞƐ͕ǁŝƚŚƐŽŵĞŵĞŶƟŽŶŝŶŐƐƉĞĐŝĮĐŝŵƉƌŽǀĞŵĞŶƚƐƐƵĐŚĂƐ͗ o ƌĞĂƟŶŐĂtrail from Fair Oaks Boulevard at Earl Grebb Bridge to the Village along the creek with the development of North Fair Oaks o ǆƉĂŶĚŝŶŐͬŝŶĐĞŶƟǀŝǌŝŶŐĐŽŵŵƵŶŝƚǇŐĂƌĚĞŶƐĐŝƚǇǁŝĚĞ o ĚĚŝƟŽŶĂůƉŝĐŬůĞďĂůůĐŽƵƌƚƐĂƚƚŚĞ^ŽƚŽĐŽŵƉůĞǆƚŽĂĐĐŽŵŵŽĚĂƚĞƚŽƵƌŶĂŵĞŶƚƐ x dĞĐŚŶŝĐĂůĚŝƚͬ^ƵŐŐĞƐƟŽŶ͗Map of city parks needs to more clearly show street names. Page 79 of 139 City of Arroyo Grande Geneal Plan Update Preliminary PRD General Plan Comment Summary Tuesday, February 17, 2026 5 Appendix A Page 80 of 139 Source Relevant Section(s) Comment Survey Circulation I love this section. Transportation and accessibility are a huge part of our community and according to the surveys, the clear majority of people use their personal automobile's to move about. It's clear the plan needs to accommodate this and plan for easy access to the Village, Businesses, and maintain clear access through the village for the many cars, trucks, delivery trucks, cattle trailers, boat trailers, RVs, and other that use our community. This level of movement brings many different customers, travelers, and tourists to our town. People really love buying coffee or goods in the village, then heading out to the lake, or the beach etc. I'd focus on some good public parking options near the high school or land nearby the village, so we can continue to welcome folks for the Harvest Festival, Christmas Parade, Trick or Treating, etc. I'd continue to provide good sidewalks and pedestrian walk ways, like the lit crosswalks that help with safety. Once the bridge is finished the circulation can go back to normal and help local businesses. I would strongly advise against deleting or moving parking spaces for bike lanes. San Luis is an example of this. It's not serving the public well, and produces much more hassle and tight quarters (more dangerous) for the vehicles on the road. Continue to serve the interests of the residents, provide well maintained roads, with plenty of access to parking, thus ensuring local businesses can welcome patrons to our town. Survey Circulation I think the core statement is impossible to achieve with a small City budget. You should aim for safe and easy travel within and through the City for people. If you prioritize motor vehicles, you will never have enough capacity for the growth this general plan proposes (not to mention surrounding communities). You must prioritize the movement of people and goods, not the modes that transport. This means you have to sacrifice infrastructure for large vehicles in favor of people moving safely. This means separated bike and pedestrian infrastructure, bus rapid transit, carpool priority, and living streets. The core value of the City’s General Plan Circulation Element is to provide safe and easy travel within and through the city for pedestrians, bicyclists, and motor vehicles in a manner that is correlated with the Land Use Element Survey Circulation 1. the Intersections at Halcyon and Grand and Halcyon and El Camino do not show proposed improvements and they need longer staking lanes and better light timing. 2. What about making the proposed collector road extension of Orchard and across the North Fair Oaks Specific Plan Area a 2 lane arterial. And changing Fair Oaks Road to a 2 land arterial from Orchard to Halcyon. 3. The Study Area over Traffic Way, Fair Oaks Road and Hkwy 101 need to be determined in order to support the proposed Land Use Element. 4. The only way this area of town will not be gridlocked with the proposed development would be for the city with the County of SLO to figure another way to Hwy 101 to and from the Mesa Area. Survey Circulation What are your proposed intersections improvements on each area to vague. Survey Circulation It clearly calls out the current traffic routes, and like the potential improvements. (Roundabouts, signals, etc.) Survey Circulation 1. The Traffic Way, Fair Oaks Rd and Halcycon are still shown as STUDY AREAS. Will you be recommending changes to these areas as part of the General Plan. Since the Land Use and Densities are changed on several acres in these areas, isnt it important to make sure traffic can move when development occurs? 2. the existing signals at Halcyon and Grand Ave and Halcyon and El Camino need upgrades. The staking lanes are too short for one issue. Website Circulation Rotary at Halcyon & Dodson??? Otherwise, how will those of us trying to leave the S Alpine neighborhood to turn left (towards Harloe Elementary) will never get a break in the fraffic!!! Workshop Circulation Like the detailed identification of streets. Workshop Circulation Like the recognition of traffic issues- most residents could provide even longer lists. Arroyo Grande Preliminary Public Review Draft General Plan - Public Comments Page 81 of 139 Workshop Circulation Clarify how neighborhood streets will have a say on impacts from development not directly next to future development, for example, East Grand Project. Workshop Circulation Make the Element's Icon a “mode neutral” icon instead of a bike Workshop Circulation Clarify how issues will be addressed. Workshop Circulation Can you provide how focus area 3 AKA Fredrick Property will be served and it’s unclear how it will be adequately served by access/Fire/Emergency. Workshop Circulation Ash Street: Elm to Alder misidentified as a “local Street”. It should be at least a “collector street”. Workshop Circulation That changes will be needed as homes and businesses are approved but will be put on the back burner, leaving residents to suffer through more traffic issues. Workshop Circulation Still would like to see long term planning to have a connection to State Route227 from the U.S. 101 South of Arroyo Grande to alleviate truck traffic to SLO Regional Airport. In other words, by passing the village area where there is a goal for it to be “walkable”, should tie into 50 I on page C-35. Survey Economic Developmen Well balanced, looks good, shows the diverse business environment we have. This is a good indicator of the resilience of our community. So many people I know here run or work for a small business. Let's continue to encourage that and help make their lives better and easier to employ our residents! love it. Survey Economic DevelopmenReally look at it so very poorly done Survey General Thanks so much for the opportunity to provide feedback! It's a big plan and we appreciate all of you. Thank you for working and serving our town. Survey General I worked in the general plan for 1990 and for 2000 and this is so poor. I can’t tell you how poor this was done you can do better. Survey General Not sure why this is worded in such a way that it's a review of a handbook as opposed to asking for community input on the actual plans....? Your handbo9k is fine, comprehensive, and easily understood. What isn't easy to understand are the pink highlighted areas on the map designated for future development, instead of increasing green areas of nature conservancy or parks. There is already a ridiculous amount of traffic on Fair Oaks. Parks? Athletic fields? Survey General The current plan is shaping up well, and appreciate the community involvement. I fully support smart growth for our city. Survey General On another note… I was driving down Elm St. after dark last night and it is impossible to tell lane distinctions because the line stripes are so old they are Impossible to see. Also, there aren’t Any reflectors down. This is on Elm St. with the worst part being from fair Oaks Avenue to Grande Avenue.. hopefully this can be corrected and maintain soon? Survey Health and Equity Love the focus on health and encouraging people to be active. We have so much to enjoy here i.e. Bob Survey Health and Equity Now I’m bored you all can do better than this really! Survey Health and Equity Suggestion: It would be nice for a “formal separation “ like a planter or such insuring Safety in busier areas. Survey Introduction Clean look, well organized Terms like Pride and Environmental Sustainability could be replaced with less triggering works i.e. Preservation of Community Spirit and Local Culture. Unfortunately "Pride" is too closely related to LGBTQ+ activism and can be very divisive. We need a community working together not highlight buzz works. Plus "pride" is more of a negative sentiment. "He's prideful" "She's too prideful to admit it" etc. Regarding environmental sustainability, again, sadly there terms have been utilized to mark division and ideology. Science or not, many people disagree on the method of preserving the resources we have. Plus, the windmill is not representative of this community. Maybe use an Oak Tree, showing the desire of local residents to enjoy the James Way walk or new parks, or ocean views we have here. I'd suggest using "Conserving Our Natural Beauty" or something with "Beauty, Nature, etc." It's really hard to be divided over terms like this. Survey Introduction It is very vague to generalize. After the title you need a description of what you mean. Page 82 of 139 Survey Introduction I Don’t like Environmental Sustainability being Last as a Guiding Principle. Survey Land Use I like the plan and the desire to make a plan. We need to plan for future residences, children, businesses etc. Growth and Change are inevitable, so planning this well is great! Empowering landowners, entrepreneurs, potential 2nd and 3rd generation families to buy/build homes, is essential for the future of our town. If code is too complicated or restrictive, then prices will continue to increase, making our town unaffordable for the residents that live here. Business Friendly is really Resident and People friendly. Let's build that future together and inspire the 2nd & 3rd generations to invest in our town. Survey Land Use The map but you need street names again to vaguely. At least you provide what the colors mean. Again to vague. The farm land needs to be more clearly visible. Survey Land Use As in previous surveys, I believe the city needs to shelter 90% if not All of our Agricultural land. The soil in Arroyo Grande, as well, as the area on Hwy 1 / Valley road area is extremely Nutrient rich. Arroyo Grande is known for producing beautiful produce that is often shipped nationwide (strawberries, squash, etc). With recent years hype regarding nutrition, the country is influencing citizens to eat more “plant friendly “ by replacing these and lowering the animal protein consumption it’s Vital that we Retain our Farmland. The water issue is Also Effected by bringing More people in - including their added water consumption. Arroyo Grande has been in a Drought for over a decade, with water use regulations in effect and Fines were charged. The first time in Years Lopez reached full capacity! What happened?? Water use limits were not changed and a forced water release for a fish in our area was processed. It’s a mistake to bring more water use by an Overflowing abundance of building that brings more need with a growing population. Has anyone looked at the future of eventually running Out of a Vital Life component Survey Natural & Cultural Res Plans are good, leadership is necessary, and our future is guided by good plans/leadership. Again, we can get hung up on air quality, code, and environmental protectionism, loosing site of the "people friendly" reason we have a town. If oak trees need to be trimmed or taken down, then plant some in the open space or elsewhere on a property. Strike a balance, walk the middle line, farmland, streams, clean air are essential, but shouldn't be an additional tax or burden to meeting the needs of our community through overly burdened code or restrictions. Let's set a pragmatic, fair tone for all. Survey Natural & Cultural Res Living in Arroyo Grande for Over 50 years, I have been through the droughts and years of marginal rain totals. There have been water limitations, a water usage schedule on when/if you could water yards, wash car, etc. We had Finally reached a point where Lopez was full and had the ability to fulfill Arroyo Grande’s water supply for years to come, but water has been released Twice. Building More homes and bringing More people into the area which will make a Constant Water Conservation. I have cut back water usage tremendously over many years and adding more homes will only, keep us Natives on water restrictions. It would be nice to have a Thick, Green, Beautiful, Lawn, but….. Workshop Natural & Cultural Res Like the emphasis on water and air quality. Workshop Natural & Cultural Res Need to clarify how H2O and air concerns will be addressed (standards) in specific plans- Will there be worse case analyses? Survey Noise This section is borderline invasive. Maybe strike a balance between quiet hours i.e. loud music after 10pm or Midnight, but laying out a Noise Plan sounds too patronizing. Survey Noise My neighbor has a MOBILE car detailing business BUT has been detailing cars from his home 2 doors down. The sound of the Pressure Washer, Vacuum and others makes it Impossible to have windows or doors open. I get headaches almost Daily. This is a FULL RESIDENTIAL AREA! My neighbor and myself complained to the City, And it gave him a Business License! WHAT??? RIDICULOUS!! This Should NOT HAVE HAPPENED! Page 83 of 139 Survey Noise I have lived in my home for 32 years. 2 doors down on the corner lives a Mobile Detailing business owner. Myself and a neighbor contacted the City regarding the All day Noise from him doing the detailing at the home, you can see soapy water running down the Pike. He also has stated prior to 7:00am. The noise is so bad I have to keep windows and doors closed due to the noise - not to mention the lingering Headache. We filed a complaint, which several notices were issued to the neighbor for NOT Being in Compliance. What did the City of Arroyo Grande do?? They issued a Business License!! 100% UNACCEPTABLE!!! This is a RESIDENTIAL Neighborhood!! Survey Public Facilities/Utilitie Our parks and open space are awesome! So many people and families enjoy them each week. Soto Sports complex brings together our community and encourages healthy competition. Maybe we invest in it more? Focus on public access, openness, clear and easy access to reserve tables, BBQs etc. Survey Public Facilities/Utilitie Will there be a trail from Fair Oaks Blvd at Earl Grebb Bridge to The Village Area, along the Arroyo Grande Creek with the development of the North Fair Oaks Specific Area Survey Public Facilities/Utilitie[Map is] To vague more clarion street names regarding the location of parks Website Public Facilities/Utilitie I don't understand how we cannot consider telecommunications / internet an important utility. (or at lest have it in the utility section and don't say it is important).. Having fast affordable high-speed internet over multiple mediums is critical to have in the community. AG is significantly behind what is available today in Grover Beach and SLO. Website Public Facilities/Utilitie We have attended several meetings - nice job on engagement and listening to the public Is there a place in this plan for utilities such as water, electricity, and high speed internet? Would we encourage self generated electricity, native plantings, and lowered water use development? What plans can we make so Arroyo Grande has leading high speed internet/ data access now and in the future? We really only have one wired solution now and it is well behind the state of the market. Planning and developing with this in mind could lead us to maintain and attract the businesses and residents we seek Website Public Facilities/Utilitie with four more Pickleball courts at Soto, you will bring back all the Arroyo Grandy players that are playing in tournaments in Templeton. Four more courts and Soto will be ready to host regional tournaments with all the revenue that tournaments can provide. We would also promote sponsoring of new courts with banners on the new court, fences to advertise the sponsors services in the community, yearly sponsoring fees Workshop Public Facilities/UtilitiePolicy 4-1: to encourage partnership w/ LMUSD to share/utilize its facilities for recreation. Workshop Public Facilities/Utilitie Community garden PRCS-3.5 Can we promote more everywhere? Add to policy a stated priority for gardens and to be developed more opportunistically- anytime a suitable parcel is available. Workshop Public Facilities/Utilitie Need to clarify/include more info on shared use of facilities- such as drainage basins for parks (compatible uses- no extra fill etc.) – Partnerships with schools for grounds/fields Workshop Public Facilities/UtilitieHow about City administration? Need for a civic center. Survey Safety Keep it professional and inspiring, avoid the tendency to raise alarm i.e. temperature scares. Just communicate where people can go if overheated or in need of warmth. Survey Safety Why are 'single access neighborhoods' identified in the Safety chapter? What are the implications for 'single access neighborhoods' from being in the Safety chapter of the General Plan update? What, if any, plan is there or might there be for modifying 'single access neighborhoods' as a result of being in the Safety chapter of the General Plan update? Survey Safety To vague hard to understand I know you can do better. Survey Safety Drought Should be moved higher up the list. Page 84 of 139 Land Use (OHPHQW Comments Page 85 of 139 From: To:Andrew Perez Subject:General Plan Date:Wednesday, December 3, 2025 2:49:46 PM The specific plan tag for the Fredericks property. Is safe to assume that through the EIR process impacts to the wildlife corridor that currently exists, the traffic circulation issue that will and already exists, the construction in a High-Very High Fire Severity Zone, and the lack of increased water storage/ sourcing capacity to support development. Will rezoning of this property be required for the current zoning? Thank you for the opportunity to comment unfortunately due to my work commitments I am unable to come to the workshop. This project poses a significant impact to my neighborhood and I am interested in how this project potentially moves. Can it be written into the General plan to consider open space similar to Pismo Preserve? This would be a great opportunity for a park where hiking/ biking, and wildlife viewing could take place. Paul Provence Paul Provence Page 86 of 139 3DJHRI dŽ͗ ŝƚǇŽĨƌƌŽǇŽ'ƌĂŶĚĞͲŽŵŵƵŶŝƚǇĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚ &ƌŽŵ͗D&/>ŝŵŝƚĞĚͬƌƌŽǇŽ>ŝŶĚĂƌŽƐƐƌŽĂĚƐ>> ZĞ͗'ĞŶĞƌĂůWůĂŶhƉĚĂƚĞͲ>ĂŶĚhƐĞůĞŵĞŶƚ WƌŽƉĞƌƚǇ͗dŚĞ&ƌĞĚĞƌŝĐŬWƌŽƉĞƌƚǇ ĂƚĞ͗ϬϮͬϬϮͬϮϬϮϲ Z͗ŽŵŵĞŶƚƐZĞŐĂƌĚŝŶŐWƌŽƉŽƐĞĚ^ƉĞĐŝĨŝĐWůĂŶ&ŽĐƵƐƌĞĂηϯĞĨŝĐŝĞŶĐŝĞƐ ĞĂƌŝůůZŽďĞƐŽŶĂŶĚWůĂŶŶŝŶŐ^ƚĂĨĨ͕ dŚŝƐůĞƚƚĞƌŝƐƐƵďŵŝƚƚĞĚŽŶďĞŚĂůĨŽĨƚŚĞƉƌŽƉĞƌƚǇŽǁŶĞƌŽĨdŚĞ&ƌĞĚĞƌŝĐŬWƌŽƉĞƌƚǇƚŽĨŽƌŵĂůůǇ ĐŽŵŵĞŶƚŽŶƚŚĞƉƌŽƉŽƐĞĚĚĞƐŝŐŶĂƚŝŽŶŽĨƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚǇĂƐĂ^ƉĞĐŝĨŝĐWůĂŶƌĞĂ;^WͿŝŶ ƚŚĞŝƚǇŽĨƌƌŽǇŽ'ƌĂŶĚĞ'ĞŶĞƌĂůWůĂŶhƉĚĂƚĞ͘dŚĞƐĞĐŽŵŵĞŶƚƐĂƌĞŝŶƚĞŶĚĞĚƚŽƉƌĞƐĞƌǀĞƚŚĞ ĂĚŵŝŶŝƐƚƌĂƚŝǀĞƌĞĐŽƌĚĂŶĚĂĚĚƌĞƐƐŵĂƚĞƌŝĂůůĞŐĂůĚĞĨŝĐŝĞŶĐŝĞƐŝŶƚŚĞƉƌŽƉŽƐĞĚ>ĂŶĚhƐĞ ůĞŵĞŶƚ͘ &ƌĞĚĞƌŝĐŬ&ŽĐƵƐƌĞĂηϯŽƵŶĚĂƌǇ dŚĞ&ŽĐƵƐƌĞĂŽƵŶĚĂƌǇŝƐŝĚĞŶƚŝĨŝĞĚǁŝƚŚĂůƵĞ>ŝŶĞŽŶWĂŐĞ>hͲϮϯŽĨƚŚĞWƌŽƉŽƐĞĚ'ĞŶĞƌĂů WůĂŶ͕ŚŽǁĞǀĞƌ͕ĂĚĚŝƚŝŽŶĂůĂƌĞĂŝĚĞŶƚŝĨŝĞĚĂƐ^ƉĞĐŝĨŝĐWůĂŶ;WŝŶŬͿŝƐŶŽƚŝŶĐůƵĚĞĚŝŶƚŚĞ&ŽĐƵƐƌĞĂ ŽƵŶĚĂƌǇ;ƐĞĞĞǆŚŝďŝƚͿ͘/ƐƚŚŝƐĂŶŽǀĞƌƐŝŐŚƚ͍ƌĞƚŚĞĂƌĞĂƐƚŽďĞƚƌĞĂƚĞĚĚŝĨĨĞƌĞŶƚůǇĨŽƌ ĚĞǀĞůŽƉŵĞŶƚ͍/ŶĂĚĚŝƚŝŽŶ͕ŽŶWĂŐĞ>hͲϮϮ͕ƚŚĞĚŽĐƵŵĞŶƚĚĞƐĐƌŝďĞƐƚŚĞƉƌŽƉĞƌƚǇĂƐĞǆŝƐƚŝŶŐ ĂŐƌŝĐƵůƚƵƌĂůĂŶĚŽƉĞŶƐƉĂĐĞ͕ŝƚŝƐŶŽƚĂŐƌŝĐƵůƚƵƌĂů͕ĂŶĚŚĂƐŶŽƚďĞĞŶĚĞƐŝŐŶĂƚĞĚĂƐŽƉĞŶƐƉĂĐĞ͕Ă ďĞƚƚĞƌĚĞƐĐƌŝƉƚŝŽŶŝƐƵŶĚĞǀĞůŽƉĞĚůĂŶĚƚŽĂǀŽŝĚĐŽŶĨƵƐŝŽŶŽƌŝŵƉůŝĐĂƚŝŽŶƚŚĂƚƚŚŝƐƉƌŽƉĞƌƚǇŝƐ ĐƵƌƌĞŶƚůǇŽƉĞŶƐƉĂĐĞ͘ WƌŽƉŽƐĞĚ&ŽĐƵƐƌĞĂ>ĂŶŐƵĂŐĞ dŚĞĚƌĂĨƚ'ĞŶĞƌĂůWůĂŶŝĚĞŶƚŝĨŝĞƐƚŚĞĨŽůůŽǁŝŶŐƉĞƌĐĞŶƚĂŐĞͲďĂƐĞĚůĂŶĚƵƐĞĨƌĂŵĞǁŽƌŬĨŽƌƚŚĞ ^ƉĞĐŝĨŝĐWůĂŶƌĞĂďƵƚĚŽĞƐŶŽƚŝŶĐůƵĚĞĂŵĂǆŝŵƵŵŶƵŵďĞƌŽĨƵŶŝƚƐ͗ •ϰϬй>ŽǁͲDĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů •ϮϱйKƉĞŶ^ƉĂĐĞ •ϭϱй>ŽǁĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů •ϭϬйWĂƌŬƐĂŶĚZĞĐƌĞĂƚŝŽŶ •ϭϬйDĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů dŚŝƐŵŝǆŽĨĚĞƐŝŐŶĂƚŝŽŶƐǁŽƵůĚƌĞƋƵŝƌĞĂƉƉƌŽǆŝŵĂƚĞůǇƚĞŶĂĐƌĞƐŽĨƚŚĞĂƌĞĂƚŽďĞ>ŽǁĞŶƐŝƚǇ ZĞƐŝĚĞŶƚŝĂůŽƌŽŶĞƵŶŝƚƉĞƌĂĐƌĞďĂƐĞĚŽŶƚŚĞƉƌŽƉŽƐĞĚ'ĞŶĞƌĂůWůĂŶ͘dŚŝƐĐŽŶƚƌĂĚŝĐƚƐƉƌŽƉŽƐĞĚ ƉŽůŝĐǇ>hϭϬ͘ϮǁŚŝĐŚƐƚĂƚĞƐƚŚĂƚƚŚĞ&ŽĐƵƐƌĞĂƐŚŽƵůĚŝŶĐůƵĚĞĂƌĂŶŐĞŽĨŚŽƵƐŝŶŐƚǇƉĞƐ ŝŶĐůƵĚŝŶŐƐŵĂůůůŽƚŚŽŵĞƐ͕ƚŽǁŶŚŽŵĞƐ͕ĂŶĚƐŵĂůůͲƐĐĂůĞŵƵůƚŝͲĨĂŵŝůǇĚĞǀĞůŽƉŵĞŶƚ͘tĞǁŽƵůĚ ƌĞƋƵĞƐƚƚŚĂƚƚŚĞĨƌĂŵĞǁŽƌŬĨŽƌĚĞŶƐŝƚǇďĞŵŽĚŝĨŝĞĚƚŽĞůŝŵŝŶĂƚĞƚŚĞ>ŽǁĞŶƐŝƚǇĂƐĨŽůůŽǁƐ͗ Page 87 of 139 3DJHRI •ϱϬй>ŽǁͲDĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů;ϰhͬĐƌĞͿ •ϬϮй,ŝŐŚĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů;ϭϲhͬĐƌĞͿ •ϯϬйKƉĞŶ^ƉĂĐĞ •ϭϬйWĂƌŬƐĂŶĚZĞĐƌĞĂƚŝŽŶ •ϬϴйDĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů;ϴhͬĐƌĞͿ ĂƐĞĚŽŶĂƌĞĂƐŝĚĞŶƚŝĨŝĞĚĂƐ^ƉĞĐŝĨŝĐWůĂŶ͕ĂƉƉƌŽǆŝŵĂƚĞůǇϭϬϱĂĐƌĞƐ͕ƚŚŝƐǁŽƵůĚĂĐĐŽŵŵŽĚĂƚĞ ƵƉƚŽϯϬϬƵŶŝƚƐ͘tĞƐƵŐŐĞƐƚƚŚĞĐŝƚǇŝŶĐůƵĚĞĂŵĂǆŝŵƵŵĚĞŶƐŝƚǇƚŽďĞĂůůŽǁĞĚŝŶƚŚĞ^ƉĞĐŝĨŝĐ WůĂŶƌĞĂ;ƐĞĞĞǆŚŝďŝƚͿ͘ ^ƉŽƌƚƐ&ŝĞůĚWZ^Ͳ/ŵƉůĞŵĞŶƚĂƚŝŽŶWůĂŶ WZ^Ͳ͘ZĞĐƌĞĂƚŝŽŶ&ĂĐŝůŝƚǇEĞĞĚƐ͗ ͻ^ƉŽƌƚƐ&ŝĞůĚƐĂƐĂĐŽŵƉŽŶĞŶƚŽĨĂŶǇŵĂũŽƌĞǆƉĂŶƐŝŽŶƉƌŽũĞĐƚƐĨŽƌƚŚĞĐŝƚǇ͕ƐƵĐŚĂƐ ĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƌƌŽǇŽ>ŝŶĚĂƌŽƐƐƌŽĂĚƐĂƌĞĂ;WZ^ƉŐ͘ϮϯͿ;&ƌĞĚĞƌŝĐŬWƌŽƉĞƌƚǇͿ͘ dŚĞ&ƌĞĚĞƌŝĐŬƉƌŽƉĞƌƚǇŝƐĐŽŵŵŝƚƚĞĚƚŽƉƌŽǀŝĚĞĂƉƉƌŽǆŝŵĂƚĞůǇĂĐƵůŵŝŶĂƚŝǀĞϭϬĂĐƌĞƐŽĨ ŶĞŝŐŚďŽƌŚŽŽĚĂŶĚƉŽĐŬĞƚƉĂƌŬƐ͘dŚĞƉĂƌŬƐƉƌŽǀŝĚĞĚĨŽƌƚŚŝƐƉƌŽƉĞƌƚǇǁŝůůďĞĨŽƌƚŚĞƌĞƐŝĚĞŶĐĞƐ ŽĨƚŚĞ;^WͿ͘ƵƌƌĞŶƚƚƌĂĨĨŝĐĂŶĚĐŝƌĐƵůĂƚŝŽŶĂŶĂůǇƐŝƐĐĂŶŶŽƚƐƵƉƉŽƌƚĂĚĚŝƚŝŽŶĂůƚƌĂĨĨŝĐĂƐƐŽĐŝĂƚĞĚ ǁŝƚŚĂĐŽŵŵƵŶŝƚǇƐƉŽƌƚƉĂƌŬ͘&ƵƌƚŚĞƌŵŽƌĞ͕ƚŚĞƚĞƌƌĂŝŶͬƚŽƉŽŐƌĂƉŚǇǁŝůůŽŶůǇĂůůŽǁĨŽƌƐĞǀĞƌĂů ƐŵĂůůĞƌŶĞŝŐŚďŽƌŚŽŽĚƉĂƌŬƐĂƉƉƌŽǆŝŵĂƚĞůǇƚŽƚĂůŝŶŐϭϬĂĐƌĞƐ͘tĞďĞůŝĞǀĞĂƐƉŽƌƚĨŝĞůĚŝƐďĞƚƚĞƌ ƐƵŝƚĞĚĂůŽŶŐĨĂŝƌKĂŬƐǁŚĞƌĞƚŚĞƚĞƌƌĂŝŶŝƐůĞǀĞůĂŶĚĐĂŶĂĐĐŽŵŵŽĚĂƚĞůĂƌŐĞƌĨĂĐŝůŝƚŝĞƐ͘ ŽŶĐůƵƐŝŽŶ dŚĞ&ƌĞĚĞƌŝĐŬWƌŽƉĞƌƚǇƐƵƉƉŽƌƚƐƚŚĞƉƌĞƉĂƌĂƚŝŽŶŽĨĂ^ƉĞĐŝĨŝĐWůĂŶ͘,ŽǁĞǀĞƌ͕ƚŚĞĐƵƌƌĞŶƚ 'ĞŶĞƌĂůWůĂŶůĂŶŐƵĂŐĞŐŽǀĞƌŶŝŶŐƚŚĞƉƌŽƉŽƐĞĚ^ƉĞĐŝĨŝĐWůĂŶƌĞĂŝƐŝŶƐƵĨĨŝĐŝĞŶƚĂŶĚŵƵƐƚďĞ ƌĞǀŝƐĞĚƉƌŝŽƌƚŽĂĚŽƉƚŝŽŶĂůŽŶŐǁŝƚŚƌĞŵŽǀŝŶŐƚŚĞƐƉŽƌƚƉĂƌŬĚĞƐŝŐŶĂƚŝŽŶ͘tĞƌĞƐƉĞĐƚĨƵůůǇ ƌĞƋƵĞƐƚƚŚĂƚƚŚĞĐŝƚǇĐŽƌƌĞĐƚƚŚĞƐĞŝŶĐŽŶƐŝƐƚĞŶĐŝĞƐďĞĨŽƌĞĂĚǀĂŶĐŝŶŐƚŚĞ'ĞŶĞƌĂůWůĂŶhƉĚĂƚĞ͘ WůĞĂƐĞŝŶĐůƵĚĞƚŚŝƐůĞƚƚĞƌŝŶƚŚĞĂĚŵŝŶŝƐƚƌĂƚŝǀĞƌĞĐŽƌĚĨŽƌƚŚĞ'ĞŶĞƌĂůWůĂŶhƉĚĂƚĞ͘ ^ŝŶĐĞƌĞůǇ͕ ŶĚǇDĂŶŐĂŶŽ D&/>ŝŵŝƚĞĚ ZĞƉƌĞƐĞŶƚŝŶŐƌƌŽǇŽ>ŝŶĚĂƌŽƐƐƌŽĂĚƐ>> Page 88 of 139 EXHIBIT A - Revised Limits for Frederick Focus Area Page 89 of 139 Page 90 of 139 EXHIBIT B - Arroyo Linda Crossroads Land Use Map Page 91 of 139 Page 92 of 139 From: Adam Saruwatari Sent: Saturday, February 7, 2026 1:07 PM To: Matt Downing <mdowning@arroyogrande.org> Subject: General Plan Update Draft Hello Mayor and Council Members, Thank you for working so hard to complete the General Plan Update draft. We have come across a few concerns that we were wondering if you would consider? Land Use section 1. Would it be possible to reduce the 20% open space requirement for the North Fair Oaks Focus Area? Should we move forward with development in the future, we would like to use the creek area to satisfy the open space requirement if possible, however it is uncertain if the area will meet the ͑͏҇ϙŜŕôèĖƱèÍťĖĺĲϟ A reduction in the open space criteria would ÍīīĺſϙıĺŘôϙƲôƄĖæĖīĖťƅϙťĺϙſĺŘħϙĺĲϙſēÍťϙſôϙæôīĖôŽôϙſĺŪīîϙæôϙıĺŘôϙæôĲôƱèĖÍīϙċĺŘϙťēôϙĖťƅϠϙ Community, and the Saruwatari Family. Natural and Cultural Resources 1. We understand that a possible creek trail on the North Fair Oaks Focus Area may be good for the City, Community, and the Saruwatari Legacy under the parks and recreation èīÍŜŜĖƱèÍťĖĺĲϟ We would request to clarify that a creek trail count towards the open space requirement and parks recreation requirement? It is our interpretation that the creek trail would technically serve the purposes for parks, recreation, and open space? If possible, we would appreciate that the creek trail be identiƱôîϙÍŜϙÍĲϙĺption if the properties are developed due to the incompatibly with any remaining commercial agriculture. Fumigation, pesticides, heavy machinery, food safety, and liability are only a few of the complications that would arise. Circulation 1. Conversations that we have had in the past with the City regarding a connector road ċŘĺıϙ«ÍīīôƅϙĺÍîϙťĺϙ@ŘÍĲîϙŽôϟϙēÍŽôϙĖîôĲťĖƱôîϙťēôϙĺŕťĖĺĲϙÍŜϙæôĖĲČϙÍϙŕĺŜŜĖæĖīĖťƅϙſēôĲϙÍĲîϙĖċϙ Page 93 of 139 the family’s properties are developed. Would it be possible to make this clear in the General Plan Update? 2. Would it be possible to specify that the Class I Multi-Use Path along the creek South of Fair Oaks Ave. is an option that will be looked at if those properties are developed? We own multiple properties that are currently in commercial agricultural that encompass the proposed Class I Multi-Use Path. The properties that we own are APN#s 075-011-023, 075- 011-028, and 075-011-022. The properties would have the same complications with fumigation, pesticides, heavy machinery, food safety, liability, and so forth. Thank you, Adam Saruwatari Page 94 of 139 Natural and Cultural Resources Element Comments Page 95 of 139 1 MEMORANDUM To: City of Arroyo Grande Project Number: 2502-0301 Andrew Perez, Planning Manager Bill Robeson, Assistant City Manager Brian Pedrotti, Community Development Director Matt Downing, City Manager From:Robert Vander Weele P.G. Date:February 11, 2026 Subject:Air Quality Technical Memorandum Regarding the General Plan, Preliminary Public Review Draft, Arroyo Grande, San Luis Obispo County, California Padre Associates (Padre) on behalf of Arroyo Linda Crossroads LLC/MFI Limited (ALC/MFI) has prepared this memorandum to provide technical background and recommendations regarding the proposed policy to implement a 500-foot setback from Highway 101 as suggested in the Natural and Cultural Resources chapter of the City of Arroyo Grande’s (City) General Plan, Preliminary Public Review Draft dated November 2025 (City, 2025). ALC/MFI is currently proposing the 105-acre Arroyo Grande Heights Development Project (Project) (refer to Exhibit A). Response to Proposed 500-Foot Setback for Residential Receptors California Air Resources Control Board (CARB) Air Quality and Land Use Handbook (CARB, 2005) cite a 500-foot setback between freeways1 and sensitive receptors2 to reduce cancer risk based on traffic studies indicating a 70% drop in particulate matter (PM) pollution levels such as diesel particulate matter (DMP) at 500 feet from freeways. CARB uses this setback as a screening distance and does not recommend or require a set distance. Regarding mitigation for environmental impacts, California Environmental Quality Act (CEQA) guidelines allow site specific analysis and alternative mitigation to reduce impacts to sensitive receptors. In addition, many municipalities in California allow reduced setbacks with enhanced design and/or operational mitigations. There are currently no standard locations from which a setback should be measured, as neither CARB, the San Luis Obispo Air Pollution Control District (SLOAPCD), nor the City has provided guidance specific to air quality considerations. Based on current research, the California Air Pollution Control Officers Association (CAPCOA) uses the edge of pavement of the nearest travel lane for emissions modeling and health risk assessments (HRA) (CAPCOA, 2009). As an illustrative case, the Sacramento Metropolitan Air Quality Management District (SMAQMD) recommends utilizing the edge of pavement of the nearest travel lane as the point of analysis when preparing emissions estimates and conducting emission-related HRAs for projects within Sacramento County (SMAQMD, 2011). Based on the above references Padre recommends using the edge of pavement of the nearest travel lane to a freeway as the starting point of the 500-feet setback as an initial air quality screening distance. Projects that are located within the 500-foot buffer should complete a technical study of the potential air quality impacts to public health. If the project-specific 1 Defined by CARB as a roadway with traffic volumes exceeding 100,000 vehicles/day. 2 Residences, schools, daycare centers, playgrounds, or medical facilities. Page 96 of 139 2 technical study finds that there would be significant air quality impacts to sensitive receptors, then alternative effects reduction measures could be implemented, as outlined below. Refer to Exhibit A below for an example of the 500-foot setback for the proposed Project. Alternative Air Quality Impact Reduction Measures Administrative, design and engineering measures should be based on the results of a technical study of air quality impacts and/or an HRA. Below are some measures that could be implemented to reduce or avoid air quality impacts and inform the public of potential air quality impacts. x Building Designs and Systems o Minimum Efficiency Reporting Value (MERV) filters with ratings of 11 through 16 in heating, ventilation, and air conditioning (HVAC) systems. o HAVC systems designed to maintain positive pressure. o Sealed building envelopes. x Site Design and Layout: o Increased building setbacks within individual parcels. o Placement of parking, landscaping, or non-habitable uses closest to the roadway. x Disclosure: o Buyer/Tenant receives a disclosure regarding air quality due to proximity to the freeway prior to occupation. Recommended Language for Draft General Plan Residential development projects located within 500 feet of the edge of pavement of the nearest travel lane of U.S. Highway 101 shall be subject to project level evaluation of potential air quality impacts. Where development is proposed within this area, the project proponent shall demonstrate, through screening or technical analysis, that potential impacts to public health are adequately addressed. Such screening and analysis may support reduced setbacks or the use of alternative design-based measures, including but not limited to enhanced air filtration systems, building construction, or placement of habitable structures, provided that these measures achieve an equivalent or greater level of protection for public health compared to standard setback requirements. The City may approve projects within this area upon a determination that: 1. Impact reduction measures are not necessary based on the results of the project-level analysis; or 2. All necessary and feasible mitigation measures have been incorporated into the project design to the satisfaction of the City. Page 97 of 139 3 References California Air Pollution Control Officers Association. 2009. Health Risk Assessments for Proposed Land Use Projects. Dated July. California Air Resources Control Board. 2005. Air Quality and Land Use Handbook. dated April. City of Arroyo Grande. 2025. General Plan, Preliminary Public Review Draft. Dated November. Sacramento Metropolitan Air Quality Management District. 2011. Recommended Protocol for Evaluating the Location of Sensitive Land Uses Adjacent to Major Roadways. Dated March Page 98 of 139 EXHIBIT A Arroyo Linda Crossroads Land Use Map Page 99 of 139 Page 100 of 139 a et Element Comments Page 101 of 139 From: To:Andrew Perez Subject:Trillium on Grand Community Association - 36 Homes - Single Entrance/Exit Date:Thursday, November 20, 2025 3:45:39 PM Hi Andrew, I am currently reviewing the several hundred pages of the Draft General Plan Update and Appendices as well as additional links such as the Housing Element Plan and Berry Gardens Specific Area Plan. Pages 105-6 of 339 of the General Plan Update Preliminary Public Review Draft and Appendix A listed 10 neighborhoods having more than 30 dwelling units with a single entrance/exit. Trillium on Grand Community Association was not listed and yet we have 36 dwelling units and a single entrance/exit. FYI - There is an "emergency" gate at the SW back corner; however, it has a Knox Lock on it for fire and police use only. Additionally, it is not a real entrance/exit since it simply allows access between our community and the neighboring community to our south. Is there something specific in the California Fire Code Appendix D107.1 that excludes Trillium on Grand Community Association? Mike P. Harris Page 102 of 139 No se (OHPHQW Comments Page 103 of 139 From: To:Andrew Perez Subject:Comments or Cha ter 5 - Noise Date:Monday, ecember , 2025 :02:54 PM Hi Andrew, While the current noise chapter of the General Plan effectively addresses development and traffic noise, it has a significant gap concerning neighbor-generated noise, particularly music and live bands. Including targeted policies for mitigating excessive noise disturbances will enhance community quality of life, ensure equitable enforcement of noise regulations, and promote harmonious living environments. 1. Community Well-Being Enhancing Quality of Life: Noise pollution, especially from music, can be a source of distress for residents, affecting their peace and well-being. By including provisions for neighbor noise mitigation, the City acknowledges the importance of a peaceful living environment as a fundamental aspect of community health. Building Stronger Community Relationships: Engaging residents in the process of developing these provisions fosters a sense of community ownership and trust. By addressing their concerns, the City demonstrates that it values residents’ voices and prioritizes their well- being. 2. Equitable Enforcement of Regulations Providing Clear Guidelines: Explicitly defining allowable noise levels for music and establishing procedures for handling complaints will make enforcement more straightforward for law enforcement personnel. Clear guidelines reduce ambiguity and ensure that residents understand the standards that govern noise. Empowering Law Enforcement: Equipping police personnel with the tools and training to manage noise complaints effectively encourages more proactive responses. Tools such as decibel meters can objectively measure noise levels, making it easier to resolve violations fairly and consistently. 3. Promoting a Balanced Neighborhood Dynamic Supporting Local Business While Protecting Residents: By creating a framework that Page 104 of 139 manages music noise, the city can support local venues and businesses while simultaneously protecting residents from disturbances. Agreements with businesses regarding operation hours and noise limits can facilitate a vibrant community culture without infringing upon residents' rights to peace and quiet. Encouraging Responsible Use of Space: Incorporating policies for neighbor noise will help instill a sense of shared responsibility among residents and businesses. This collaborative approach can foster community spirit and encourage responsible behavior regarding noise generation. 4. Addressing Future Growth and Density Anticipating Urban Development: As the city grows and densifies, noise from neighbor activities will likely increase. Proactively addressing noise in the General Plan allows for better management of potential conflicts and noise disturbances, helping to maintain a high quality of life for residents in more populated areas. Preventing Conflicts: By addressing neighbor noise in advance, the city can help avoid complaints and disputes that can arise from noise issues, leading to community tensions and potential legal disputes. Setting clear expectations now will mitigate problems as development progresses. Conclusion Incorporating provisions for neighbor noise mitigation into the General Plan is essential for fostering a thriving, harmonious community. By addressing this area, Arroyo Grande can enhance the quality of life for its residents, support local businesses, and ensure that growth remains sustainable and equitable. The inclusion of targeted policies will provide a blueprint for managing noise effectively, thereby strengthening community ties and benefiting all stakeholders involved. Thank you for including this critical factor into Chapter 5. Kind Regards, Page 105 of 139 Peter Williamson Arroyo Grande Resident Page 106 of 139 ar s Recreat on and Commun t er ces Element Comments Page 107 of 139 From:Arroyo Grande General Plan date To:michael mintierharnish com Andrew Perez rent mintierharnish com Nikki mintierharnish com Subject:Comment rom PlanArroyoGrande com Home Date:Sunday, November 23, 2025 0:59:20 AM Name Ben Horton E-mail Comments I dont understand how we cannot consider telecommunications / internet an important utility. or at lest have it in the utility section and dont say it is important .. Having fast affordable high-speed internet over multiple mediums is critical to have in the community. AG is significantly behind what is available today in Grover Beach and SL . Page title Home Page 108 of 139 From:Arroyo Grande General Plan date To:michael mintierharnish com Andrew Perez rent mintierharnish com Nikki mintierharnish com Subject:Comment rom PlanArroyoGrande com Home Date:Thursday, anuary , 2026 :2 : 5 PM Name: Carlton Way E-mail: Comments: with four more Pickleball courts at Soto, you will bring back all the Arroyo Grandy players that are playing in tournaments in Templeton. Four more courts and Soto will be ready to host regional tournaments with all the revenue that tournaments can provide. We would also promote sponsoring of new courts with banners on the new court, fences to advertise the sponsors services in the community, yearly sponsoring fees Page title: Home Page 109 of 139 From: To:Andrew Perez Subject:Comments in Su ort o ra t General Plan date Date:Tuesday, anuary 2 , 2026 2:45: 3 PM Dear Andrew, On behalf of the Environmental Center of San Luis Obispo (ECOSLO), we submit the following comments in support of the City of Arroyo Grande’s Draft General Plan Update. ECOSLO acknowledges the scope and structure of the Draft General Plan and its inclusion of policies addressing natural resource protection, parks and public spaces, climate resilience, and community health and safety. The Plan establishes a long-range framework that incorporates environmental systems as integral components of community planning. We support the Draft General Plan’s existing goals and policies related to the protection and enhancement of natural and cultural resources, including parks, open space, and the urban landscape. The Plan’s treatment of trees and vegetation as environmental assets is consistent with widely accepted principles of sustainable land use and resource management. The Draft General Plan identifies multiple functions of trees in public spaces, including shade provision, air quality benefits, habitat value, and contributions to neighborhood character. In park and recreation areas, the Plan’s focus on accessibility, comfort, and usability is supported by the inclusion and maintenance of tree canopy, which contributes to user comfort and extended use of public spaces. We also note the Plan’s incorporation of climate adaptation and public safety considerations across multiple elements. Policies addressing urban heat, stormwater management, and environmental hazards are complemented by measures that preserve and enhance tree canopy, which can contribute to heat reduction, runoff management, and overall landscape resilience. Overall, the Draft General Plan Update reflects an integrated approach to environmental management, public health, and community wellbeing. ECOSLO supports the Plan’s direction and its inclusion of policies related to environmental resources, parks, and public safety. Thank you for the opportunity to review and comment on the Draft General Plan Update. These comments are submitted for the City’s consideration as part of the public review process. Sincerely, Kendra Paulding Kendra Paulding (she/her), Executive Director ECOSLO - Environmental Center of San Luis Obispo www.ECOSLO.org | Page 110 of 139 From: To:Andrew Perez Subject:nclusion o rban orest in General Plan Date:Monday, ebruary 2, 2026 9:35:0 PM Hi Andrew, I am writing another comment to advocate for the inclusion of an urban forest initiative in the Arroyo Grande General Plan. Notably, the City of San Luis Obispo has effectively integrated urban forestry into its plan to enhance community health, improve air quality, and support climate resilience. Urban forests can significantly enhance air quality and manage stormwater runoff. Increased tree canopy can also elevate property values and attract visitors. Leaving urban forestry out may stem from budget constraints or prioritizing immediate infrastructural needs. However, incorporating it into our plan offers long-term benefits that greatly enhance our community’s quality of life. I'm curious to hear if this addition is feasible at this stage in the effort. Thank you for considering this crucial addition. I look forward to your response. 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ēÍĲħϙƅĺŪϙċĺŘϙèĺĲŜĖîôŘĖĲČϙħôôŕĖĲČϙťēôŜôϙťôĲĲĖŜϙèĺŪŘťŜϙÍŜϙťēôƅϙÍŘôϙèŪŘŘôĲťīƅϟϙ®ôϙēÍŽôϙČĖŽôĲϙ ŪŕϙĺĲϙıÍĲƅϙèĺŪŘťŜϙċĺŘϙŕĖèħīôæÍīīϙÍīŘôÍîƅϙĖĲϙÍīīϙÍŘôÍŜϙĺċϙĺŪŘϙèĺııŪĲĖťƅϟ ıƅϙXŪôƯīôŘ ŽĖīÍϙÍƅϙťēīôťĖèϙīŪæϙЭϙŕÍ èôīī Page 112 of 139 From: ÍŘĺīϙFÍīīϙ Sent: ēŪŘŜîÍƅϠϙ>ôæŘŪÍŘƅϙ͐͘Ϡϙ͑͏͕͑ϙ͑ϡ͏͐ϙa To: ĖťƅϙĺŪĲèĖīϙѴèĖťƅèĺŪĲèĖīЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙaÍťťϙ"ĺſĲĖĲČϙ ѴıîĺſĲĖĲČЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙVôŜŜĖèÍϙaÍťŜĺĲϙѴĤıÍťŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙĖīīϙ ĺæôŜĺĲϙѴæŘĺæôŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ> ŪæĤôèťϡ ôĲĲĖŜϙèĺŪŘťŜϙϟ "ôÍŘϙaÍƅĺŘϙÍĲîϙĖťƅϙĺŪĲèĖīϙϠϙēôϙŘŘĺƅĺϙ@ŘÍĲîôϙťôĲĲĖŜϙèĺŪŘťŜϙŕīÍƅϙÍĲϙĖıŕĺŘťÍĲťϙŘĺīôϙĖĲϙĺŪŘϙ ôĲťŘÍīϙĺÍŜťϙ®ĺıôĲДŜϙťôĲĲĖŜϙīôÍČŪôϙϠϙÍŜϙſôīīϙÍŜϙϙıÍťèēôŜϙÍĲîϙĺŪŘϙŜĺèĖÍīϙťôĲĲĖŜϙ ıÍťèēôŜϙϟ ēôŘôϙÍŘôϙŕĖèħīôæÍīīϙèĺŪŘťŜϙŕĺŕŕĖĲČϙŪŕ ôŽôŘƅſēôŘôϙϠϙæŪťϙċĺŘϙťēĺŜôϙĺċϙŪŜϙſēĺϙŜťĖīīϙôĲĤĺƅϙ ťôĲĲĖŜϙťēôϙŕŪæīĖèϙťôĲĲĖŜϙèĺŪŘťŜϙÍŘôϙæôèĺıĖĲČϙıĺŘôϙŜèÍŘèôϙϟ īôÍŜôϙÍīīĺſϙŘŘĺƅĺϙ@ŘÍĲîôϙťĺϙħôôŕϙťēôĖŘϙċĺŪŘϙťôĲĲĖŜϙèĺŪŘťŜϙĖĲϙťÍèťϙϟ ēÍĲħϙƅĺŪϙċĺŘϙƅĺŪŘϙèĺĲŜĖîôŘÍťĖĺĲϙϟ ĖĲèôŘôīƅϙϠϙÍŘĺīϙFÍīī ÍϙťôĲĲĖŜϙŕīÍƅôŘ Page 113 of 139 From: XÍťƅϙXŪŘÍŜϙ Sent: ēŪŘŜîÍƅϠϙ>ôæŘŪÍŘƅϙ͐͘Ϡϙ͑͏͕͑ϙ͐͑ϡ͖͒ϙa To: ĖťƅϙĺŪĲèĖīϙѴèĖťƅèĺŪĲèĖīЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙēôŘĖîÍĲϙĺēīħôĲϙ ѴŜæĺēīħôĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙēÍĲĲĺĲϙſôôĲôƅϙѴŜŜſôôĲôƅЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ>; ĲîŘôſϙôŘôƏϙѴÍŕôŘôƏЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙaÍťťϙ"ĺſĲĖĲČϙѴıîĺſĲĖĲČЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ>; VôŜŜĖèÍϙaÍťŜĺĲϙѴĤıÍťŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙĖīīϙĺæôŜĺĲϙѴæŘĺæôŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ> ŪæĤôèťϡ ĺťĺϙťôĲĲĖŜϙèĺŪŘťŜϙ ĺϙſēĺıϙĖťϙıÍƅϙèĺĲèôŘĲϠ aƅϙĲÍıôϙĖŜϙXÍťƅϙÍŘħϠϙIϙēÍŽôϙæôôĲϙÍϙıôıæôŘϙÍťϙťēôϙŘŘĺƅĺϙČŘÍĲîôϙſĺıôĲЍŜϙôĲĲĖŜϙ īôÍČŪôϙ ċĺŘϙťſĺϙƅôÍŘŜϙĲĺſϟϙIϙĤĺĖĲôîϙÍċťôŘϙÍϙŕÍĖĲċŪīϙťĖıôϙĖĲϙıƅϙīĖċôϙſēôĲϙIϙīĺŜťϙæĺťēϙĺċϙıƅϙŕÍŘôĲťŜϙ ŪĲôƄŕôèťôîīƅϟϙIϙĲôôîôîϙÍϙČŘĖôċϙĺŪťīôťϟϙIϙÍıϙŜťĖīīϙŘÍťēôŘϙƅĺŪĲČϠϙÍĲîϙſēôĲϙIϙĤĺĖned the team, so ıÍĲƅϙĺċϙťēôϙĺīîôŘϙīÍîĖôŜϙťĺĺħϙıôϙŪĲîôŘϙťēôĖŘϙſĖĲČϙħĲĺſĖĲČϙIϙĲĺϙīĺĲČôŘϙēÍîϙÍϙıĺıϙÍĲîϙîÍîϟϙ ēôƅϙČĖŽôϙıôϙÍîŽĖèôϙÍĲîϙÍŘôϙſĺĲîôŘċŪīϙıôĲťĺŘŜϠϙÍŜϙſôīīϙÍŜϙČĖŽĖĲČϙıôϙťĖŕŜϙĺĲϙťôĲĲĖŜϟϙIťϙēÍŜϙ æôôĲϙŜĺϙēôÍīĖĲČϙċĺŘϙıôϙÍĲîϙIϙīĺĺħϙċĺŘſÍŘîϙťĺϙŕīÍƅĖĲČϙôŽôŘƅϙſôôħϟϙĺϙıÍĲƅϙĺċϙťēôϙīÍîĖôŜϙēÍŽôϙ ČŘĖôċϙŜťĺŘĖôŜϙĺċϙťēôĖŘϙĺſĲϟϙēôϙôĲĲĖŜϙèĺııŪĲĖťƅϙēÍŜϙæôôĲϙſĺĲîôŘċŪīϟϙIťϙæŘĖĲČŜϙťĺČôťēôŘϙ ťēĺŜôϙſēĺϙÍŘôϙŕÍŜŜĖĺĲÍťôϙÍæĺŪťϙťôĲĲĖŜϙċŘĺıϙÍīīϙĺŽôŘϙťēôϙèĺŪĲťƅϟϙaÍĲƅϙæôÍŪťĖċŪīϙċŘĖôĲîŜēĖŕŜϙ ēÍŽôϙæôôĲϙıÍîôϙťēĖŜϙſÍƅϟ ®ôϙīĺŽôϙĺŪŘϙēĺıôϙèĺŪŘťϠϙÍĲîϙſôϙťÍħôϙČĺĺîϙèÍŘôϙĺċϙĖťϠϙſôϙēÍŽôϙſĺŘħϙîÍƅŜϙſēôŘôϙſôϙèĺıôϙ ĺŪťϙÍĲîϙŕŪīīϙſôôîŜϙÍĲîϙæīĺſϙŪŕϙťēôϙèĺŪŘťŜϙèīôÍŘϙĺƯϙèĺæſôæŜϙƱƄϙťēĖĲČŜϙťēÍťϙÍŘôϙæŘĺħôĲϟϙIťϙ æŘĺħôϙıƅϙēôÍŘťϙťĺϙēôÍŘϙťēÍťϙŜĺıôϙĺċϙťēôϙèĺŪŘťŜϙıÍƅϙæôϙťÍħôĲϙÍſÍƅϠϙÍĲîϙťēôŘôϙſĺŪīd no īĺĲČôŘϙæôϙÍæīôϙťĺϙæôϙÍϙīôÍČŪôϙťôÍıϙſĖťēĺŪťϙċĺŪŘϙťôĲĲĖŜϙèĺŪŘťŜϟϙīôÍŜôϙťÍħôϙèĺĲŜĖîôŘÍťĖĺĲϙ the Tennis èĺııŪĲĖťƅϙÍĲîϙēĺſϙſĺŪīîϙæôϙēôÍŘťæŘĺħôĲϟϙĖèħīôæÍīīϙĖŜϙċÍĖŘīƅϙĲôſϙÍĲîϙIϙħĲĺſϙ ĖťЍŜϙÍϙæĖČϙċÍîϙŘĖČēťϙĲĺſϠϙæŪťϙôĲĲĖŜϙēÍŜϙæôôĲϙÍŘĺŪĲîϙēŪĲîŘôîŜϙĺċϙƅôÍŘŜϟϙĺıôϙſÍƅŜϙťēÍťϙ ôĲĲĖŜϙēÍŜϙēôīŕôîϙĲĺťϙĺĲīƅϙıôϙæŪťϙťēôϙſēĺīôϙôĲĲĖŜϙ蛬蛭蛮蛯蛱蛰蛬蛭蛮蛯蛱蛰 èĺııŪĲĖťƅϟ FôŘôϙĖŜϙēĺſϙťôĲĲĖŜϙēôīŕŜϙēôÍīϡϙ x (ıĺťĖĺĲÍīϙôīôÍŜôϙÍĲîϙĺĲťŘĺīϡēôϙĖĲťôĲŜôϠϙŕēƅŜĖèÍīϙĲÍťŪŘôϙĺċϙťôĲĲĖŜϙÍīīĺſŜϙċĺŘϙťēôϙ ŘôīôÍŜôϙĺċϙæĺťťīôî-ŪŕϙôıĺťĖĺĲŜϙīĖħôϙÍĲČôŘϙĺŘϙŜÍîĲôŜŜϟϙIťϙŕŘĺŽĖîôŜϙÍϙŜôĲŜôϙĺċϙèĺĲťŘĺīϙ ĺĲϙťēôϙèĺŪŘťϙſēôĲϙīĖċôϙċôôīŜϙèēÍĺťĖèϠϙēôīŕĖĲČϙťĺϙıÍĲÍČôϙГťēôϙŕŘôŜŜŪŘôϙèĺĺħôŘГϙĺċϙ emotioĲÍīϙŕÍĖĲϟ x ťŘŪèťŪŘôϙÍĲîϙŪŘŕĺŜôϡ >ĺīīĺſĖĲČϙÍϙīĺŜŜϠϙťēôϙŘĺŪťĖĲôϙĺċϙťŘÍĖĲĖĲČϙÍĲîϙèĺıŕôťĖĲČϙ ŕŘĺŽĖîôŜϙŜťŘŪèťŪŘôϟϙēĖŜϙēôīŕŜϙĖĲîĖŽĖîŪÍīŜϙıĺŽôϙċĺŘſÍŘîϠϙĺƯôŘĖĲČϙÍϙČĺÍī-oriented ċĺèŪŜϙťēÍťϙèÍĲϙèēÍĲĲôīϙôĲôŘČƅϙĖĲťĺϙŕôŘŜĺĲÍīϙČŘĺſťēϠϙŜŪèēϙÍŜϙťŘÍĖĲĖĲČϙċĺŘϙÍϙıÍťèēϙĺŘϙ ĖıŕŘĺŽĖĲČϙŜħĖīīŜϟ Page 114 of 139 x aôĲťÍīϙ(ŜèÍŕôϙÍĲîϙ>ĺèŪŜϡ ēôϙČÍıôϙŘôŗŪĖŘôŜϙĖĲťôĲŜôϙèĺĲèôĲťŘÍťĖĺĲϠϙſēĖèēϙ ŕŘĺŽĖîôŜϙÍϙıôĲťÍīϙæŘôÍħϙċŘĺıϙČŘĖôċϟϙIťϙċĺŘèôŜϙŕīÍƅôŘŜϙťĺϙæôϙĖĲϙťēôϙŕŘôŜôĲťϙıĺıôĲťϠϙ ĺƯôŘĖĲČϙÍϙГŜÍĲèťŪÍŘƅГϙſēôŘôϙťēôƅϙèÍĲϙċĺèŪŜϙĺĲϙťēôϙČÍıôϙŘÍťēôŘϙťēÍĲϙťēôϙīĺŜŜϟ x ĺĲĲôèťĖĺĲϙÍĲîϙĺııŪĲĖťƅϡôĲĲĖŜϙċĺŜťôŘŜϙŜĺèĖÍīϙèĺĲĲôèťĖĺĲŜϠϙſēôťēôŘϙťēŘĺŪČēϙ ŕīÍƅĖĲČϙîĺŪæīôŜϠϙĤĺĖĲĖĲČϙÍϙīôÍČŪôϠϙĺŘϙŕÍŘťĖèĖŕÍťĖĲČϙĖĲϙťĺŪŘĲÍıôĲťŜϟϙēĖŜϙŜĺèĖÍīϙ ĖĲťôŘÍèťĖĺĲϙēôīŕŜϙèĺıæÍťϙĖŜĺīÍťĖĺĲϟ x ôŜĖīĖôĲèôϙÍĲîϙôŘŜŕôèťĖŽôϡ ēôϙČÍıôϙťôÍèēôŜϙťēÍťϙıĖŜťÍħôŜϙϼĺŘϙīĺŜťϙŕĺĖĲťŜϽϙÍŘôϙĲĺťϙ ťēôϙôĲîϙĺċϙťēôϙſĺŘīîϠϙēôīŕĖĲČϙŕīÍƅôŘŜϙæŪĖīîϙŘôŜĖīĖôĲèôϙÍĲîϙŕôŘŜŕôèťĖŽôϙĺĲϙēÍĲîīĖĲČϙ ÍîŽôŘŜĖťƅϟ x ēƅŜĖèÍīϙFôÍīťēϙôĲôƱťŜϡ (ƄôŘèĖŜôϙŘôīôÍŜôŜϙôĲîĺŘŕēĖĲŜϠϙſēĖèēϙèÍĲϙĖıŕŘĺŽôϙıĺĺîϠϙ ŘôîŪèôϙŜƅıŕťĺıŜϙĺċϙîôŕŘôŜŜĖĺĲϠϙÍĲîϙÍīīôŽĖÍťôϙŜťŘôŜŜϠϙèĺĲťŘĖæŪťĖĲČϙťĺϙĺŽôŘÍīīϙæôťťôŘϙ ıôĲťÍīϙēôÍīťēϟ >ĺŘϙıÍĲƅϠϙťôĲĲĖŜϙŜôŘŽôŜϙÍŜϙÍϙſÍƅϙťĺϙēĺĲĺŘϙÍϙīĺŜťϙīĺŽôîϙĺĲôϙæƅϙèĺĲťĖĲŪĖĲČϙťĺϙŕīÍƅϙÍĲîϙ èēÍĲĲôīϙťēôĖŘϙıôıĺŘƅϙĖĲťĺϙťēôϙŜŕĺŘťϟϙ ēÍĲħϙƅĺŪϙŜĺϙıŪèēϙċĺŘϙƅĺŪŘϙťĖıôϙÍĲîϙŪĲîôŘŜťÍĲîĖĲČϠϙŕīôÍŜôϙŘôÍèēϙĺŪťϙċĺŘϙÍĲƅϙŗŪôŜťĖĺĲŜϙ ƅĺŪϙıÍƅϙēÍŽôϟϙĖĲèôŘôīƅϠ XÍťƅϙÍŘħ Page 115 of 139 From: VôĲϙFÍŜħôīīϙ Sent: ēŪŘŜîÍƅϠϙ>ôæŘŪÍŘƅϙ͐͘Ϡϙ͑͏͕͑ϙ͐͑ϡ͔͏ϙa To: ĖťƅϙĺŪĲèĖīϙѴèĖťƅèĺŪĲèĖīЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙaÍťťϙ"ĺſĲĖĲČϙ ѴıîĺſĲĖĲČЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙVôŜŜĖèÍϙaÍťŜĺĲϙѴĤıÍťŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙĖīīϙ ĺæôŜĺĲϙѴæŘĺæôŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ> ŪæĤôèťϡ ĺťĺϙťôĲĲĖŜϙèĺŪŘťŜ @ĺĺîϙÍċťôŘĲĺĺĲϤ IϙÍıϙſŘĖťĖĲČϙťĺîÍƅϙæôèÍŪŜôϙIϙēÍŽôϙæôôĲϙťĺīîϙťēÍťϙťēôϙèĖťƅϙĺċϙŘŘĺƅĺϙ@ŘÍĲîôϙĖŜϙèĺĲŜĖîôŘĖĲČϙ ŘôŕŪŘŕĺŜĖĲČϙŜĺıôϙĺċϙťēôϙťôĲĲĖŜϙèĺŪŘťŜϙÍťϙĺťĺϙÍŘħϙťĺϙŪŜôϙÍŜϙŕĖ èħīôæÍīīϙèĺŪŘťŜϟ ŜϙÍĲϙôĲťēŪŜĖÍŜťĖèϙŕīÍƅôŘϙĺċϙæĺťēϙŕĖèħīôæÍīīϙÍĲîϙťôĲĲĖŜϠϙIϙæôČϙƅĺŪϙťĺϙŘôèĺĲŜĖîôŘϟ The tennis èĺŪŘťŜϙÍťϙĺťĺϙÍŘôϙŪŜôîϙæƅϙīĺèÍīϙſĺıôĲϙſēĺϙŕīÍƅϙĺĲϙťôÍıŜ ĖĲϙťēôϙôĲťŘÍīϙ ĺÍŜťϙ®ĺıôĲЍŜϙôĲĲĖŜϙ[ôÍČŪôϟϙēôϙ®[ϙĖŜϙÍϙſôīīϙħĲĺſĲϙÍĲîϙŘôŜŕôèťôîϙīôÍČŪôϙſēôŘôϙ ÍîŪīťϙſĺıôĲϙèÍĲϙèĺıŕôťôϙĖĲϙťôĲĲĖŜϙÍťϙŜôŽôŘÍīϙîĖƯôŘôĲťϙÍæĖīĖťƅϙīôŽôīŜϟϙēôŘôϙÍŘôϙťôÍıŜϙťhat ŕīÍƅϙĺŪťϙĺċϙŜôŽôŘÍīϙīĺèÍťĖĺĲŜϙťēŘĺŪČēĺŪťϙťēôϙèĺŪĲťƅϠϙċŘĺıϙÍŜĺϙĺæīôŜϙťĺϙÍĲťÍϙaÍŘĖÍϟϙ The ĺťĺϙŕÍŘħϙīĺèÍťĖĺĲ ĖŜϙŜŕôèĖÍīϠϙĲĺťϙĺĲīƅϙæôèÍŪŜôϙĖťϙĖŜϙťēôϙĺĲīƅϙīĺèÍťĖĺĲϙæôĖĲČϙŪŜôîϙťĺϙ ŘôŕŘôŜôĲťϙťēôϙƱŽôϙèĖťĖôŜϙèĺııŪĲĖťƅϠϙæŪťϙÍīŜĺ æôèÍŪŜôϙťēôĖŘϙťôÍıŜϙÍŘôϙÍŽÍĖīÍæīôϙťĺϙſĺıôĲϙ ſēĺϙîĺĲЍťϙæôīĺĲČϙťĺϙÍϙèĺŪĲťŘƅϙèīŪæϠϙÍĲîϙſĺŪīîϙĺťēôŘſĖŜôϙĲĺťϙæôϙÍæīôϙťĺϙèĺıŕôťôϙſĖťēĺŪťϙ èīŪæϙıôıæôŘŜēĖŕϟ ēôϙ®[ϙēÍŜϙæôôĲϙŕŘĺıĺťĖĲČϙÍťēīôťĖèĖŜı ÍĲîϙŜŕĺŘťŜıÍĲŜēĖŕϙÍĲîϙÍϙŜŕĖŘĖťϙĺċϙċŘĖôĲîīƅϙ èĺıŕôťĖťĖĺĲϙċĺŘϙſĺıôĲϙĖĲϙĺŪŘϙèĺııŪĲĖťƅϙŜĖĲèôϙťēôϙ͖͐͘͏ŜϤϙĺŪĲťīôŜŜϙīĖċôīĺĲČϙċŘĖôĲîŜēĖŕŜϙ ēÍŽôϙæôôĲϙıÍîôϙťēŘĺŪČēϙťēĖŜϙĺŘČÍĲĖƏÍťĖĺĲϠϙÍŜϙſôīīϙÍŜϙŕŘĺŽĖîĖĲČϙÍĲϙĺŕŕĺŘťŪĲĖťƅϙċĺŘϙſĺıôĲϙ ťĺϙŕÍŘťĖèĖŕÍťôϙĖĲϙÍϙēôÍīťēƅϙīĖċôŜťƅīôϟ ēôϙ®[ϙıÍťèēôŜϙÍŘôϙŕīÍƅôîϙŜôŽôŘÍīϙťĖıôŜϙÍϙſôôħϙťēŘĺŪČēĺŪťϙťēôϙƅôÍŘϟϙēôƅϙŘôŗŪĖŘôϙ͓ϙ èĺŪŘťŜϙċĺŘϙôÍèēϙıÍťèēϟϙIċϙÍĲƅϙĺċϙťēôϙèĺŪŘťŜϙÍťϙĺťĺϙſôŘôϙŕôŘıÍĲôĲťīƅϙèēÍĲČôîϙťĺϙŕĖèħīôæÍīīϙ èĺŪŘťŜϙťēôϙŕÍŘħϙſĺŪīîϙĲĺϙīĺĲČôŘ æôϙôīĖČĖæīôϙċĺŘϙŕīÍƅĖĲČϙťēôŜôϙıÍťèēôŜϠϙÍĲîϙťēis time ēĺĲĺŘôîϙťŘÍîĖťĖĺĲϙſĺŪīîϙæôèĺıôϙƱĲÍĲèĖÍīīƅϙŪĲÍťťÍĖĲÍæīôϙċĺŘϙťēôϙťÍīôĲťôîϙīÍîĖôŜϙſēĺϙ îôŕôĲîϙĺĲϙťēôϙŜŕĺŘťϙĺċϙťôĲĲĖŜϙċĺŘϙƱťĲôŜŜϠϙċŘĖôĲîŜēĖŕϠϙÍĲîϙŕŘôŜôŘŽÍťĖĺĲϙĺċϙťēôĖŘϙıôĲťÍīϙ ēôÍīťēϟ īôÍŜôϙèĺĲŜĖîôŘϙæŪĖīîĖĲČϙŜĺıôϙĲôſϙèĺŪŘťŜϙťēÍťϙÍŘôϙŜŕôèĖƱèÍīīƅϙċĺŘϙťēôϙČŘĺſĖĲČϙŕĖèħīôæÍīīϙ èĺııŪĲĖťƅϙťĺϙôĲĤĺƅϟϙIЍıϙŜŪŘôϙťēôƅϙſĺŪīîϙæôϙŽôŘƅϙŕĺŕŪīÍŘϠϙſĖťēĺŪťϙċŪôīĖĲČϙ resentment æôťſôôĲϙťēôϙťſĺϙŜŕĺŘťŜϟ ēÍĲħϙƅĺŪϙŜĺϙıŪèēϙċĺŘϙƅĺŪŘϙťĖıôϙÍĲîϙèĺĲŜĖîôŘÍťĖĺĲϠ VôĲϙFÍŜħôīī Page 116 of 139 From: >ŘÍĲèĖôϙXôīīôƅϙ Sent: ēŪŘŜîÍƅϠϙ>ôæŘŪÍŘƅϙ͐͘Ϡϙ͑͏͕͑ϙ͐ϡ͐͒ϙa To: ĖťƅϙĺŪĲèĖīϙѴèĖťƅèĺŪĲèĖīЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙaÍťťϙ"ĺſĲĖĲČϙ ѴıîĺſĲĖĲČЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙVôŜŜĖèÍϙaÍťŜĺĲϙѴĤıÍťŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČѳϢϙĖīīϙ ĺæôŜĺĲϙѴæŘĺæôŜĺĲЬÍŘŘĺƅĺČŘÍĲîôϟĺŘČ> ŪæĤôèťϡ ŘŘĺƅĺϙ@ŘÍĲîôϙôĲĲĖŜϙĺŪŘťŜϤ "ôÍŘϙŘŘĺƅĺϙ@ŘÍĲîôϙĖťƅϙĺŪĲèĖīϠϙ ŜϙÍϙċÍĖŘīƅϙĲôſϙťŘÍĲŜŕīÍĲťϙťĺϙťēôϙôĲťŘÍīϙĺÍŜťϠϙϼ͔ϙƅôÍŘŜϙÍČĺϽϠϙIϙſÍŜϙťēŘĖīīôîϙťĺϙƱĲîϙÍϙ ſĺĲîôŘċŪīϙťôĲĲĖŜϙèĺııŪĲĖťƅϙēôŘôϟϙŜϙÍĲϙÍŽĖîϙÍĲîϙŘôČŪīÍŘϙŕīÍƅôŘϠϙIϙîĖîĲЍťϙħĲĺſϙſēÍťϙIϙſÍŜϙ ČĺĖĲČϙťĺϙƱĲîϠϙæŪť ŜĺϙŕīôÍŜôîϙťĺϙŘôŕĺŘťϙťēÍťϙIϙċĺŪĲîϙťēôϙôĲťŘÍīϙĺÍŜťϙ®ĺıôĲЍŜϙôĲĲĖŜ [ôÍČŪôϠϙÍĲîϙÍīĺĲČϙſĖťēϙĖťϠϙÍϙƱĲôϙÍĲîϙīÍŘČôϙČŘĺŪŕϙĺċϙſĺıôĲϙèĺııĖťťôî ťĺϙĺŪŘϙŜŕĺŘťϟϙ iĲôϙĺċϙťēôϙæôŜťϙťēĖĲČŜϙĺċϙÍīīϙĖŜϙťēôϙÍŽÍĖīÍæĖīĖťƅϙĺċϙťôĲĲĖŜϙèĺŪŘťŜϙÍťϙīĺèÍīϙèĖťƅϙŕÍŘħŜϠϙĖĲèīŪîĖĲČϙ ŘŘĺƅĺϙ@ŘÍĲîôЍŜϙĺťĺϙŕĺŘťŜϙĺıŕīôƄϟϙXĲĺſĖĲČϙťēÍťϙ@ϙĖŜϙſĺŘħĖĲČϙĺĲϙťēôϙîŘÍċťϙċĺŘϙĖťŜϙ èŪŘŘôĲťϙ@ôĲôŘÍīϙīÍĲϠϙIϙÍıϙſŘĖťĖĲČϙťĺϙŪŘČôϙťēÍťϙbiϙèēÍĲČôŜϙæôϙıÍîôϙťĺϙťēôϙťôĲĲĖŜϙèĺŪŘťŜ Íťϙĺťĺϟϙ FÍŽĖĲČϙ͓ϙťôĲĲĖŜϙèĺŪŘťŜϙÍĲîϙ͓ϙŕĖèħīôϙæÍīīϙèĺŪŘťŜϙĖŜϙťēôϙæôŜťϙÍĲîϙıĺŜť fair option for Soto ŕĺŘťŜϙĺıŕīôƄϟϙīôÍŜôϙŜŪŕŕĺŘťϙťēôϙÍèťĖŽô ťôĲĲĖŜϙèĺııŪĲĖťƅϙĺĲϙťēôϙôĲťŘÍīϙĺÍŜťϙċĺŘϙ ſĺıôĲϠϙıôĲϙÍĲîϙħĖîŜ æƅϙħôôŕĖĲČϙťēôϙ͓ϙèĺŪŘťŜϙÍŜϙťôĲĲĖŜϙèĺŪŘťŜϙϼĺĲīƅϽϙÍťϙĺťĺϟϙ ēÍĲħϙƅĺŪϙĖĲϙÍîŽÍĲèôϙċĺŘϙŜŪŕŕĺŘťĖĲČϙťôĲĲĖŜϙĺĲϙťēôϙôĲťŘÍīϙĺÍŜť ÍĲîϙÍťϙĺťĺϙæƅϙħôôŕĖĲČϙ ċĺŪŘϙťôĲĲĖŜϙèĺŪŘťŜϙÍŜϙťôĲĲĖŜϙèĺŪŘťŜϤϙ ôČÍŘîŜϠϙ >ŘÍĲèĖôϙFϟϙXôīīôƅ Page 117 of 139 C rculat on (OHPHQW Comments Page 118 of 139 Page 119 of 139 From: To:Andrew Perez rian Pedrotti Subject:Pro osed Circulation Element Ma Date:Monday, November 24, 2025 4:26:40 PM Hi Andrew and Brian, ust looked at the map again and saw the proposed collector for the extension of alley Road to Grand Ave and Hwy101. I guess my eyes are not sharp yet. As you know Fair aks and the Halcyon intersection is already a mess. At 11 30am the other day traffic was backed up from Grand to AG Hospital. ust a thought --- what if the alley Road proposed extension was designated an Arterial, and Fair aks Road from alley to Halcyon was designated a lane arterial which it is to the west? Also, the proposed map doesnt seem to indicate any proposed improvements to the signali ation at Halcyon and Grand, and the intersection at Halcyon and El Camino Real. These intersections continue to get worse and worse. The real solution to avoiding a gridlock scenario in the Halcyon/Fair Oaks Road areas of AG, is for SL County to provide more direct access/egress to Hwy 101 from the Mesa Area. Without County improvements Halcyon/ Fair aks will be gridlocked even after a roundabout. I reali e it is difficult to coordinate with the County, but perhaps immy Paulding can assist since he has represented AG and now represents the Mesa/ ipomo area as Supervisor. Two Woodland eighborhood residents currently work for SL County Public Works so they might have ideas since they are familiar with all the issues. Thanks for your consideration and I hope the meetings give you good feedback. Residents of Woodland may not be attending because they were very disappointed that their concerns were not acknowledged at the last Council Meeting meeting. Please give a copy of this email to the Consultants and the City Council at December nd and 3rd, 0 5 meetings. Thank you, Marsha Lee Page 120 of 139 From: To:Andrew Perez Subject:circulation element Date:ednesday, ecember 3, 2025 5: :20 PM I am not great at reading maps but there certainly needs new traffic signals where the huge new HASLO development on a small side street (or is that Camino real) intersects Oak Park Blvd. I couldn't tell from the map if that was designated a site for improvement or change but with the large number of residents and cars who will be in that housing development within a year, hopefully a traffic signal change is being planned. I can't imagine t here is enough space for road widening though. Many people wish we could return to the former way of handling traffic near the Halcyon and Camino Real area near TJ's as it gets so backed up after 4 pm. You may get comments on that. Luckily i avoid that backup by chosing a different time. Overall, a beautiful Plan; very readable and detailed. Judith Bernstein, MA in Urban Planning, UCLA Page 121 of 139 From: Sent: Sunday, February 8, 2026 9:04 PM To: Andrew Perez <aperez@arroyogrande.org> Subject: Re: Inclusion of Urban Forest in General Plan Hi Andrew, As a transportation planner, resident of the Halcyon Triangle, father of a family that bikes and walks, ÍĲîϙæŪŜϙŘĖîôŘϙϼťēÍťϙĺſĲŜϙèÍŘŜϙÍĲîϙŕÍƅŜϙťēôϙŘôīÍťôîϙťÍƄôŜϽϠϙıƅϙƱĲÍīϙèĺııôĲťŜϙ are regarding the Circulation Element. 1. Fiscal Commitment: The 20% Multimodal Mandate I recommend the City adopt a formal funding policy that aligns the budget with desired modal splits, similar to San Luis Obispo and Santa Barbara. x The Mandate: Commit 20% of the City’s transportation budget—ŜŕôèĖƱèÍīīƅϙ leveraging Measure E-24 sales tax revenues—exclusively to active transportation. x The Precedent: Santa Barbara’s use of Measure C/A as a 20% local match has successfully secured tens of millions in state grants. Arroyo Grande should replicate this to ensure Measure E-24 acts as a force multiplier. x Universal Design: Unlike some squeezed implementations in SLO that create friction between e-bikes and pedestrians, a dedicated 20% fund allows for Integrated Universal Design (e.g., raised crossings, refuge islands) that protects seniors and families with strollers. 2. Addressing the "Island": US 101 Barrier Mitigation The Halcyon Triangle is "islanded" by two high-stress crossings that fail the LTS 3 goals in Goal C-9. I request that the following project descriptions be formally incorporated into Table C-1 (Planned Improvements): x Brisco Road Underpass (Retail/Library Access): I recommend Table C-1 be updated to include a standalone Road Diet within the Brisco underpass. By reallocating one vehicle lane to a protected Class IV cycle track and widened ADA walkway, the City èÍĲϙċŪīƱīīϙĺīĖèƅϙ-1.15 without waiting decades for a $20M+ interchange reconstruction. o "ÍťÍϟVŪŜťĖƱèÍťĖĺĲϧ The City’s 2015-2016 Pilot Program proved that closing the ŘĖŜèĺϙŘÍıŕŜϙŜĖČĲĖƱèÍĲťīƅϙŘôîŪèôîϙŽôēĖèīôϙèĺĲƲĖèťϙŕĺĖĲťŜϙÍĲîϙŜŪæŜĖîôîϙ ťŘÍƯĖèϙŽĺīŪıôŜϙĖĲϙťēôϙĖııôîĖÍťôϙÍŘôÍϙſĖťēĺŪťϙĖıŕÍèťĖĲČϙŘôČĖĺĲÍīϙèĖŘèŪīÍťĖĺĲϟ Page 122 of 139 x East Grand Avenue Overpass (Village Access): As the gateway to the Village, this overpass prioritizes vehicle throughput over pedestrian and bicyclist comfort. I recommend adding a project to Table C-1 for "Quick-Build" safety enhancements, including high-ŽĖŜĖæĖīĖťƅϙèĺĲƲĖèťϙƏĺĲôϙıÍŘħĖĲČŜϙÍĲîϙŕēƅŜĖèal separation for the sidewalk. This ensures the upcoming Halcyon Complete Streets project provides a low-stress connection to the Village. 3. Operational Safety and Transit Integration x East Grand Pedestrian Signal: Currently, Table C-1 does not address the operational failure at this location. Because this is a pedestrian-actuated signal, motorists frequently treat this stretch as a continuous high-speed corridor. I request it be added to Table C-1 as a Geometric Safety Project, mandating Curb Extensions (Bulb-outs) and Advanced Stop Bars. Physically narrowing the intersection is the only way to create the "visual friction" necessary to force 35 mph compliance and ensure drivers can actually stop when the signal is triggered. x Transit Catchment Priority: I recommend the Circulation Element include a new policy designating a "Transit Access Priority Zone" for all blocks within a 500-foot catchment radius of regional bus stops. This policy should mandate that these zones be prioritized for Tier 1 ADA remediation in the ADA Transition Plan. This creates a data-driven trigger ensuring that residents have a viable, accessible path to the regional transit network. x Ocean View Elementary Connectivity: ĺϙċŪīƱīīϙ@ĺÍīϙ-11 (Safe Routes to School), the General Plan’s Circulation Map (Figure C-1) must be updated to identify a "Priority Pedestrian Crossing" ĺĲϙFÍīèƅĺĲϙĺÍîϙĲôÍŘϙťēôϙèôıôťôŘƅϟϙŕôèĖƱèÍīīƅϠϙťēĖŜϙ should be listed in Table C-1 as a Pedestrian Refuge Island or HAWK Signal. 4. California Alignment I recommend referencing bicycle level of comfort as not to plan into a corner. Caltrans has funded an AI-powered bicycle comfort project for Santa Barbara County that could have statewide impacts. Referencing "Level of Comfort" metrics now will ensure we are ahead for upcoming state and federal grants. By prioritizing a "people-ƱŘŜťГϙÍīīĺèÍťĖĺĲϙĺċϙĺŪŘϙŕŪæīĖèϙŘĖČēť-of-way, Arroyo Grande can transition into a model for safe, coastal multimodal living. Sincerely, Peter Williamson Arroyo Grande Resident Page 123 of 139 Page 124 of 139 ATTACHMENT 3 Preliminary Public Draft General Plan - Technical Edits Comment Element/Page # Source Clarify that Ag policies only apply to parcels with Ag land use designation LU-14 and/or LU- 33 CAG Reconsider a 0.5 FAR for the CF. Don’t create unnecessary constraints for City projects LU-4, LU-15 CAG Change land use designation of 077-192-076 through - 080, and -083 to SF Med Density. CF designation was determined to be a staff error from many years ago LU-5 CAG Change name of Woodside Park to Woodland Park PRCS-5, PRCS-6 Staff Include Valley Road and Coach Road extension in Table 7-5 C-19 Staff Combine 4-lane and 2-lane arterials into one classification in Table 7-2 C-11 Staff Verify max street classifications/speed limits where sharrows are appropriate. SB 1216 prohibits use of sharrows on streets w/ speed limits greater than 30 mph C-22 Staff Update references to 2025 Multi-Jurisdiction Hazard Mitigation Plan. Adopted by CC on 2/10 SAF-4 Staff Fully incorporate Mills Act into NCR-D NCR-23 Staff Typo – Policy C-6.12 Change debit to debt C-46 Staff Revise Policy C-3.4 regarding number of trips that triggers traffic analysis for consistency with existing traffic impact guidelines. C-40 Staff Include implementation of SRTS section of ATP C-58 Staff Figure 8-2 in ED element is missing Pismo Beach, Santa Maria, and SLO in legend ED-11 Staff LU-C: revised awkward wording to “buffering and appropriate setbacks between dissimilar uses” LU-39 CAG Rework language of paragraphs 1 and 2 describing the element NCR-3 CAG Insert “for” in second sentence under Climate Hazards. Should read: “have been occurring for millions… SAF-3 CAG Bullet points on SAF-6 should coordinate with numbered areas on the map on SAF-7 SAF-6, 7 CAG Rework first sentence in Groundshaking Hazards section for clarity and grammar. SAF-21 CAG Rework first sentence on page SAF-22 for clarity and grammar. SAF-22 CAG Rework SAF-1.3 for clarity and grammar. SAF-30 CAG Delete “shall” from SAF-4.6 SAF-35 CAG Delete “that” and add “to” in first sentence of SAF-5.6 SAF-38 CAG Rework first sentence of SAF-JJ for clarity and grammar. SAF-55 CAG Page 125 of 139