HomeMy WebLinkAboutCC 2026-03-24 Agenda PackageCITY COUNCIL MEETING
AGENDA SUMMARY
Tuesday, March 24, 2026, 5:00 p.m.
In person at:
Arroyo Grande City Council Chamber
215 E. Branch Street, Arroyo Grande, CA 93420
AND via Zoom at:
https://arroyogrande-org.zoom.us/webinar/register/WN_NRsyFrUIQ_6179_iBTyDVA
Please click the link above to register to join the Zoom Meeting
This City Council meeting is being conducted in a hybrid in-person/virtual format. Please be advised that while
the City will endeavor to ensure these remote participation methods are available, the City does not guarantee
that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these
remote participation methods (subject to Brown Act restrictions) at any time and for any reason. Members of
the public may participate and provide public comment on agenda items during the meeting in person at the
location identified above, by joining the Zoom meeting, or by submitting written public comments to the Clerk of
the Council at publiccomment@arroyogrande.org. Meetings will be broadcast live on Channel 20 and streamed
on the City’s Website.
CLOSED SESSION: 5:00 P.M.:
1. CALL TO ORDER
2. ROLL CALL
3. FLAG SALUTE
4. PUBLIC COMMENT ON CLOSED SESSION ITEMS
5. CLOSED SESSION
The City Council will recess to a closed session for the following and will report any reportable action at the
City Council Regular meeting at 6:00 p.m.:
a) PUBLIC EMPLOYEE PERFORMANCE EVALUATION:
Pursuant to Government Code Section 54957 (b)(1)
Title: City Manager
b) CONFERENCE WITH LABOR NEGOTIATORS:
Pursuant to Government Code Section 54957.6
Agency Negotiator: City Attorney Isaac Rosen
Title: City Manager
6. ADJOURNMENT
REGULAR MEETING 6:00 P.M.
1.CALL TO ORDER
2.ROLL CALL
3.MOMENT OF REFLECTION
4.FLAG SALUTE
5.AGENDA REVIEW
5.a Closed Session Announcements
City Attorney Rosen will announce any reportable action from the following meetings:
March 10, 2026 and March 24, 2026
a) PUBLIC EMPLOYEE PERFORMANCE EVALUATION:
Pursuant to Government Code Section 54957 (b)(1)
Title: City Manager
b) CONFERENCE WITH LABOR NEGOTIATORS:
Pursuant to Government Code Section 54957.6
Agency Negotiator: City Attorney Isaac Rosen
Title: City Manager
5.b Ordinances read in title only
Recommended Action:
Move that all ordinances presented at the meeting shall be read by title only and all further
readings be waived.
6.SPECIAL PRESENTATIONS
6.a Honorary Proclamation Declaring April 2026 as "Month of the Child" and "Child Abuse
Prevention Month"
6.b City Manager Communications
(DOWNING)
Recommended Action:
Receive correspondence/comments as presented by the City Manager and Provide
direction, as necessary.
7.CITY COUNCIL REPORTS
7.a MAYOR RAY RUSSOM:
Audit Committee1.
California Joint Powers Insurance Authority (CJPIA)2.
Five Cities Fire Authority JPA Board3.
San Luis Obispo County Mayor's Meeting4.
South San Luis Obispo County Sanitation District (SSLOCSD)5.
Other6.
7.b MAYOR PRO TEM MARAVIGLIA:
Five Cities Fire Authority JPA Board1.
Visit SLO CAL Advisory Board2.
Page 2 of 601
Other3.
7.c COUNCIL MEMBER GUTHRIE:
Central Coast Community Energy (CCCE) Policy Board1.
Integrated Waste Management Authority Board (IWMA)2.
REACH Economic Development Roundtable3.
Other4.
7.d COUNCIL MEMBER SECREST:
Air Pollution Control District (APCD)1.
Homeless Services Oversight Council (HSOC)2.
South County Chambers of Commerce Governmental Affairs Committee3.
Other 4.
7.e COUNCIL MEMBER LOE:
Council of Governments/Regional Transit Authority (SLOCOG/SLORTA)1.
County Water Resources Advisory Committee (WRAC)2.
Zone 3 Water Advisory Board3.
Other4.
8.COMMUNITY COMMENTS AND SUGGESTIONS
This public comment period is an invitation to members of the community to present issues,
thoughts, or suggestions on matters not scheduled on this agenda. Comments should be limited to
those matters that are within the jurisdiction of the City Council. Members of the public may provide
public comment in-person or remotely by registering and joining the Zoom meeting utilizing the link
provided below. Once in the meeting, please use the “raise hand” feature to indicate your desire to
provide public comment.
Click the link below to register to join the webinar: https://arroyogrande-
org.zoom.us/webinar/register/WN_NRsyFrUIQ_6179_iBTyDVA
•
After registering, you will receive a confirmation email containing information about joining
the webinar.
•
Please be advised that while the City will endeavor to ensure these remote participation methods are
available, the City does not guarantee that they will be technically feasible or work all the time.
Further, the City reserves the right to terminate these remote participation methods (subject to
Brown Act restrictions) at any time and for any reason. Please attend in person or submit your
comment via email to the City Clerk by 2:00 p.m. the day of the meeting to have it included as part of
the record.
The Brown Act restricts the Council from taking formal action on matters not published on the
agenda. In response to your comments, the Mayor or presiding Council Member may:
Direct City staff to assist or coordinate with you.•
Page 3 of 601
A Council Member may state a desire to meet with you.•
It may be the desire of the Council to place your issue or matter on a future Council
agenda.
•
Please adhere to the following procedures when addressing the Council:
Comments should be limited to 1 minute or less.•
Your comments should be directed to the Council as a whole and not directed to individual
Council members.
•
Slanderous, profane or personal remarks against any Council Member or member of the
audience shall not be permitted.
•
9.CONSENT AGENDA
The following routine items listed below are scheduled for consideration as a group. The
recommendations for each item are noted. Any member of the public who wishes to comment on
any Consent Agenda item may do so at this time. Any Council Member may request that any item be
withdrawn from the Consent Agenda to permit discussion or change the recommended course of
action. The City Council may approve the remainder of the Consent Agenda on one motion.
9.a Approval of Minutes
(MATSON)
Recommended Action:
Approve the minutes of the Regular City Council Meeting of March 10, 2026, as submitted.
9.b Cash Disbursement Ratification
(VALENTINE)
Recommended Action:
Review and ratify the attached listing of cash disbursements for the period of February 16
through February 28, 2026.
9.c 2026 Omnibus Municipal Code Cleanup Ordinance
(MATSON)
Recommended Action:
1) Adopt an Ordinance amending Section 1.01.010 of Title 1 (General Provisions), and
various Sections of Chapter 13.26 of Title 13 (Encroachment Permits) of the Arroyo Grande
Municipal Code (AGMC); and
2) Find that the Ordinance is not subject to the California Environmental Quality Act
(“CEQA”) because these efforts have no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§
15060 (c)(2) and (3), 15378).). Alternatively, the organizational changes made by the
amendments to Title 1, and Title 13 of the AGMC by this Ordinance are not a project under
CEQA because such changes constitute organizational or administrative activities of a
government that will not result in direct or indirect physical changes in the environment.
(State CEQA Guidelines § 15378(b)(5).)
9.d Monthly Water Supply and Demand Update
Page 4 of 601
(ROBESON)
Recommended Action:
Receive and file the Monthly Water Supply and Demand Update.
9.e 2025 General Plan Annual Progress Report
(ROBESON)
Recommended Action:
1) Review and accept the 2025 General Plan Annual Report (the “Annual Report” or
“Report”) and direct staff to forward the Report to the Governor’s Office of Land Use and
Climate Innovation and the Department of Housing and Community Development; and
2) Find that the request is not a project as defined by the California Environmental Quality
Act pursuant to State CEQA Guidelines section 15378(b)(5).
9.f Community Service Grant Program Allocations for Fiscal Year 2025-26
(ROBESON)
Recommended Action:
1) Adopt a Resolution approving the Arroyo Grande Community Service Grant Program
(CSGP) projects for Fiscal Year 2025-26; and
2) Find that adopting the Resolution is not a project subject to the California Environmental
Quality Act (“CEQA”) because it has no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§
15060, subd. (c)(2)-(3), 15378.) Further, adoption of the Resolution is not a project pursuant
to State CEQA Guidelines, § 15378(b)(5) as an organizational or administrative activity of
government that has no anticipated direct or indirect physical environmental impacts.
9.g General Plan Update Progress Report – March 2026
(ROBESON)
Recommended Action:
Receive and file a progress report on the Comprehensive General Plan Update.
10.PUBLIC HEARINGS
10.a Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use Permit
25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical Properties LLC,
Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
(ROBESON)
Recommended Action:
Adopt a Resolution denying Appeal Case No. 26-001 and approving Conditional Use
Permit 25-001; Construction of Ninety-Two (92) Multi-Family Dwelling Units; Location –
1271 and 1281 James Way; Appellants – Pismo Medical Properties LLC, Arroyo Grande
Partners LLC and Ray B. Burnell, Revocable Trust, and Finding the Project Statutorily
Exempt from the California Environmental Quality Act Pursuant to Public Resources Code
section 21080.66(a).
10.b Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement Housing
Element Programs
Page 5 of 601
(ROBESON)
Recommended Action:
1) Introduce an ordinance implementing Housing Element Programs A. 1-2 and A. 10-2 by
amending Chapter 16.36 relating to allowed residential uses and residential density in
Mixed-Use zones; and
2) Find that the Ordinance is exempt from review under the California Environmental
Quality Act (CEQA) pursuant to Public Resources Code Section 21080.085.
11.BUSINESS ITEMS
11.a Police Department 2025 Annual Activity Report
(CULVER)
Recommended Action:
Receive and file the Police Department 2025 Annual Activity Report.
12.COUNCIL COMMUNICATIONS
Any Council Member may ask a question for clarification, make an announcement, or report briefly
on his or her activities. In addition, subject to Council policies and procedures, Council Members
may request staff to report back to the Council at a subsequent meeting concerning any matter or
request that staff place a matter of business on a future agenda. Any request to place a matter of
business for original consideration on a future agenda requires the concurrence of at least two other
Council Members.
13.ADJOURNMENT
All staff reports or other written documentation, including any supplemental material distributed to a
majority of the City Council within 72 hours of a regular meeting, relating to each item of business on
the agenda are available for public inspection during regular business hours in the City Clerk’s office,
300 E. Branch Street, Arroyo Grande. If requested, the agenda shall be made available in
appropriate alternative formats to persons with a disability, as required by the Americans with
Disabilities Act. To make a request for disability-related modification or accommodation, contact the
Legislative and Information Services Department at 805-473-5400 as soon as possible and at least
48 hours prior to the meeting date.
This agenda was prepared and posted pursuant to Government Code Section 54954.2 Agenda
reports can be accessed and downloaded from the City’s website at www.arroyogrande.org If you
would like to subscribe to receive email or text message notifications when agendas are posted, you
can sign up online through the “Notify Me” feature.
City Council Meetings are streamed live on the City’s Website and recorded for replay on Arroyo
Grande’s Government Access Channel 20.
Page 6 of 601
Item 6.a.
Page 7 of 601
1 Item 9.a.
ACTION MINUTES
REGULAR MEETING OF THE CITY COUNCIL
March 10, 2026, 5:00 p.m.
Hybrid City Council Chamber/Virtual Zoom Meeting
215 East Branch Street, Arroyo Grande
Council Members Present: Mayor Caren Ray Russom, Mayor Pro Tem
Jamie Maraviglia, Council Member Jim
Guthrie, Council Member Kate Secrest,
Council Member Aileen Loe
Staff Present: City Clerk Jessica Matson, City Attorney Isaac
Rosen, City Manager Matthew Downing,
Assistant City Manager/Public Works Director
Bill Robeson, Administrative Services Director
Nicole Valentine, Utilities Manager Shane
Taylor, Human Resources Officer Ashley
Garcia
This meeting was conducted in a hybrid in-person/virtual format.
________________________________________________________________________________
CLOSED SESSION: 5:00 P.M.:
1. CALL TO ORDER
Mayor Ray Russom called the meeting to order at 5:00 p.m.
2. ROLL CALL
City Clerk Matson took roll call.
3. FLAG SALUTE
Mayor Ray Russom led the flag salute.
4. PUBLIC COMMENT ON CLOSED SESSION ITEMS
Mayor Ray Russom opened public comment. No comments were received.
5. CLOSED SESSION
City Attorney Rosen announced the City Council will recess to a closed session for the following and will report
any reportable action at the City Council Regular meeting at 6:00 p.m.:
a) PUBLIC EMPLOYEE PERFORMANCE EVALUATION:
Pursuant to Government Code Section 54957 (b)(1)
Title: City Manager
Page 8 of 601
CITY COUNCIL REGULAR MEETING MINUTES
MARCH 10, 2026
PAGE 2
2 Item 9.a.
b) CONFERENCE WITH LABOR NEGOTIATORS:
Pursuant to Government Code Section 54957.6
Agency Negotiator: City Attorney Isaac Rosen
Title: City Manager
6. ADJOURNMENT
City Council adjourned to Closed Session at 5:02 p.m.
City Council adjourned Closed Session at 5:56 p.m.
REGULAR MEETING 6:00 P.M.
_____________________________________________________________________
1. CALL TO ORDER
Mayor Ray Russom called the Regular City Council Meeting to order at 6:00 p.m.
2. ROLL CALL
City Clerk Matson took roll call.
3. MOMENT OF REFLECTION
4. FLAG SALUTE
Mayor Ray Russom led the flag salute.
5. AGENDA REVIEW
5.a Closed Session Announcements
City Attorney Rosen announced that Council readjourned to open session and will continue
discussion after the open agenda has concluded.
March 10, 2026
a) PUBLIC EMPLOYEE PERFORMANCE EVALUATION:
Pursuant to Government Code Section 54957 (b)(1)
Title: City Manager
b) CONFERENCE WITH LABOR NEGOTIATORS:
Pursuant to Government Code Section 54957.6
Agency Negotiator: City Attorney Isaac Rosen
Page 9 of 601
CITY COUNCIL REGULAR MEETING MINUTES
MARCH 10, 2026
PAGE 3
3 Item 9.a.
Title: City Manager
5.b Ordinances read in title only
Moved by Mayor Ray Russom
Seconded by Council Member Guthrie
Move that all ordinances presented at the meeting shall be read by title only and all further
readings be waived.
AYES (5): Mayor Ray Russom, Mayor Pro Tem Maraviglia, Council Member Guthrie, Council
Member Secrest, and Council Member Loe
Passed (5 to 0)
6. SPECIAL PRESENTATIONS
6.a Honorary Proclamation Recognizing March 23-27, 2026 as "Government Finance
Professionals Week"
Mayor Ray Russom presented the Proclamation recognizing March 23-27, 2026 as
"Government Finance Professionals Week." Administrative Services Director Valentine,
accepted the Proclamation.
Mayor Ray Russom presented a Mayor's Commendation to the City's Administrative Services
Department and Director Valentine for receiving the 2025 Operating Budget Excellence Award.
No action was taken on this Item.
6.b City Manager Communications
City Manager Downing provided updates on the City’s Recreation Services awards for Best
Summer Camp and Best Place to Work in The Tribune’s Best of the Central Coast Contest; the
Police Department’s completion of the annual P.O.S.T. training audit with no discrepancies;
FCFA finalizing the specifications for a new tiller truck and application for funding; and
announced that the Arroyo Grande Winter Edition is now available.
No action was taken on this item.
7. CITY COUNCIL REPORTS
None.
Reports are made during the Second Council Meeting each month.
8. COMMUNITY COMMENTS AND SUGGESTIONS
Mayor Ray Russom invited public comment. Speaking from the public was Cesar Lomeli, Scott Miller,
Sean McDonald, Lisa McDonald, Marcy Betita, Rick Betita, Brian Goodell. No further public comments
were received.
Page 10 of 601
CITY COUNCIL REGULAR MEETING MINUTES
MARCH 10, 2026
PAGE 4
4 Item 9.a.
Assistant City Manager/Public Works Director Robeson and City Manager Downing responded to
questions from the public. City Attorney Rosen responded to questions from Council.
Mayor Ray Russom addressed the public.
9. CONSENT AGENDA
Mayor Ray Russom asked the Council if there were any questions or any items to be pulled from the
consent agenda for further discussion.
Mayor Ray Russom invited public comment. No public comments were received.
Moved by Council Member Secrest
Seconded by Council Member Loe
Approve Consent Agenda Items 9.a. through 9.d., with the recommended courses of action.
AYES (5): Council Member Secrest, Council Member Loe, Council Member Guthrie, Mayor Pro Tem
Maraviglia, and Mayor Ray Russom
Passed (5 to 0)
9.a Approval of Minutes
Approved the minutes of the Regular City Council Meeting of February 24, 2026, as submitted.
9.b Cash Disbursement Ratification
Reviewed and ratified the listing of cash disbursements for the period of February 1 through
February 15, 2026.
9.c Statement of Investment Deposits for January 2026
Received and filed the report listing investment deposits of the City of Arroyo Grande as of
January 31, 2026, as required by Government Code Section 53646(b).
9.d Northern Cities Management Agency (NCMA) Technical Group Strategic Plan
Received and filed the 2025 NCMA Technical Group Strategic Plan (Plan).
10. PUBLIC HEARINGS
None.
11. BUSINESS ITEMS
11.a Discussion of the Purchase of State Water
Assistant City Manager/Public Works Director Robeson presented the Item and responded to
questions from Council. City Attorney Rosen, City Manager Downing, and Utilities Manager
Taylor responded to questions from Council.
Page 11 of 601
CITY COUNCIL REGULAR MEETING MINUTES
MARCH 10, 2026
PAGE 5
5 Item 9.a.
Mayor Ray Russom invited public comment. No public comments were received.
Moved by Mayor Ray Russom
Seconded by Council Member Guthrie
1) Direct staff to proceed with the preparation of a ballot measure (and draft language) to repeal
Measure A, as approved in the November 6, 1990 General Municipal Election, and authorize the
City of Arroyo Grande to participate in the California State Water Project, to be placed on a
future municipal ballot, for consideration at a future City Council meeting; and
2) Find that providing direction to staff to proceed with preparing a ballot measure for the
purchase of State Water is not a project subject to the California Environmental Quality Act
(“CEQA”) because it has no potential to result in either a direct, or reasonably foreseeable
indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060, subd. (c)(2)-
(3), 15378).
AYES (5): Mayor Ray Russom, Council Member Guthrie, Council Member Secrest, Council
Member Loe, and Mayor Pro Tem Maraviglia
Passed (5 to 0)
11.b Risk Management Annual Report
Human Resources Officer Garcia introduced the Item and California Joint Powers Insurance
Authority (CJPIA) Risk Manager Tim Karcz. Human Resources Officer Garcia and Mr. Karcz
presented the Annual Report. Mr. Karcz responded to questions from Council.
Mayor Ray Russom invited public comment. No public comments were received.
No action was taken. The report was received and filed.
Receive and file the Risk Management Annual Report.
11.c 2026 Omnibus Municipal Code Cleanup Ordinance
City Clerk Matson presented the Item.
Mayor Ray Russom invited public comment. No public comments were received.
Moved by Mayor Pro Tem Maraviglia
Seconded by Council Member Loe
1) Introduce an Ordinance entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE AMENDING SECTION 1.01.010 OF TITLE 1 (GENERAL
PROVISIONS), AND VARIOUS SECTIONS OF CHAPTER 13.26 OF TITLE 13
(ENCROACHMENT PERMITS) OF THE ARROYO GRANDE MUNICIPAL CODE"; and
2) Find that the Ordinance is not subject to the California Environmental Quality Act (“CEQA”)
because these efforts have no potential to result in either a direct, or reasonably foreseeable
Page 12 of 601
CITY COUNCIL REGULAR MEETING MINUTES
MARCH 10, 2026
PAGE 6
6 Item 9.a.
indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060 (c)(2) and (3),
15378).). Alternatively, the organizational changes made by the amendments to Title 1, and Title
13 of the AGMC by this Ordinance are not a project under CEQA because such changes
constitute organizational or administrative activities of a government that will not result in direct
or indirect physical changes in the environment. (State CEQA Guidelines § 15378(b)(5).)
AYES (5): Mayor Pro Tem Maraviglia, Council Member Loe, Council Member Guthrie, Council
Member Secrest, and Mayor Ray Russom
Passed (5 to 0)
12. COUNCIL COMMUNICATIONS
Mayor Pro Tem Maraviglia commented that she attended the Celebration of Life for Clifford Clark at the
Clark Center and expressed gratitude for their contribution to the community.
Mayor Ray Russom commented that she threw the first pitch at Arroyo Grande Little League Opening
Day.
Council Member Secrest commented that she hosted the UCLA Triathlon Team competing at Lopez
Lake.
13. ADJOURNMENT
Mayor Ray Russom adjourned the Regular meeting to the continued Closed Session at 7:29 pm. Any
reportable action will be reported at the next regular City Council meeting.
Closed Session adjourned at 8:35 pm.
There being no further business to come before the City Council, Mayor Ray Russom adjourned the
meeting at 8:36 pm.
_________________________
Caren Ray Russom, Mayor
ATTEST:
_________________________
Jessica Matson, City Clerk
Page 13 of 601
Item 9.b.
MEMORANDUM
TO: City Council
FROM: Nicole Valentine, Director of Administrative Services
BY: Megan Schotborgh, Finance Manager
SUBJECT: Cash Disbursement Ratification
DATE: March 24, 2026
RECOMMENDATION:
Review and ratify the attached listing of cash disbursements for the period of February
16 through February 28, 2026.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There is a $647,716.47 fiscal impact for the period of February 16 through February 28,
2026, that includes the following items:
Accounts Payable Checks $143,007.48
Payroll & Benefit Checks $504,708.99
BACKGROUND:
Cash disbursements are made weekly based on the submission of all required documents
supporting the invoices submitted for payment. Prior to payment, Administrative Services
staff review all disbursement documents to ensure that they meet the approval
requirements adopted in the Municipal Code and the City’s Purchasing Policies and
Procedures Manual.
ANALYSIS OF ISSUES:
The attached listing represents the cash disbursements required for normal and usual
operations during the period. The disbursements are a ccounted for in the FY 2025-26
budget.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Approve staff’s recommendation;
2. Do not approve staff’s recommendation; or
3. Provide other direction to staff.
Page 14 of 601
Item 9.b.
City Council
Cash Disbursement Ratification
March 24, 2026
Page 2
ADVANTAGES:
The Administrative Services Department monitors payments of invoices for
accountability, accuracy, and completeness using standards approved by the City
Council.
Invoices are paid in a timely manner to establish goodwill with merchants.
Discounts are taken where applicable.
DISADVANTAGES:
There are no disadvantages identified in this recommendation.
ENVIRONMENTAL REVIEW:
Ratifying the cash disbursements is not a project subject to the California Environmental
Quality Act (“CEQA”) because it has no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§
15060, subd. (c)(2)-(3), 15378.)
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. February 16 through February 28, 2026 – Accounts Payable Check Register
2. February 20, 2026 – Payroll & Benefit Check Registers
Page 15 of 601
City of Arroyo Grande
INV GROUP PUBLICATION LIST
Report generated: 03/13/2026 10:53
User:mschotborgh
Program ID: appdwarr
Page 1
INV GROUP RANGE:021626 TO 022826 DATES: 07/01/25 TO 06/30/26
ACCOUNT
VENDOR NAME AMOUNT
100 1111 ACCOUNTS RECEIVABLE - FCFA
HEALTH AND HUMAN RESOURCE CTR 49.41
10004000 4510 MISC.PLAN FEES
ONE TIME PAY 806.00
10004000 4521 GENERAL PLAN UPDATE FEE
ONE TIME PAY 24.18
10004000 4522 TECHNOLOGY FEE
ONE TIME PAY 16.12
10014002 5301 ADVERTISING
NEW TIMES 435.00
10014002 5501 TRAVEL/CONFERENCE/TRAINING
HAWKINS, JULIE 401.36
10014002 5503 MEMBERSHIPS & SUBSCRIPTIONS
GLADWELL GOVERNMENTAL SVCS INC 600.00
10014003 5327 SERVICES-LITIGATION NON-INSUR.
ADAMSKI MOROSKI MADDEN 55.50
10014099 5132 DENTAL INSURANCE
DELTA DENTAL 2,597.43
10014099 5133 VISION INSURANCE
VISION SERVICE PLAN 604.54
10014102 5201 SUPPLIES-OFFICE
ODP BUSINESS SOLUTIONS LLC 215.28
10014102 5602 MAINTENANCE-OFFICE EQUIPMENT
FLEXTG LLC 131.89
10014140 5303 CONTRACTUAL SERVICES
CHARTER COMMUNICATIONS 1,025.00
SAN LUIS POWERHOUSE 345.00
TOTAL COMMUNICATIONS SOLUTIONS 17.51
10014140 5602 MAINTENANCE-OFFICE EQUIPMENT
AMAZON CAPITAL SERVICES 1,267.91
10014140 5702 DATA PROCESSING EQUIPMENT
AMAZON CAPITAL SERVICES 3,163.83
10014145 5147 EMPLOYEE ASSISTANCE PROGRAM
HEALTH AND HUMAN RESOURCE CTR 197.64
10014145 5208 POSTAGE/MAILING
PITNEY BOWES 288.82
10014145 5401 UTILITIES
CHARTER COMMUNICATIONS 3,300.68
10014145 5403 TELECOMMUNICATIONS
AT & T 185.43
VERIZON WIRELESS 631.45
10014145 5553 RENT-BUILDINGS & LAND
BLAIR AND DEANNE MANKINS, RT U 6,515.58
MANKINS, MARK H 6,515.58
10014145 5578 LIABILITY INS-U/GROUND TANKS
ALLIANT INSURANCE SERVICES INC 1,464.00
10034201 5403 TELECOMMUNICATIONS
VERIZON WIRELESS 758.74
10034201 5501 TRAVEL/CONFERENCE/TRAINING
CULVER, DAVID 675.00
10034201 5604 MAINTENANCE-BUILDINGS
INTERSTATE BATTERIES OF CENTRA 188.55
Attachment 1
Page 16 of 601
City of Arroyo Grande
INV GROUP PUBLICATION LIST
Report generated: 03/13/2026 10:53
User: mschotborgh
Program ID: appdwarr
Page 2
INV GROUP RANGE:021626 TO 022826 DATES: 07/01/25 TO 06/30/26
ACCOUNT
VENDOR NAME AMOUNT
10034203 5272 PROTECTIVE/SAFETY CLOTHING
SKAGGS PUBLIC SAFETY UNIFORMS 570.43
10034203 5601 MAINTENANCE-VEHICLES
MULLAHEY FORD 1,388.96
10034204 5303 CONTRACTUAL SERVICES
OFFICE1 877.08
10034204 5324 FORENSIC MANDATE SERVICES
SLO COUNTY SHERIFF-CORONER 142.00
10044420 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 67.59
10044420 5303 CONTRACTUAL SERVICES
ADVENTURE PLAYGROUND SYSTEMS 1,092.80
BUNYON BROS TREE SERVICE 1,500.00
UNITED STAFFING ASSOC. 2,269.94
10044420 5603 MAINTENANCE-MACH & EQUIP
CONTRACTORS MAINT.SERVICE 144.56
FIGUEROA'S TIRES 50.00
10044420 5605 MAINTENANCE-GROUNDS
FASTENAL COMPANY 1,737.54
MINER'S ACE HARDWARE, INC 106.17
10044421 5602 MAINTENANCE-OFFICE EQUIPMENT
VERIZON WIRELESS 38.01
10054301 5303 CONTRACTUAL SERVICES
MNS ENGINEERS INC 4,630.42
NORTH COAST ENGINEERING INC 3,047.50
10054305 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 42.61
10054307 5201 SUPPLIES-OFFICE
BRAND CREATIVE 26.10
10054307 5601 MAINTENANCE-VEHICLES
BACK ON THE ROAD AUTOMOBILE 174.33
10054308 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 26.62
10054308 5303 CONTRACTUAL SERVICES
ALPINE REFRIGERATION 200.00
BREZDEN PEST CONTROL, INC 153.00
PRUDENTIAL OVERALL SUPPLY 148.38
10054308 5604 MAINTENANCE-BUILDINGS
MINER'S ACE HARDWARE, INC 30.44
STREATOR PIPE & SUPPLY 102.91
10054330 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 20.85
10054330 5303 CONTRACTUAL SERVICES
JD ELECTRIC 200.00
10054330 5605 MAINTENANCE-GROUNDS
MINER'S ACE HARDWARE, INC 86.42
110 2110 DENTAL INSURANCE
DELTA DENTAL 7,871.00
110 2113 LIFE INSURANCE
STANDARD INSURANCE CO 3,011.05
110 2114 GARNISHMENTS
SLO COUNTY SHERIFF'S DEPT 392.99
Attachment 1
Page 17 of 601
City of Arroyo Grande
INV GROUP PUBLICATION LIST
Report generated: 03/13/2026 10:53
User: mschotborgh
Program ID: appdwarr
Page 3
INV GROUP RANGE:021626 TO 022826 DATES: 07/01/25 TO 06/30/26
ACCOUNT
VENDOR NAME AMOUNT
110 2115 FIRE EMPLOYEE DUES
FIVE CITIES PROF. FIREFIGHTERS 4,180.00
110 2116 POLICE ASSOCIATION DUES
ARROYO GRANDE POLICE ASSN 2,630.70
110 2117 DEFERRED COMPENSATION
ICMA RETIREMENT CORP PLAN ID 1 2,062.48
ICMA RETIREMENT CORP, PLAN ID 26,272.04
110 2118 S.E.I.U. EMPLOYEE DUES
S.E.I.U. LOCAL 620 1,656.14
110 2119 VISION INSURANCE
VISION SERVICE PLAN 2,092.52
110 2125 PREPAID LEGAL SERVICE
LEGALSHIELD 43.90
110 2126 SUPPLEMENTAL INSURANCE
AFLAC INSURANCE 535.46
21114101 5330 CABLE CASTING EXPENSE
CHARTER COMMUNICATIONS 1,349.00
22064303 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 32.69
22064303 5273 SMALL TOOLS
MINER'S ACE HARDWARE, INC 392.54
22064303 5613 MAINTENANCE-STREETS & BRIDGES
FASTENAL COMPANY 528.54
MINER'S ACE HARDWARE, INC 75.00
TRAFFIC MANAGEMENT PRODUCTS IN 1,607.98
35055556 7001 CONSTRUCTION
HARVEY'S HONEY HUTS 965.39
35055638 7001 CONSTRUCTION
PAVEMENT ENGINEERING INC 15,302.50
35505080 7501 DESIGN & SURVEY
FIDELITY NATIONAL TITLE COMPAN 400.00
61254610 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 25.82
64054710 5575 INSURANCE CLAIMS/SETTLEMENTS
WHITE BRENNER LLP 4,099.96
64054710 5578 LIABILITY INS-U/GROUND TANKS
ALLIANT INSURANCE SERVICES INC 1,464.00
64054712 5143 UNIFORM ALLOWANCE
PRUDENTIAL OVERALL SUPPLY 52.27
64054712 5610 MAINTENANCE-LINES & PUMPS
FAMCON PIPE AND SUPPLY INC 5,970.38
MELLO & SON'S PUMPS & MOTORS 5,370.53
64054712 6201 MACHINERY & EQUIPMENT
GRAINGER, INC 3,270.51
TOTAL 143,007.48
** END OF REPORT - Generated by Megan Schotborgh **
Attachment 1
Page 18 of 601
.
General Fund 443,604.92 5101 Salaries Full time 308,739.29
Streets Fund 20,173.87 5101 Volunteer Employee Retirement -
Sewer Fund 17,272.88 5102 Salaries Part-Time - PPT 2,992.38
Water Fund 23,657.32 5103 Salaries Part-Time - TPT 7,874.40
504,708.99 5105 Salaries OverTime 19,218.79
5106 Salaries Strike Team OT -
5107 Salaries Standby 2,167.72
5108 Holiday Pay 1,003.16
5109 Sick Pay 6,264.89
Administrative Services -5110 Annual Leave Buyback -
Information Services -5111 Vacation Buyback -
Community Development -5112 Sick Leave Buyback -
Police 18,167.62 5113 Vacation Pay 5,721.19
Public Works - Maintenance 303.80 5114 Comp Pay 2,826.99
Public Works - Enterprise 747.37 5115 Annual Leave Pay 8,053.83
Recreation - Administration -5116 Salaries - Police FTO 206.79
Recreation - Special Events -5121 PERS Retirement 40,899.09
19,218.79 5122 Social Security 27,734.86
5123 PARS Retirement 162.50
5126 State Disability Ins.4,717.56
5127 Deferred Compensation 2,062.48
5131 Health Insurance 56,940.79
5132 Dental Insurance 2,873.28
5133 Vision Insurance 737.04
5134 Life Insurance 373.29
5135 Long Term Disability 493.84
5137 Leave Payouts -
5142 Unemployment Insurance -
5143 Uniform Allowance 134.56
5144 Car Allowance 1,055.50
5146 Council Expense -
5147 Employee Assistance -
5148 Boot Allowance -
5149 Motor Pay 14.77
5150 Bi-Lingual Pay 175.00
5151 Cell Phone Allowance 1,265.00
504,708.99
OVERTIME BY DEPARTMENT:
CITY OF ARROYO GRANDE
DEPARTMENTAL LABOR DISTRIBUTION
PAY PERIOD
01/30/2026-02/12/2026
2/20/2026
BY FUND BY ACCOUNT
Attachment 2
Page 19 of 601
Item 9.c.
MEMORANDUM
TO: City Council
FROM: Jessica Matson, Director of Legislative & Information Services/
City Clerk
SUBJECT: 2026 Omnibus Municipal Code Cleanup Ordinance
DATE: March 24, 2026
RECOMMENDATION:
1) Adopt an Ordinance amending Section 1.01.010 of Title 1 (General Provisions), and
various Sections of Chapter 13.26 of Title 13 (Encroachment Permits) of the Arroyo
Grande Municipal Code (AGMC); and
2) Find that the Ordinance is not subject to the California Environmental Quality Act
(“CEQA”) because these efforts have no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guideli nes, §§
15060 (c)(2) and (3), 15378).). Alternatively, the organizational changes made by the
amendments to Title 1, and Title 13 of the AGMC by this Ordinance are not a project
under CEQA because such changes constitute organizational or administrative a ctivities
of a government that will not result in direct or indirect physical changes in the
environment. (State CEQA Guidelines § 15378(b)(5).)
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There is no impact on financial and personnel resources as th is is an administrative
“cleanup” of certain sections of the AGMC.
BACKGROUND AND ANALYSIS:
Pursuant to Government Code sections 36934 and 36937, ordinances are “introduced”
by first reading at a City Council meeting, “passed” (i.e., approved) at a later City Council
meeting by conducting a second reading, and then take effect 30 days after passage.
On March 10, 20261, the City Council introduced the Ordinance as proposed. The
Ordinance amendments are now ready for adoption. The Ordinance amendments will
become effective thirty (30) days after adoption.
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=6e7c7c76-fee2-401c-8aa3-
090ededae737&lang=English&Agenda=Agenda&Item=41&Tab=attachments
Page 20 of 601
Item 9.c.
City Council
2026 Omnibus Municipal Code Cleanup Ordinance
March 24, 2026
Page 2
ALTERNATIVES:
1. Adopt the Ordinance as proposed;
2. Modify the Ordinance with amendments and direct staff to return at a future public
hearing to introduce the modified amendments; or
3. Provide other direction to staff.
ADVANTAGES:
The advantage of adopting the Ordinance ensures Code consistency with current City
organizational structure and practices.
DISADVANTAGES:
No disadvantages are identified.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item. An Ordinance making administrative
updates to Title 1 and Title 13 of the AGMC is not subject to the California Environmental
Quality Act (“CEQA”) because these efforts have no potential to result in either a direct,
or reasonably foreseeable indirect, physical change in the environment. (State CEQA
Guidelines, §§ 15060 (c)(2) and (3), 15378).
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. Ordinance
Page 21 of 601
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE AMENDING SECTION 1.01.010 OF TITLE 1 (GENERAL
PROVISIONS), AND VARIOUS SECTIONS OF CHAPTER 13.26 OF
TITLE 13 (ENCROACHMENT PERMITS) OF THE ARROYO GRANDE
MUNICIPAL CODE
WHEREAS, in June 2009, the City Council adopted the Fiscal Year 2009-10 Budget
which affected organizational changes that occurred as a result of a major restructuring
of City departments; and
WHEREAS, staff have reviewed various sections of the Municipal Code for consistency
with current operations; and
WHEREAS, the City Council now desires to amend Sections 1.01.010, 13.26.010,
13.26.020, 13.26.030, 13.26.040, 13.26.050, and 13.26.060 of the Arroyo Grande
Municipal Code as described below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES
ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The recitals above are true and correct and are incorporated
herein by reference and adopted as findings by the City Council.
SECTION 2. CEQA Compliance. The City Council finds that the recommended actions
to make administrative amendments in Title 1, and Title 13 of the Arroyo Grande
Municipal Code (“AGMC”) are not subject to the California Environmental Quality Act
(“CEQA”) because these efforts have no potential to result in either a direct, or
reasonably foreseeable indirect, physical change in the environment. (State CEQA
Guidelines, §§ 15060 (c)(2) and (3), 15378). Alternatively, the organizational changes
made by the amendments to Title 1, and Title 13 of the AGMC by this Ordinance are not
a project under CEQA because such changes constitute organizational or administrative
activities of a government that will not result in direct or indirect physical changes in the
environment. (State CEQA Guidelines § 15378(b)(5).)
SECTION 3. Amendment. Section 1.01.010, Adoption, of the Arroyo Grande Municipal
Code is hereby amended to read in its entirety as follows:
1.01.010 - Adoption.
There is hereby adopted the "Arroyo Grande Municipal Code", as compiled, edited and
published by Matthew Bender & Co, Inc., Charlottesville, Virginia, a copy of which is on
file in the office of the City Clerk and incorporated herein by this reference.
SECTION 4. Amendment. Section 13.26.010, Application, of the Arroyo Grande
Municipal Code is hereby amended to read in its entirety as follows:
Page 22 of 601
ORDINANCE NO.
PAGE 2
Section. 13.26.010 Application.
Any person desiring to encroach upon, or to cause, allow or make any encroachment
into the public right-of-way must first obtain a permit to do so. Applicants shall file an
application with the director of public works or authorized agent to obtain a permit. The
application shall be in the form prescribed by the city, and shall have the following
information (as applicable):
A. Location of the encroachment;
B. The reason or necessity for encroachment;
C. Estimated time to begin and complete the work or placement of an encroachment;
D. Plans and specifications covering the encroachment as may be required by the city;
E. Length of time encroachment will be kept in place;
F. Each permit shall expressly state, and the permittee shall agree, that in all cases a
minimum sidewalk width of five feet shall be kept clear of any obstruction at all times;
G. Name, address and phone number of the person responsible for maintaining the
encroachment during the term of the encroachment;
H. Other information as may be required by the director of public works or authorized
agent.
All terms and conditions of this chapter shall be incorporated by reference into any
permit issued by the city.
SECTION 5. Amendment. Section 13.26.020, Approval/conditional approval, of the
Arroyo Grande Municipal Code is hereby amended to read in its entirety as follows:
Section 13.26.020 Approval/conditional approval.
Upon receiving an application to encroach upon the public right-of-way, the director of
public works or authorized agent shall issue, conditionally issue or deny it. If the
application is approved, or conditionally approved, the public works director or
authorized agent shall cause the deposit, if any, to be paid into the city treasury and/or
such surety bond, if any, to be deposited with the administrative services director, and
shall issue a written permit authorizing the encroachment. The permit shall include all of
the conditions required by this code and any conditions set by the public works director
or authorized agent. In the event that application is denied, any deposit made or bond
submitted in connection therewith shall be forthwith returned to the applicant. An
applicant, if dissatisfied with the denial or with any condition attached to an approval,
may appeal the decision pursuant to Section 1.12.010 of this code.
SECTION 6. Amendment. Section 13.26.030, Fee, of the Arroyo Grande Municipal
Code is hereby amended to read in its entirety as follows:
13.26.030 - Fee.
A fee for encroachment permits shall be established by resolution of the city council and
shall be paid to the city at the time of issuance or renewal of any encroachment permit.
Public utility companies operating under franchise agreement with the city may pay
annually for permit fees or provide a deposit in advance of the estimated amount of
permit applications subject to an agreement approved by the director of public works or
authorized agent.
Page 23 of 601
ORDINANCE NO.
PAGE 3
SECTION 7. Amendment. Section 13.26.040, Length of time valid, of the Arroyo
Grande Municipal Code is hereby amended to read in its entirety as follows:
13.26.040 - Length of time valid.
Encroachment permits shall be issued for a specific length of time, which shall not
exceed a reasonable time necessary as determined by the director of public works or
authorized agent. In the absence of any prior agreement to the contrary, no cause shall
be necessary to be shown or proven for the city council to modify, revise or revoke any
encroachment permit or deny an original or renewal request. Utility companies will not
be required to have a current permit to conduct any maintenance that does not req uire
any cutting of concrete or asphalt and/or excavation.
SECTION 8. Amendment. Section 13.26.050, Cleaning/sweeping, of the Arroyo
Grande Municipal Code is hereby amended to read in its entirety as follows:
13.26.050 - Cleaning/sweeping.
Permittees shall be required to clean/sweep that portion of the right-of-way encroached
upon. Unless authorized by the director of public works or authorized agent, no material
or debris shall be allowed to remain in the right-of-way.
SECTION 9. Amendment. Section 13.26.060, Security deposit, of the Arroyo Grande
Municipal Code is hereby amended to read in its entirety as follows:
13.26.060 - Security deposit.
Unless waived by the director of public works or authorized agent, a deposit shall be
required prior to the issuance of an encroachment permit involving construction in the
street right-of-way. The deposit shall be either cash, cashier's check, certified check,
certificate of deposit, surety bond issued by a company authorized to do business in the
state, or other form acceptable to the public works director. The director of public works
or authorized agent shall set the amount of the deposit based on potential damage to
public property which may be caused by the project or which will result if the project is
not completed. All deposits shall remain in force for a period of one year from the date
of expiration of the encroachment permit, at which time the administrative services
director shall be authorized and directed to return the cash deposit or bond or othe r
security posted by the permittee to the permittee. The amount returned will no t include
any interest, unless required by prior agreement or law.
SECTION 10. Savings Clause. Neither the adoption of this Ordinance nor the repeal
of any other ordinance of this City shall in any manner affect the prosecution for
violations of ordinances, which violations were committed prior to the effective date
hereof, nor be construed as a waiver of any penalty or the penal provisions applicable
to any violation thereof.
SECTION 11. Severability. If any section, subsection, subdivision, sentence, clause,
phrase, or portion of this Ordinance is, for any reason, held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision shall
not affect the validity of the remaining portions of this Ordinance. The City Council hereby
declares that it would have adopted this Ordinance and each section, subsection,
subdivision, sentence, clause, phrase, or portion thereof irrespective of the fact that any
Page 24 of 601
ORDINANCE NO.
PAGE 4
one or more sections, subsections, subdivisions, sentences, clauses, phrases, or
portions thereof be declared invalid or unconstitutional.
SECTION 12: Effective Date. This Ordinance shall take effect and be in full force and
effect thirty (30) days after its passage.
SECTION 13: City Clerk’s Certification. The City Clerk shall certify to the adoption of
this Ordinance and cause the same to be posted at the duly designated posting
places within the City and published once within fifteen (15) days after passage and
adoption as required by law; or, in the alternative, the City Clerk may cause to be
published a summary of this Ordinance and post a certified copy of the text of this
Ordinance in the Office of the City Clerk five (5) days prior to the date of adoption
of this Ordinance, and, within fifteen (15) days after adoption, the City Clerk shall
cause to be published the aforementioned summary and shall post a certified copy
of this Ordinance, together with the vote for and against the same, in the Office of
the City Clerk.
On motion of Council Member , seconded by Council Member ,
and on the following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this 24th day of March, 2026.
Page 25 of 601
ORDINANCE NO.
PAGE 5
CAREN RAY RUSSOM, MAYOR
ATTEST:
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
ISAAC ROSEN, CITY ATTORNEY
Page 26 of 601
Item 9.d.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Public Works Director
BY: Shane Taylor, Utilities Manager
SUBJECT: Monthly Water Supply and Demand Update
DATE: March 24, 2026
RECOMMENDATION:
Receive and file the Monthly Water Supply and Demand Update.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
Approximately two (2) hours of staff time are required to prepare the report.
BACKGROUND:
The City of Arroyo Grande’s water entitlements are calculated on a water year that began
April 1, 2025. The current water supply 2025 -26 includes:
2,290 Acre Feet (AF) from Lopez Lake Reservoir/Lopez contract entitlement.
The current modeled safe yield is 35 7 AF of groundwater from the Santa Maria
River Santa Maria River Groundwater Basin, with an entitlement of 1,323 AF.
An additional 160 AF of groundwater is available from the Pismo formation from
the existing City well system.
In addition to the annual Lopez Lake Reservoir contract entitlement, the City will have
689.69 AF of stored Lopez water, which is unused entitlement from water year 2024 -25.
The City also previously accepted an offer to purchase 470.33 AF of surplus Lopez water.
The surplus water cost is $55,146.74 or $117.14 per AF.
The total supply from Lopez Lake Reservoir for this water year is 3,450 AF. The predicted
water use for the 2025-26 water year is 2,100 AF.
In February 2026, the City’s water use was 149.8 AF. The overall per capita use was 97
gallons per day. The residential per capita use was 75 gallons per day. There has been
a total of 15.6 inches of rain since July 2025 at the Corp Yard gauge.
Page 27 of 601
Item 9.d.
City Council
Monthly Water Supply and Demand Update
March 24, 2026
Page 2
ANALYSIS OF ISSUES:
As of March 12, 2026, the USDA Drought Monitor reports San Luis Obispo County as
normal. Lopez Lake is at 87.5% (43,269.2). The deep well index for the First quarter of
2026 was completed on February 24, 2026. The index level was 12.28 feet above sea
level, which is 4.78 feet above the threshold value. The current deep well index is 1.74
feet higher than October 2025, and 0.04 feet higher than January 2025.
In the current water year, the City took delivery of all stored and surplus water totaling
1,160 AF. The use of this water prevented it from possibly spilling and being lost. It is
estimated that 1,600 AF of unused entitlement will be available for storage at the end of
the current water year (March 31, 2026)
On January 15, 2025, in response to a preliminary injunction issued by the United States
District Court to the County of San Luis Obispo, Lopez Lake downstream releases were
increased from 2.0 million gallons per day to 5.1 million gallons per day. This release rate
was in place until December 29, 2025.
The 9th District Court of Appeals overturned the preliminary injunction and returned the
water releases to the interim downstream release schedule. The current release rate on
January 14, 2026, was 4.8 cubic feet per second (cfs) or 3.1 million gallons per day. A
gradual decrease in the release process to former rates is necessary to monitor creek
conditions. The current rate as of March 12, 2026, is 3.6 cfs or 2.3 million gallons per day.
The City and all other Zone 3 contractors will continue to work with the County to assess
and report on the impact on our water supply from Lopez Lake until the litigation is
resolved. However, the significant costs of the ongoing litigation and future improvements
will be shared by the ratepayers of the City and other Zone 3 member agencies.
To keep the community informed of the current status of the litigation and the City’s water
system, staff have developed a webpage where updates will be published. The webpage
can be accessed at www.arroyogrande.org/lopezlakelitigation.
Council Goals Workplan
In the current Council Goals workplan for Fiscal Year 2025 -27, under the Council Goal of
“Achieve Water Resilience”, the Council has directed staff to Pursue 2026 State Water
Ballot Measure, with the specific subtask to Seek Council approval placing a November
Ballot Measure. On March 10, 2026, the Council provided direction to bring back final
ballot language for consideration to place the item on the ballot for the November 2026
General Election.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Receive and file the report, or
2. Provide other directions to staff.
Page 28 of 601
Item 9.d.
City Council
Monthly Water Supply and Demand Update
March 24, 2026
Page 3
ADVANTAGES:
The report provides the City Council and the public with the current and projected water
supply and demand conditions.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item.
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. Monthly Operations Report for February 2026
2. Lopez Lake Reservoir Storage Projections
3. Previous Use Comparison
4. Deep Well Index Levels for 1st Quarter
Page 29 of 601
Page 30 of 601
Page 31 of 601
Page 32 of 601
HISTORICAL FIRST QUARTER DEEP WELL INDEX LEVELS
Northern Cities Management Area
San Luis Obispo County, California
\\GSICLOUD\Projects\672-Northern Cities Management Area\_Grapher Figures\Quarterly Rpt Figs Fig 6 NCMA_Q1_Deep_Well_Index_v2
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Deep Well Index
Threshold: 7.5 feet
FI
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6
Deep Well Index is the synoptic average of groundwater elevations
in the deep wells of Sentry Well clusters 24B,30F, and 30N.
"Approximate" Deep Well Index elevations are based on
non-synoptic measurments, made during the same quarter.
ATTACHMENT 4
Page 33 of 601
Item 9.e.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works
BY: Andrew Perez, Planning Manager
SUBJECT: 2025 General Plan Annual Progress Report
DATE: March 24, 2026
RECOMMENDATION:
1) Review and accept the 2025 General Plan Annual Report (the “Annual Report” or
“Report”) and direct staff to forward the Report to the Governor’s Office of Land Use and
Climate Innovation and the Department of Housing and Community Development; and
2) Find that the request is not a project as defined by the California Environmental Quality
Act pursuant to State CEQA Guidelines section 15378(b)(5).
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impact is projected.
BACKGROUND:
California Government Code Section 65400 requires all cities to file a General Plan
Annual Report to the Governor's Office of Land Use and Climate Innovation (LCI) and
report housing data to the Department of Housing and Community Development (HCD).
The purpose of the Report is to monitor the City's implementation of the General Plan
over time, to help identify statewide trends, document progress in meeting the City’s share
of regional housing needs and inform local decision-makers. Prior to submittal to the
state, the Government Code requires that the Annual Report be presented to the City
Council for review and acceptance. The City has made it standard practice to present the
Annual Report to the Planning Commission for receipt and acceptance prior to the
Council, given the Council’s role as the primary decision maker for the majority of the
City’s land use applications. Planning Commission reviewed and accepted the Annual
Report at the March 17, 20261 meeting, as presented.
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=fc8d8416-9763-49d7-8db7-
1c08a1b3f799&lang=English&Agenda=Agenda&Item=15&Tab=attachments
Page 34 of 601
Item 9.e.
City Council
2025 General Plan Annual Progress Report
March 24, 2026
Page 2
ANALYSIS OF ISSUES:
The Annual Report provides an overview of the activities completed or currently being
undertaken during 2025 to implement or update the General Plan. No updates to any
individual elements of the General Plan were completed during the 2025 calendar year,
significant progress was made on the comprehensive General Plan Update project that
is currently underway.
Comprehensive General Plan Update
Substantial progress was made on the General Plan Update during 2024. A community
workshop was held in February 2025 to inform the public about the purpose of the land
use scenarios phase of the project, provide an overview of the various land use scenario s,
and facilitate a discussion about future land use and development in Arroyo Grande. The
input gathered at the workshop informed the Planning Commission and City Council in
selecting the City’s “preferred” land use scenario, which occurred on April 8, 20 25. The
preferred land use scenario, along with input obtained from a Small Business Workshop,
two Health and Equity outreach events, and the public workshops held in 2023 and 2024
were used to draft the Preliminary Public Draft General Plan. The Preliminary Public Draft
General Plan was released for public review on November 19, 2025. A study session with
the Planning Commission and a public workshop were held on December 2, and
December 3, 2025, respectively, to obtain community feedback. An online survey was
also published to offer the public an alternative way to provide feedback on the plan. The
study session with the City Council on February 24, 2026 , directed revisions to the
Preliminary Public Draft that, once incorporated, will produce the Public Draft General
Plan.
Additional Work Efforts
Development of the Active Transportation Plan began in 2024 and was adopted by City
Council on January 28, 2025. Similarly, the Traffic Way Bridge Replacement Project
planning and design occurred in prior years, and construction was completed during
2025. Both projects implement policies from the City’s Circulation Element. Other
significant work efforts included the adoption of ordinances to implement Housing
Element programs, such as establishing regulations for supportive and transitional
housing, low-barrier navigation centers, and an update of the City’s ADU ordinance.
Housing Element Implementation
Housing data is reported to HCD and LCI via a spreadsheet. (Attachment 2) The City
issued building permits for 16 new dwelling units in 2025. All but one of these units were
ADUs. This is fewer than the previous year and brings the total number of ADUs permitted
since 2020 to 87. During this housing cycle (2020-2028) the City has permitted 297 new
residential units, which represents approximately 43% of its Regional Housing Needs
Allocation. The City has already permitted its allocation of 107 low-income units for the
planning period, as of the end of 2024, which are included in the 297 new units permitted.
City Council also adopted an Ordinance to establish regulations for supportive housing,
Page 35 of 601
Item 9.e.
City Council
2025 General Plan Annual Progress Report
March 24, 2026
Page 3
transitional housing, and low-barrier navigation centers, and amended Ordinances
related to accessory dwelling units and SB 9 development, all of which implement
Housing Element programs. Attachment 2 describes the implementation status of the
City’s forty-three (43) Housing Element programs.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Accept the 2025 General Plan Annual Report and direct staff to forward the Report
to LCI and HCD;
2. Do not accept the 2025 General Plan Annual Report at this time and provide
direction to staff regarding modifications to the Report; or
3. Provide other direction to staff.
ADVANTAGES:
The City will be providing the State with data in compliance with California Government
Code Section 65400 and the required April 1st deadline. The information contained in the
report provides valuable insights about the effective ness of housing policies and
programs.
DISADVANTAGES:
There are no disadvantages identified with filing the Annual Progress Report as it is a
requirement of state law.
ENVIRONMENTAL REVIEW:
The preparation and filing of the General Plan Annual Progress Report is not a project
subject to the California Environmental Quality Act (“CEQA”) because it has no potential
to result in either a direct, or reasonably foreseeable indirect, physical change in the
environment. (State CEQA Guidelines, §§ 15060, subd. (b)(2)-(3), 15378.)
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. 2025 General Plan Annual Progress Report
2. HCD Housing Spreadsheet
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 1
ATTACHMENT 1
General Plan Annual Progress Report
2025
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 2
CITY OF ARROYO GRANDE
City Council
Caren Ray Russom, Mayor
Jamie Maraviglia, Mayor Pro Tem
Jim Guthrie
Kate Secrest
Aileen Loe
Planning Commission
Glenn Martin
Kevin Buchanan
Cathy Sackrison
Virginia Roof
Jared Worthen
City Staff
Matt Downing, City Manager
Bill Robeson, Acting Community Development Director/Deputy City Manager/Public Works
Director
Shannon Sweeney, City Engineer
Mark Sadowski, Contract Building Official
Andrew Perez, Planning Manager
Contact Information
City of Arroyo Grande
Community Development Department
300 E. Branch Street
Arroyo Grande, CA 93420
Phone: (805) 473-5420
Website
www.arroyogrande.org
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Contents
Section 1 - Introduction .................................................................................................................. 4
A. Purpose of the Annual Report ................................................................................................ 4
B. Purpose of the General Plan ................................................................................................... 4
C. Status of the Adopted Elements of the City’s General Plan ................................................... 4
Land Use Element (Adopted October 2001) ............................................................................... 7
Circulation Element (Adopted June 2021) .................................................................................. 8
Housing Element (Adopted January 2021) ................................................................................. 8
Agriculture, Conservation, and Open Space Element (Adopted October 2001, Amended June
2007)............................................................................................................................................ 9
Safety Element (Adopted October 2001) .................................................................................... 9
Noise Element (Adopted October 2001) ..................................................................................... 9
Economic Development Element (Adopted October 2012) ....................................................... 9
Parks and Recreation Element (Adopted October 2001) ............................................................ 9
Section 2 – Summary of Activity – 2025 ....................................................................................... 10
Planning Commission ................................................................................................................ 10
Building and Life Safety Division ............................................................................................... 10
Planning Division ....................................................................................................................... 10
General Plan Policies and Programs .......................................................................................... 11
Appendix A – Housing Summary ................................................................................................... 12
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 4
Section 1 - Introduction
A. Purpose of the Annual Report
This report reviews the activities that took place to implement the Arroyo Grande General Plan
between January 1, 2025, and December 31, 2025. This report fulfills the requirements of Section
65400 of the California Government Code, which requires the City to file an annual report
addressing the status of the General Plan and progress made toward goals and objectives. This
annual report provides a means to monitor the success of implementing the General Plan and
determine if changes need to be made in the plan or its implementation programs. The City is
required to file the annual report with the Governor’s Office of Land Use and Climate Innovation
(LCI), the Department of Housing and Community Development, as well as to their legislative
bodies. The legislative body for Arroyo Grande is the City Council.
B. Purpose of the General Plan
The General Plan is the foundational development policy document of the City of Arroyo Grande.
It defines the framework by which the physical, economic and human resources of the City are
to be managed and utilized over time. The General Plan is available for public review at City Hall
and on the City’s website.
The General Plan acts to clarify and articulate the intentions of the City with respect to the rights
and expectations of the public, property owners, and prospective investors and business
interests.
C. Status of the Adopted Elements of the City’s General Plan
State law requires that the General Plan include up eight elements. These mandatory elements
must cover the following topics: Land Use, Circulation, Housing, Safety, Noise, Conservation,
Open Space, and for some jurisdictions an Environmental Justice element is required. State law
allows the City to adopt any additional general plan elements that the City deems necessary. The
City has adopted the Parks and Recreation, Agriculture, and Economic Development Elements as
optional elements, which have the same decision-making weight as the mandatory elements.
Additionally, the elements of the general plan may combine elements as it deems necessary. The
City of Arroyo Grande General Plan combines Agriculture, Open Space, and Conservation
elements into a single element. The Table 1 is a breakdown of the City’s General Plan:
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 5
Table 1: General Plan Summary
Arroyo Grande
GP Elements
Required GP
Elements Examples of Topics Covered
Agriculture, Conservation
and Open Space Element
Agriculture
(Optional)
Define policy for the protection of significant
natural resources, providing the setting or
context for urban land use development and
incorporated City areas.
Conservation
Open Space
Fringe and Urban Area
Land Use Element
Land Use Provides for the types, density or intensity,
design and distribution of existing and potential
City areas.
Circulation/Transportation
Element
Circulation Identifies the street pattern and other
circulation infrastructure and transportation
systems needed to support the uses identified
Land Use Element.
Housing Element Housing Identifies and provides an analysis of existing
and projected housing needs, an evaluation of
housing constraints, a statement of goals,
policies, quantifiable objectives and financial
resources, and scheduled programs for the
preservation, improvement, and development
of housing.
Safety Element Safety Provides for the protection of lives and property
from the adverse effects of natural and man-
caused hazards.
Noise Element Noise Identifies the sources and outlines policy to
protect land uses against adverse noise levels
associated with necessary circulation and
related activity.
Economic Development
Element
Economic
Development
(Optional)
Defines the objectives, policies and proposals
for improved employment, business retention
and expansion, and fiscal growth of the
community.
Park and Recreation
Element
Parks and
Recreation
(Optional)
Outlines these public facilities and services
desired to support the City and area residents,
businesses, and visitors’ leisure-time activities.
The City’s last comprehensive update of the General Plan was completed in October 2001.
Updates to the Housing Element and Circulation Element occurred in 2021. A comprehensive
general plan update is currently underway and described in detail later in this report. Table 2 lists
the updates to the General Plan elements that have occurred since the last comprehensive
update was adopted.
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Table 2: General Plan Updates Since 2001
Amendment No. Date Type Project
GPA 02-001 November 2003 Land Use Map Parkside Residences
GPA 02-002 June 2003 Land Use Map Berry Gardens Subarea 2
GPA 03-001 April 2003 Land Use Map Village Core Extension
GPA 03-002 September 2003 Land Use Map Agriculture Designations
GPA 03-003 March 2004 AG/C/OS Conversion of Prime Ag
Land, Farmworker
Housing, and Ag
Conservation Easements
GPA 04-002 August 2004 Land Use Map Noyes Road Properties
GPA 04-003 March 2005 Housing Element Housing Element Update
GPA 06-001 August 2006 Land Use Map Castillo Del Mar
GPA 06-002 November 2006 Circ & Parks and
Rec Elements
Bike and Pedestrian Plan
GPA 06-003 November 2007 Land Use Map S. Elm Multi-Family
Designation
GPA 06-004 February 2007 Land Use Map Sunset Drive
GPA 07-001 June 2007 AG/C/OS Creek Protection Policies
GPA 07-002 November 2007 Housing Element Affordable Housing
Requirements
GPA 09-001 September 2009 Land Use Map 2009 Land Use Map
Cleanup
GPA 09-001B October 2009 Land Use Map Pearwood Annexation
GPA 11-002 October 2013 Housing Element 2007-15 Housing
Element
GPA 12-002 July 2012 Circulation
Element
Bicycle and Trails Master
Plan
GPA 12-003 October 2012 Economic
Development
2012 Economic
Development Element
GPA 14-001 March 2014 Land Use Map Heights at Vista Del Mar
Annexation
GPA 14-002 October 2015 Land Use Element Courtland/Grand
GPA 14-003 March 2016 Housing Element 2014-19 Housing
Element
GPA 15-001 January 2017 AG/C/OS Creek
Map
Land Use Map
E. Cherry Avenue Specific
Plan
None of the City’s individual Elements were updated in 2025; however, the City continued the
effort to comprehensively update the City’s General Plan. Since the General Plan has not been
updated since 2001, all elements are in need of an update, with the exception of the Housing
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 7
Element, which was updated in 2021 accordance with State law. The update will consist of the
following components:
1) Development and implementation of a well-defined, inclusive, and robust public
outreach strategy, including 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 Health and Equity Element to address environmental justice topics;
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
On March 28, 2023, the City entered into an agreement with Mintier Harnish, a land use and
planning consultant, to assist City staff with the Update. Since the inception of the project, a
number of deliverables have been published that help inform the draft General Plan. The
following reports and documents have been published:
• Assets, Issues, and Opportunities Summary
• Existing Conditions and Trends Workbook
• Community Engagement Summary Report
• Vision Statement and Guiding Principles; and
• Preferred Land Use Scenarios
Building off work done in 2024, a community workshop was held in February 2025 to inform the
public about the purpose of the land use scenarios phase of the project, provide an overview of
the various land use scenarios for Arroyo Grande, and facilitate a discussion about future land
use and development in the city. The input gathered at the workshop informed the Planning
Commission and City Council in selecting the City’s “preferred” land use scenario, which occurred
on April 8, 2025. The preferred land use scenario, along with input obtained from a Small Business
Workshop, two Health and Equity outreach events, and the public workshops held in 2023 and
2024 were used to draft the Preliminary Public Draft General Plan. The Preliminary Public Draft
General Plan was released for public review on November 19, 2025. A study session with the
Planning Commission and a public workshop were held on December 2, and December 3, 2025,
respectively, to obtain community feedback. A study session with the City Council was held on
February 24, 2026 as well. An online survey was also published to provide an alternative option
for the public to provide feedback on the plan.
Land Use Element (Adopted October 2001)
No text amendments to the Land Use Element occurred in 2025.
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 8
Circulation Element (Adopted June 2021)
No text amendments to the Circulation Element occurred in 2025.
Housing Element (Adopted January 2021)
No text amendments to the Housing Element occurred in 2025.
Table 3 reflects the number of units that were entitled, permitted, and/or finaled in 2025. This is
compared to the number of units permitted in 2024. With changes in reporting requirements for
the State, future Annual Reports will have comparable data between the current and previous
years:
Table 3: Entitled, Permitted, & Finaled Units – 2024 vs. 2025
Income Level Entitled Permitted Finaled
2024 2025 2024 2025 2024 2025
Very Low 0 0 0 0 0 0
Low 0 4 75 7 7 5
Moderate 0 4 13 8 6 5
Above
Moderate 5 2 7 1 10 12
Total 5 10 95 16 23 22
The year 2025 was the sixth year of the 6th cycle for purposes of reporting progress towards the
Regional Housing Needs Allocation (RHNA). The City’s adopted Housing Element projected the
construction of 236 ADUs during the planning period to meet the RHNA. A total of 15 permits
were issued for accessory dwelling units (ADUs) in 2025, which is only half of the annual target
of 30, established by the Housing Element. Table 3 reflects the progress made towards meeting
the city’s RHNA for each income category.
Area Intentionally Left Blank
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Table 2: Regional Housing Needs Allocation Progress
RHNA Income
Category
2020-2028
RHNA
2020-2024
Progress
2025
Progress
2020-2025
Progress
Remaining
Allocation
Very Low
Deed
Restricted 170
0 0
0 170 Non-Deed
Restricted 0 0
Low
Deed
Restricted 107
82 0 82
0* Non-Deed
Restricted 28 7 35
Moderate
Deed
Restricted 124
0 0 0
88 Non-Deed
Restricted 28 8 36
Above
Moderate 291 143 1 144 147
Total 692 186 95 297 405
* 117 low-income units have been permitted during the planning period, which exceeds the allocation
for the planning period.
**Progress is measured by units that were issued a building permit
Agriculture, Conservation, and Open Space Element (Adopted October 2001,
Amended June 2007)
No text amendments to the Agriculture, Conservation, and Open Space Element occurred in
2025.
Safety Element (Adopted October 2001)
No text amendments to the Safety Element occurred in 2025.
Noise Element (Adopted October 2001)
No text amendments to the Noise Element occurred in 2025.
Economic Development Element (Adopted October 2012)
No text amendments to the Economic Development Element occurred in 2025.
Parks and Recreation Element (Adopted October 2001)
No text or map amendments to the Parks and Recreation Element occurred in 2025.
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Section 2 – Summary of Activity – 2025
The City of Arroyo Grande policies and programs identified in the General Plan include tools
already in place and used on a day-to-day basis in the City. Some of the various tools available to
further the City’s goals and objectives include the City Council’s annual goals and priorities,
Budget/Capital Improvement Program, Specific Plans and Master Plans of Development, Zoning
and Subdivision Regulations, CDBG Funds, etc.
Planning Commission
The City of Arroyo Grande Planning Commission is designated as the "Planning Agency",
authorized by Section 65100 of the Government Code. The Commission has the discretionary and
advisory responsibilities that are authorized by Chapters 2.18, 16.04, and 16.08 of the Arroyo
Grande Municipal Code.
During 2025, the Planning Commission took action on the following applications:
• Three (3) Conditional Use Permits;
• One (1) Pre-application
• One (1) Administrative Sign Permit
• One (1) Minor Exception; and
• Four (4) Development Code Amendments.
Building and Life Safety Division
The City’s Building and Life Safety Division reviews project plans, issues permits, and provides
inspection services for compliance with California's building, fire, mechanical, electrical,
plumbing, energy, and disabled access codes, as well as City ordinances.
In 2025, the Building Division received 643 building permit applications and issued 330 building
permits. During the past year, City building inspectors made 707 construction and safety-related
inspections associated with building permit activity. The Building Division finaled and completed
186 building permits in the same period.
Engineering Division
The City’s Engineering Division ensures all construction in the public right-of-way related to land
development entitlements comply with adopted codes and engineering standards. Additionally,
the Engineering Division, a division in the Public Works Department, is responsible for
coordinating the implementation of the City’s Stormwater Management Program.
In 2025, the Engineering Division received 215 applications for encroachment permits, 7 grading
permit applications, and 53 stormwater permit applications for a total of 275 permit applications
received. Major work efforts in the Engineering Division include the Traffic Way Bridge
replacement project and progress on the design of the Halcyon Complete Streets project.
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Arroyo Grande General Plan Annual Progress Report - 2025 Page 11
Planning Division
The Planning Division assists the community, the City Council, and the Planning Commission in
preparing for the City's future growth and development, as well as reviews current development
plans for consistency with local ordinances. The Planning Division administers the Development
Code and deals with transportation, housing, community facilities, public safety, open space,
design, and the use of land.
The Planning Division provides support staff to the Planning Commission, Architectural Review
Committee, Community Service Grants Review Panel and Downtown Parking Advisory Board.
Administrative functions include the scheduling of meetings, preparation of agendas, posting of
hearing notices, and preparation of minutes.
The Planning Division provides land use analysis, environmental review as required under the
California Environmental Quality Act, and prepares staff reports for the aforementioned
Commissions and Committees, including the City Council. In 2025, the Planning Division received
50 applications for various land use entitlements (permits), including, land divisions, Conditional
Use Permits, Minor Use Permits, and Sign permits. In 2025, the Planning Division’s major work
effort was related to the comprehensive General Plan Update project. Other work items include:
• Adoption of the Active Transportation Plan;
• Adoption of ordinances to implement Housing Element programs related to supportive
and transitional housing and low-barrier navigation centers;
• Update of the City’s Accessory Dwelling Unit and SB 9 ordinances;
• Community Service Grant Program;
• Community Development Block Grant Program;
• Participation in the Regional Housing Action Team working group.
General Plan Policies and Programs
Community Development Department staff is currently working on a number of items specifically
related to the General Plan, as referenced above. Prioritized work efforts for the General Plan
include the continuation of the comprehensive General Plan Update.
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Appendix A – Housing Summary
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$77$&+0(17
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Page 53 of 601
Jurisdiction Arroyo Grande
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
A.1-1: To comply with
Assembly Bill (AB) 1397, the
Development Code shall be
amended to allow
Assessor’s Parcel Numbers
(APNs) 077-011-010, 077-
204-028, 077-211-022, and
077-221-031 in the land
inventory in this sixth-round
Housing Element to be
developed for residential use
by-right, in accordance with
California Government Code
Section 65583.2(c).
Development Code amendment 12/31/2023 6th Cycle Completed
On August 27, 2024 City
Council adopted Ordinance
No. 732 allowing by-right
residential development in
accordance with
Government Code Section
65583.2(c). Furthermore, the
City entitled a 63 unit multi-
family residential project on
APN 077-011-010 that is
currently under construction.
Units 63
Codified development code update can be
accessed here:
https://library.municode.com/ca/arroyo_grand
e/codes/code_of_ordinances?nodeId=CD_O
RD_TIT16DECO_CH16.52SPUSDEST_16.5
2.270GHHOPR
A.1-2: The City shall amend
the Development Code to
revise the requirements for
the Traffic Way Mixed-Use
District to remove the
limitation of only live-work
residential uses. A mix of
residential use types shall be
allowed consistent with all
the mixed-use zoning
districts (except the
Industrial Mixed-Use
District). The Development
Code shall also be amended
to allow residential projects
at densities up to 20 units
per acre in the Traffic Way
Mixed-Use District.
Development Code amendment 1/26/2024 6th Cycle In Progress
On February 17, 2026 the
Planning Commission
recommended approval of
the ordinance to implement
this program. City Council
introduced the Ordinance at
its meeting on March 24,
2026 and will adopt the
ordinance on April 14, 2026.
Units Ordinance to implement this program was
introduced by City Council on March 24, 2026
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
Page 54 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.1-3:To mitigate the loss of
affordable housing units,
new housing developments
shall be required to replace
affordable housing units lost
due to new development. In
accordance with 65583.2
subdivision (g), the City also
will require replacement
housing units subject to the
requirements of Government
Code, section 65915,
subdivision (c)(3) on sites
identified in the sites
inventory when any new
development (residential,
mixed-use or non-
residential) occurs on a site
that has been occupied by
or restricted for the use of
lower-income households at
any time during the previous
five years.
Maintain affordable housing stock in
accordance with Government Code. 1/26/2021 6th Cycle Continuous
The City maintains an
inventory of affordable units
which is referenced when
new applications propose to
demolish existing units to
ensure compliance with this
program and State law.
Other
No projects during this 6th cycle have
proposed to demolish affordable housing
units. Staff continues to monitor development
applications to implement this program.
Page 55 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.2-1: The City shall
continue to encourage and
publicize on the City’s
website the accessory
dwelling program to increase
public awareness, including
a flowchart to aid in the
application process. The City
will also amend the
accessory dwelling unit
regulations in the
Development Code for
consistency with updates to
state law. In addition, as part
of the ordinance update, the
City will evaluate ADU
requirements related to off-
street parking, lot coverage
and open space, setbacks,
maximum size and height
and passageways,
entrances and orientation;
and adjust them as feasible
to be more permissive than
what is required by state law.
The City will evaluate and
adopt pre-approved
accessory dwelling unit
plans to streamline the
approval process and lower
development costs for
applicants.
Expected outcome is continued consistent
production of accessory dwelling units as
an affordable housing alternative.
1/31/2021 6th Cycle Continuous
During the 6th cycle, the City
has amended its ADU
Ordinance on four
occaisions. The most recent
amendments were adopted
by City Council on
December 9, 2025 and
submitted to HCD for review
on December 30, 2025. The
City's ordinance is more
permissive than State law in
that it allows detached ADUs
up to 25 ft in height and
does not trigger impact fees
until 800 square feet. The
City also offers pre-designed
plans for ADUs, maintains a
webpage with current
guidance on ADUs, and
offers a fee-waiver in
exhange for reserving ADUs
for lower income
households. In 2024, the
City partnered with
SmartShare Housing
Solutions, a local non-profit
organization advocating for
affordable housing to offer
free workshops to educate
residents about ADU
development.
Units 91
The City's current ADU ordinance under
review by HCD can be accessed here:
https://pub-
arroyogrande.escribemeetings.com/filestream
.ashx?DocumentId=16571. The City's ADU
webpage can be accessed by this link:
https://arroyogrande.org/665/Accessory-
Dwelling-Units-ADUs
Page 56 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.2-2: To further encourage
ADU creation, the City shall
establish an amnesty
program in compliance with
Senate Bill 13 to facilitate the
process of bringing
unpermitted ADUs into
compliance with local
regulations including the
building code by owners of
this type of unit. Senate Bill
13 requires under certain
circumstances specified by
state law, that enforcement
of violations related to
unpermitted ADUs be
delayed for 5 years if
correcting the violations are
not necessary to protect
health and safety. The City
program would consider
reductions in fees
associated with necessary
upgrades to bring the unit up
to code along with providing
information and staff
assistance with the steps in
the process to bring the unit
up to code.
Expected outcome is adding accessory
dwelling units to the City’s housing stock as
unpermitted units become legal.
5/31/2022 6th Cycle Completed
The City established
guidance and materials
consistent with AB 2533 for
legalizing unpermitted ADUs.
Units
The City's guidance to legalizing ADUs
pursuant to AB 2533 can be accessed here:
https://arroyogrande.org/899/Assembly-Bill-
2533
A.3-1: The City shall amend
the Municipal Code to
encourage the development
of affordable housing
projects, including expedited
permitting, providing
financial assistance through
the City’s In-Lieu Affordable
Housing Fund, requiring lot
consolidation, and providing
greater flexibility in
development standards.
Additional affordable units 1/26/2026 6th Cycle In Progress
City staff regularly informs
applicants of available
funding from the City's
affordable housing trust fund
to support the creation of
affordable housing.
Affordable Housing Trust
funds were allocated to the
affordable housing project
approved at APN 077-011-
010. Staff will pursue
completion of this program
during the comphrensive
development code update
scheduled for 2026.
Units 63
No code amendments have occurred by the
affordable housing project at 700 Oak Park
Blvd was supported by in-lieu funds.
Page 57 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.3-2:The City shall amend
the Development Code to
provide additional incentives
specifically for extremely low-
income housing projects.
Incentives may include
flexible standards for on-
and off-site improvements,
such as reduced parking
requirements, reduced curb,
gutter, and sidewalk
requirements; reduced or
deferred water and/or sewer
connection fees;
development review and
permit streamlining
procedures; or financial
incentives and assistance.
Draft program or ordinance to incentivize
and/or streamline permitting and
procedures for extremely low-income
housing developments
12/31/2021 6th Cycle Not Yet Started
Staff will pursue completion
of this program during the
comphrensive development
code update scheduled for
2026.
Units None.
A.3-3: The City shall
consider a program to
waive, reduce or defer
impact fees for ADUs and
projects with deed-restricted
affordable units.
Consider and potentially establish a fee
waiver or reduction for ADUs and
affordable units
12/31/2021 6th Cycle Completed
In 2022, City Council
adopted a program that
waives permit fees and utility
connection fees in exchange
for reserving ADUs for lower
income households. This is
done through the
recordation of a deed
restriction and requires
affordability for a term of 7
years for units that are
rented to very-low income
households and 10 years for
units rented to low income
households.
Units
Link to CC Resolution establishing the fee
waiver program: https://pub-
arroyogrande.escribemeetings.com/filestream
.ashx?DocumentId=4153. Link to minutes
showing it was adopted: https://pub-
arroyogrande.escribemeetings.com/FileStrea
m.ashx?DocumentId=4380 (see Item 8.k)
Page 58 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.10-1: To facilitate
affordable housing, the City
shall comply with State
Density Bonus Law. The City
shall update Development
Code Chapter 16.82 to
comply with current state
density bonus law. The City
will continue to update
Chapter 16.82 on an
ongoing basis to comply with
any future updates to State
Density Bonus Law
(Government Code Section
65915 et seq.), as well as
evaluate proposed
Development Code
amendments to assess
whether they pose any
constraints to developer
utilization of density
bonuses.
City-initiated Development Code
amendments 1/26/2022 6th Cycle Completed
On August 27, 2024 City
Council adopted Ordinance
No. 732 which adopts State
density bonus law in the
City's development code by
reference. On May 18, 2021,
the Planning Commission
adopted a Resolution
approving a project utilizing
a density bonus to develop
20 units above base density.
On January 20, 2026, the
Planning Commission
adopted a Resolution
approving another project
utilizing a density bonus to
develop 22 units above base
density.
Units 42
https://library.municode.com/ca/arroyo_grand
e/ordinances/code_of_ordinances?nodeId=1
311746
A.10-2: To encourage higher
densities and reduce
constraints to multifamily
housing production, the City
shall amend the
Development Code to allow
densities up to 20 du/ac in
the OMU District and up to
25 du/ac in the FOMU and
GMU districts for 100%
multifamily housing projects
with a Minor-Use Permit
(MUP) subject to design
review through the
Architectural Review
Committee. Mixed-use
projects will continue to have
a maximum allowed density
of 20 du/ac in OMU and 25
du/ac in FOMU and GMU.
Remove barrier to construct affordable
housing 1/26/2023 6th Cycle In Progress
On February 17, 2026 the
Planning Commission
recommended approval of
the ordinance to implement
this program. City Council
introduced the Ordinance at
its meeting on March 24,
2026 and will adopt the
ordinance on April 14, 2026.
Other
The expected outcome is removal of a barrier
to construct affordable housing. The adoption
of this development code amendment will
contribute to accomplishing that goal.
Page 59 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
A.12-1: The City shall
continue to maintain its
geographical information
system (GIS) mapping and
planning database inventory
of vacant and underutilized
“opportunity sites.”
Maintain land availability inventory 1/26/2021 6th Cycle Continuous
The timeframe identified in
the Housing Element is
ongoing, so the completion
date listed in Field 3 is the
date the Housing Element
was adopted. A combination
of staff and a consultant
maintains the City's land
inventory database.
Other None
A-14.1: The City shall
establish a program to assist
first-time home buyers.
Development of a first-time home buyers’
program 1/26/2023 6th Cycle Not Yet Started
The first-time home buyers'
program has not been
established.
Other None
B.2-1: The City may contract
with the Housing Authority of
San Luis Obispo, local non-
profit organizations, or a
regional monitoring agency
for the monitoring of
affordable units to ensure
compliance with terms of
development agreements
and/or affordable housing
agreements.
Expected outcome is consistent monitoring
of affordable units.1/26/2021 6th Cycle Continuous
The timeframe identified in
the Housing Element is
ongoing, so the completion
date listed in Field 3 is the
date the Housing Element
was adopted. City staff
maintains an inventory of
affordable units sends
annual notices to ensure
compliance with occupancy
and resale agreements.
Other None.
B.5-1: The City shall monitor
the loss of permanent
housing from vacation
rentals and consider
modifying the Development
Code to adjust for this loss.
Program to monitor vacation rentals 1/26/2021 6th Cycle Continuous
The timeframe identified in
the Housing Element is
ongoing, so the completion
date listed in Field 3 is the
date the Housing Element
was adopted. The City
amended it short term rental
ordinanace on October 11,
2022 to establish a cap on
the number of permits for
this use.
Other
https://library.municode.com/ca/arroyo_grand
e/ordinances/code_of_ordinances?nodeId=1
178548
Page 60 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
C.1-1: The City shall
continue to allocate financial
resources to augment
extremely low, very low, and
low-income housing
development based on the
financial projection of the In-
Lieu Affordable Housing
Fund.
Funding to finance affordable housing 1/26/2021 6th Cycle Continuous
The timeframe identified in
the Housing Element is
ongoing, so the completion
date listed in Field 3 is the
date the Housing Element
was adopted. The City
allocated $1,078,370 to the
63-unit affordable housing
project at 700 Oak Park
Blvd. The developer of the
project is the Housing
Authority of San Luis
Obispo.
Units 62 None.
C.4-1: The City shall
continue to meet with local
non-profit and private
developers semi-annually or
more frequently if
opportunities arise, to
promote the extremely low,
very low, and low-income
housing programs and
programs for special needs
residents (including those
who are homeless) outlined
in the Housing Element. The
City shall direct private
housing developers to
funding sources (such as
federal and state housing
grant fund programs and
local housing trust funds) to
promote affordable housing,
as outlined in the policies of
Goal C.
Increased awareness of the City’s desire to
provide affordable housing and to
accommodate affordable housing
1/26/2021 6th Cycle Continuous
Staff met with Habitat for
Humanity, the Housing
Authority of San Luis
Obispo, and Habitat for
Humanity during 2025 to
discuss potential projects or
programs to assist low
income households. The
expected outcome is to
increase awareness of the
City's desire to provide
affordable housing for the
community.
Other None.
C.4-2: The City shall
continue to participate in
financial incentive programs
established by the San Luis
Obispo County Housing
Trust Fund, such as a
revolving loan program.
Leverage of financial resources to augment
development of affordable housing 1/26/2021 6th Cycle Continuous
The Community
Development Director
represents the City at
regular SLO County Housing
Trust Fund meetings. The
City remains an engaged
and willing partner to further
affordable housing goals.
Units None.
Page 61 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
D.1-1: The City shall
encourage specific plans for
land within its sphere of
influence that include
increased capacity for
residential development.
Possible increased land inventory to
support affordable housing 1/26/2021 6th Cycle In Progress
The City is currently
updating its General Plan,
and the preliminary draft
land use element identifies
approximately 200 acres in
two separate areas that are
designated for future specific
plans. The expected
outcome is increasing land
inventory to support
affordable housing, which
has been accomplished
through the new specific
plan designations.
Other
The City has a Specific Plan Overlay for
undeveloped parcels where future
development is anticipated.
D.1-2: The City shall review
the parking standards for
affordable and senior
housing projects and reduce
them to the greatest extent
possible.
Remove constraints associated with
parking requirements for affordable and
senior housing projects
12/31/2023 6th Cycle In Progress
Parking standards are being
reviewed during the General
Plan update but no
amendments to the
development code have
been initiated. The expected
outcome is removing
constraints that might hinder
senior and affordable
housing development.
Other None.
E.1-1: The City shall
evaluate and consider
amending the inclusionary
affordable housing
requirements in the
Development Code (Chapter
16.80) based on experience
using the requirements in
producing affordable units.
In addition, the City shall
continue to amend the in-lieu
fee as needed and as called
for in Chapter 16.80.
Amendments to the inclusionary affordable
housing requirements and inclusionary in-
lieu fee
1/26/2023 6th Cycle Continuous
The City's existing affordable
housing in-lieu fee of 5% of a
project's construction
valuation is similar to the
other jurisdictions in the
County. Affordable housing
in-lieu fees were contributed
to the affordable housing
project at 700 Oak Park.
Units 63 None.
Page 62 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
F.1-1: The City shall work
with non-profit organizations
to maintain a list of persons
interested in development
projects containing
affordable housing. Agendas
for all City meetings related
to these projects shall be
sent to persons on the list.
The City shall also continue
to post the agendas on the
City’s website.
Increased public awareness of affordable
housing projects.1/26/2021 6th Cycle Continuous
A list of interested parties
has been established that
includes local affordable
housing developers, such as
the Housing Authority of San
Luis Obsipo, People's Self
Help Housing, and Habitat
for Humanity. Agendas for
public hearings are posted at
City Hall and on the City
website in accordance with
Government Code
requirements. The expected
outcome is increasing public
awareness of afforable
housing projects.
Other None.
F.1-2: The City shall address
and remove, replace or
modify the use permit
requirements for multifamily
development in multifamily
zones to promote certainty in
the approval process,
increase objectivity and
address the CUP and MUP
requirements as a
constraint.
Remove barrier to construct affordable
housing 1/26/2023 6th Cycle Not Yet Started
No amendments have been
initiated. The comprehensive
General Plan Update
currently underway includes
a task to develop objective
design standards and modify
permit requirements that will
increase the objectivity and
certainty in the approval
process.
Units None.
F.1-3: Establish a written
policy or procedure and
other guidance as
appropriate to specify the SB
35 (2017) streamlining
approval process and
standards for eligible
projects, as set forth under
California Government
Code, Section 65913.4.
Remove barriers to construct affordable
housing 12/31/2021 6th Cycle In Progress
Pre-application, eligibility and
completeness checklists,
and explanation of SB 35 is
on the City's website. These
actions accomplish the
expected outcome of
removing a barrier to
construct affordable housing
Other Materials are being developed and will be
posted to the City's website when complete.
Page 63 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
F.1-4: Conduct a
comprehensive review of the
Development Code and the
General Plan and replace
any subjective standards
that may apply to housing
projects with objective
design standards in
compliance with applicable
State law. This will include
revising the findings for
design review to be
objective.
Streamline review process and remove
barriers to construct affordable housing 12/31/2025 6th Cycle Not Yet Started
No amendments have been
initiated, however, objective
design standards will be
developed as part of the
comprehensive General
Plan Update currently
underway. The objective
design standards will
streamline the review
process for eligible housing
projects.
Other None.
F.1-5: The City will establish
a written process to comply
with Senate Bill 1087 and
identify ways to move
forward with improvements
to water and wastewater
infrastructure as needed in
order to maintain sufficient
infrastructure and capacity to
serve the City’s housing
need. This will include
working on planning, funding
and construction of
infrastructure.
Maintain sufficient water and wastewater
infrastructure and capacity 12/31/2021 6th Cycle Continuous
The City's Utilities Division of
the Public Works
Department uses an on-call
consultant to perform
modeling of the water and
wastewater system to
ensure sufficient capacity is
available for affordable
housing projects. This
program is ongoing and
ensures the City satisfies the
expected outcome of
maintaining sufficient water
and wastewater capacity for
housing projects.
Other None.
G.1-1: The City shall
continue to coordinate with
the San Luis Obispo
Housing Authority to
maintain and expand
Section 8 rental housing
assistance to qualified
households.
Continued affordable housing 12/31/2021 6th Cycle Continuous
The City issued permits for
an affordable housing
development proposed by
the San Luis Obispo
Housing Authority consistent
with this program. Future
opportunities for partnership
will be evaluated as potential
projects arise to satisfy the
expected outcome of
maintaining affordable units.
Other None.
Page 64 of 601
1 2 3456 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
G.1-2: The City shall develop
a program to offer housing
developers an alternative to
meet affordable housing
requirements by contributing
some “sweat equity” on
projects where existing
housing units will be
rehabilitated or conserved
as affordable, pursuant to
the City’s Affordable
Housing Program.
Conservation and rehabilitation of existing
housing stock 1/21/2023 6th Cycle Not Yet Started
This program has not been
established,Units None.
G.2-1: The City shall
continue to consider
abatement of unsafe or
unsanitary structures,
including buildings or rooms
inappropriately used for
housing contrary to adopted
health and safety codes.
Where feasible, the City will
encourage rehabilitation and
allow reasonable notice and
time to correct deficiencies.
Conservation of existing housing stock 1/21/2021 6th Cycle Continuous
Code enforcement staff
ensure housing units are
maintained in accordance
with applicable building
codes. The City established
a procedure to implement
AB 2533 to legalize
unpermitted ADUs in
accordance with State law to
conserve existing housing
stock to satisfy the expected
outcome.
Other None.
H.1-1: The City will monitor
the list of all dwellings in
Arroyo Grande that are
subsidized by government
funding or low-income
housing developed through
local regulations or
incentives. The list will
include, at least, the number
of units, the type of
government program, and
the date on which the units
are at risk to convert to
market-rate dwellings. No
units have been identified as
at risk of converting to
market rate within 10 years
of the beginning of the sixth-
round Housing Element
planning period.
Preservation of existing affordable units 1/21/2021 6th Cycle Continuous
City staff maintains a list of
affordable housing units,
applicable deed restrictions,
and monitors compliance
with occupancy and resale
agreements for the subject
properties. It also provides
assistance when refinancing
or transfers of these
properties is requested to
satisfy the expected
outcome of preserving
existing affordable housing
units.
Other None.
Page 65 of 601
Item 9.f.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works
BY: Andrew Perez, Planning Manager
SUBJECT: Community Service Grant Program Allocations for Fiscal Year 2025-
26
DATE: March 24, 2026
RECOMMENDATION:
1) Adopt a Resolution approving the Arroyo Grande Community Service Grant Program
(CSGP) projects for Fiscal Year 2025-26; and
2) Find that adopting the Resolution is not a project subject to the California
Environmental Quality Act (“CEQA”) because it has no potential to result in either a direct,
or reasonably foreseeable indirect, physical change in the environment. (State CEQA
Guidelines, §§ 15060, subd. (c)(2)-(3), 15378.) Further, adoption of the Resolution is not
a project pursuant to State CEQA Guidelines, § 15378(b)(5) as an organizational or
administrative activity of government that has no anticipated direct or indirect physical
environmental impacts.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
A total of $75,000 is budgeted for the FY 2025-26 CSGP. Staff time and resources are
expended to process the applications and facilitate the C SGP Committee meeting.
BACKGROUND:
In response to federal Community Development Block Grant (CDBG) funding limitations
and restrictions, the City established the CSGP in 2014 as a means of providing funding
for community service projects separate and apart from the CDBG program. Nonprofit
organizations that offer specialized social services, educational, cultural, beautification,
and recreational programs and projects benefiting Arroyo Grande residents are eligible
to receive funding through the program. The policy relating to the CSGP was adopted by
City Council on September 13, 2014, and is provided as Attachment 2.
A press release was published to notify the public that the application period opened on
October 27, 2025, and remained open until December 4, 2025. The City also publicized
the program on its social media channels, mobile app, and on the City website. Twenty-
Page 66 of 601
Item 9.f.
City Council
Community Service Grant Program Allocations for Fiscal Year 2025-26
March 24, 2026
Page 2
four (24) eligible applications were submitted, requesting a total of $177,125. For
comparison, eighteen (18) applications requesting a total of $185,368 were submitted for
Fiscal Year 2024-25. Applications are reviewed by the CSGP Committee (Committee),
which is tasked with developing funding recommendations for the City Council’s
consideration and approval. The Committee is comprised of an appointee from each
Councilmember. This year, the Committee convened on February 27, 2026, to review the
applications and make funding recommendations. The Committee meeting is a public
meeting, noticed in accordance with the Brown Act, and provides an opportunity for
applicants to address the Committee on behalf of their respective organizations.
ANALYSIS OF ISSUES:
The Committee voted unanimously to present the following funding recommendations for
approval by City Council as listed in Table 1 below (recommendations are in the far-right
column):
Table 1: CSGP Funding Recommendations
Name of Non-Profit Grant Amount
Requested
Grant Committee
Recommendation
American Legion $ 1,000 $ 500
Arroyo Grande Community Hospital $ 10,000 $ 7,200
Arroyo Grande In Bloom $ 3,000 $ 1,000
Arroyo Grande Valley Little League $ 10,000 $ 2,700
Assistance League $ 4,000 $ 3,500
Big Brothers Big Sisters of SLO $ 8,000 $ 2,000
Boys Girls Club of SLO County $ 5,000 $ 3,000
Center for Child and Adolescent Mental
Health (CCAMH) $ 15,000 $ 5,000
Central Coast Athletics Foundation $ 12,000 $ 4,500
Community Action Partnership of SLO $ 19,750 $ 3,500
Court Appointed Special Advocates of
SLO County (CASA) $ 5,000 $ 5,000
Five Cities Meals on Wheels $ 12,775 $ 6,000
Gen U SLO $ 2,100 $ 1,600
Hospice of SLO County $ 6,000 $ 3,500
LifeLine Pregnancy Center $ 7,000 $ -
People's Self Help Housing $ 15,000 $ 4,500
Positive Ride JAMS $ 10,000 $ 2,000
Scouting America – Los Padres Council $ 1,500 $ 500
Scouting America – Troop 414 $ 1,000 $ 250
Senior Nutrition Program/Meals that
Connect $ 10,000 $ 8,000
Shower the People $ 8,000 $ 6,000
SLO County YMCA $ 3,000 $ 1,750
South County Youth Coalition $ 6,000 $ 2,000
United Cerebral Palsy, SLO County $ 2,000 $ 1,000
FY 2025-26 CSGP Totals $ 177,125 $ 75,000
Page 67 of 601
Item 9.f.
City Council
Community Service Grant Program Allocations for Fiscal Year 2025-26
March 24, 2026
Page 3
To be eligible to receive funding, the non-profit organizations must directly provide social,
educational, cultural, beautification, recreational services, or programs to city residents or
businesses. Participation in these services and programs cannot be restricted based
upon race, religion, gender, sexual orientation, marital status, national origin, ancestry,
disability, medical condition, or age. Further, the grant monies cannot be used specifically
in the furtherance of religious activities. The Committee was cognizant of these
requirements, and the recommendations identified in Table 1 are consistent with those
requirements.
The Committee expressed sincere appreciation for all of the organizations and the
services they provide to the community. However, the Committee prioritized funding
recommendations for organizations that provide essential, basic needs, such as food,
hygiene, and shelter. Consistent with that direction, the largest grants were recommended
for the Arroyo Grande Community Hospital ($7,200), Shower the People ($6,000), Five
Cities Meals on Wheels ($6,000), and Senior Nutrition Program/Meals that Connect
($8,000). These organizations provide services that directly b enefit the unhoused, infirm,
and most vulnerable in the community.
The Committee was also supportive of organizations that provide essential support
services. Examples of these organizations and programs were those that provide grief
counseling (Hospice of SLO County), mental health counseling (Center for Child and
Adolescent Mental Health), and programs supporting disadvantaged children (Court
Appointed Special Advocates of SLO County and Assistance League). Other screening
criteria included whether the funds go directly to products and services for clients (versus
administration costs), how many local Arroyo Grande residents would be served by the
program, and an organization’s existing funding base and potential revenue sources.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Adopt the proposed Resolution to approve CSGP funding for FY 2025 -26, as
recommended by the Committee;
2. Modify and approve CSGP funding for FY 2025 -26; or
3. Provide other direction to staff.
ADVANTAGES:
The City’s CSGP is a unique funding opportunity for local public service organizations
that address unmet needs in the community. Funding from the CSGP allows local non-
profit organizations to provide services that directly benefit residents of Arroyo Grande ,
with a priority placed on the combination of a demonstrated funding need, social/kids
recreational services and the well-being of those in the community who do not have
readily available food and shelter. All but one of the organizations that applied are
recommended to receive at least partial funding of the requested amount .
Page 68 of 601
Item 9.f.
City Council
Community Service Grant Program Allocations for Fiscal Year 2025-26
March 24, 2026
Page 4
DISADVANTAGES:
The Committee’s recommendation would not provide funding to one of the applicants,
LifeLine Pregnancy Center, because its application did not fully demonstrate the need for
funding to carry out the proposed services. Therefore, the Committee preferred to
distribute funding to organizations with greater financial constraints, and organizations
that offer youth social/recreation services, and/or help those in the community who lack
readily available food and shelter
ENVIRONMENTAL REVIEW:
No environmental review is required for this item. Adopting the Resolution approving the
CSGP allocations for FY 2025-2026 is not a project subject to CEQA because it has no
potential to result in either a direct, or reasonably foreseeable indirect, physical change
in the environment. (State CEQA Guidelines, §§ 15060, subd. (c)(2)-(3), 15378.) Further,
approval of the Resolution is not a project pursuant to State CEQA Guidelines, §
15378(b)(5) as an organizational or administrative activity of government that has no
anticipated direct or indirect physical environmental impacts.
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. Resolution
2. CSGP Policy
3. FY 2025-26 CSGP Applications
Page 69 of 601
ATTACHMENT 1
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING ARROYO GRANDE
COMMUNITY SERVICE GRANT PROGRAM PROJECTS FOR
FISCAL YEAR 2025-26
WHEREAS, on September 23, 2014, the City Council approved the Community Service
Grant Program (CSGP) process and annually budgets funds to implement the program; and
WHEREAS, on October 25, 2022, the City Council established the composition of the CSGP
Grant Committee (the "Committee") consisting of one member appointed by each of the
Councilmembers; and
WHEREAS, the total funding available for this program in FY 2025-26 is $75,000; and
WHEREAS, the City received a total of twenty-four (24) eligible applications requesting a
total of $177,125 from the FY 2025-26 CSGP; and
WHEREAS, the Committee convened on February 27, 2026, to develop funding
recommendations for City Council’s consideration; and
WHEREAS, non-profit organizations that serve public purposes, offering specialized social
services, educational, cultural, beautification, and recreational programs and that benefit
Arroyo Grande residents are eligible to receive CSGP funds; and
WHEREAS, the Committee recommended awarding funds based upon the CSGP Policy,
presented to the City Council on March 24, 2026, and on file with the City Clerk’s Office; and
WHEREAS, on March 24, 2026, the City Council considered the recommendations of the
Committee and approved funding for certain proposed CSGP projects; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Arroyo Grande
as follows:
1. The recitals set forth herein are true, correct and incorporated herein by
reference.
2. Adopting the Resolution is not a project subject to the California Environmental
Quality Act (“CEQA”) because it has no potential to result in either a direct, or
reasonably foreseeable indirect, physical change in the environment. (State
CEQA Guidelines, §§ 15060, subd. (c)(2)-(3), 15378.) Further, adoption of the
Resolution is not a project pursuant to State CEQA Guidelines, § 15378(b)(5) as
an organizational or administrative activity of government that has no anticipated
Page 70 of 601
RESOLUTION NO.
PAGE 2
direct or indirect physical environmental impacts.
3. The City Council hereby approves funding for the 2025-26 CSGP as set forth in
Exhibit “A" attached hereto and incorporated herein by this reference, subject to
all of the rules, requirements, and regulations applicable to the CSGP and its
grant recipients.
4. The City Manager or his designee is authorized to take any and all actions
necessary or impliedly necessary to effectuate City Council’s approval of the
grants for the 2025-26 CSGP projects.
5. If any section, subsection, clause or phrase in this Resolution is for any reason
held invalid, the validity of the remainder of this Resolution shall not be affected
thereby. The City hereby declares that it would have passed this Resolution and
each section, subsection, sentence, clause, or phrase thereof, irrespective of the
fact that one or more sections, subsections, sentences, clauses or phrases or the
application thereof be held invalid.
6. This Resolution shall be effective upon the date of adoption.
On motion by Council Member_______, seconded by Council Member_______, and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 24th day of March, 2026.
Page 71 of 601
RESOLUTION NO.
PAGE 3
____________________________________
CAREN RAY RUSSOM, MAYOR
ATTEST:
____________________________________
JESSICA MATSON, CITY CLERK
AS TO CONTENT:
____________________________________
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
____________________________________
ISAAC ROSEN, CITY ATTORNEY
Page 72 of 601
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
Name of Non-Profit Grant Amount
Requested
Grant Committee
Recommendation
American Legion $ 1,000 $ 500
Arroyo Grande Community Hospital $ 10,000 $ 7,200
Arroyo Grande In Bloom $ 3,000 $ 1,000
Arroyo Grande Valley Little League $ 10,000 $ 2,700
Assistance League $ 4,000 $ 3,500
Big Brothers Big Sisters of SLO $ 8,000 $ 2,000
Boys Girls Club of SLO County $ 5,000 $ 3,000
Center for Child and Adolescent Mental
Health (CCAMH) $ 15,000 $ 5,000
Central Coast Athletics Foundation $ 12,000 $ 4,500
Community Action Partnership of SLO $ 19,750 $ 3,500
Court Appointed Special Advocates of
SLO County (CASA) $ 5,000 $ 5,000
Five Cities Meals on Wheels $ 12,775 $ 6,000
Gen U SLO $ 2,100 $ 1,600
Hospice of SLO County $ 6,000 $ 3,500
LifeLine Pregnancy Center $ 7,000 $ -
People's Self Help Housing $ 15,000 $ 4,500
Positive Ride JAMS $ 10,000 $ 2,000
Scouting America – Los Padres Council $ 1,500 $ 500
Scouting America – Troop 414 $ 1,000 $ 250
Senior Nutrition Program/Meals that
Connect $ 10,000 $ 8,000
Shower the People $ 8,000 $ 6,000
SLO County YMCA $ 3,000 $ 1,750
South County Youth Coalition $ 6,000 $ 2,000
United Cerebral Palsy, SLO County $ 2,000 $ 1,000
FY 2025-26 CSGP Totals $ 177,125 $ 75,000
Page 73 of 601
CITY OF ARROYO GRANDE
2015 COMMUNITY SERVICE
GRANT PROGRAM
DESCRIPTION OF PROGRAM:
The City's 2015 Community Service Grant Program is intended to provide
monetary grants to eligible community non-profit organizations. The City
recognizes the value of such groups, which provide specialized social service,
educational, cultural, beautification and recreation programs and projects
benefitting its citizens. Grants awarded will be in minimum amounts of not
less than $250. Funding is limited for Grant Year 2015.
ELIGIBILITY STANDARDS:
To be eligible to apply for grant monies under the City's 2015 Community
Service Grant Program, a community organization must satisfy the following
standards: 1) operate as a non-profit 501 c3; 2) serve the Arroyo Grande
community; 3) use funds provided to directly provide a social service,
educational, cultural, beautification or recreation program or project to Arroyo
Grande residents and/or businesses; 4) not restrict participants based upon
race, religion, gender, sexual orientation, marital status, national origin,
ancestry, disability, medical condition, or age; and 5) not use grant monies for
specifically religious activities.
"Directly provide" means that the community non-profit organization conducts
the social service(s) or cultural program(s) itself rather than through a separate
entity to which it sub-awards grant monies.
APPLICATION PROCESS:
I. Completion of Application Form
All interested non-profit organizations must complete the attached
application form, including:
ATTACHMENT 2
Item 8.d. - Page 4
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• Name and address of the non-profit organization (applicant is required
to list the local branch if it represents a national or statewide
organization).
• Description of community services provided.
• Relationship of non-profit organization to the community.
• Current membership figures and approximate number of City of
Arroyo Grande residents served by the non-profit organization.
• Amount offunds requested.
• Proposed project and budget plan for the use of the grant funds.
• Proof of 501 (c)(3) status with a copy of the letter from the IRS.
• Past two years financial statements including the current year with
balance sheets, profiUloss statements and indicating the percentage
of revenue that is used for administration, salaries and program
costs. (Please denote what salaries are directly related to
administration and/or program costs.)
• Applicants are requested to provide information on their annual
sources of revenue received.
• Any applicant who received grant funds from the City in the past is to
indicate when the funds were received, the amount of funds received
and document how the funds were utilized.
• In addition to the original application, please submit 11 additional copies:
double-sided, 3-hole punched and paper clipped.
11. Application Deadline
I
Completed application forms along with supplemental documents must be
submitted by 5:00pm, Friday, November 14. 2014 addressed to:
City of Arroyo Grande
Attention: Community Service Grant Committee
300 E. Branch Street
Arroyo Grande, California 93420
Ill. Evaluation of Applications and Selection Process
Following the application deadline, the City Council's appointed Community
Service Grant Committee will review and consider proposals from
community groups. Applications received from public education institutions
will be reviewed by the City's Cultural Recreation Committee. Applicants
may be asked to attend a public meeting to address the Committee, answer
questions, clarify their use of funds, etc. All proposals will be evaluated to
ascertain which non-profit organizations best meet the needs that the City
seeks to satisfy. Factors to be considered include, but are not limited to, the
following:
Item 8.d. - Page 5
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A. The non-profit organization's responsiveness in clearly stating the
benefits to be derived by the residents of the City of Arroyo
Grande, if grant funds are awarded;
B. The number of City of Arroyo Grande residents by age group served
by the non-profit organization; geographic area(s) and total number of
clients served by the non-profit organization;
C. The non-profit organization's history of providing community services to
the residents of the City of Arroyo Grande; and
D. The non-profit organization's financial need for grant funds to
service the City of Arroyo Grande residents.
IV. Award of Funds
Following the Community Service Grant Committee's screening
process, the Committee will present its recommendations to the City
Council. The City Council will review the Committee's report and
consider award of funds to selected non-profit organizations. In all
cases, the City Council retains sole and absolute discretion in
administering this program, including which applicants will be awarded
funds and the total level of funding in each instance.
V. Execution of Agreement
Non-profit organizations selected to receive funds will be required to
sign and execute an agreement with the City of Arroyo Grande (see
attached sample agreement). NOTE: If award of funds is made, a
recipient non-profit organization will be required to expend grant monies
prior to the close of the 2015 calendar year.
VI. For more information, contact City Hall at 473-5400.
Item 8.d. - Page 6
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Arroyo Grande in Bloom (AGIB) Contact Information
P.O. Box 231
Arroyo Grande, CA 93421
(805) 710-4049
Email: @ .org
Website: http://www.arroyograndeinbloom.org/index.shtml
Facebook: https://www.facebook.com/groups/aginbloom/
Direct contact:
Bob Lund ( - @ .
Historical Background
AGIB is a non-profit volunteer organization dedicated to the beautification of Arroyo Grande.
The organization was founded by Bob Lund in 2006 after he attended a Central Coast Green
House Growers Association event. This event inspired Lund to gather community, City official
and monetary support for the eventual founding of Arroyo Grande in Bloom.
The organization plants flowers and trees, performs litter and brush removal, maintains the
City’s natural resources and much more. AGIB projects are tailored towards all ages, abilities
and talents and the organization encourages all members of the community to get involved. As
part of the foundation of the organization AGIB vows to maintain any project that they initiate.
Vision Statement
Arroyo Grande in Bloom envisions the City of Arroyo Grande as having a pedestrian
friendly environment for its residents and visitors where horticulture, heritage, art and a
clean environment will promote a tangible sense of pride and an enduring community
spirit.
Mission Statement
The mission of Arroyo Grande in Bloom is to promote volunteerism in the community to
enhance the beautification and cleanliness of the City and to develop and maintain
supporting relationships with businesses, civic organizations, municipal government and
residents.
Administration
AGIB is comprised of individual residents, city employees, business organizations and civic
groups. The following individuals are program coordinators of specific community efforts.
Kendra Paulding is the floral displays program coordinator; Kristen Barneich—urban forestry;
Judy and David Hirsch— tidiness; and Bob Lund—overall impression.
Bob Lund provides all administrative coordination. Program coordinators are citizens of Arroyo
Grande who volunteer their time working with other organizations on various activities including
fund raising and donations for AGIB.
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Programs and Services
Projects AGIB is responsible for seek to beautify and improve the appearance the City. In
addition to improving the aesthetics of the community, completed projects are entered into an
annual national competition called America in Bloom. AGIB competes against similar sized
cities for national recognition based upon six categories.
Community programs include planning and maintaining floral displays throughout the city,
landscaping and landscape design in public areas, urban forestry programs for city streets, parks
and schools, turf and groundcover maintenance, tidiness and trash collections efforts,
environmental resources management, local heritage recognition and development, promotion of
art in the community and community involvement. Weekly efforts include trash pick up, planting
flowers and trees, and weed removal. Weekly projects occur on Saturday mornings and usually
run for two to three hours.
The clients of this organization are the members of the Arroyo Grande community. The City’s
General Plan features a Parks and Recreation Element. A category in this element requires
certain actions on the City’s part for funding and maintenance of parks and recreation facilities.
One implementation measure calls for the establishment of a volunteer program that reduces the
cost of maintenance and operation of park facilities. AGIB satisfies this measure and goes much
beyond it as well.
This organization has a positive impact on the economy by increasing property values, increasing
economic development with a positive impact on local businesses, and increasing tourism with a
positive impact on the hospitality industry. Additional impacts include increased levels of civic
pride, community involvement, cooperation among residents, organizations, businesses and city
government, positive aesthetic impacts, decreased vandalism, and increased cultural exchanges
for members of the community and visitors.
The following is a list and description of completed AGIB projects from their website:
City Entry Signs—Entry signs to the City of Arroyo Grande were nondescript prior to
the advent of Arroyo Grande in Bloom. The volunteers of Arroyo Grande in Bloom now
maintain and beautify three major entry signs to the City.
Fire Resistive Garden – In October of 2009 Arroyo Grande in Bloom received a grant
from the San Luis Obispo Fire Safety Council for about $5,000.00 to create a garden that
would represent fire resistive plantings as an education for the general public. Work on
the project started in October, 2009 and the project was completed in April, 2010.
Regular maintenance of the garden is performed by Arroyo Grande in Bloom volunteers.
All of the landscaping planning was done by Mary Hertel. The slate benches,
information sign and garden entry sign were done by Boy Scout volunteers. Many
Arroyo Grande service organizations and church members joined in the volunteer effort
to complete this project.
Strother Park—Student volunteers from a local college turn out to help Arroyo Grande
in Bloom volunteers remove old plantings and install new at a local park entry sign. This
Page 102 of 601
area has been designated as a Certified Monarch Way Station as AGIB planted Milkweed
and flowers for the Monarch Butterflies. The entry sign area is replanted as necessary by
the AGIB volunteers.
Rancho Grande Park – The entry sign area was designed and planted and is maintained
by Arroyo Grande in Bloom volunteers.
Firemen’s Park – The three large planters in Firemen’s Park are maintained by AGIB
volunteers. Replanting is done on a regular basis
Car Corral – The Car Corral renovation project was undertaken in October of 2007.
With the assistance of Mormon volunteers, all old fences, dead plants and debris were
removed. New plantings were done by AGIB and the whole area is maintained by AGIB.
Heritage Walkway - This area, also known as the Walk of History, was vastly
overgrown and in September of 2010 AGIB commenced the removal of the overgrowth.
The removal was completed in late 2010 and the whole area replanted by AGIB.
Brisco Corner Lot – This area clean up commenced in October of 2007. Replanting
took place in 2008. A new retaining wall was installed in February of 2011. This
beautiful little park is maintained by AGIB.
St. Patrick’s Cemetery – The area surrounding the cemetery is city property. In April of
2010 a contractor volunteered to remove large Cedar stumps that were hauled away by
the City staff. In 2013, this area was planted with Olive trees and succulents. Much bark
was spread on the grounds to limit the growth of weeds.
Ash Street Retention Basin—Volunteers do a semi-annual clean up of the plantings
along the Ash Street Retention Basin. This area was planted by Arroyo Grande in Bloom
in October of 2010. Prior to that, the old fence was located at the sidewalk. The city was
able to procure grant money to buy and install a new fence back from the sidewalk and
Arroyo Grande in Bloom volunteers created a landscape plan of low maintenance,
drought tolerant plants which they maintain on a regular basis.
City corner of Grand Ave. and Courtland St.—This long neglected strip of property
had the old plants removed, a new watering system installed, new plants planted and bark
spread by eight volunteers in four hours. What was blight is now a section of beauty.
Community Gardens—The Arroyo Grande community gardens are located at the Elm
Street Park off of Ash Street. In March of 2014 AGIB removed all of the old debris from
the gardens. In April Mormon volunteers created the wooden delineation of the plots in
the gardens. In May AGIB completed the delineation and spread several truck loads of
bark over the walkways in the area. The gardens were open to tenants by June, 2014 and
there is now a waiting list for the plots. Arroyo Grande in Bloom continues to work with
the city on maintaining the gardens.
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Hoosegow Park—In November of 2012 Arroyo Grande in Bloom and staff from the
City of Arroyo Grande met to discuss the possibility of the redo of Hoosegow Park in
order to make the park more attractive. AGIB contacted a local university department of
landscaping design and they agreed to have some of their students create design ideas.
These designs were reviewed by the city and AGIB and the best components were
selected to create a new overall design. The Pismo Beach Five Cities Rotary Club
members and Arroyo Grande in Bloom volunteers commenced brush and tree removal in
January of 2014. The park was completed in April, 2015.
Creek restoration—The Arroyo Grande Creek is a prized natural resource that flows
through the city. Arroyo Grande in Bloom takes great pride in keeping it free of trash and
in its natural state. Non-native invasive plants are also removed from the creek.
Budget Structure
The Arroyo Grande Village Improvement Association and the City of Arroyo Grande have taken
major sponsorship positions in Arroyo Grande in Bloom; however, additional sponsors were
needed for the purchase of plants, materials and tools for our projects. The City of Arroyo
Grande provides reimbursement for plants and materials AGIB plants on public property.
Additional funds and materials have been donated by the following agencies: Ball Floraplant,
Ball Tagawa Growers, BJ Isbell, Burdine Printing, Central Coast Greenhouse Growers
Association, Clearwater Color, Greenheart Farms, Heacock Trailers, Howard Mankins, John
Deere Landscapes, Men's Club of AG/FiveCities, Michael Zimmerman, Native Sons, Premier
Color, Rabobank, Rotary Club of Grover Beach/Five Cities, South County Historical Society
and West Covina Wholesale Nurseries.
The organization’s accounting is handled by Bob Lund. The majority of this revenue is donated
by local organizations or raised during community events.
Meeting AGIB Goals
The Vision for the City that AGIB works to provide is a future where pedestrians have a
comfortable environment to spend time. Part of this vision includes the ability for residents and
visitors of the City to see and feel the pride of the City based on the surrounding horticulture,
heritage, art and clean environment.
.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Arroyo Grande in Bloom (AGIB) is a California 501 c 3 corporation. AGIB has been providing volunteer services to
the City of Arroyo Grande since April of 1997.
Our volunteers get together every Saturday morning from 8 to 10 am to beautify over 20 different sites within the City
of Arroyo Grande. Our website is arroyograndeinbloom.org.
Vision Statement
Arroyo Grande in Bloom envisions the City of Arroyo Grande as having a pedestrian friendly environment for its residents and
visitors where horticulture, heritage, art and a clean environment will promote a tangible sense of pride and an enduring
community spirit.
Mission Statement
The mission of Arroyo Grande in Bloom is to promote volunteerism in the community to enhance the beautification and
cleanliness of the City and to develop and maintain supporting relationships with businesses, civic organizations, municipal
government and residents.
Branch Street:
17 flower pots (floral plantings changed four times each year)
30 tree wells (these are pruned and cleaned as needed)
6 Bulb outs (Flowers and grasses trimmed and cleaned as needed)
Bridge Street:
12 Hanging baskets on the bridge (changed out four times each year)
17 concrete flower pots (changed out and replanted four times each year)
3 raised planter beds in Firemen’s Park
Trash pickup, pruning and weeding is done on a regular basis for:
Car Corral Parking Lot, Brisco Parking Lot, Le Point Parking Lot, Branch St. bulbouts and tree wells, Planters on Branch and Bridge Streets (four plantings a year), Centennial
Par, Fireman’s Park,South side of Swinging Bridge
Rotary Bandstand (Includes regular plantings), Hoosegow Park (Includes regular plantings), Fire Resistive Garden (Includes regular plantings), Sinclair Gas Station entry sign
area (Includes regular plantings)
Mini Park at El Camino Real and Brisco Road, West side of El Camino Real from Halcyon to Brisco, North side of Halcyon from Bennett Ave. to Halcyon Road, Ash Street
from Elm St. to entrance to tennis courts, Strother Park entry sign and medians, Park & Ride on El Camino Real between Halcyon and Bennett, Corner lot by Oak Park Blvd.
and West Branch
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
In 2025 AGIB has spent $1,440.03 on supplies and $1,133.77 on plant materials in maintaining the
sites that it beautifies in the City of Arroyo Grande.
Arroyo Gande in Bloom is responsible for the watering of all of the 39 planters and hanging baskets
in the Village of Arroyo Grande. This year it was necessary to replace our watereing cart and the
cost was $1,294.84. The watering cart is only used for this purpose. The flowers and soil in the
pots and planters are replaced four times each year and are a beautiful part of the ambience of the
Village. Additional equipment costs were $359.37.
Additionally, the estimated cost of installation of the temporary irrigation system for the new native
plants to be planted at the corner of Oak Park Blvd. and West Branch will be about $,1000.00 At
the end of the first year when it is determined that the watering system is no longer needed, the
irrigation system will be donated to the city.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Meeting AGIB Goals
The Vision for the City that AGIB works to provide is a future where pedestrians have a
comfortable environment to spend time. Part of this vision includes the ability for residents and
visitors of the City to see and feel the pride of the City based on the surrounding horticulture,
heritage, art and clean environment.
All sitiznes of the community
The sites that are maintained by AGIB are prominent throughout the community and available to
all residents. Please see attached for more detail.
All citizens of the community
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Without Arroyo Grande in Bloom there would be little beautification efforts for all of the sites that
are maintained since the Arroyo Grande Public Works Department is understaffed and limited by
their current budget.
None None
50
We are entering our 20th year of service to the City of Arroyo Grande. We continue to have new
volunteers signing up with us on a regular basis. This has continued to ensure that we have a
solid base of volunteers to carry out our mission. We have sufficient equipment to satisfy our
needs for maintaining the areas that we assume responsibility for in the city. We have a great
working relationship with the Arroyo Grande Public Works staff that compliments our
beautification efforts.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
To beautify and maintain as many public sites in the City of Arroyo Grande as our volunteers
and time allow. We currently maintain over 20 sites in the city.
We will need to maintain an adequate number of volunteers and an adequate amount of
equipment to meet our objectives. This has not been a problem to date.
Ongoing
The sites are inspected on a weekly basis to determine their need for maintenance or
improvement.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
To maintain an adequate source of funds to ensure our successful operation.
Public grants and fundraisers are our main source of funds for our operations.
Ongoing
Having adequate cash necessary to provide for operations without interruption.
The creation of a California native plant preserve at the corner of Oak Park Blvd. and West
Branch Street.
Arroyo Grande in Bloom (AGIB) is working with the City of Arroyo Grande Public Works Department, local members of the
California Native Plant Society and members of the California Rare Fruit Growers Association to remove excess tree
growth, plant over 150 native plants in the area and graft on six new apple varietals on an existing apple tree in the area.
AGIB volunteers have dug up extensive amounts of river rock deeply imbedded in the area and has removed most all of the
excess tree and bush growth in the area. The rock has been removed by Public Works. What remains is to plant the
native plants and provide irrigation for them for the first year. Public Works plans to install a "Welcome to Arroyo Glkrande:
sign at the corner of Oak Park Blvd. and West Branch. Additinal brush and tree overgrowth will be removed as necessary
by AGIB and Public Works.
April, 2026
The completion of the project will result in a greatly beautified area and will add to the
ambience and character of the City of Arroyo Grande. City staff will determine final approval.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
AGIB will be able to continue to maintain its water program in the Village and the maintenance of
the more than 20 areas that are maintained by AGIB The funds provided will allow AGIB to
continue its program of beautification of the City of Arroyo Grande.
The quality of our work is reviewed by the Arroyo Grande Public Works Department and must
meet their standards of approval, which we always have done.
Without the work voluntarily provide by AGIB the areas we maintain would not be very
presentable at all. The residents of Arroyo Grande and the tourists that visit our city are all most
impressed with the result of our efforts.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
Arroyo Grande in Bloom, Inc.
Bob Lund
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City: State: Zip:
Physical Address:
(if different from Mailing Address)
City: State: Zip:
Fund Amount Requested: $
Previous Funds Received? □ Yes □ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Arroyo Grande Valley Little League
PO Box 355
Arroyo Grande CA 93420
✔2025
$3,000
-
Kevin Bates, President
@ .
- -
Layci Gragnani
@ .
- -
Arroyo Grande Valley Little League
10,000
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Layci Gragnani
Arroyo Grande Valley Little League
PO Box 355, Arroyo Grande, CA 93421
(805) 801-4681
@ .
December 3, 2025
City of Arroyo Grande
Community Development Department
Attn: Andrew Perez
aperez@arroyogrande.org
My name is Layci Gragnani and I am a board member of the Arroyo Grande Valley Little
League Organization. For over 60 years, the Arroyo Grande Valley Little League has
been a cornerstone of our community, believing in the transformative power of youth
baseball to teach essential life skills. Our league fosters growth, teamwork, and
leadership, helping build stronger individuals and communities.
We are deeply committed to serving the families of Arroyo Grande and the Five Cities
area, with ongoing outreach efforts to ensure every child has the opportunity to
participate, regardless of their financial situation. To help break down barriers, we offer
scholarships to families in need, ensuring that no child is limited by financial hardship in
their pursuit of growth, teamwork, and fun.
We are seeking $10,000 in funding for our upcoming season to ensure that we provide
access to all community members through scholarships, support community volunteers
that will serve as coaches and team parents and provide the children a safe
environment to practice and play baseball.
Funding for these projects is essential because our organization is committed to
providing a positive experience for our players and their families by promoting fair play,
confidence, determination, camaraderie, and a lasting love for the game of baseball.
Arroyo Grande Valley Little League aims to create a safe, fun, and inspiring
environment where children of all skill levels can learn, grow, and achieve their goals. I
would like to thank you for your consideration and for providing organizations like ours,
the opportunity to teach impactful life lessons to young members of our community.
Sincerely,
Layci Gragnani
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Arroyo Grande Valley Little League (AGVLL) is dedicated to instilling values of good sportsmanship, honesty,
loyalty, courage, and respect in our community's youth through instructional baseball. Participating in baseball with
AGVLL benefits players in numerous ways. However, without the support of a Community Service Grant, our
funding for field safety repairs & scholarships will be limited, which could negatively impact the success of our
season.
Arroyo Grande Valley Little League believes in the power of youth baseball to teach youth to
teach life lessons that build stronger individuals and communities.
Arroyo Grande and the surrounding five cities area.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
Arroyo Grande Valley Little League (AGVLL) is dedicated to instilling values of good
sportsmanship, honesty, loyalty, courage, and respect in our community's youth through
instructional baseball. Participating in baseball with AGVLL benefits players in numerous ways.
However, without the support of a Community Service Grant, our funding for field safety repairs
& scholarships will be limited, which could negatively impact the success of our season and
Arroyo Grande community involvement.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Arroyo Grande Valley Little League (AGVLL) aims to create a safe, fun, and inspiring
environment where children of all skill levels can learn, grow, and achieve their goals. By
developing these skills, we instill confidence and foster well-rounded community members
among our youth, who will become the leaders of our community in the future. We supply our
coaches with all the necessary equipment for the season to ensure they can confidently and
effectively lead their teams during the baseball season.
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Registration for the Arroyo Grande Valley Little League is open to all residents in the Arroyo
Grande and five cities area.
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How is the local need for this program or service determined?
Number of Full Time Staff: Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Arroyo Grande Little League (AGVLL) is the only officially sanctioned Little League organization
serving the Arroyo Grande Valley and the entire five cities area. While there are other baseball
opportunities available locally, our affiliation with Local District 65 Little League and Little League
International strengthens our organization. AGVLL is also 100% volunteer based.
Since 1961, AGVLL has been a vital part of the community, providing baseball opportunities for
children of all ages. We equip our coaches with the necessary materials each season and
collaborate with local facilities to ensure that practice and game venues are safe for everyone
involved.
0 0
350
The board of the Arroyo Grande Valley Little League consists of 20 volunteer positions. During
the 2025 season, we had over 40 coaches, 68 assistant coaches, and 40 team parents, along
with many grandparents, former AGVLL players, and community members who generously
volunteered to enhance the experience for the children.
Our dedicated volunteers have worked hard to build relationships with the Arroyo Grande Public
Works Department, which maintains the Soto Sports Complex. Occasionally, major renovations
are necessary to address safety concerns, repair weather-related damage, and fix issues
resulting from other nonprofit and for-profit sports organizations using the same shared space.
We have a committed community of members that we can quickly reach out to for support in
tasks such as cleaning up fields, painting, hanging sponsorship posters, or any other job that
helps the season run smoothly. Our amazing volunteers bring a diverse range of skills, including
technology, construction, and landscape maintenance.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Baseball field safety enhancements to ensure a safe season
Field drainage improvements to baseball fields for safety enhancements to ensure a safe
season.
At the beginning of each season, we get a large amount of rain and the drainage of some
fields are worse than others. To keep the fields operational throughout the season, we have
to add Turface Quick Dry to the fields so the kids can play and practice games. Each
season we use at least one pallet of field chalk to line the fields for games & scrimmages for
safety.
Would be prior to opening day, February 28, 2026
Before and after evaluation of hazard areas. Soil analysis will be conducted to determine
proper steps for more efficient drainage. This could lead to costly construction in order to
ensure the facility remains a safe and long-term investment. This will increase safety for
AGVLL players and volunteers.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Increase scholarship program to provide more access to AGVLL within the community
Every year, we offer confidential scholarships to any family that requests one, ensuring that
all children can participate regardless of financial circumstances. We do not require
additional volunteer hours or any extra obligations to receive a scholarship. Our goal is to
encourage outreach and support participation in the scholarship program for the children of
48 scholarships have been given out to date with a goal of 30 families each season
benefiting from the scholarships. 26 scholarships were awarded in the 2025 season.
Scholarships are valued at $175 each.
Scholarships are awarded prior to the close of registration (January 2026)
Request are reviewed and scholarships are awarded to families through registration data. It
is not publicly announced who will be receiving a scholarship, so we are sensitive to the
families privacy.
Cover cost of volunteer fingerprinting requirements
California State Law AB 506 requires all regular volunteers in California must have a one-
time background check (Live Scan) through the California Department of Justice to exclude
individuals with a history of child abuse.
We expect to have over 150 new volunteers this season, with the vast majority residing in
Arroyo Grande. AGVLL does fingerprinting for all league volunteers to promote safety within
the league for our youth and community members. Those that do not pass the fingerprinting
process, are not allowed to volunteer in the interest of league safety.
The majority of Live Scan Fingerprinting to be completed prior to opening day, February 28, 2026
Receipts to be provided indicating number of volunteers that completed the live scan
fingerprinting.
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Program Service OUTPUTS:
Program Service OUTCOMES:
Our goal is to provide a safe and enjoyable field area for children in Arroyo Grande to practice,
play, and develop a love for baseball. This initiative not only benefits players in Arroyo Grande
Valley Little League (AGVLL) but also supports the various organizations that use the Soto
Sports Complex for both non-profit and for-profit recreational sports, as well as family bonding
opportunities during the off-season.
All families in Arroyo Grande and the surrounding five cities will benefit from having a safe
environment to enjoy the fields. We anticipate an increase in volunteering among Arroyo Grande
residents by reducing the new state-mandated financial barriers that often deter individuals from
volunteering. This will ensure a supportive and secure season of baseball. Additionally, we aim
to boost registrations for Arroyo Grande residents and nearby areas by offering financial
assistance and scholarships to players from all economic backgrounds.
Volunteering is an amazing way to give back to the community, and by encouraging and making
it easier for volunteers to get cleared, it ensures a safe and welcoming environment for kids to
grow the love of the game of baseball. We are excited to see how many past Arroyo Grande
Valley Little League (AGVLL) players will come to help volunteer throughout the season, as a
way to give back to their communities.
By improving the field condition, not only does the current year of AGVLL players see a benefit,
but all recreational sports teams will benefit from the improved safety and overall appearance of
the area will be increased, encouraging more interactions with the entire Soto Sports Complex
by other local organizations.
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SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
Arroyo Grande Valley Little League
12-1-25
Layci Gragnani
Kevin Bates, Presiden
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SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Big Brothers Big Sisters of San Luis Obispo County
PO Box 12644
San Luis Obispo CA 93406
142 Cross St, Suite 140
San Luis Obispo CA 93401
✔2023, 2024
$6,000; $5,000.
-
Stacy Salame
@ .
( -
N/A
@ .
( -
Bigs in Blue Leadership Academy
8,000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Big Brothers Big Sisters of San Luis Obispo County (BBBS SLO) has been supporting the children of SLO County
with life-changing one-to-one-mentoring services for 30 years. Our mentoring programs match vulnerable youth (or
“Littles”) with a trained & caring mentor (a “Big”) to build bonds that measurably benefit youth’s mental, emotional, &
academic health & reduces their likelihood of engaging in harmful behaviors, both now & later in life. In our 30-year
history, these programs have changed the lives of 7,500+ Littles, their 7,500+ Bigs, & 7,500+ family members who
live & work in our county.
We serve our region’s most vulnerable youth. Our current Littles are children of farmworkers, youth of color, & youth
in poverty. Over 90% have experienced Adverse Childhood Experiences (ACEs) including abuse, neglect, poverty,
household violence, substance misuse, & poor mental health. 70% are BIPOC (Black, Indigenous, People of Color),
although only 33% of people countywide are non-white. 79% live in low-income households, although the county
poverty rate is just 14%. Nearly half (49%) are growing up without the benefits of a two-parent, two-income home.
Our mentoring programs create a safe environment for these impacted children to build resiliency, access resources
to thrive, & grow beyond their circumstances.
The mission of Big Brothers Big Sisters of San Luis Obispo County (BBBS SLO) is to create &
support one-to-one mentoring relationships that ignite the power & promise of youth. Our vision
is that all youth achieve their full potential.
BBBS SLO welcomes enrollment from across San Luis Obispo County & are always innovating
to reach more youth—for instance, we celebrated the seasonal launch of our school based
programs across the county this fall! Our service regions will shift as we open new matches, but
currently, our service areas include Central County, North County, North Coast, & South County.
Currently around 30 of our youth come from South County, which includes Arroyo Grande. We
remain committed to increasing our reach across all regions of San Luis Obispo County &
ensuring equitable access to our programs for every resident, regardless of location.
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
BBBS SLO is approaching the City of Arroyo Grande to request funding for a new partnership in
our mentoring program that will diversify the community groups involved in protecting &
supporting our youth. The “Bigs in Blue Leadership Academy” is a collaborative mentorship &
education series between the Arroyo Grande Police Department (AGPD) & BBBS SLO.
Modeled after the Sheriff's Citizen Academy offered by the County, our initiative will offer older
Littles (youth in grades 5-12) from Arroyo Grande the chance to explore public service,
leadership, & community connection through interactive sessions led by AGPD law enforcement
& community leaders. Participants will gain hands-on exposure to civic roles, build leadership
skills, & strengthen their relationships with mentors & local agencies.
Participating officer “Bigs” will either be non-police AG community members pre-matched
through BBBS SLO, or be active law enforcement officers selected by AGPD. AGPD has agreed
to sign an attestation form confirming that each officer has been determined suitable to
participate & will vouch for their background clearance. If any officer chooses to continue
mentoring through our community-based program, they will be required to complete the full
BBBS SLO vetting process, including background checks & extensive safety training.
Our schedule of proposed activities is developed in conjunction with the Police Department & will
be timed to align with shift rotations to best accommodate our volunteers’ work schedules. We
anticipate holding two project phases per year: a winter phase from January to April, & a
spring/summer phase from May to August. We will not use funds from Arroyo Grande after June
30. Each phase will pair 10-12 Littles of middle & high school age with trained, screened, &
professionally supported Bigs, emphasizing AGPD Bigs, for monthly group sessions on AGPD
topics. These sessions will be overseen by BBBS SLO staff & will take place either as one
extended Saturday seminar or split over two weekday evenings for the duration of each session.
Jointly designed & implemented by AGPD & BBBS SLO, session topics will include community
policing, guided introductions to emergency gear & vehicles, forensic science projects, career
fairs, & team-building games.
To advertise the Bigs in Blue Leadership Academy, BBBS staff have initiated outreach by
sharing session information with existing Bigs, parents, & guardians via email. Program staff will
further recruit Littles & their Bigs in Arroyo Grande during regularly scheduled match support
calls. Additionally, this opportunity will be highlighted in our weekly Big Little Broadcast—a
newsletter featuring events & resources for matches, including upcoming activities, ongoing
engagement opportunities, & free community events across the county designed to help Bigs &
Littles create meaningful memories together.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goal of our program is to create a safe, empowering space where Littles can envision their
future, explore career paths, & develop a deeper sense of belonging in their community. In the
process, we will foster familiarity, trust, & safety between youth & local law enforcement, which
will:
(1) Expose Littles to potential career paths in law enforcement & other community-serving
agencies;
(2) Diversify our community partnerships to encourage more male mentors to become volunteers
via this connection with AGPD; &
(3) Provide meaningful opportunities for civic engagement & leadership development for program
participants.
In the process, our program will also further goals achieved in traditional BBBS SLO mentoring.
In past years, we have seen our youth show growth in emotional regulation (90%), goal-setting &
pursuit of skills (90%), household trust & connectedness (93%), & positive decreases in truancy
(77%) & depressive symptoms (77%) after a year in the program. We collect these statistics via
surveys every year & anticipate similar growth among enrolled youth in 2026.
55+
We will serve 10-12 Arroyo Grande-based Littles & their 10-12 matched Bigs in each phase of
the program: or 48 AG residents in total over the course of the year. Counting staff & AGPD
leaders who will be involved in planning & implementing the initiative, that comes to
approximately 55 AG residents reached total in its first year. We anticipate growing enrollment in
the years after launch as our initiative builds in capacity & quality.
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Our initiative was inspired by local need for male mentors, considering our high waitlist of male
youth wishing to enroll with BBBS SLO as Littles; & a desire to preemptively build stronger
positive relationships between vulnerable families & law enforcement agencies as a way to
negate the systemic trends of harm & distrust that can hurt both parties. These needs were
identified through staff observation of participants in our programming, which is our most reliable
indicator of needs among the populations we serve.
BBBS SLO has been navigating a shortage of male volunteers for our life-changing work for
some years. Whether due to stigma or lack of awareness, it is harder to engage men in our work:
a trend we see reflected by other BBBS affiliates across the U.S. The result is that we are unable
to enroll young boys who critically need our help. This program will move us towards filling this
need by formally enlisting the collaboration of AGPD, a group who is already a general supporter
of BBBS SLO, & who has a strong reach & respect among the male populace of Arroyo Grande.
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BBBS SLO is highly qualified to carry out the proposed activities based on our track record of
successfully carrying out mentoring programs. For 30 years we’ve been carrying out mentoring
activities that measurably benefit the families of Arroyo Grande & beyond, reaching over 22,500
lives between youth, mentors, & family members alike. Although our Littles are typically in our
program for just one to five years, our work leads to a lifetime of success. Professional surveys
of youth in the program report improvements in emotional regulation (90%), goal-setting &
pursuit of skills (90%), household trust & connectedness (93%), & positive decreases in truancy
(77%) & depressive symptoms (77%) after just one year of mentoring. Separate national studies
released in 2025 by Arnold Ventures & Harvard show that years after graduating mentoring,
prior Littles are 42% less likely to misuse substances, 30% less likely to engage in violence,
experience a 15% boost in earnings, are 20% more likely to attend college, & have better
mental/emotional health than non-mentored peers. A gift from Arroyo Grande is a gift that lasts a
lifetime; & the testament of a partnership like AGPD speaks to the strong positive track record
BBBS SLO has in our community at large.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Foster familiarity, trust, & safety between AG youth & local law enforcement.
We will foster familiarity, trust, & safety between AG youth & local law enforcement officers by
enrolling AGPD officers as Bigs to AG Littles for seasonal mentoring activities at AGPD locations,
guided & informed by BBBS SLO staff. Matched pairs will utilize BBBS SLO's mentoring curriculum
to create safe, positive, & effective relationships while learning the basics of law enforcement.
To achieve this objective, we will:
(1) Enroll AG youth from vulnerable households in grades 5-12 as BBBS SLO Littles;
(2) Match 10-15 AGPD officers as “Bigs” to those Littles;
(3) Plan & host initial meetups between Bigs & Littles with the supervision & guidance of BBBS SLO staff;
(4) Conduct monthly interactive sessions with AGPD, community leaders, & BBBS SLO staff that cover different law
enforcement topics;
(5) Host ongoing check-ins with individual Bigs & Littles to offer individualized match support for each pair/meet needs as
arise; & (6) Review feedback from each training session & make qualitative updates as needed.
2 phases: January-April, & May-August. All grant-funded work will conclude by 6/30. After participating here, yo
Though this initiative is new to BBBS, we will use methods from our year-round mentoring programs to evaluate & improve
the work described to AG. We will first measure our success by our ability to achieve quantitative outcomes: i.e. enrolling
10-12 youth per phase, holding 2 seasonal phases, & offering monthly interactive sessions during each phase. We also
have tools to assess our impact on a deeper level. As part of a nation-wide federation, BBBS SLO can measure data at
both local & national levels, which maximizes our resources, impact, & efficiency. To assess success beyond simple
statistics, we will conduct local surveys of the AGPD Bigs & Littles enrolled in our program. Our surveys traditionally
measure social-emotional & educational growth in youths’ lives after joining the program: but since this specific initiative is
rooted in relationship with law enforcement, we will add an extra element that asks youth to describe how the program has
changed their perceptions around law enforcement personnel & encounters.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Strengthen tools for AG youth to succeed in school, life, & community.
BBBS SLO staff will help influence training sessions so that each seminar moves youth towards our youth development
goals. We use a nationally-developed curriculum to move each matched pair towards healthy growth. Our objectives here
match the record of success upheld in our annual surveys: we expect to see over 80% of youth report measurable
improvements in school, life, & social-emotional health; & a decrease in risky behavior after participating in AGPD
mentoring.
To achieve this objective, we will:
(1) Enroll AG youth from vulnerable households in grades 5-12 as BBBS SLO Littles;
(2) Match 10-15 AGPD officers as “Bigs” to those Littles;
(3) Plan & host initial meetups between Bigs & Littles with the supervision & guidance of BBBS SLO staff;
(4) Conduct monthly interactive sessions with AGPD, community leaders, & BBBS SLO staff that cover different law enforcement
topics;
(5) Host ongoing check-ins with individual Bigs & Littles to offer individualized match support for each pair/meet needs as arise; &
(6) Review feedback from each training session & make qualitative updates as needed.
2 phases: January-April, & May-August. All grant-funded work will conclude by 6/30
As mentioned above, we will offer surveys that unite traditional BBBS SLO program objectives with a law-enforcement focus
of this program. Our traditional surveys measure the amount youth improve or maintain their (1) sense of connection with
parents, peers, & community; (2) self-reported grades & school attendance; & (3) self-reported risky behaviors, after
becoming involved in the program. These outcomes guide strategy, programming, training topics, & wraparound service
needs for individuals in the program. Based on past results, after one year in the program we expect to see over 80% of
youth report measurable improvements in school, life, & social-emotional health; & a decrease in risky behavior.
Increase the awareness & participation of AG men in BBBS SLO’s work.
BBBS SLO is facing a shortage of male mentors to pair with male youth Littles, & as such
have many boys waiting for services who cannot yet be helped. This initiative will support our
goal to increase our participation among men by collaborating with AGPD, a group which has
a high number of male role models, to source our mentors.
In addition to our direct partnership with AGPD to support this goal, we will intentionally
increase our outreach to male-oriented businesses & organizations in AG to appeal to men
from other sectors of the community. Community Bigs are invited to participate, & police will
be Bigs to youth on BBBS SLO’s waitlist who align with them on goals, personality, &
background as possible.
2 phases: January-April, & May-August. All grant-funded work will conclude by 6/30.
We will use data compiled by our program team from enrollment demographics & monthly
check-ins to calculate our success in reaching men as mentors in this initiative.
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Program Service OUTPUTS:
Program Service OUTCOMES:
We will:
(1) Conduct intake for 10-12 Littles in Arroyo Grande;
(2) Conduct intake for 10-12 Bigs from AGPD; &
(3) Host 2 phases of monthly interactive AGPD sessions for 4 months per phase.
We will also expend countless more hours in match support services to ensure the health &
wellbeing of each matched pair, & in evaluation & planning for each interactive session.
Our program will:
(1) Foster familiarity, trust, & safety between youth & local law enforcement;
(2) Expose Littles to potential career paths in law enforcement & other community-serving agencies;
(3) Diversify our community partnerships to encourage more male mentors to become volunteers via
this connection with AGPD; &
(4) Provide meaningful opportunities for civic engagement & leadership development for program
participants.
Achieving these outcomes will sustainably strengthen the Arroyo Grande community across many
sectors. Since BBBS SLO intentionally enrolls our region’s most vulnerable children—those in
low-income, high-need households—their participation in Bigs in Blue will connect them in a positive
way with law enforcement while instilling tools for social-emotional & academic success. These
assets will decrease the likelihood of them being incarcerated or having negative run-ins with the law
as they grow. The initiative will also benefit police members who participate as Bigs by causing them
to consider their work through the lens of the community, & act with added empathy & perception in
their day to day tasks.
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SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
Big Brothers Big Sisters of San Luis Obispo County
12/4/25
Amity Faes
Stacy Salame
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Center for Child and Adolescent Mental Health (CCAMH)
3231 South Higuera Street
San Luis Obispo CA 93401
3231 South Higuera Street
San Luis Obispo CA 93401
✔2024/2025
8,000
-
Dr. Ramona Friedman
@ .
- -
Caroline Swanson
@ .
- -
Increased Access to Mental Health Care
15,000
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In 2022, after 13 years treating youth in San Luis Obispo County, clinical psychologist Dr. Ramona Friedman, like
other child and adolescent therapists, was overwhelmed by the groundswell of desperate parents seeking treatment
for suffering children. She reached out to Lori Butterworth, a national award-winning child advocate about the depth
and breadth of the burgeoning youth mental health crisis, most especially for underserved, marginalized children.
They joined forces to do something direct and immediately impactful about the crisis in access to youth mental health
care in San Luis Obispo County.
CCAMH have built an evidence-based, comprehensive program design which includes three "Centers" of Care which
include:
The Treatment Center: The CCAMH Treatment Center opened in November 2023, and is now located next to Bravo
Pediatrics in San Luis Obispo. Since November 2023, we have significantly expanded youth mental health support in
the community. In the past month alone, we provided 181 hours of youth mental health services. As of the fall of
2025, we have 5 trainee clinicians on our team and one supervisor, bringing the total number of clinicians to six. With
the addition of these trainee clinicians, we can provide more mental health support to youth in need. As they
progress, the trainees are able to provide essential mental health support to more and more youth. Each is actively
training and building their clinical skills. With this trainee system put into place, we will continue expanding youth
mental health support in our community.
The Teen Center: The CCAMH Teen Center includes a diverse Youth Advisory Board, which offers middle and high
school students a platform to influence strategies addressing the youth mental health crisis. Youth from Arroyo
Grande collaborate with other high schools to conduct peer-to-peer surveys, aggregating the perspectives of
hundreds of teens. This involvement of youth provides them with an active role in promoting mental health while
supporting their peers, and making a meaningful impact on their community.
The Parent Center: The CCAMH Parent Center provides evidence-based parenting information, training, and
support, monthly Parent Drop-In sessions where parents can ask questions to a youth mental health experts, and
As the youth mental health crisis grows, so does CCAMH’s commitment to addressing the
complex emotional challenges faced by youth in our community. We’ve discovered that youth
need our commitment to mental health now more than ever. That is why we are unwaveringly
dedicated to expanding access to quality, evidence-based youth mental health care as quickly as
possible.
CCAMH serves youth and their families throughout San Luis Obispo County, with a large number
of young clients coming from the Arroyo Grande area. While CCAMH does serve all of SLO
County, funding from this grant will directly serve youth and their families from Arroyo Grande.
Page 169 of 601
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The Center for Child and Adolescent Mental Health (CCAMH) respectfully requests $15,000 in
grant funding to bridge the gap between access to mental health care for children and teens in
Arroyo Grande. Our proposed outcomes utilize a three-pronged strategy:
1) The Youth Advisory Board (YAB), an education and prevention program designed to raise the
voices of youth and ignite their advocacy in discovering mental health solutions that impact the
wellbeing of all children and youth;
2) The Treatment Center, providing affordable, evidence-based mental health treatment to
children, teens, young adults, and their families; and
3) Free bi-monthly support groups for parents, adolescents, and dads.
Page 170 of 601
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CCAMH respectfully requests $15,000 of grant funding to support the cost of the following
services and programs. Services and programs are designed with a shared objective: to increase
access and to improve the overall state of youth mental health within the community.
437
In the last two years, CCAMH served 364 Arroyo Grande residents with youth mental health
struggles. This includes 143 youth and 221 parents, other family members, and guardians. As
CCAMH grows, we have been able to expand our services. In turn means more hours of mental
health support to more Arroyo Grande residents. The more clinicians we bring to our team, the
more services we can provide, ensuring greater access to mental health support for youth in the
Arroyo Grande community.
Based on our current growth trajectory and the expansion of our internal capacities, we anticipate
at least a 20% increase in the number of AG youth and families served by CCAMH. This means
that by the end of the grant period, CCAMH more AG residents will receive quality,
evidence-based mental health care to which they would otherwise not have access. The impact is
exponential. When one youth receives mental health care and support, the positive ripple effects
can extend far beyond the individual.
364
Page 171 of 601
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Similar to other communities across the country, youth in Arroyo Grande are facing unprecedented challenges with their mental health. The
heartbreaking truth is that we have yet to uncover the emotional and psychosocial impact that COVID-related fear and isolation have had on our
children. In fact, in 2020, when COVID threatened the lives of older adults and those with complex medical conditions, children and teens
sacrificed their own freedom to protect the COVID vulnerable. They paid a heavy price to protect others: missing school, their friends, and the
essential elements of human connection necessary for their own healthy development. Today, this has presented itself as missed milestones for
our youth.
The American Academy of Pediatrics, the American Academy of Child and Adolescent Psychiatry, and the Children’s Hospital Association have all
declared a National State of Emergency in Children’s Mental Health. This declaration was followed by the US Surgeon General, Dr. Vivek Murthy’s
report: Protecting Youth Mental Health, a call to action focused on the mental health crisis faced by our nation’s children, teens, and young adults.
“The challenges today’s generation of young people face are unprecedented and uniquely hard to navigate,” Murthy wrote. “And the effect these
challenges have had on their mental health is devastating."
Sadly, suicide remains the second leading cause of death in teens; 30% of teen girls suffer from anxiety; 14% of teens have had a major
depressive episode during the pandemic; and 60% of youth with depression did not receive any treatment. Alarmingly, the average wait time to
access care for a youth mental health emergency is 50 days; 7 weeks wait time for a life-threatening crisis.
To protect the health of the youth in our community, we must focus on their mental health. Many youth mental health access barriers exist, but
more so with first-generation and low-income families. CCAMH uniquely focuses on filling this gap. The CCAMH 2025 TAG Research Program
team found that 89.2% of youth in SLO County reported having mental health challenges with anxiety, and 68.7% reported challenges with
depression. To help ease these mental health challenges, CCAMH offers evidence-based treatment to youth and their families in SLO County,
both in-person and online. Additionally, CCAMH offers a sliding scale for treatment to increase accessibility to families who otherwise may not be
able to afford mental health care. Unfortunately, Arroyo Grande is no exception. Our children need the timely solutions proposed by CCAMH.
16
45
Not all youth mental health treatments are equal. Some are backed by scientific evidence, others
are not. Therapists who use treatments based on science provide "evidence-based
practice" (EBP). If the treatments have scientific evidence supporting the effectiveness, they are
called evidence-based treatments (EBTs). EBTs are listed as best practice and preferred
approaches for mental health symptom treatment by both the American Psychiatric Association
and the American Psychological Association. CCAMH specializes in evidence-based care, led by
Dr. Ramona Friedman, a 15-year veteran in delivery treatment that works for children, teens and
young adults. Dr. Friedman is supported by a team of experts in non-profit organizational
management, finance, and regulation, community engagement, family law, child advocacy, and
population-based access expansion to mental health care for youth.
Page 172 of 601
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Youth Advisory Board (YAB)
To empower and train a team of 15 – 20 diverse youth from Arroyo Grande High School to
advocate, share their insights, and attend outreach events for CCAMH.
Adult mentors facilitate a Youth Advisory Board of 10 – 12 AG teens from diverse backgrounds who meet bi-monthly both in person and via
Zoom to: 1. Learn and discover solutions to youth mental health issues, both current and emerging.
2. Be trained in scientific research methodologies, equitable survey distribution, data, analysis, discovery, and how to use data to drive
change in youth mental health.
3. Conduct their own surveys: qualitative (talk with your peers) and quantitative (survey your peers).
4. Compare, analyze, and synthesize collective and individual data sets by age, gender, race, etc.
5. Evaluate, reflect, and share the strengths and limitations of their findings.
6. Create a Final Report in the style and structure of a scientific journal including limitations and recommendations for future youth-led
research and evaluation.
7. Developpublic speaking skills bypresenting their ideas,research,and recommendations via traditional and social media and at public
The timeline for this program follows the school year, beginning in October and culm
CCAMH adult mentors will keep accurate records of each member's experience being on the
board and will use pre- and post- surveys to evaluate the board effectiveness along with the
youths' experience.
Page 173 of 601
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Access to affordable care
To expand access to affordable, high-quality, evidence-based mental health care to a
minimum of 75 youth in Arroyo Grande who do not currently have access to the care they
need. Under the supervision of clinical psychologist and Arroyo Grande resident, Dr.
Friedman the CCAMH Treatment Center will provide the following service objectives.
1. Quality, evidence-based clinical training and supervision for a minimum of 5
early/advanced career therapists/interns (including bilingual/bicultural).
2. 200+ hours of quality, evidence-based treatment to 200+ youth who would otherwise lack
access to mental health treatment.
3. Four six-week thematic teen support groups: anxiety, depression, eating disorders, and
mental health challenges.
This program is ongoing, and the objectives are reported for a 12-month period.
While maintaining confidentiality:
(1) As CCAMH trains new clinicians, the increase in numbers of youth served will be tracked;
(2) CCAMH clinicians will be trained to keep accurate records of each child’s progress using
pre- and post- treatment evaluations; (3) Feedback from parents regarding quality of and
access to care will be tracked and recorded.
Bi-monthly groups - parent group, teen group, and dad group
Parent Group Objective: By the end of the reporting period, parents participating in the bi-monthly group will report an increase in confidence
in managing their child's emotional and behavioral challenges.
Teen Group Objective: By the end of the reporting period, teens participating in the bi-monthly group will demonstrate a measurable
reduction in problem behaviors and will report an improvement in coping skills.
Dad Group Objective: By the end of the reporting period, fathers participating in the bi-monthly group will report that the group material is
relevant and helpful and will report an increase in confidence in managing their child's emotional and behavioral challenges.
1. Develop and finalize the curriculum for each of the groups.
2. Assign group facilitators and establish a definitive calendar schedule for all groups. 3.
Develop marketing/referral materials.
4. Administer a satisfaction and perceived helpfulness survey to group participants before
group starts and immediately following group completion.
5. Maintain session attendance logs for all groups.
This program is ongoing, and the objectives are reported for a 12-month period.
While maintaining confidentiality:
1. CCAMH will track attendance to each group.
2. CCAMH clinicians will be trained to keep accurate records of each child’s progress using
pre- and post- treatment evaluations.
3. Feedback from parents regarding quality of care will be tracked and recorded.
Page 174 of 601
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Youth Advisory Board:
1. More than 300 volunteer hours from youth participants.
2. 15 – 20 diverse youth leaders from Arroyo Grande High School will be trained in mental health
advocacy and outreach.
3. 15 – 20 youth from throughout the City of Arroyo Grande will participate in addressing the
youth mental health challenges faced by themselves and their peers.
Treatment Center:
1. Evidence-based information will be available for residents to utilize regarding when and how to
access treatment and support for youth struggling with their mental health.
2. We have hired two bi-lingual therapists to deliver quality, evidence-based treatment to youth in
Arroyo Grande.
Support Groups:
1. Thematic, accessible support groups, both online and in-person will be available to youth and
families in Arroyo Grande.
Outcomes Youth Advisory Board:
1. Sense of empowerment knowing they have a voice determining youth mental health research priorities & available treatments.
2. A reduction in the stigma and discrimination associated with mental health struggles for teens.
3. Coping skills, mental health knowledge, and self-help strategies.
4. Knowing when, where, and how to access mental health support.
5. Social-emotional tools to make healthy peer-related choices.
6. Pride in knowing they are the experts in finding solutions to issues that impact their lives.
Outcomes Treatment Center:
1. Youth in Arroyo Grande will experience improvements in their general wellbeing, school attendance, peer and family
relationship, and ability to cope with life’s challenges.
2. Parents in Arroyo Grande will be able to make more informed decisions about how to support and access care for their children.
3. Two newly trained youth mental health therapists will be empowered to provide evidence-based treatments designed to address
the specific mental health challenges youth in Arroyo Grande are facing.
Outcomes Support Groups:
1. Participants will gain and practice evidence-based coping skills and self-help strategies specifically tailored to manage their or
their child's mental health challenges.
2. Parents will exp. a quantifiable increase in confidence in managing & responding to their child's emotional & behavioral needs.
3. A reduction in feelings of isolation, replaced by a sense of belonging and community through connection with peers/other
parents facing similar challenges.
4. Parents/Fathers will gain practical knowledge to make more informed decisions about supporting and accessing appropriate
care for their children.
5. Teens and parents will demonstrate positive changes in emotion regulation and will experience improvements in their general
well-being.
Page 175 of 601
Page 176 of 601
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12-4-25
Dr. Ramona Friedman
Caroline Swanson
Page 177 of 601
Page 178 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Central Coast Athletics Foundation
210 Alder Street
Arroyo Grande CA 93420
✔2025
5,000
-
Jean Drummond Petersen
@ .
Heath Owens
@ .
Central Coast Athletics Foundation
12,000
Page 179 of 601
Page 180 of 601
Page 181 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
The Central Coast Athletics Foundation (CCAF) is a 100% volunteer-based nonprofit organization dedicated to
fostering a love for athletics, promoting community wellness, and providing opportunities for youth engagement in the
Arroyo Grande area.
Our organizations mission is to create accessible, inclusive, and impactful athletic programs that inspire individuals
of all ages to lead active, healthy lifestyles. Through various events and initiatives, CCAF aims to build a sense of
community, encourage teamwork, and support youth development both on and off the field.
Our nonprofit, established in 2022 and tax-exempt under Section 501(c)(3), is driven by a
passionate group of individuals who have experienced firsthand the profound, lifelong benefits of
sports. Our core mission is centered around the creation and administration of athletic events,
particularly youth track and field, while concurrently managing a competitive young track team.
Through our philanthropic efforts, we bestow grants and scholarships to nurture and elevate the
promising talents of the youth in the world of track and field across the Central Coast of California
San Luis Obispo County with concentration of efforts in the city of Arroyo Grande.
Page 182 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The Central Coast Athletics Foundation (CCAF) is all about inspiring a love for athletics,
boosting community wellness, and empowering youth with fun, inclusive, and impactful programs
that are free or low cost. With help from the Community Service Grant, CCAF can keep growing
and running these great events in Arroyo Grande:
1. Peregrine Youth Track Club: For 140 kids in grades 3–8, this program offers structured track
and field training, builds confidence, and promotes teamwork. Now in its second year, it’s
doubled in size, showing just how much the community values it.
2. All Comers Track Series: Four summer evenings of track and field fun for everyone—300
participants per event, from age 3 to 99, and over 1,200 attendees total. It’s a welcoming space
for all ages and abilities to connect and stay active.
3. Elementary School Championship Track Meet: This annual meet brought together 280
students in grades 1–6 from LMUSD, San Luis Obispo, and Santa Barbara Counties. It’s a
chance for young athletes to show off their skills, build school spirit, and celebrate achievements
in a supportive setting.
4. CCAF Track Meet Series: A low-cost opportunity for youth to experience track and field in an
inclusive and competitive environment. The 3 Spring track meet series served over 300 young
athletes providing a safe space to challenge themselves, build skills, and experience the joy of
self-discovery and improvement.
5. Elementary & Middle School Cross Country Championship Meet: We hosted over 300 kids
from 12 different schools across the San Luis Obispo County to provide a chance to compete for
the title of cross country champion.
Page 183 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Goals of the Central Coast Athletics Foundation (CCAF) Programs
1. Promote Health and Wellness
-Encourage active lifestyles for participants of all ages through running, track, and field events.
-Provide accessible opportunities for the community to engage in physical activity in a fun, supportive environment.
2. Foster Youth Development
-Develop fundamental athletic skills, teamwork, and sportsmanship in youth athletes through programs like the Peregrine Youth Track Club and
Elementary School Championship Track Meet.
-Inspire confidence, discipline, and a lifelong love for athletics.
3. Build Community Engagement
-Create inclusive events that bring together families, schools, and community members, fostering pride and connection within the Arroyo Grande
community.
-Increase collaboration with local schools, businesses, and organizations to ensure program sustainability and growth.
4. Ensure Accessibility and Inclusivity
-Keep programs affordable or free to ensure participation is accessible to families of all economic backgrounds.
-Offer events that cater to a wide range of ages, abilities, and experience levels, ensuring no one is left behind.
5. Strengthen Local Partnerships
-Collaborate with local schools, the City of Arroyo Grande, and area sponsors to expand outreach and provide meaningful community impact.
-Promote volunteerism and local business involvement to support community-based programs.
By achieving these goals, CCAF programs aim to enrich the lives of Arroyo Grande residents, support youth development, and strengthen
community wellness through athletics.
3,300
The number of Arroyo Grande residents served by our programs is determined through a combination of
participant registration data, event sign-ups, and community outreach efforts. Each program tracks
attendance and participant information using the following methods:
1. Event Registration Forms: For events like the All Comers Track Series and Elementary School
Championship Track Meet, participants register by providing their names, ages, and home locations. This
data allows us to identify the number of Arroyo Grande residents participating.
2. School Partnerships: Programs such as the Peregrine Youth Track Club directly engage students
within the Lucia Mar Unified School District (LMUSD), which primarily serves Arroyo Grande residents.
Participation data is gathered in collaboration with PE teachers and school administrators.
3. Surveys and Outreach: For programs like the All Comers Track Series, we collect optional participant
feedback, including city of residence. This helps estimate the number of Arroyo Grande residents and
identify local engagement trends.
4. Observation and Attendance Estimates: In addition to direct registrations, attendance at community
events includes family members, spectators, and volunteers. For example, at the All Comers Track
Series, weekly participation numbers are counted on-site, and approximate demographics are assessed
based on registration and observation.
Through these methods, CCAF ensures accurate tracking of program reach, demonstrating the impact of
our events on Arroyo Grande residents and the broader local community.
2,500
Page 184 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
1. Community Feedback and Participation Trends
• CCAF evaluates community interest and need based on participation numbers at events such as the All Comers Track Series, and Peregrine
Youth Track Club. The consistent growth in attendance highlights a strong demand for accessible athletic opportunities for youth and families.
2. Lack of Comparable Youth Programs
• Limited access to organized, affordable track and field programs within the Arroyo Grande area underscores the importance of the Peregrine
Youth Track Club and Elementary School Championship Track Meet. These programs fill a critical gap in youth athletic development.
3. School and District Engagement
• Collaboration with Lucia Mar Unified School District (LMUSD) provides insights into student needs and interest in physical fitness. Programs like
the Elementary Track Meet directly address the schools’ goals of promoting physical education, teamwork, and wellness.
4. Public Demand for Community Events
• The success of events like the AG All Comers Track Series reflects the community’s desire for free or low-cost, family-friendly events that
promote active lifestyles and community connection.
5. Local Health and Wellness Initiatives
• CCAF programs align with broader community health goals, addressing concerns about physical inactivity in youth and adults. The City of
Arroyo Grande and local schools share the need for programs that encourage regular exercise and healthy habits.
6. Input from Parents and Participants
• Surveys and verbal feedback from families and participants consistently express appreciation for the affordability, inclusivity, and community
impact of CCAF programs, demonstrating a clear local need.
By responding to these identified needs, CCAF ensures that its programs provide meaningful and valuable opportunities for Arroyo Grande
residents to engage in athletics, promote wellness, and build stronger community connections.
00
25
The CCAF Board of Directors, consisting of seven dedicated, volunteer leaders in the local
athletics community, was brought together by a shared passion for running. Originally formed to
create the AG All Comers Track Meet series, this team has evolved over four years into the
Central Coast Athletics Foundation. Supported by a team of 10 founding members with a
common goal of promoting athletics, the team includes former college athletes, several
professional athletes, and even two Olympians. Together, we actively contribute to the
community, sharing the love and joy of athletics while making a meaningful impact.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
AG All Comers Track Meet Series
AG All Comers Track Meet Series
1. Foster a love for athletics and healthy lifestyles by providing a welcoming, accessible environment for participants of all ages (3 to 99) and skill levels.
2. Encourage family and community engagement through weekly events that promote physical activity, teamwork, and sportsmanship.
3. Increase opportunities for youth and adults to participate in track and field events, bridging the gap in affordable recreational programs in Arroyo Grande.
4. Support community wellness initiatives by offering a program that combats physical inactivity and encourages long-term participation in athletics.
5. Strengthen community connections by providing a consistent summer program that brings together residents, families, and athletes from across the region.
Major Tasks to Achieve the AG All Comers Track Meet Series Goals
1. Program Planning:
-Set up registration systems for online and on-site participation.
2. Community Outreach and Promotion:
-Market through social media, local schools, and community partnerships.
-Engage past participants and promote through local businesses and media.
3. Sponsorship and Resource Development:
-Secure sponsorships to cover costs and provide awards, equipment, and merchandise.
-Coordinate vendors for event supplies T-shirts and concessions
June 2026
To measure program success and outcomes, CCAF will use the following methods:
1. Participation Tracking: Measure the number of athletes and spectators attending each weekly event.
2. Growth Metrics: Compare current participation data to the prior year to determine growth trends.
3. Community Feedback: Use surveys and verbal feedback from participants and families to evaluate satisfaction, identify
strengths, and gather suggestions for improvement.
4. Demographic Data: Track age ranges, family participation, and residency to demonstrate the diversity and inclusivity of
the program.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Peregrines Youth Track Club and CCAF Track Meet Series
1. Provide Access to Track and Field Training and Track Meets: Offer low cost, structured, age-appropriate coaching to youth in grades 3-8
to develop skills in track and field events. 2. Promote Health and Fitness: Encourage an active lifestyle and improve physical fitness,
endurance, and overall well-being for participants. 3. Foster Teamwork and Sportsmanship: Teach athletes the value of teamwork,
discipline, and positive sportsmanship through training and competition. 4. Develop Athletic Skills and Confidence 5. Grow Community
Engagement in Athletics 6. Increase Participation and Program Reach by double. 7. Create Pathways for Competitive Growth: Support
athletes in progressing toward competitive opportunities.
1. Program Planning: -Develop a season schedule, including practice dates, locations, and meet participation. Recruit and confirm
coaches and volunteers. Set up registration systems for online and on-site participation for the club and track meets
2. Community Outreach and Promotion: -Market through social media, local schools, and community partnerships.
-Engage past participants and promote through local businesses and media.
3. Resource Development and Sponsorships: -Secure funding for coaching certifications , uniforms, event entries, and facility use.
- Coordinate purchase of equipment and training resources/supplies; -Coordinate Peregrine track meets, event supplies, team
merchandise and uniforms; - Secure Coaches and Volunteer staff - provide funds for all coaches to USATF safe sport training certification.
4.Track Meet Event Execution: -Set up equipment, timing systems, insurance and registration for each track meet event.
-Ensure smooth operation of 2-3 meets with races and field events open to community including other track clubs in the area.
March- May
Participation Tracking: Record the number of participants from each school and grade level to assess overall event reach and
engagement.
-Compare participation numbers to previous years to measure growth and identify trends.
-Track attendance of spectators, including family members, teachers, and school staff, to evaluate community support.
-Collect feedback from participants, parents, and school staff to assess event organization, efficiency, and overall satisfaction.
-Document the number of schools and districts involved to gauge regional interest and inclusivity.
-Quantify participation by students new to organized track and field events to measure outreach success.
-Use qualitative feedback and post-event observations to identify areas for improvement
Elementary School Championship Track Meet
Provide a low cost, fun and competitive platform for 1st-6th grade students to showcase their athletic abilities, encouraging physical activity,
skill development, and an early interest in track and field.
2. Foster School Pride and Teamwork: Bring together students from multiple schools, including home schools across the community to
compete, collaborate, and build camaraderie while fostering school spirit and a sense of community.
3. Encourage Healthy Lifestyles and Future Athletics Involvement: Inspire students to engage in regular physical activity and consider
participation in future track and field programs, laying the foundation for long-term health, wellness, and athletic opportunities.
1. Event Planning and Coordination: -Secure a venue, equipment, and necessary insurance for the event.
-Coordinate with schools to invite participants, distribute event details, and confirm student registrations.
-Develop a detailed event schedule, assign volunteers, and ensure proper staffing for all event stations.
2. Promotion and Outreach: -Publicize the event through schools, social media, and community channels to maximize participation
-Communicate with parents, teachers, and administrators to encourage student involvement and foster school pride.
-Partner with local sponsors to provide support, funding meet supplies, awards, t-shirts and concessions..
3. Event Execution: -Set up the event, including track facilities, registration booths, timing systems, and awards stations.
-Manage participant check-in, organize heats, and ensure smooth transitions between events.
-Host the awards ceremony to celebrate achievements and recognize participants, schools, and sponsors.
May
1. Participation Tracking: -Record the number of participants from each school and grade level to assess overall event engagement.
-Compare participation numbers to previous years to measure growth and identify trends.
-Track attendance of spectators, including family members, teachers, and school staff, to evaluate community support.
2. Performance Outcomes: -Measure the number of events completed successfully, including heats, field events, and award ceremonies.
-Collect feedback from participants, parents, and school staff to assess event organization, efficiency, and overall satisfaction.
-Document the number of schools and districts involved to gauge regional interest and inclusivity.
3. Impact Assessment: -Evaluate the events role in fostering school pride, teamwork, and interest in athletics among elementary-age
children through post-event surveys or testimonials. -Quantify participation by students to measure outreach success.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
Overall Program Service Outputs
1. Increased Participation and Community Reach:
- Peregrines Youth Track Club and Track Meet Series: Provided skill development and training to 140 children (3rd-8th grade),
with the goal to expand enrollment by 30% through additional funding, reaching even more families across the community. In
addition adding 2-3 youth track meets, open to the public for youth grades 3rd -8th to participate in low cost track meets.
Impacting an additional 300 kids in the local community and beyond.
- AG All Comers Meet Series: Hosted over 1,200 participants and spectators across four weeks, with targeted outreach to grow
participation by 40%, welcoming athletes of all ages and abilities.
- Elementary School Championship Meet: Engaged 300 elementary students from multiple schools, with plans to expand
participation by 25%, increasing accessibility for local schools in Arroyo Grande and neighboring communities.
2. Community Engagement and Broader Impact:
- Expanded outreach efforts will engage more local families, schools, and community groups, fostering a stronger connection to
athletics and health-focused lifestyles.
- Strengthened partnerships with local school districts, city programs, and volunteers to increase capacity and ensure program
sustainability.
- Enhanced visibility and accessibility of programs, benefiting over 2,500 residents annually through low cost, inclusive,
family-friendly athletic opportunities.
3. Program Accessibility and Event Execution:
- Additional funding will allow for improved event execution, including expanded event capacity, and enhanced equipment.
- Provided affordable, well-structured programs and events, ensuring all youth and families can participate regardless of skill level
or financial barriers.
- Increased access to athletics for underserved youth and families, creating a positive, lasting impact on the health and wellness
of the Arroyo Grande community.
Program Service Outcomes
1. Improved Health and Wellness in the Community:
-Participants across all programs demonstrate increased physical activity, contributing to
healthier lifestyles and a stronger appreciation for athletics.
- Youth develop foundational fitness habits, improving overall physical well-being and building
lifelong skills for a healthier future.
2. Increased Youth Engagement and Skill Development:
- Peregrines Youth Track Club: Participants develop specific track and field skills, teamwork, and
self-discipline, with measurable improvements in athletic performance and confidence.
- Elementary School Championship Meet: Students gain a sense of accomplishment, school
pride, and competitive experience, fostering teamwork and sportsmanship.
3. Stronger Community Connections and Participation:
- AG All Comers Meet Series: Welcomes participants of all ages and abilities, creating a
multi-generational, low cost event that builds a sense of community and inclusiveness.
- Enhanced outreach and expanded programs increase accessibility, allowing more families to
participate and benefit, strengthening ties between local schools, families, and the broader
Arroyo Grande community.
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SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
Jean Drummond Petersen
12/4/2025
Heath Owens
Jean Drummond Petersen
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Community Action Partnership of San Luis Obispo County, Inc.
1030 Southwood Drive
San Luis Obispo CA 93401
✔
-
Elizabeth "Biz" Steinberg
@ .
( -
Jim McNamara
@ .
( -
Minor Home Repair
19,750
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
The Community Action Partnership of San Luis Obispo County, Inc., (CAPSLO) was established in 1965 as a part of
the nationwide network of Community Action Agencies to alleviate poverty. CAPSLO is comprised of two
client-focused service areas, Child, Youth & Family Services and Community Services. Combined, there are four
divisions and 33 programs. The Energy Services Division, the focus of this application, is housed under Community
Services and provides Weatherization, Utility Assistance, and Minor Home Repair programs. In 2024, CAPSLO
served over 29,000 economically disadvantaged individuals and nearly 15,000 families (from pre-birth to senior
citizens) throughout 11 California counties. Of the CAPLSO clients served in San Luis Obispo (SLO) County, 12%
are City of Arroyo Grande residents.
CAPSLO’s administrative headquarters is located in the City of SLO. The agency is governed by a 15-member,
tripartite Board of Directors comprised equally of elected officials from county and city government; private sector
business and community leaders; and low-income representatives.
CAPSLO’s mission is to address the causes of poverty, empowering low-income people to
achieve self-sufficiency through community-based collaborations and programs.
Energy Services operates in Monterey, San Luis Obispo (SLO), Northern Santa Barbara, and
Santa Cruz counties. The Energy Division operates in all regions of SLO County, including
California Valley. Head Start and Migrant and Seasonal Head Start serve 10 California counties:
Fresno, Kern, Monterey, Orange, San Benito, San Diego, San Joaquin, SLO, Santa Barbara,
and Ventura counties. The Health and Prevention Division serves SLO and Northern Santa
Barbara counties. All other divisions serve only SLO County.
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The Minor Home Repair program, which is housed under the Energy Services Division, is available at
no cost to seniors ages 60 or over, the disabled, and low- and very low-income households
throughout SLO County. The goal is to help vulnerable members of the community remain safely in
their own homes. Services may include providing minor plumbing, carpentry, electrical, and drywall;
increasing accessibility by widening entryways and hallways, installing ramps, wheelchair lifts, grab
bars, handheld showerheads, and handrails; installing or replacing smoke alarms and carbon
monoxide detectors; and addressing building code violations. Repairs are carried out by CAPSLO
staff who work under the company's contractor's license (#623259). In 2024, the program
implemented Minor Home Repair services in SLO County and the Santa Maria Valley for 727
households, with approximately 5% residing in the City of Arroyo Grande. Through all of its programs
(Minor Home Repair, Weatherization, and Utility Assistance), Energy Services served a total of 297
City of Arroyo Grande residents.
Minor Home Repair offers unique, one-of-a-kind services to the county’s most vulnerable individuals
and families, particularly seniors. These vital services prevent unaffordable repairs, code violations,
and potential displacement, while also creating safer, more accessible homes. By enabling residents
to remain safely and comfortably in their homes, the program supports aging in place and strengthens
long-term stability. Key benefits include:
• Improved safety and fall prevention through small but essential repairs
• Increased accessibility and mobility within the home
• Greater independence and self-sufficiency for seniors and individuals with limited abilities
• Reduced risk of homelessness and emergency housing needs
• Lower long-term home maintenance costs by addressing issues early
• Lower medical costs by preventing injuries, falls, and related hospitalizations
• Enhanced peace of mind for residents and their families
The fact that one third of CAPSLO’s Homeless Services clients are seniors underscores the critical
importance of helping older adults maintain safe, stable housing.
CAPSLO's outreach efforts are specifically targeted at the disabled, seniors, and other low-income
households. Promotion of the Minor Home Repair program will be implemented through publicity
(flyers, brochures, and ads) and targeted outreach, including presentations, to senior centers, mobile
home parks, social service agencies, and in-home service providers. The program will also be
marketed by staff already working in the target area who provide outreach and services through other
CAPSLO Energy programs. For example, a client may be receiving weatherization services and the
installer may determine the household could also benefit from Minor Home Repair assistance.
Outreach will be an ongoing activity through the duration of the contract. CAPSLO has bilingual
outreach, administrative, and installation staff, and intentionally works in communities with a higher
percentage of ethnic minorities.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goal of the Minor Home Repair program is to help vulnerable members of the community
remain safely in their own homes and avoid costly institutionalization. Energy Services will target
City of Arroyo Grande residents who are disabled, elderly, or low-income individuals and families
who do not have sufficient resources to make necessary safety- and access-related repairs
and/or improvements to their homes. The service repairs described in the section above are
needed to allow access to, from, and inside the home and provide health and safety
improvements.
46 households
The estimated number of residents to be served was determined based on the average cost per Minor Home Repair project,
which is $1,000/household. If the program is granted $19,750 in funding by the City of Arroyo Grande, this would allow an
additional 19 households to be served within the city. Combined with the estimated households supported through Area on
Agency funding, a total of 46 Arroyo Grande households would be served through the Minor Home Repair program.
To determine if a household qualifies for services, each is screened for need with several factors taken into consideration,
including health and safety, disability, economic need, and age. The following is the list of priorities.
• First priority is given to seniors and disabled who have health- and safety-related repair requests who have been referred
by home health care agencies or medical care providers.
• Second priority is given to general health and safety repair requests from clients.
• Third priority is given to repair requests that are not health and safety or non-emergency.
Intake is initially completed through a telephone interview with the client, or may take place in the clients' home if the initial
contact is made by one of CAPSLO's outreach specialists. The interview includes a brief needs assessment in which social
and economic data are obtained, along with basic information on the client and potential needs that require a referral(s) to
other social service providers. In addition to the assessment, an evaluation of the needed work is completed by the home
repair technician in the client's home, including an estimate of the cost of materials and required labor hours. This also
includes evaluating the household for additional Energy Services, for example, a client may qualify for minor home repairs,
plus a new energy efficient refrigerator, furnace, and/or weatherization work. In many cases, the home repair is completed in
the client's home on the initial visit. In other cases, materials or planning may be involved that requires a separate visit to
complete the job. The program strives to serve all clients within 60 days of outreach and intake.
27 households
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Although Energy Services receives Minor Home Repair funding from the Area Agency on Aging, this grant is
allocated to serve the entire county and is not designated specifically for the City of Arroyo Grande. Additional
support from the city is needed to meet local demand—there are currently 15 Arroyo Grande households on the
program’s waitlist.
The growing senior population further increases the need for these services. According to the County’s Master
Plan for Aging 2025–2030, the county’s 60+ population grew from 45,594 in 2020 to 82,02 in 2023—an 81.6%
increase! The SLO County Healthy Brain Initiative 2023–2025 Action Plan also projects that residents over age 65
will rise from 23% of the county’s population in 2020 to 31% in 2040, with those ages 85+ expected to grow by
nearly 200%. As the population continues to age, the demand for Minor Home Repair services will only continue to
increase.
Energy Services focuses its outreach on lower-income, disabled, and minority seniors, as well as seniors living in
rural areas. Referrals come from agencies serving these populations, including the Department of Social Services’
Adult Protective Services, in-home health providers, food service programs, and other senior services. CAPSLO
also refers clients to these agencies and to its own programs as appropriate. Additionally, Energy Services benefits
from the outreach efforts of other CAPSLO programs, which similarly target lower-income residents throughout San
Luis Obispo and Santa Barbara counties.
24 0
0
Energy Services is unique in providing the type and breadth of programs in San Luis Obispo
County. Indeed, only 20 organizations across the state implement these services.
The Division possesses 47 years of experience providing a variety of energy-related and home
repair supports to lower income households, seniors, and disabled residents in Monterey, San
Luis Obispo, Northern Santa Barbara, and Santa Cruz counties. The division operates these
three programs with an experienced staff of 24, comprised of administrative, management,
outreach personnel, and highly trained repair technicians. The division’s director provides
administrative oversight of all of its contracts.
The program conducts safety meetings twice per month and monthly staff meetings occur to
monitor and review program effectiveness. All staff attend annual training on safety, human
resources, and effective supervision. All installation crews complete a training program in their
first two years of work that includes 49 online classes and three separate in-person classes at
PG&E’s Stockton Training Center. Within the first three years, all installers complete Energy
Performance Certifications in lead-safe work practices and the OSHA-10 safety course.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
To promote safe, independent living for elderly and disabled residents of Arroyo Grande by
providing essential home repairs and accessibility modifications that reduce hazards and
enhance long-term housing stability.
• Complete intake and application process with client, including collecting income documentation and proof of ownership in order to enroll
residents in the program
• Complete job estimates to determine scope of each project
• Schedule work crews to perform repairs and home modifications
• Conduct final inspection, which is completed either by the crew supervisor, project director, or appropriate building department
• Provide and collect client satisfaction survey
• Report results to the City of Arroyo Grande, including the number and types of projects completed and household data, including
demographics and income level.
Start of grant funding through June 30, 2026
Minor Home Repair projects are inspected by a CAPSLO crew supervisor or the project
director. All work requiring building permits is inspected by Department of Housing and
Community Development or City inspectors. To assess satisfaction, a sample of Minor
Home Repair clients are either emailed a program survey or contacted in follow-up phone
calls. Client feedback helps improve service delivery and performance.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
Complete home repairs and accessibility modifications for 19 eligible Arroyo Grande households
living in single-family homes and mobile homes.
100% of vulnerable senior and/or disabled Arroyo Grande residents served will maintain safe,
stable, and long-term housing as a result of Minor Home Repair services.
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SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
Community Action Partnership of San Luis Obispo County, Inc.
12/4/2025
Lan George
Elizabeth "Biz" Steinberg
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SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
CASA of San Luis Obispo County
P.O. Box 1168
San Luis Obispo CA 93406
75 Higuera St., Ste. 180
San Luis Obispo CA 93401
✔2024-2025
$4,000
-
Marina Bernheimer
@ .
- -
Katrina Cathcart
@ .
- -
General CASA Program Support
5,000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
CASA is committed to providing a trained and competent volunteer to serve as advocates for abused and neglected
children in the foster care system in San Luis Obispo County. CASA staff recruit, train, and supervise caseloads of
volunteers who directly support these vulnerable children and youth. CASA volunteers provide critical support and
advocacy for child victims of abuse and neglect by attending court dates, meeting weekly with their assigned child
and working with all the stakeholders in the child’s life, including teachers, social workers, foster parents and
others to ensure all their needs are met while they are in foster care. CASA volunteers are often the only consistent
adult in a child’s life while they navigate the court and foster care system.
CASA's program has a unique, positive, and valuable impact on the community. By meeting the needs of youth in
foster care, these vulnerable children are more likely to become healthy, well-adjusted contributing members of the
community. Youth who are assigned a CASA have better outcomes in school, better behavioral outcomes, and
experience fewer foster placements. With a CASA volunteer, foster youth are more likely to attend college and less
likely to become homeless when they age out of foster care. Adults in AG benefit from the opportunity to gain
valuable training from a volunteer position that has a profound impact on the life of a vulnerable child and on their
own lives as they take on a deeply fulfilling and impactful role in the community.
In Fiscal Year 2024-2025, our Program Team supported 182 volunteers assigned to 209 children in the foster care
system in SLO County, approximately 11% of these children resided in Arroyo Grande. Our volunteers exclusively
live and work in SLO county, and in Fiscal Year 2024-25, approximately 10% of them resided in Arroyo Grande.
CASA of San Luis Obispo County advocates for the best interests of abused and neglected
children within the court system. CASA recruits, trains, and supervises volunteers who advocate
for this vulnerable population with the goal of ensuring that each and every child grows
up in a safe, nurturing, and permanent home.
SLO CASA is accredited by the National CASA/GAL Association, and designated by the San
Luis Obispo Superior Court, to serve all children and youth who are subject to the jurisdiction of
the Juvenile Dependency Court in San Luis Obispo County and ordered to be placed in foster
care. While the majority of children are placed with relatives or foster parents in communities
within the county, a small percentage of children are placed outside of the county. Our
volunteers almost exclusively live and work in the county, and in Fiscal Year 2024-2025,
approximately 10% of them resided in Arroyo Grande.
Page 213 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
All of SLO CASA's child advocates are volunteers; they are the foundation of our program to
serve marginalized victims of child abuse and neglect. All volunteers are screened via an
extensive background check before admittance into a 40-hour training class. A critical
component of this training is learning how to use a strengths-based, trauma-informed, and
culturally competent approach when working with children and families in crisis. When trainees
complete training, they are sworn in as officers of the SLO County dependency court and
assigned to a child or sibling group in foster care. The volunteers receive support and
supervision from CASA's staff Advocate Supervisors while they provide one-on-one support for
children and youth throughout the life of their child welfare case. Each volunteer also receives
coaching to ensure that their advocacy is trauma-informed and culturally sensitive.
The most important component of the CASA program is the weekly volunteer/child visit. The goal
of these visits is to cultivate a relationship, build trust, and gather information that will help CASA
volunteers identify and advocate for outcomes that are in the youth’s best interests. These
weekly visits with youth are also meant to ensure that all the child's educational, emotional, and
medical needs are met while they are in foster care. CASA volunteers make referrals to
providers as needed and attend court hearings with/on behalf of the assigned child's case.
The CASA volunteer is often the only person in the system whose care is dedicated to just one
child. While many agencies interact with foster children (social workers, teachers, judges, foster
parents), no other person maintains a one-to-one connection with each child-except the CASA
volunteer. The CASA is often the most stable and consistent adult in an abused child's life after
they are removed from their homes, ensuring they do not "fall through the cracks" of the system.
CASAs help ensure that vulnerable youth in foster care can reach and maintain optimal health,
stability, and independence.
The CASA volunteer is often the only person in the system whose care is dedicated to just one
child. While many agencies interact with foster children (social workers, teachers, judges, foster
parents), no other person maintains a one-to-one connection with each child-except the CASA
volunteer. The CASA is often the most stable and consistent adult in an abused child's life after
they are removed from their homes, ensuring they do not "fall through the cracks" of the system.
CASAs help ensure that vulnerable youth in foster care can reach and maintain optimal health,
stability, and independence.
**Continued on attached page
Page 214 of 601
City of Arroyo Grande Community Grant Program
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ΎΎŽŶƟŶƵĞĚ ĨƌŽŵ WĂŐĞ ϱ͗
Describe the program or service to be funded by the Community Service Grant and how the
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ƐƵƉƉŽƌƚĞƌƐ͘
Page 215 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goals and objectives of CASA’s program are as follows:
- Provide training and support to CASA volunteers.
- Conduct ongoing training for CASA volunteers to ensure best practices by identifying service
providers and delivering/enrolling in in-service training opportunities.
- Recruit, train, and assign a minimum of 60 new CASA volunteers annually.
- Increase diversity of CASA volunteer pool (male and/or Latinx)
- Assign a CASA volunteer to a minimum of 75% of children in foster care in SLO County.
41
We use our database, Optima, to track addresses of the children we serve and of our volunteers.
41
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Every child in foster care needs a CASA advocate to serve as a consistent and caring adult
during a traumatic chapter in their young lives. The local dependency court judge is responsible
for assigning children to a CASA volunteer when they are detained from their homes for severe
abuse or neglect.
When trainees have completed training, they are sworn in as officers of the SLO County
dependency court and assigned to a child or sibling group. Assignment is based on a number of
considerations, including age, gender and geographical preferences. However, the needs of
each individual child are the most important consideration.
While it has always been the case that a percentage of the children we serve have had special
needs and required more intensive services, changes in state and federal law, as well as societal
trends – such as the rise in opioid addiction and overdoses – have led to an increase in the
number of high-risk children in foster care.
12 2
182
SLO CASA was founded in 1993 and has 32 years of experience recruiting, training, and
supervising volunteers whose goal is to ensure that victims of child abuse and neglect grow up
in a safe, nurturing, and permanent home. SLO CASA is an accredited member of the National
CASA/GAL Association and recently passed an extensive National CASA/GAL assessment.
For our staff, we have adopted a values statement that includes teamwork, integrity, a spirit of
cooperation with community agencies, and a child-centered and child respectful approach to our
mission. We are committed to creating an efficient and effective organization that is financially
viable, professionally credible and visible, and reliably and consistently excellent. For our
volunteers, we have identified eight building blocks that represent common skills that our
strongest advocates.
SLO CASA completes rigorous external financial audits annually to ensure we are fiscally
responsible and in compliance with all Generally Accepted Accounting Principles (GAAP). To
date, we have never had any significant audit findings, and our fiscal systems reflect best
practices.
SLO CASA is a well-established local non-profit with a 32+ year history of serving our county's
most vulnerable children. We have been recognized by the California CASA Association as an
exemplary program.
Page 217 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Recruit, train, and support 60 New CASA Volunteers in FY25-26 in order to serve an
increased number of children in foster care.
Recruit, screen, and interview applicants; Deliver 40 hours of initial training; Swear-in new
volunteers as officers of the court; Assign volunteers to foster children and youth; Supervise
and provide ongoing support to volunteers throughout the duration of their assignment.
7/1/2025-6/30/2026
SLO CASA uses qualitative and quantitative evaluation processes to measure program success and identify challenges.
We have expended significant resources on upgrading databases, systems, and processes to support the ability to
measure, track, and manage key results and prepare for future growth.
The following data is tracked utilizing the Optima database: Number of children served; number of new volunteers
recruited; number of interviews held; age, gender and ethnicity of children served; number of active cases, and more.
In addition to tracking quantitative data, CASA conducts regular qualitative surveys with our volunteers, which are
instrumental in evaluating the success of our programs and identifying challenges.
Page 218 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
In 2024-25, we held 30 Volunteer Information Sessions attended by 91 community members.
We trained and swore-in 51 new CASA volunteers.
Our Program Team supported 182 volunteers assigned to 209 children in the foster care system
in SLO County.
For 2025-2026, we have scheduled bi-weekly information sessions and 4 initial training sessions
for 2025-2026, with the goal of swearing in and supporting 60 new CASA volunteers who will be
assigned to approximately 75 children in the foster care system in San Luis Obispo County.
CASA has a profound impact on the lives of foster youth. Statistics for youth exiting foster care are pretty
grim. They are likely to become homeless or victims of human trafficking. But, according to research from
the National CASA Association and the University of Houston, outcomes for foster youth with a CASA are
far better than their peers without an advocate:
- A child with a CASA volunteer has significantly fewer placements.
- Judges report the impact of CASA volunteers is most pronounced in “promoting long-term
wellbeing” (92.2%), followed by “appropriate services to child and family” (83%) and “psychological
wellbeing” (79.9%).
- Children with a CASA volunteer are more likely to find a safe, permanent home, and are more likely to be
adopted.
- Children with a CASA volunteer get more help while in the system.
- Children with CASA volunteers do better in school.
- Children with CASA volunteers report significantly higher levels of hope.
- Children are half as likely to re-enter foster care if they have a CASA volunteer.
- A child with a CASA volunteer is less likely to spend time in long-term foster care. Children without CASA
involvement spend an average of over eight months longer in care than those who have a CASA volunteer
present.
Page 219 of 601
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Page 222 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
5 Cities Meals on Wheels
780 Bello St
Pismo Beach Ca 93449
unable to locate prior years
-
Julie harper
@ .
5 Cities Meals on Wheels
12775
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Since 1975, the 5 Cities Meals on Wheels program has provided meal service to 5 Cities residents who are
homebound; challenged in their ability to leave their home without difficulty or assistance, may be unable to stand to
prepare meals for themselves and do not live with someone able to provide meals.
Our program is available without regard to age or ability to pay. Currently 100% of our clients are seniors with issues
involving health and/or income.
Building a healthy community, one meal at a time.
Our Five Cities Meals on Wheels mission is to provide nutritious meals and social interaction to homebound
individuals of all ages and economic levels who need assistance in meeting daily dietary requirements. We
strive to ensure that every individual receives the support they need to remain independent in the comfort and
security of their home. In partnership with our donors, we are committed to making a positive impact on the
lives of those in need in our community.
5 Cities Meals on Wheels service area includes Avila Beach to the north, south to the Nipomo
border, east to the Huasna Valley and west to Highway 1. This includes the cities of Avila Beach,
Shell Beach, Pismo Beach, Arroyo Grande, Grover Beach and Oceano.
Page 224 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
5 Cities Meals on Wheels delivers fresh, hot meals Monday – Friday with 2 frozen
meals available, on request, for nutrition over the weekend.
We prepare food fresh daily in our kitchen staffed by a full-time chef, 2 part time
assistants and a rotating group of volunteers. Each meal includes protein, fiber and
starch and also includes a snack, dessert and a beverage. Our menu is regularly
reviewed for nutritional balance. Meals are packaged and sealed in microwaveable
containers and packed into coolers and thermal bags for delivery by a cohort of
volunteer drivers.
We are currently preparing, packaging and delivering 1800 meals each month.
A key component and value add of our service is the personal interaction our clients
enjoy with our volunteer drivers. For some of our clients, this visit is their most
consistent social interaction. These daily contacts afford us the ability to provide a
wellness check and offer feedback to family members who live out of the area and
cannot visit loved ones as often as they would like.
5 Cities receives referrals from local hospitals, care homes and the San Luis Obispo
Food Bank who are up to date on the services we provide. We partner with Meals on
Wheels America and Subaru Corporation for their Share the Love program that
promotes our agency. We are Chamber of Commerce members with our services listed
in their directory. We use social media to publicize our program and services. We are
highly visible in the community as we deliver food daily with vehicle signage displaying
our logo and contact information. Because of our longevity in the 5 Cities, we are proud
that much of our promotion is by community members’ word of mouth.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Our Program Goal is to secure funding allowing 5 Cities Meals on Wheels to maintain our current
levels of service as well as maintaining current quality. The agency does not receive any state or
federal funding. We are dependent on donations from various other sources including grants,
local businesses, local NGOs, fundraising activities and our clients. Our agency exists through
the generosity of these partners.
Current funding cuts to social programs and increases in inflation are expected to put pressure
on this goal. At the same time, we have seen an increase in requests for new service; 15% in the
most recent month with new clients expressing doubts about future food security.
We feel our 50 year history of continuous service in the 5 Cities, through economic downturns,
the Great Recession and Covid, speaks to our ability to successfully manage our income and
expenses and achieve our goal with the participation of our funding partners.
Our Project Goal is to secure funding for a laptop computer to serve as a second workstation.
Currently, all staff is sharing one workstation to complete food orders, track meal prep, generate
reporting numbers, complete trainings, generate client billing and all of the Director’s tasks.
same
A client profile that includes home address is developed at intake. The profile is maintained for
delivery and demographic data
36 on avg through 2025,
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Need for the program is most often self-reported by our clients or their family. Caregivers and
health care professionals also aid in determining client needs and provide referrals. The client
profile mentioned above identifies over-all need as well as specific dietary needs.
Because of our longevity and high visibility in the community, the program is a well known
resource.
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30
5 Cities meals on Wheels has a proven track record of serving homebound clients in the 5 Cities
for 50 years.
With our current staffing, along with the help of 30 dedicated and generous volunteers, we have
confidence that we will continue to carry out our mission.
We also have confidence that our fundraising efforts, combined with our donor partners’
continuing support, will provide the funding to make it so
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
The objective of this grant request is to obtain funding that supports continuation of
meal service to 5 Cities residents who are homebound and without resources to provide
adequate daily nutrition. The funds will be used to purchase needed supplies and
foodstuffs through Q2 2026.
Major purchasing tasks will be completed by the Chef and the Director after careful
review of need and funds available. We are always mindful of our responsibility to
source our purchases with an eye to competitive pricing.
Purchasing of supplies and foodstuffs are ongoing.
Ability to continue with our present menu that provides our clients with a nutritionally
balanced meal made fresh with quality ingredients. While we receive food donations from
the SLO Food Bank and 2 retail groceries, we purchase more than 80% of our meal
ingredients each month. Rising prices have put pressure on our purchasing power,
particularly in the protein food group. Currently, only 32% of our clients contribute at the full
suggested amount. Grant would fully fund 100% of Arroyo Grade clients for 90 days.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
The objective of this portion of the grant request is to obtain funding for a laptop
computer that will provide a 2nd workstation for the staff. Currently, our staff is sharing
one PC and producing reports manually. This creates backups in workflow and errors in
tracking and reporting. A second workstation will allow for faster task completion and
id
Task associated with this request is product selection, installation and training
If funded, purchase will be completed within Q1 2026
Director will monitor reports against actual deliverables with an expectation of better
reports and fewer packing errors.
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Program Service OUTPUTS:
Program Service OUTCOMES:
Grant funding of Objective #1 will not result in any change to work or services. Rather, it
would help ensure the continuation of existing work
Grant funding of Objective #2 is requested to improve the quality of existing work and
increase productivity.
Outcome, Objective #1
Continuation of service at current quality levels is expected to enhance overall health
and food security for all of our clients.
Outcome, Objective #2
Improved tracking and reporting; resulting in fewer packing errors that impact clients
and will positively impact productivity of the staff
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SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Hospice of San Luis Obispo County
1305 Marsh Street
San Luis Obispo CA 93401
same as above
✔20-21, 21-22, 23-24, 24-25
$4,500, $5,000, $6,000, $6,000
# -
Shannon McOuat
@ .
( -
same as above
same as above
same as above
Grief Counseling & In-home Hospice Volunteers
6,000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
OUR ORGANIZATION: Hospice of San Luis Obispo County (HSLOC) is an incorporated 501(c)3 volunteer,
non-medical hospice organization and community grief center that has been providing end of life, grief, and
bereavement support services to residents of San Luis Obispo County since 1977. HSLOC assists the community to
cope with dying, death and grief by providing free in-home respite, grief counseling, community education and
support. In addition to the grief counseling and in-home hospice volunteer services described above, we also
provide comprehensive Care Management for families caring for a loved one with dementia, support groups for
those grieving a loss, community grief response to schools and organizations, and auxiliary support services such
as Pet Peace of Mind, Reiki therapy, and end of life vigils.
Since HSLOC was established, all of its services have been provided at no charge to clients, and we do not bill third
parties for payment. HSLOC receives no reimbursement from Medicare or other insurances and relies entirely on
donations, fundraising, grants and bequests for capital and operating expenses. Our social model utilizes
professional staff to recruit, train, and supervise qualified volunteers, and to run our counseling and auxiliary support
services. We depend on the time and talent of over 120 volunteers to serve our clients annually. We provide access
to those who are dying, caregiving, or grieving, without having to meet federal Medicare requirements. The services
of Hospice SLO County are accessible to a much wider range of community members, due to being offered free of
charge.
OUR MISSION & GOALS: HSLOC provides free-of-charge services to those grieving or coping with life-limiting illness.
We recognize death as a natural and personal event. In this spirit, we support the community by working with those near
the end of life and the people who love them by providing in-home support, caregiver respite, grief counseling, support
groups, community response and education. Unlike medical hospices, we do not restrict persons who have prognoses
longer than six months, have no primary caregivers, wish to continue aggressive or curative treatment, or wish to
continue life-sustaining treatment. We offer services in partnership and collaboration with other health care provider
agencies in the community. We offer grief and bereavement services to all members of the community regardless of
whether their loved ones received hospice services from our organization.
San Luis Obispo County (all areas)
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
Our organization is requesting grant funding to support our grief counseling and in-home hospice volunteer
programs.
Grief Counseling - Our grief counseling team provides individualized and family counseling sessions, plus
facilitated support groups and community grief response. Our organization approaches grief as a normal
response to dying and death and views each person’s grief as requiring a variety of support options to be made
available. Our grief counseling program supports those who need emotional, social, and practical support after
an anticipated, sudden, accidental, or traumatic death. A major goal of our grief counseling services is to
achieve a meaningful reduction in clients’ self-reported symptoms because of their engagement with our
counseling care. Symptoms of grief include—but are not limited to—feelings of disconnectedness or numbness,
sadness and yearning, fatigue and decreased sleep, mood swings and tearfulness, waves of anger or other
strong emotions, guilt or denial, difficulty handling the functions of daily life, neglecting self-care or other
responsibilities, loss of appetite, and other symptoms. Grief counseling supports people as they travel through
grief in their own time and in their own way.
In-home Volunteers - Under the direction and facilitation of our Volunteer Services Manager and Care Manager,
HSLOC in-home volunteers offer practical help to clients as well as respite care to relieve family caregivers.
Typically, our volunteers help by providing companionship and socialization to clients through reading, singing,
actively listening, making crafts, gardening, taking clients out to lunch (as they are able), running errands,
helping with light housekeeping and simple meal preparation, transporting clients to appointments, providing
scribe services, offering life review and reminiscence, arranging pet therapy visits, providing “normalcy” to those
with life-limiting illness and dementia, and holding space for anticipatory grief expression. Our in-home
volunteers also help to keep home caregivers mentally healthy as they care for a loved one with dementia or
other life-limiting diagnosis. Our volunteers provide social connection to families caring for a dying loved one
and can help them to cultivate resilience throughout the anticipatory grief process. Our volunteers support family
members of all ages, from youth to seniors, and are a stabilizing source of support for the whole family. Our
professional staff are comprehensively informed about a variety of community resources and can make referrals
to other services or community agencies when appropriate.
The grief counseling and in-home hospice volunteer programs are fully dependent upon funding from grants,
donations, bequests, and fundraising efforts. As a volunteer hospice, we are required to provide services without
charge to the clients, their families, or third parties. Our services are available free of charge to all those in the
City of Arroyo Grande and surrounding areas who wish to avail of the in-home and counseling support we offer.
Because we are non-medical in our approach and focus on practical, emotional, spiritual, and educational
support, our services are not reimbursable by insurance and are often overlooked or lacking for individuals with
longer trajectory life-limiting illnesses or those experiencing ongoing grief.
We have been serving Arroyo Grande through in-home volunteer support and grief counseling support for
decades. For in-home support, it is vital to recruit and train volunteers from within the communities we serve.
The City of Arroyo Grande has always been a community that has reached out to HSLOC and one we are proud
to support. Our organizational model utilizes professional staff to recruit, train, and supervise qualified
volunteers. Our staff members also provide direct services to clients, caregivers, and community members. We
look forward to continuing to serve clients, caregivers, and families in Arroyo Grande through our in-home
hospice volunteer support and grief counseling programs.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Caring for a spouse, parent, relative or loved one with dementia or other life-limiting illness is an immense
undertaking, and primary caregivers often need a variety of practical and accessible support services in order to care
for their ailing loved one while staying mentally, physically, emotionally, and financially healthy and well themselves.
This is where Hospice SLO County's trained volunteers come in, visiting homes throughout SLO County for up to four
hours per week to provide short-term relief or respite care to primary caregivers while also lending consistent and
compassionate support to both the loved one with dementia or other life-limiting illness and their family. Our
volunteers are thoroughly trained to provide much-needed emotional support and respite care to home caregivers and
those with life-limiting illness. Our training prepares volunteers to not only be excellent listeners with high levels of
awareness around dying and grieving, but also informs them how to effectively connect clients and caregivers to our
auxiliary support services and relevant community resources.
Our organization also provides grief counseling and anticipatory grief counseling for the family caregivers in our
community. Grief counseling facilitates the process towards a state where the bereaved can cope in healthy ways,
moving gradually and gently forward from the loss of a loved one. Grief experienced after the death of someone close
is among the most painful and stressful of all life events, and is experienced emotionally, physically, mentally,
energetically, and spiritually. Grief counseling offers invaluable support to help people tenderly navigate through the
process of loss, and relieves the loneliness and isolation that often follow the loss of someone close.
Our organization acknowledges and responds to the understanding that people of all ages and backgrounds are
worthy of and can benefit from in-home hospice volunteer and grief support. Enlisting the full breadth and scope of our
various support services, all of which are offered free of charge, we aim to rise to meet SLO County’s needs for
support through the stages of end-of-life care, home caregiving, loss, grief, and resilience.
50-70 per year
Our organization keeps track of which area within SLO county our clients live, and can identify Arroyo Grande
clients. Within our most recent completed fiscal year, a total of 69 individual Arroyo Grande clients have been
served by HSLOC with In-home Volunteer Support and/or Grief Counseling (for those grieving the death of a
loved one). Of those, 13 clients received In-home Volunteer support and 56 received Grief Counseling support.
Of the 13 clients who received In-home Volunteer support, 7 were female and 6 were male; 3 also received
end-of-life vigil support and 1 also received Pet Peace of Mind volunteer support from our volunteers trained in
these respective specialty areas. Of the 13 In-home Volunteer clients, ages ranged from 62-93 years; 2 were
Veterans, 7 had Cognitive Impairment. Clients' diagnoses ranged from Cancer, ALS, COPD, Alzheimer's, Lewy
body dementia, Stroke, and multiple diagnoses. Primary caregivers included the clients' daughter, niece,
granddaughter, or spouse; three clients had no primary caregiver.
We currently have ten (10) active HSLOC volunteers who live in Arroyo Grande.
Our organization served 56 Arroyo Grande clients with Grief Counseling support. Of these 56, 44 clients were
female and 12 were male. Grief counseling clients ranged from 26-91 years. Of these 56, 22 were grieving the
loss of a loved one to a sudden death, 2 were grieving someone lost to suicide, 3 were grieving someone lost to
a drug overdose, 1 was grieving the loss of a beloved pet, and 3 were receiving anticipatory grief counseling in
preparation for losing a loved one. Clients served had lost a brother, sister, boyfriend, girlfriend, daughter,
mother, father, husband, wife, mother-in-law, nephew, twin sister, close friend, pet dog, or were receiving
anticipatory grief counseling leading up to their own death or the impending death of a loved one.
50-70 per year
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
We are keenly aware of the consistent and ongoing need for grief support and in-home hospice volunteers among
individuals and families in our county. The local need for our in-home volunteer support services can be seen in the
steady demand for in-home hospice volunteers our organization receives.
In the most recent fiscal year, HSLOC delivered 2,004 hours of individual/family grief counseling sessions to 208 clients,
and 346 hours of group support through facilitated Support Groups to those who needed emotional support after an
anticipated, sudden, accidental, or traumatic death. To support those grieving in SLO County, we match individuals with
one of our counselors for an initial intake meeting followed by a series of counseling sessions; typically, ten sessions are
the standard, but this depends on the individual and there is no cutoff.
In terms of in-home hospice volunteer support, our reporting from the most recent fiscal year showed that we provided
3,467 hours of volunteer service (in-home caregiver respite, pet care support, and end-of-life vigil support) to 66 total
clients. A total of 256 calls were fielded by our Volunteer Services staff. We trained 55 community members as new
in-home volunteers. We provided dementia-specific Care Management to 151 SLO county residents, 48 of which
received in-home volunteers.
We are available to support all those in need throughout SLO County, regardless of their financial situation or cultural
background, and we actively strive for inclusivity. We serve those in the low- or fixed-income brackets who may not have
access to social services or the means to pay for services.
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120+
HELPING ARROYO GRANDE RESIDENTS: Our services are available throughout SLO County, and we are actively
building our agency’s capacity and dexterity to reach out to and support Arroyo Grande residents. Equity and
accessibility are paramount to our organization, and we endeavor to support under-served populations such as those
from low-income backgrounds or disadvantaged circumstances who have traditionally had trouble accessing
adequate care or support services. Thanks to the generous community grants we received from Arroyo Grande in
several recent years, we have been able to reach and serve more clients from the area, and to train volunteers from
AG to more conveniently provide in-home support to AG clients and their families.
The need for hospice services has remained constant county wide, and Arroyo Grande residents deserve to benefit
from the services we offer. We are dedicating to connecting with grant funding sources so that we can expand our
outreach efforts and institutional capacity to serve a greater number of Arroyo Grande residents by providing
free-of-charge In-home Volunteer Support and Grief Counseling, as well as auxiliary support services such as
comprehensive Care Management, End-of-Life vigil support, and Pet Peace of Mind support. It is from this position
that we are extremely grateful for the opportunity to apply for Arroyo Grande Community Grant funding this year. The
goal of this project is to increase Arroyo Grande residents’ awareness of and access to our free-of-charge services,
and to build our institutional capacity to serve a greater number of Arroyo Grande residents. There are two main parts
to the program for which we are seeking AG Community Grant funding: 1) Grief Counseling and 2) In-home Volunteer
Support.
Our organization has roughly four decades of experience providing grief counseling in-home volunteers for caregiver
support. The programs for which we are seeking grant funding are not new or experimental; rather, they are highly
established and impeccably run. We have comprehensive and well-established training program and on-boarding
protocol for new volunteers, and a highly effective system for managing existing volunteers. Our comprehensive
trainings explore personal attitudes towards death and dying, the history of hospice, current medical and non-medical
approaches to end-of-life care, communication skills, anticipatory grief and bereavement, and practical and emotional
support needs of clients and families, including sensitive attention to family dynamics. The themes of inclusivity,
diversity, and equity are woven throughout all aspects of the training, with an emphasis on empathetic listening. Last
year we held three comprehensive 18-hour trainings for new in-home hospice volunteers, training 55 new volunteers
who can serve our community.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Increase organizational capacity to train/dispatch hospice volunteers to AG
To fortify our organizational capacity to reliably dispatch comprehensively trained volunteers to
members of our community (including within the City of Arroyo Grande and surrounding areas)
who are in need of support and respite from caring for a loved one with Alzheimer's or other
life-limiting illness.
-Hold comprehensive hospice volunteer trainings at least four times per year (quarterly)
-On-board new volunteers who can serve clients and families in Arroyo Grande
-Provide ongoing support to volunteers serving clients
-Hold additional trainings for specialty areas for continuing hospice volunteers.
FY 2025-26 / ongoing
This will be measured by the number of client homes in which we place hospice volunteers
each year, and the number of volunteer hours spent providing caregiver respite.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Support organizational capacity to offer Grief Counseling to AG Residents
Support the Grief Counseling staff so they can focus on being present to manage phone
screens, initial assessments, and referrals for those who are not appropriate for our services
in support of our grieving community.
-Respond to all calls for grief counseling support within 24 business hours.
-Offer referrals and resources to anyone not appropriate for our services or anyone who is on the wait list
for a grief counselor.
-Follow up routinely with anyone on the wait list to ensure they have access to support and have not been
forgotten.
-Connect clients on the wait list with a grief counselor in a timely manner.
FY 2025-26 / ongoing
This will be measured by the number of people who call for support and the number of
people who receive services.
This will be measured by the number of AG residents who receive grief counseling and the
number of hours/sessions of support.
Spread awareness of our free of charge services and volunteer trainings
To increase awareness of and access to our organization's free of charge caregiver support,
grief counseling, and auxiliary support services among under-served populations and
under-represented geographic areas throughout SLO County, including Arroyo Grande, and
to engage community members in volunteer opportunities with our organization
-Engage social media communications directed towards Arroyo Grande residents,
community organizations, individuals, and businesses who will help us spread the word
about our services to those in need.
-Continue to build positive rapport with our network of families, volunteers, and collaborators
FY 2025-26 / ongoing
This will be measured by the number of people we reach through our outreach efforts and
the number of new client and volunteer inquiries our agency receives as a result of these
efforts. Success will be indicated by an increase in the diversity of the basic demographic
data of new clients.
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Program Service OUTPUTS:
Program Service OUTCOMES:
We offer comprehensive training sessions for new in-home hospice volunteers at least four times
a year (quarterly). Dates for volunteer trainings are established and advertised. Recruitment of
Arroyo Grande residents to our volunteer training is conducted through press releases,
communication from current volunteers, outreach, email blasts, and social media. Trainings
include 3 hours per week for 6 weeks. We engage in follow up with trainees for background
check requirements and match new volunteers with clients who have been assessed for service
in Arroyo Grande.
1. Three or more AG residents who sign up and complete the volunteer training (tracked through
our database)
2. Three or more AG residents who clear background check and are matched with a client
(tracked through our database)
3.Three or more new AG residents served due to expanded volunteer base
4. Number of new service hours for in-home caregiver respite and grief counseling
5. Reduced wait time for access to volunteer support or grief counseling (ideally no longer than 1
week wait between intake and placement)
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
People's Self-Help Housing
1060 Kendall Road
San Luis Obispo CA 93401
✔2024/25
$4,500
Kenneth Trigueirro
@ .
( -
June Eastham
@ .
( -
Supportive Housing for Families at Risk of Homelessness
15000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
People’s Self-Help Housing (PSHH) is the Central Coast’s longest-serving affordable housing nonprofit, providing
safe, service-enriched rental communities for low-income households, seniors, veterans, people with disabilities,
and families emerging from homelessness. Through its Supportive Housing Program (SHP), PSHH delivers onsite
and virtual clinical case management designed to strengthen housing stability and prevent eviction among some of
the region’s most vulnerable residents.
SHP services are free, confidential, and voluntary. They are provided by licensed and associate clinical social
workers (LCSWs, ACSWs), licensed and associate marriage and family therapists (LMFTs, AMFTs), and one
PsyD/psychiatric clinician. Staff specialize in crisis intervention, mental-health support, benefits navigation, conflict
mediation, and linkage to county and community resources. These interventions help residents maintain housing,
improve safety and well-being, and reduce the need for higher-cost public interventions.
For more than 18 years, PSHH has delivered supportive services across its affordable housing portfolio, integrating
property management, compliance, and clinical practice to meet the needs of extremely low- and very low-income
households. This work reduces homelessness, advances resident resiliency, and strengthens long-term housing
outcomes for the communities PSHH serves.
We build affordable homes with site-based services to strengthen communities and change lives
on the Central Coast of California.
San Luis Obispo County
Arroyo Grande, Atascadero, Avila Beach, Cambria, Los Osos, Morro Bay, Oceano, Paso Robles, Pismo Beach,
San Luis Obispo, Templeton
Santa Barbara County
Carpinteria, Goleta, Isla Vista, Guadalupe, Lompoc, Santa Barbara,
Santa Maria
Ventura County
Santa Paula, Ventura
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The residents served through the Supportive Housing Program (SHP) at People’s Self-Help
Housing represent some of Arroyo Grande’s most economically vulnerable households. Among
the 98 households and 260 residents living at the four PSHH properties in the city, 95% are
low-income, and a full 45% are extremely low-income, earning 0-30% AMI. 31% are Very Low
Income, earning 30-50% AMI, and 19% are Low Income, earning 50-80% LMI. Residents range
in age from zero to 93 and include veterans, seniors, individuals with disabilities, large families,
and continuing-care households. This population has limited access to external support systems
with SHP, and their day-to-day stability is closely tied to the availability of on-site, responsive
services.
SHP provides clinical, housing-stability services that meet these needs directly where residents
live. The program is staffed by licensed and associate clinical social workers (LCSWs, ACSWs),
and licensed and associate marriage and family therapists (LMFTs, AMFTs). Together, they
provide trauma-informed case management, crisis intervention, conflict mediation, benefits
enrollment, cost-savings navigation, linkage to community and county resources, and
coordinated support for residents who are managing complex health, behavioral-health, or
family-system challenges.
The program’s core aim is to help residents build housing security, which we define as the
stability that emerges when basic needs, safety, financial footing, and personal goals reinforce
one another. Housing security is the aggregate of every other form of household security, and
SHP supports residents by co-developing individualized stability plans with residents. These
plans identify both immediate stability needs, including income supports, healthcare access,
behavioral-health connections, and longer-term goals, such as education, employment, financial
resilience, and community participation. SHP’s role is to help residents move toward these goals
at a sustainable pace, and to step in early when instability threatens their housing.
This approach allows residents to engage with the community in ways they find meaningful and
fulfilling. When residents are not in crisis, they are more able to pursue work, support their
families, volunteer, participate in school and neighborhood activities, and contribute to the
broader social and economic life of Arroyo Grande. By stabilizing extremely low-income
households, SHP directly advances the City’s Housing Element goals related to homelessness
prevention, special-needs populations, and long-term affordability, and strengthens the overall
resilience of the community.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goal of the Supportive Housing Program is to help residents build and sustain housing security. Housing security
develops when basic needs, financial stability, health, safety, and personal goals reinforce one another, and SHP’s work is to
support residents as they strengthen each of those areas. Because 95% of households are low-income (and 4% are
Moderate Income), SHP focuses on the day-to-day and long-term supports that prevent displacement and promote stability.
SHP works with residents to co-develop individualized stability plans that identify immediate needs and longer-range goals.
These plans often include securing or maintaining income, accessing healthcare and behavioral-health services, improving
financial footing, addressing family or household challenges, and building the routines that support stable tenancy. The
program’s clinical staff provide the guidance and interventions needed to keep residents on track, step in when instability
emerges, and strengthen the conditions that allow households to remain safely housed.
A second goal of the program is to ensure that residents are connected to the community resources that support their
well-being. SHP links residents to County services, health and behavioral-health providers, veteran supports, safety-net
benefits, and cost-savings programs. For many residents, particularly seniors, individuals with disabilities, and households
earning 0–30% AMI, these connections are critical to maintaining housing, stabilizing income, and navigating daily
challenges.
SHP also aims to support residents in engaging with the community in ways that feel meaningful and sustainable. When
households are financially, emotionally, and physically secure, they are able to work, attend school, participate in
neighborhood activities, and contribute to the broader civic and social life of Arroyo Grande. The program’s overarching goal
is to help residents reach that point of stability and to uphold the supportive-housing commitments identified in the City’s
Housing Element.
90
The number of residents served is determined by counting the number of members in every
household assisted. Client records are stored in the HIPPA-compliant SHP database, which also
tags records for various forms of assistance provided and enabled, allowing tracking and
reporting for grant purposes.
80
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
The need for the Supportive Housing Program (SHP) is identified through two primary sources: the City’s Housing
Element and the direct experiences of residents living in PSHH’s Arroyo Grande communities. The Housing Element
outlines the City’s responsibility to support extremely low-, very low-, and low-income households; seniors; residents
with disabilities; large families; and individuals at risk of homelessness. With 95% of PSHH households in Arroyo
Grande qualifying as low-income, and 45% as extremely low-income, the demographic profile of these communities
aligns directly with the populations the City identifies as having the highest risk of housing instability and the greatest
need for supportive services.
Local need is also assessed through continuous feedback from residents. SHP incorporates this information into its
ongoing continuous quality improvement process, which tracks emerging challenges, service gaps, and barriers
residents face in maintaining stable housing. This resident feedback, combined with the daily observations of SHP’s
clinical staff, provides real-time insight into the needs of Arroyo Grande households, including access to benefits,
financial insecurity, behavioral-health concerns, conflict resolution, and difficulty navigating public systems.
Together, the Housing Element and SHP’s ongoing resident feedback process establish a clear and measurable local
need for on-site, clinically informed housing-stability services. This combination ensures that SHP remains responsive
to current conditions in Arroyo Grande and to the City’s long-term housing and homelessness-prevention goals.
10 0
0
People’s Self-Help Housing has more than five decades of experience developing and operating
affordable housing and 20 years experience delivering onsite supportive services for low-income
households across the Central Coast. The Supportive Housing Program is supported by
established policies, data systems, and clinical supervision structures that ensure consistent
service delivery and continuity of care.
SHP is staffed by licensed and associate-level clinical social workers and marriage and family
therapists who are trained in trauma-informed practice, crisis intervention, benefits navigation,
and eviction-prevention strategies. Clinicians work in close coordination with property
management, compliance staff, and external partners, allowing for timely response to resident
needs and early identification of stability risks. This structure enables the program to maintain
regular contact with households, respond to crises as they emerge, and support residents in
meeting the goals outlined in their individualized stability plans.
PSHH also maintains strong administrative capacity, including data tracking, quality assurance,
and continuous process improvement systems that use resident feedback to refine services.
This ensures that program activities remain aligned with resident needs, City Housing Element
priorities, and best practices in supportive-housing services. With experienced staff, established
procedures, and long-standing relationships with local service networks, PSHH is well-equipped
to carry out the proposed activities and sustain effective, resident-centered services in Arroyo
Grande.
Page 278 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Residents assisted
Engage 90 residents in the Supportive Housing Program to complete individualized stability
assessments and housing-stability plans that address immediate needs and support
long-term housing security.
- Conduct intake assessments and develop or update individualized stability plans.
- Provide ongoing clinical case management, crisis intervention, and resource navigation.
- Coordinate with County and community partners for benefits access, behavioral-health
support, and financial stabilization.
- Maintain regular contact with residents to monitor progress and adjust plans as needed.
Months 1-12 of grant period. Residents are engaged on a rolling basis.
Number of residents enrolled (target: 90); number of stability plans completed or updated;
number of service contacts documented. Documentation includes case notes, service logs,
and CQI tracking.
Page 279 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Zero evictions
Maintain a 0% eviction rate among residents engaged in SHP by delivering early
intervention, conflict mediation, and targeted stabilization support.
Identify emerging lease-risk indicators (arrears, unit conflicts, safety concerns).
Provide immediate case management intervention and coordination with property
management.
Deliver conflict mediation and problem-solving support for resident challenges.
Connect high-risk households to external services that support tenancy (behavioral health,
legal aid, safety-net benefits).
Months 1-12 of grant period.
Evaluation draws from tenant database move-out reason report, which reports evictions.
Income increasing and cost savings for clients
Support 20 households in successfully obtaining income-increasing benefits, cost-reduction
programs, or other financial resources that strengthen long-term housing stability.
- Screen households for eligibility for public benefits, rent relief, healthcare coverage, and
cost-savings programs.
- Assist with applications, renewals, and verifications.Coordinate with County
behavioral-health, workforce, and financial-assistance programs.
- Track benefit approvals and reductions in household cost burden.
Months 1-12 of grant period.
Increased household income or reduced monthly expenses; improvements in residents’
ability to meet basic needs and maintain stable tenancy. Verification through benefit award
letters, resident documentation, and SHP tracking systems.
Page 280 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
The Supportive Housing Program (SHP) will provide clinical, housing-stability services to
residents at the four PSHH properties in Arroyo Grande. Over the 12-month grant period, SHP
will engage 90 residents in individualized stability assessments and case management. Outputs
include the creation or updating of stability plans, crisis intervention responses, conflict
mediation, and coordinated linkages to County and community resources. SHP will also
complete benefit screenings, support households with applications and renewals, and assist at
least 20 households in obtaining income-increasing or cost-savings benefits. Staff will document
service contacts, stability-plan progress, benefit outcomes, and emerging needs to support
continuous quality improvement and ensure consistent delivery across the program year.
SHP aims to strengthen housing security for low-income residents and reduce preventable
displacement. Expected outcomes include maintaining a 0% eviction rate among residents
engaged in SHP and supporting households in achieving measurable progress on their
stability-plan goals, such as increased income, reduced monthly expenses, access to
behavioral-health care, or resolution of safety or household conflicts. Residents who receive
timely intervention and support are more likely to maintain stable housing, avoid crises, and
participate more fully in community life. Through housing retention, improved financial stability,
and stronger support networks, SHP helps extremely low- and very low-income Arroyo Grande
residents remain safely housed and better equipped to manage the challenges that threaten their
stability.
Page 281 of 601
Page 282 of 601
Page 283 of 601
Page 284 of 601
Page 285 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Positive Ride JAMS, Inc
951 Bakersfield
Pismo Beach CA 93442
1390 Fairway Dr
San Luis Obispo CA 93405
✔2025
$2,500
-
Gary Hale
@ .
- -
Sarah Jones
.@ .
- -
Creating Adaptive Recreational Experiences (CARE)
10,000
Page 286 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Positive Ride was founded on the principle of inclusivity. Living in a recreation-driven area, we noticed that many
outdoor activities were not very friendly to those with adaptive needs. Our goal is to change this by providing
adaptive equipment and alternative recreational opportunities for individuals with varying abilities.
To bring our primary program to life, we have partnered with Freedom Trax, an innovative company that has
developed a product that transforms standard wheelchairs into motorized all-terrain vehicles. The Freedom Trax
system consists of an all-terrain track that attaches to a wheelchair, enabling users to navigate a variety of surfaces.
Our Freedom Trax program empowers wheelchair users to explore environments that were previously inaccessible.
We have also partnered with REI who has allowed us to teach a class on adapting outdoors at their San Luis
Obispo store, as well as, hosted a display of the Freedom Trax System and an explanation of our Adaptive Hikimg
Program. REI has also givrn us an end cap display descibing our organization and the community service we
provide. Through their partnership we have been able to expand our opportunities to serve the community.
As part of our comunity outreach, we have partnered with the City of Pismo Beach to hold a monthly information
booth on the pier. During Wheelchair Wednesdays we meet at least 40 people who know someone who would
benefit from our organization. During these days, we will also offer free 20 minute excursions on the beach to people
with limited mobility. This includes peopkes of all ages including those in motorized wheelchairs and manual
wheelchairs, people with braces on their legs, and people who use canes or a walking chair. We have helped and
met people from all over, including many locals who come to our Wheelchair Wednesday every month to hang out
with us and use the Freedom Trax.
The community can reach us through social media, phone, email, or our website contact forms. We have already
brought smiles to the faces of hundreds of community members through our Adaptive Hiking Program alone. We
hope to offer additional adaptive programs in the future that will meet the needs of our community.
Our mission is to create memorable and adaptive outdoor recreational experiences for individual
who use wheelchairs. We are committed to breaking down barriers and ensuring that everyone
has the opportunity to enjoy the great outdoors, irrespective of mobility challenges.
All of San Luis Obispo County including, but not limited to: Arroyo Grande, Arroyo Grande Parks,
Lopez Lake Recreation Area, local wineries, Pismo Beach, Grover Beach, Oceano Dunes,
Madonna Expo Center, Avila Beach Golf Resort, just to name a few.
We also have traveled to other cities within California if requested by a client.
Page 287 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
Positive Ride aims to build an inclusive community through educational programs and adaptive
recreational activities, such as Freedom Trax and our Adaptive Hiking program. Our goal is to
create more adaptive recreational experiences for individuals of all ages and abilities. We aspire
to establish a welcoming space for newcomers to this lifestyle, facilitating an easier transition
and fostering independence.
This year, we plan to place greater emphasis on our vacation program, which helps individuals
design adaptive vacations in the San Luis Obispo County area. We achieve this by vetting local
hotels, restaurants, and recreational areas, while offering our Freedom Trax as a transportation
and recreational option. These programs and services positively impact the community by
opening up opportunities for people with disabilities. We aim to enhance not only our local
community but also the experiences of visitors to our beautiful area.
Our vision is for everyone to feel included in nearly all activities and events within San Luis
Obispo County. While many individuals of varying abilities already live and vacation here, we
have discovered that many are unable to fully enjoy our stunning scenery due to difficulties
accessing beaches, hiking trails, or event venues. We have developed a solution that enables
these individuals to navigate all types of terrain and venues. With our Freedom Trax, they can
move independently without needing someone to assist them, restoring their freedom.
Through our Vacation Vetting program, we simplify the process of finding hotels, restaurants,
and activities that accommodate individual abilities. We will provide this information to ensure
that everyone can have a fun, safe, and positive experience in San Luis Obispo County.
With the use of Social Media, attending local events, and holding our Wheelchair Wednesdays,
the last Wednesday of the month, we have been able to reach thousands of people and have
increased our client base and the number of community members we help. We have also
reached people from out of town who have made special trips to San Luis Obispo County to be
able to utilize our programs.
Page 288 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goal of this program is to offer outdoor adventures that are accessible and enjoyable for
everyone. By prioritizing inclusivity, we strive to cultivate a community where individuals of all
abilities can unite, share experiences, and create lasting memories. We believe that everyone
deserves the opportunity to explore nature and participate in recreational activities without
barriers. We aim to expand our Adaptive Hiking program to include more ADA-accessible trails
in Arroyo Grande and the surrounding areas. Additionally, we seek to broaden our Wheelchair
Wednesday event to other cities in San Luis Obispo County, including Arroyo Grande.
1000's
The number of residents served is based on the average number of individuals living with a
disability. According to the Centers for Disease Control and Prevention, 1 in 4 adults lives with a
disability that hinders their ability to lead a normal life. Our program is not only informed by
statistical data but also by the number of individuals we meet daily who know someone with a
physical limitation. One in every three people we speak with personally knows someone who has
a physical limitation due to aging, a life-changing event, a temporary health issue, genetics,
hereditary factors, or other health challenges.
1000's
Page 289 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
We have observed and experienced firsthand that this subpopulation in our community often
faces isolation and exclusion from outdoor activities and community events due to perceptions of
their inability to participate. In reality, the only barriers preventing their participation are the lack
of adaptable equipment and modifications, as well as limited available programs.
22
10
Currently, we have a limited number of volunteers who team up to take individuals on
excursions using the Freedom Trax. We make appointments with those interested in
participating and either accompany them to their desired destination within San Luis Obispo
County or lend the equipment to someone with a special request. For example, we had a client
contact us in September to reserve the Freedom Trax for two of his wedding guests, his
wedding was on the beach. Another individual was able to go on the beach for the last time
before succombing to pancreatic cancer, it was his dying wish and we were able to make that
happen for him. These are the types of activities and requests we strive to fulfill.
While our primary focus is the Freedom Trax and helping people explore adaptive hiking, our
long-term goal is to educate individuals, provide a variety of adaptive equipmentisuch as an
adaptive bicycleiand assist families in finding suitable ADA hotels and activities for their
vacations on the Central Coast.
To achieve these goals, we need to secure funding for equipment, educational brochures,
promotional materials, and travel expenses. Our next step is to obtain funds for staff so they can
dedicate their time to our organization without the worry of an unstable income. We aim to
establish a dedicated staff who can work collaboratively to enhance Positive Ride, making it a
valuable resource for our community and visitors seeking adaptive recreation and vacation
options.
Page 290 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Puechase 1 Freedom Trax and / or materials for maintenance amd supplies for current
Freedom Trax attachments
receive grant funding
March 2026
Will depend upon grant approval and amount awarded.
Page 291 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Expand our Community Outreach through Wheelchair Wednesday events
We would need to contact city officials to setup a meeting to present our Wheelchair
Wednesday event idea. The goal of the presentation is to partner with, for example, Arroyo
Grande, to have a monthly Wheelchair Wednesday booth event to educate the public on our
program as well as the importance of inclusivity.
June 2026
This objective would be evaluated based on the meeting with a city official. If we are given
the opportunity we would be able to reach more community members with limited mobility
and their families.
Vacation Vetting Program Awareness - receive more sign up forms and clients interested in
this service
We would like expand our vacation vetting program to more people. We will begin by
creating more Social Media posts advertising this serfvice and encoursaging people to sign
up. We will also have flyer or signs at our information booths advertising this service.
June 2026
We will be able to evaluate the success of this service by the number of sign up forms
submitted.
Page 292 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
With the Freedom Trax purchased through our last grant, we have successfully met our previous
goal of 12 educational excursions and 36 non-educational excursions, helping twice as many
people as before. We have established a presence on social media and partnered with R.E.I.,
the Land Conservancy of San Luis Obispo County, The City of Pismo Beach (to provide monthly
Wheelchair Wednesday events) and the Central Coast Concerned Mountain Bikers to provide
more adaptive hiking opportunities for our community and visitors. Additionally, we have invested
in a full-time Administrative Consultant to streamline our programs, intake forms, scheduling,
procedures, and data entry. We have adopted a new online booking system to help our clients
easily book their excursions or reservations. We have also added an online Vacation Vetting
form to make it easier for clients to sign up and receive their vacation evaluations.
The new grant will enable us to continue supporting the community and expand our current
project by providing an additional Freedom Trax. This enhancement will allow for greater
outreach and increase the number of participants in each Wheelchair Wednesday Excursion.
Adding another Freedom Trax to our fleet will improve access opportunities for wheelchair users
and people with disabilities, enabling them to attend various educational events in San Luis
Obispo County. These events include, but are not limited to, the Arroyo Grande James Way Oak
Habitat, Inclusive Park, Pismo Preserve, Among the Oaks events, school field trips, Lopez Lake,
and more. Additionally, it will enhance access to recreational activities such as concerts,
weddings, and sporting events.
Page 293 of 601
Page 294 of 601
Page 295 of 601
Letter 947 (Rev. 2-2020)
Catalog Number 35152P
Department of the Treasury
Internal Revenue Service
Tax Exempt and Government Entities
P.O. Box 2508
Cincinnati, OH 45201
POSITIVE RIDE JAMS INC
1390 FAIRWAY DRIVE
SAN LUIS OBISPO, CA 93405
Date:
04/11/2024
Employer ID number:
-
Person to contact:
Name: Customer Service
ID number: 31954
Telephone: (877) 829-5500
Accounting period ending:
December 31
Public charity status:
509(a)(2)
Form 990 / 990-EZ / 990-N required:
Yes
Effective date of exemption:
April 2, 2024
Contribution deductibility:
Yes
Addendum applies:
No
DLN:
26053495002704
Dear Applicant:
We're pleased to tell you we determined you're exempt from federal income tax under Internal Revenue Code
(IRC) Section 501(c)(3). Donors can deduct contributions they make to you under IRC Section 170. You're also
qualified to receive tax deductible bequests, devises, transfers or gifts under Section 2055, 2106, or 2522. This
letter could help resolve questions on your exempt status. Please keep it for your records.
Organizations exempt under IRC Section 501(c)(3) are further classified as either public charities or private
foundations. We determined you're a public charity under the IRC Section listed at the top of this letter.
Based on the information you submitted with your application, we approved your request for reinstatement
under Revenue Procedure 2014-11. Your effective date of exemption, as listed at the top of this letter, is the
postmark date of your application.
If we indicated at the top of this letter that you're required to file Form 990/990-EZ/990-N, our records show
you're required to file an annual information return (Form 990 or Form 990-EZ) or electronic notice (Form
990-N, the e-Postcard). If you don't file a required return or notice for three consecutive years, your exempt
status will be automatically revoked.
If we indicated at the top of this letter that an addendum applies, the enclosed addendum is an integral part of
this letter.
Page 296 of 601
Letter 947 (Rev. 2-2020)
Catalog Number 35152P
For important information about your responsibilities as a tax-exempt organization, go to www.irs.gov/charities.
Enter "4221-PC" in the search bar to view Publication 4221-PC, Compliance Guide for 501(c)(3) Public
Charities, which describes your recordkeeping, reporting, and disclosure requirements.
Sincerely,
Stephen A. Martin
Director, Exempt Organizations
Rulings and Agreements
Page 297 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Scouting America Los Padres Council
4000 Modoc Rd
Santa Barbara CA
✔2024, 2025
$1,500, $500
-
Carlos Cortez
. @ .
- -
Ken Miles
. @ .
- -
Scouting Recruitment and Programs
$1,500
Page 298 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Our programs aim to support the community in various ways. We strive to engage boys and girls between the ages
of 5 and 20, as well as their families, in the counties of Santa Barbara and San Luis Obispo. Our primary goal is to
promote youth leadership and family-based programs on the Central Coast. The Los Padres Council offers a diverse
range of programs, including The Outdoor School, Cub Scouts, Scouts BSA, Venturing, and Exploring, all focused
on preparing our youth to thrive. We are committed to serving our community's diverse families and making a
positive impact on their lives.
Scouting America, Los Padres Council serves the youth of San Luis Obispo and Santa Barbara
counties. The council's main goal is to instill ethical values in young people by teaching them the
principles of the Scout Law, such as honesty, compassion, and a willingness to help others.
Through various activities, leadership training, community engagement, and outdoor
experiences, LPC takes young individuals on a journey of character development.
San Luis Obispo and Santa Barbara Counties.
Page 299 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
Scouting America, Los Padres Council provides youth in Arroyo Grande with hands-on
leadership training, outdoor education, and community service opportunities that build character
and civic responsibility. Through troop activities, camping, STEM learning, and service projects,
Scouts learn teamwork, problem-solving, and respect for others and the environment. These
experiences prepare young people to be confident, capable citizens who strengthen the fabric of
our community.
Scouting creates a lasting impact by engaging youth from all backgrounds, fostering mentorship
between older and younger Scouts, and inspiring lifelong habits of service and stewardship.
Outreach Efforts
We promote Scouting programs through school partnerships, community events, social media,
and collaborations with local service organizations. Outreach emphasizes inclusion and
accessibility, ensuring every child, regardless of financial circumstance, has the opportunity to
participate and benefit from the Scouting experience.
Page 300 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goals of Scouting America, Los Padres Council’s program are to:
1. Develop Leadership and Character: Equip youth with strong moral values, self-confidence, and the
ability to lead with integrity through outdoor experiences, merit badge work, and service projects.
2. Promote Community Service: Inspire Scouts to engage in meaningful volunteer work that benefits local
parks, schools, and civic organizations in Arroyo Grande.
3. Foster Environmental Stewardship: Encourage respect for nature and sustainability through outdoor
education and conservation-focused activities.
4. Expand Access and Inclusion: Ensure that every child—regardless of background or financial
situation—has the opportunity to participate in Scouting.
5. Strengthen Community Connections: Build partnerships with schools, families, and local organizations
to nurture responsible, service-minded citizens who contribute positively to their community.
250
The number of residents served by Scouting America, Los Padres Council’s programs is
determined using verified membership records, event registrations, and community outreach
participation. Each youth and adult volunteer is registered annually, allowing us to accurately
track participants from Arroyo Grande and surrounding areas. In addition, attendance at
recruitment events, merit badge clinics, and community service projects helps us measure
broader community engagement.
Over the past year, participation in Arroyo Grande has grown steadily, with more families
enrolling in Cub Scouts and Scouts BSA programs. This growth reflects the community’s
increasing interest in youth leadership development, outdoor education, and service. By
maintaining detailed records and evaluating participation trends, we ensure accountability and
can clearly demonstrate the expanding reach and positive impact of Scouting across the Arroyo
Grande community.
240
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
The local need for Scouting America, Los Padres Council’s programs is determined through
community assessments, school partnerships, and demographic data. Many families in Arroyo
Grande and surrounding areas face financial barriers that prevent youth from accessing
leadership development, outdoor education, and character-building opportunities. Outreach to
schools, parent groups, and local organizations has identified high demand for affordable,
structured youth programs that build confidence, teamwork, and civic responsibility. Additionally,
the success of past recruitment efforts and waitlists for Cub Scouts and Scouts BSA units
demonstrate that interest exceeds available opportunities. Funding helps meet this unmet need,
ensuring all youth in the community can benefit from Scouting.
41
100
Scouting America, Los Padres Council has over 100 years of experience delivering high-quality
youth development programs in Santa Barbara and San Luis Obispo Counties. We have a
proven track record of successfully operating Cub Scouts, Scouts BSA, Venturing, and
STEM-based programs, serving more than 1,200 youth annually. Our professional staff and
trained volunteer leaders have expertise in outdoor education, leadership development, and
community service, and are skilled at managing program logistics, safety, and participant
engagement.
Our established infrastructure, including Camp Rancho Alegre, program materials, and training
systems, ensures we can efficiently implement activities while maintaining high standards.
Strong partnerships with schools, local organizations, and families further enhance our ability to
recruit participants, deliver programs effectively, and measure impact.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Recruit 20 new families in Scouting in AG area
Provide scholarships and to market programs within school and community organizations
September-December 2024
New membership applications
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
Our goal for this grant is to print and distribute BSA recruitment materials to schools and
community organizations, host recruitment events in local parks and schools, and provide
scholarships for families that financial cannot afford registration fees.
Register new families into BSA programs with the goal of 20 new families in Arroyo Grande and
the formation of two new troops.
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1325 West Walnut Hill Lane, P.O. Box 152079 • Irving, Texas 75015-2079 • 972-580-2000
www.Scouting.org
BOY SCOUTS OF AMERICA
EIN # 22-1576300
GROUP EXEMPTION # 1761
FEBRUARY 20, 2025
COUNCIL #053 - LOS PADRES
EIN #951696725
CARLOS CORTEZ
LOS PADRES COUNCIL BOY SCOUTS OF AMERICA
4000 MODOC RD
SANTA BARBARA, CA 93110
Re: Requests for information regarding your council's federal tax-exempt status
Dear Carlos:
This letter clarifies the tax- exempt status of your council. The Boy Scouts of America, National
Council (d/b/a Scouting America), is recognized as a public charity and tax exempt under IRC
Section 501(c)(3), as well as IRC Section 170(b)(1)(A)(vi). We are not a private foundation as
described in IRC Section 509(a). A copy of our current tax-exempt affirmation letter is attached.
For tax purposes, your council is a bona fide subordinate organization of the Boy Scouts of
America (EIN 22-1576300), in good standing, and covered under the Boy Scouts of America' s
group exemption ruling, IRS Ruling No. 1761. Though the council is a separate entity and
responsible for its own, independent audit, our exemption ruling extends the same recognition of
tax- exempt status to this council as to the Boy Scouts of America National Council.
Each year, the Boy Scouts of America National Service Center submits to the IRS, updates to
the list of approved subordinate organizations which includes all local councils and their
endowment trusts. Your council's information is on the attached list of subordinates.
On behalf of the many young men and women you serve in your council area, thank you again
for all you do for Scouting. Questions, if any, can be directed to Cicely Nelson, VP-Associate
General Counsel, Legal Department at Cicely.Nelson@scouting.org.
Very truly yours,
Roger Krone
President and CEO
Enclosures: 2025 IRS affirmation letter; List of approved subordinate organizations
Page 309 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Scouts BSA Troop 414
825 Virginia Dr
Arroyo Grande CA 93420
✔
-
Joe Vernon
@ .
( ) -
Amanda Sorensen
@ .
( ) -
School of the Woods 2026
1000.00
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Scouts BSA Troop 414 is an all-girl troop based in Arroyo Grande, California, sponsored by the Kiwanis
orgainization. The troop is part of Scouting America and is in Scouting’s Cuesta District which serves San Luis
Obispo County. The troop provides a program that focuses on leadership development and outdoor skills through
traditional scout activities such as camping, backpacking, fire building, knot tying, swimming, first aid, and camp
cooking. A key tenant to the organization’s focus on leadership development is that activities are scout-led where
the youth members take the lead in planning and executing troop events. Senior, more experienced scouts, provide
leadership to newer/younger members. Scout youth are age 11-17.
Community service is a core part of scouting. Troop 414 invests anywhere from 55-75 hours per year in carrying on
this tradition by:
- Engaging in park cleanups
- Conducting flag ceremonies for both the city of Arroyo Grande and other organizations such as the Elks & Friends
of Scouting
- Food service and clean up for the Elks, Friends of Scouting and other organizations
- Assisting where needed in special events such as Girls in Aviation
- Participating in community engagement activities including setting up chairs/tables and hiding Easter eggs at
Maddux Ranch
- Assisting the community in Repair Cafe's (set up, clean up, and helping facilitate the repair process)
MISSION STATEMENT
The mission of Scouting America is to prepare young people to make ethical and moral choices
over their lifetimes by instilling in them the values of the Scout Oath and Law.
While focused in Arroyo Grande, Troop 414 draws members from all over South San Luis
Obispo County.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The program that this grant will be used to fund is "School of the Woods 2026." School of the
Woods provides a solid foundation of skills and knowledge on which scouts can build as they
advance through the scouting program. Through this program, various skills are taught to
newer/younger members by senior scouts. These skills include, but are not limited to:
- Nutrition (camp cooking)
- Budgeting (shopping for camp cooking)
- Knots/Lashings (transportation and setup of gear)
- Fire Building/Safety (warmth & camp cooking)
- First aid (be prepared if anything goes wrong)
- Outdoor Ethics and Conservation (environmental stewardship)
- Communication (working with the other scouts to execute a successful activity)
- Teamwork (relying on your fellow scout for the successful execution of the activity)
School of the Woods 2026 will be composed of three primary activities that will build upon
themselves with each successive adventure. Each experience will have a different and unique
focus, utilizing the foundation that was laid in the previous excursion. The program is intended to
allow a scout who may have little to no experience with camping or backpacking to gain the
knowledge and confidence to successfully take on these challenges. School of the Woods in
future years will provide opportunities for experienced scouts to guide and mentor younger
scouts allowing for further leadership development.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
By empowering the scouts with outdoor experience and knowledge, they take that understanding
and implement those skills in their daily lives, being prepared such that no matter what life has in
store for them, they have a strong foundation of preparation with which to draw from to ensure
their future success.
Additionally, by investing in our youth, by development of the above skills, they become an
example and influence amongst their peers, thereby spreading the benefits of scouting beyond
the troop. They also gain a source of empowering independence with the knowledge they can
tackle life's challenges.
30
The number is determined by the number of scouts (or scout families) living within the city limits
of Arroyo Grande and including an estimate of their immediate family members, as the scouting
program directly affects them.
21
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Scouting is open to all youth.
The School of the Woods program provides a structure to the skills included in scouting. It
ensures a similar foundation is imparted into each scout before more advanced methods are
taught. Additionally, it is the older, more experienced scout passing on the knowledge and skills
to the younger scouts in this program. Thus ensuring this is a Scout-led program.
00
10+
With the help of this grant to supply needed gear for School of the Woods, our troop will be very
well positioned to roll out a rewarding program in the 2026 year. Our troop benefits from a
scoutmaster with decades of experience, enthusiastic assistant scoutmasters, and involved
parents (all volunteer positions). Our volunteers, combined with the energy of the scouts, is a
recipe for success.
Troop 414 was founded in 2019 with only 4 scouts. In 6 short years, the troop has grown to
include 17 scouts. Also in that 6 years, several scouts have achieved the rank of Eagle Scout.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
School of the Woods #1
The objective of School of the Woods 1 is to foster a sense of independence in the scout.
This is accomplished by spending a night away from home, and working with a buddy to set
up a tent and cook a camp meal. Additionally, physical fitness objectives are included.
- Ensure troop tents are in safe and working condition
- Ensure troop stoves are in safe and working condition
- Ensure the troop has sufficient cooking implements for the needed meals
Complete before 3/30/26
Included in School of the Woods 1 are many rank advancement opportunities for scouts to
work towards the rank of Tenderfoot. If this session of School of the Woods is successful,
there will be scouts well on their way to earning their Tenderfoot rank.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
School of the Woods 2
This iteration of the program takes the scouts a little further from home for a little longer and
focuses on reliance on the patrol (teamwork and cooperation). This is a 2 night camp out
that includes first aid, budgeting for meals, and a service project.
- Coordinate with the owners of Maddux Ranch for the service project
- Ensure sufficient troop tents in safe/working order
- Ensure sufficient troop first aid supplies
- Ensure enough troop cooking implements to support at least 2 patrols
Complete before 4/30/26
School of the Woods 2 contains many knowledge items associated with the Second Class
rank. Those scouts that attend and successfully complete School of the Woods 2 will be well
on their way to achieving the rank of Second Class.
School of the Woods 3
This final phase of the program takes the scout on the trail for two nights to implement the
knowledge they have gained thus far and build on it with an emphasis on how it relates to the
wilderness.
- Ensure each scout has sufficient gear for a short backpacking trip
- Ensure troop backpacking stove is in working order
- Ensure troop water filter is in working order
- Ensure troop tents are in working order
Complete before 5/30/26
The final installment of the School of the Woods program includes elements of the First
Class rank. Those scouts that complete School of the Woods 3 will have items completed
that will count towards their First Class rank.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
A scout that has completed the School of the Woods program will have learned and
demonstrated self-reliance, teamwork, cooperation, first-aid knowledge and fire building/safety.
Those skills above translate to their daily life, at home and school. The scout will be better
prepared to handle minor first-aid for both themselves and their friends and family. They will
bring responsibility to backyard and camp fires, thus lessening the likelihood of a catastrophic
wildfire. The cooperation and teamwork skills they will have gained will translate directly into the
classroom resulting in increased responsibility and leadership role
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
Senior Nutrition Program/Meals That Connect
265 South Street, Unit B
San Luis Obispo CA 93401
same
✔2025
$9500
-
Laura Kelsay
@ .
- -
Juliane McAdam
@ .
- -
Meals for Seniors in Arroyo Grande
10,000
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
Meals That Connect directly provides no-cost congregate and home-delivered meals to seniors age 60 and over
living in Arroyo Grande. All meals are prepared in our central kitchen in San Luis Obispo and delivered daily by
refrigerated truck to our local distribution point at the Central Coast Senior Center in Oceano. From there, meals for
Arroyo Grande residents are packaged for home delivery and brought directly to seniors by our dedicated
volunteers.
Our services include more than nutritious meals. Congregate dining offers seniors a welcoming place for healthy
food and social connection, helping reduce loneliness and isolation. For those receiving home-delivered meals, our
volunteers provide essential non-medical wellness checks and friendly visits that support safety and independence
for older adults living at home. We provide meals five days a week, supplemented with frozen meals for weekends
and holidays to ensure uninterrupted nutrition. This program is supported by our countywide team of dedicated
professionals—including our executive director, kitchen manager, registered dietitian, and office and kitchen staff—
and powered by the efforts of over 400 volunteers. Our work is guided by a volunteer board of directors.
To improve health, reduce isolation, enhance independence, and increase socialization for all
SLO County senior residents by providing meaningful connections and free, hot, noon-time
meals through area dining rooms and delivering meals to medically homebound seniors.
Direct services are delivered through our network of locally embedded sites across San Luis
Obispo County. These include senior centers, community centers, and partner churches located
in Paso Robles, Atascadero, Santa Margarita, San Luis Obispo, Cambria, Morro Bay, Los Osos,
Oceano (serving Arroyo Grande), Nipomo (serving rural Arroyo Grande), and San Miguel. This
localized presence ensures that older adults can access meals and support services within their
own communities.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
We offer congregate dining at our Oceano site, providing accessible services for Arroyo Grande
residents, and we deliver meals directly to homebound seniors throughout Arroyo Grande and rural
Arroyo Grande, where transportation, mobility challenges, and geographic isolation may limit access
to food. Currently, approximately 80% of our Arroyo Grande clients rely on home-delivered meals,
reflecting the essential role this service plays.
This program has a unique, positive, and valuable impact on the community for several reasons:
1. We are the only provider in the region offering free daily meals for seniors. This removes cost as a
barrier and ensures that older adults—especially those on fixed or very limited incomes—can access
consistent nutrition.
2. Congregate dining at our Oceano site offers meaningful social connection. By gathering with peers,
seniors reduce feelings of loneliness and isolation, which are significant risk factors for declining
physical and mental health.
3. Daily home-delivered meals include social interaction and a non-medical wellness check. Our
volunteers often become trusted points of connection, helping identify emerging needs or concerns
before they escalate into crises.
4. Nutritious meals support better health and long-term independence. By reducing food insecurity
and ensuring adequate nutrition, seniors are better able to manage chronic conditions and safely age
in place.
5. The program helps prevent homelessness among at-risk older adults. As highlighted in last fall’s
Tribune series, rising expenses are pushing many seniors to the brink of housing instability. By
covering a major daily expense—food—our program helps residents remain safely housed.
Outreach and Public Awareness Efforts:
We employ a multi-faceted outreach strategy to ensure seniors—and those who care for them—are
aware that support is available:
1. Strong referral networks: Local healthcare providers, hospitals, clinics, and social workers
frequently refer seniors to our program.
2. Active participation in cross-agency coordination: Our staff participate monthly in the Adult Services
Policy Council, where information is exchanged among countywide agencies serving older adults.
3. Collaboration with community organizations: We work closely with South County Chambers of
Commerce and other local partners to increase awareness and reach residents across Arroyo
Grande and surrounding rural neighborhoods.
4. On-the-ground visibility: Volunteers and staff routinely share program materials with community
centers, faith organizations, libraries, and service providers.
Through these efforts, we ensure that no senior in Arroyo Grande is unaware of, or unable to access,
the nutritious meals and supportive connections that help them remain healthy, independent, and
engaged in their community.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The goals of this program are to ensure that every senior age 60 and over who requests our
services receives consistent access to nutritious meals and meaningful social support. We will
provide balanced, nutritious, and appealing meals five days a week, supplemented with frozen
meals for weekends and holidays to maintain continuous food security. In addition, we will offer
daily social contact and a non-medical safety check for homebound clients, while providing social
engagement opportunities for seniors who participate in congregate dining.
Our primary goal is to continue delivering home-delivered meals to the 163 Arroyo Grande
residents we currently serve and to build upon that number as more seniors seek support. We
will also maintain our congregate dining program at the Central Coast Senior Center in Oceano,
which supports seniors from Oceano, Arroyo Grande, and Pismo Beach; this year, 48 of our
congregate participants are Arroyo Grande residents. As demand grows, we aim not only to
accommodate all new clients requesting our services but also to proactively expand our reach so
that more eligible seniors in Arroyo Grande can benefit from our program.
220
The number of residents served by the program is determined through precise and
comprehensive digital recordkeeping. Every senior who participates—whether through
congregate dining or home-delivered meals—completes a formal intake process. Each client is
then entered into WellSky Aging and Disability, the database used by both the Area Agency on
Aging and the California Department of Aging. This system securely tracks individual
registrations, meal types, service dates, and delivery records, allowing us to generate exact
counts rather than estimates of the seniors we serve.
For congregate meals, clients sign up at least two days in advance, ensuring accurate meal
planning and confirming participation. Similarly, all home-delivered meal clients are scheduled
through WellSky and documented daily by volunteers and staff, which provides a reliable record
of actual meals delivered and clients served.
Because our program is open to any senior age 60 or older with no income or eligibility
restrictions, our digital system plays a crucial role in maintaining accurate, unduplicated service
counts, monitoring growth in demand, and ensuring that every senior who requests our support
is included in our official service numbers.
211
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Statistics clearly demonstrate a strong and growing need for our program throughout San Luis
Obispo County, including the city of Arroyo Grande. According to the County Public Health
Department’s SLO Health Counts report, 27% of the county’s residents are age 60 or older—a
proportion projected to rise to 30% by 2030. As this population grows, so does the number of
seniors who are living alone, are homebound due to mobility or health challenges, or are
struggling to meet basic needs on limited incomes.
This growing need is reflected in our own service data: demand for meals at several of our dining
sites has increased by as much as 30% compared to last year. This surge underscores both the
essential nature of our services and the urgency of expanding our capacity to ensure that no
senior goes without nutritious meals and the social support that helps them remain healthy and
independent.
23 25
400
Meals That Connect has the operational experience, staffing structure, and community partnerships necessary to
successfully deliver all proposed services under this grant. For more than five decades, our organization has
provided daily meals and supportive services to older adults throughout San Luis Obispo County, including Arroyo
Grande and the surrounding rural areas. This long-standing history reflects both our stability and our deep
understanding of the nutritional, social, and wellness needs of the seniors we serve.
We maintain a well-established system for preparing, packaging, and distributing meals through both congregate
and home-delivered programs. Our kitchens and dining sites operate with trained staff who follow consistent food
safety, nutrition, and meal production standards. Across the county, our volunteer network—supported by
dedicated site coordinators and program staff—ensures reliable meal delivery, meaningful social contact, and daily
wellness checks for homebound clients. Volunteers are trained to follow route protocols, document service in real
time, and communicate concerns to staff promptly.
Our organization also has the administrative infrastructure required for accurate recordkeeping and program
oversight. We use WellSky Aging and Disability, the database adopted by the Area Agency on Aging and the
California Department of Aging, which allows us to maintain precise client records, track meals served, monitor
service trends, and ensure compliance with state and federal reporting requirements. This system supports
high-quality program management and ensures that services are delivered efficiently and equitably.
Meals That Connect is also deeply embedded in regional networks that support older adults. We maintain strong
referral relationships with healthcare providers, social service agencies, and community partners. Our consistent
participation in countywide groups such as the Adult Services Policy Council ensures coordination, shared
problem-solving, and ongoing alignment with regional needs.
Together, these strengths—experienced staff, robust volunteer engagement, reliable infrastructure, strict data
management, and strong community partnerships—position our organization to fully and successfully implement
the activities outlined in this grant. Our proven track record demonstrates our ability not only to sustain current
services but to expand them as community needs grow.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Enhancing Senior Well-being through nutritious Meals in Arroyo Grande
Provide a total of 19,700 nutritious meals to senior residents of Arroyo Grande, with a dual
focus on both congregate dining and homebound seniors. By addressing the nutritional
needs of this vulnerable population, we aim to enhance their overall well-being, promote
healthy aging, and foster a sense of community connection.
The Program Nutritionist and Kitchen Director will design monthly menus to ensure each
meal contains 1/3rd of the daily recommended dietary intake.
Drivers from the central kitchen will deliver meals to the dining site where congregate senior
diners will eat and the meals will be packaged for delivery to homebound seniors.
FY 2025-26
Number of meals served to Arroyo Grande senior residents will be tracked in the Wellsky
Aging & Disabilty database platform.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Enhancing Seniors' Well-being through Health and Function Assessments
Conduct quarterly health and function assessments for home-delivery clients seniors and
annual assessment for congregate clients. By implementing a comprehensive assessment
framework, we aim to gain valuable insights into the unique health challenges faced by
seniors and tailor support services to improve their overall well-being.
Staff will conduct home visits and health assessments to evaluate the overall health status of
seniors and their living situation. Staff will make referrals to other agencies where necessary.
FY 2025-26
Review of client surveys and reports
Build congregate dining participation
Increase attendance and participation at the congregate dining site to build community and
increase socialization for participants
Bring in outside activities and organizations to engage with the senior clients, such as bingo,
singing groups, and working with local high school volunteer programs. Encourage
participants to invite their friends.
FY 2025-26
Track the number and variety of activities and the number of senior participants.
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Program Service OUTPUTS:
Program Service OUTCOMES:
1. Meal Preparation and Service:
MTC will prepare and serve 19,000 nutritious meals to 220 clients in Arroyo Grande. Meals
will be delivered to homebound seniors' homes by trained volunteers, ensuring accessibility to
those unable to visit the congregate dining site. Seniors not homebound will be served at the
congregate dining site, fostering a communal atmosphere and social interaction.
2. Client Assessment for Daily Life Changes:
All active clients will undergo an initial assessment at the beginning of the fiscal year to identify
changes in their daily life. Homebound clients will undergo assessments four times a year to
monitor changes in their needs and well-being.
3. We will implement a program of ongoing activities and presentations at the congregate dining
site in Oceano, and we will track the number of clients participating and their responses to the
activities.
1. Meal Preparation and Service:
Seniors receiving daily nutritious meals are expected to exhibit improved health compared to
their counterparts who do not receive such meals.
2.Client Assessment for Daily Life Changes:
Seniors participating in assessments, referral services, and nutritional education are expected to
have a better chance of extending good health and a reduced likelihood of experiencing
depression. They are expected to stay in their own homes longer.
3. Seniors participating in congregate dining activities will enjoy an increased sense of
community and belonging and reduced isolation, which will improve their overall well-being.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City: State: Zip:
Physical Address:
(if different from Mailing Address)
City: State: Zip:
Fund Amount Requested: $
Previous Funds Received? □ Yes □ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
San Luis Obispo
San Luis Obispo County YMCA - a branch of Channel Islands YMCA
1020 Southwood Drive
NA
NA NA NA
3,000
2024-25
$2,000.00
-
Douglas Trawick
. @ .
- -
NA
NA
NA
Summer Day Camp
93401CA
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
San Luis Obispo County YMCA before & afterschool youth programs operate year-round and
when school is out to ensure kids have academic enrichment and recreational opportunities
when they need them most. During the summer months, our before & afterschool youth
programs transition to Summer Day Camp where kids will learn, explore, and grow in a safe
and fun environment.
Our Summer Day Camp creates a unique, positive, and valuable impact on the Arroyo
Grande community. Summer Day Camp provides an enriched environment for youth ages 4
– 12 to continue learning during the summer months when school is out. And working/busy
parents are assured their children have a safe place to go. We are increasing the output of
Summer Day Camp in the Arroyo Grande area next year from 2 camp sessions to 3 camp
sessions, creating a need for greater funding. Summer Day Camp will be offered in Arroyo
Grande at Ocean View Elementary Explorers, Branch Elementary Trailblazers (4-6 years),
and Branch Elementary (7-12 years) serving approximately 100 youth per week.
At Summer Day Camp, we offer our SCALED learning curriculum (STEM, Career Connected
Learning, hands-on Arts, Literacy, Education, Diversity and Global Learning) to help kids
grow in the classroom and out in the world. STEM projects engage kids in science,
technology, engineering, and/or math to practice academic skills, encourage critical thinking,
and stimulate investigation, inquiry, and discovery. We also include our Social-Emotional
program to help kids develop emotional intelligence skills like self-awareness, self-
management, empathy, and cooperation. And we apply our Healthy Eating and Physical
Activity (HEPA) program to build a healthier future for the children in the community by
creating an environment rich in opportunities for healthy eating and physical activity. And
youth develop strong bonds with their peers and staff. These social experiences increase
their self-efficacy, boost their confidence, support problem solving, and are critical to overall
emotional and physical health.
Our Summer Day Camp benefits Arroyo Grande by enriching the achievement gap, social
emotional wellbeing, and healthy well-being of the youth in the community. And it provides a
safe and thriving environment for youth to explore personal interests, build self-esteem, and
develop interpersonal skills. Financial assistance is offered to families most in need to ensure
nobody is turned away from our programs due to an inability to pay.
As outreach efforts to publicize the Summer Day Camp program, San Luis Obispo County
YMCA distributes publications to the school district, sends direct email to past and current
members/participants, and advertises with physical fliers and banners.
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SECTION D: PROOF OF NON-PROFIT STATUS
I.SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II.CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
San Luis Obispo County YMCA
12/3/2025 Douglas Trawick - Executive Director
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SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
South County Youth Coalition
P.O. Box 371
Arroyo Grande Ca 93420
✔2021
$3,000
-
NicolaGlanville, SCYC Chair
@ .
- -
same as above
same as above
same as above
Youth Fund Program
6,000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
South County Youth Coalition (SCYC) provides funding to youth living in South County for sports, field trips, school
supplies, technology, music lessons, camps, yearbooks, college and career readiness and other enrichment
activities. SCYC is able to react quickly to help families in need with basic needs such as food, clothing, gas, utilities,
and transportation. In addition, SCYC provides no-cost parenting and child-parent participation classes to foster
responsible parenting and healthy families. SCYC collaborates with other non-profits and county agencies to close
need gaps in South County and promote increased opportunities for education, recreation and community
involvement.
The South County Youth Coalition (SCYC) works to foster a safe and nurturing community which honors cultural
diversity,equity, mutual respect and inspires all young people to develop their full potential. We support families by
providing parent education opportunities that facilitate responsible and attuned parenting. In addition, we have
need-based funding available that provides at-risk youth and families increased educational, economic, recreational,
and vocational opportunities without the red-tape they may face elsewhere. We forge strong collaborative partnerships
in the community to ensure that we cast a wide net and help as many vulnerable and at-risk students and families as
possible. Our board is comprised of community leaders, retired school personnel, health care professionals,
student-serving professionals, and parents committed to the improvement of our community.
SCYC serves disadvantaged youth prenatal to 18 years of age and their families. SCYC serves
the South San Luis Obispo County from Shell Beach to Nipomo.
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The South County Youth Coalition's Youth Fund Program supports children and families from
prenatal to 18 years of age by helping families meet basic needs and access important
enrichment activities.
The Youth Fund provides assistance with essentials such as food, clothing, transportation (bus
passes and gas cards) as well as support for activities like sports, field trips, and music lessons.
What sets this program apart is its flexibility and its focus on responding to each families real,
day-to-day needs. When families face unexpected expenses or financial strain, SCYC is able to
react quickly so children don't have to miss out on important experiences and resources.
By reducing these barriers, the Youth Fund helps kids stay engaged in school, participate in
community activities and feel supported in their development.
In 2024 SCYC provided 720 youth and families in South County with basic needs and
enrichment support. Here are a few examples of the families that we supported:
* A single mom that lost her job and her housing needed food assistance for her three
children.
* SCYC provided a clothing gift card to a single parent (faced with severe health issues
limiting her ability to work) for her teen boy that had grown out of all of his clothes.
* SCYC provided a family that was experiencing financial stress with 2 need-based
scholarships for their children to play AYSO soccer in the Fall.
* SCYC provided a single mother with 2 children a gift card to Walmart to buy all of the
essential supplies for her son to attend 6th grade science camp.
By offering these supports we ease the burden on families who are trying to stretch limited
resources to meet their children's needs.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
Our goal is to ensure that every child in need has access to essential supports, helping build a
more equitable and inclusive community.
400
Since 1998 SCYC has been collaborating with other non-profits and county agencies to close needs
gaps in the South County. Before the COVID-19 pandemic, the majority of our funding went toward
need-based scholarships for youth sports, summer/science camps and other enrichment activities.
Since the COVID-19 pandemic we have shifted our focus to address the needs of the community by
offering immediate financial assistance to underserved families.
We partner closely with the So. Co. SAFE program (which is a mutli-agency collaborative) to identify
and respond to the immediate needs of youth and families in our community. SAFE family advocates
are on the front lines, receiving referrals from school district counselors and administrators, behavioral
health clinicians, child welfare social workers and other community-based partners.
After meeting with each referred family, the family advocates assess the circumstances impacting
their stability and well-being. When financial support is needed, they submit a funding request to
SCYC to assist with basic needs or to provide scholarships for enrichment activities.
In 2025 (January1st-September 30th) the SAFE family advocate serving the Arroyo Grande area
supported 109 families, 329 residents who live within the Arroyo Grande community.
329
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
The local need for this program is determined by the volume and nature of the referrals we
receive each year from the front line partners who work directly with youth and families. In 2024,
SCYC provided basic needs support and enrichment scholarships to 720 youth and families
reflecting a continued rise in requests for assistance.
Our referral network includes SAFE family advocates, school counselors, administrators,
clinicians and social workers. These partners have direct daily contact with families and are the
first to recognize the emerging crises or unmet needs. Their insights help us identify gaps in
services and ensure our support reaches the families experiencing the most significant
hardships.
Because SCYC can respond quickly and without the red tape that often delays other programs,
we are able to provide immediate assistance during emergencies. This flexible, rapid-response
model allows us to close critical needs gaps in the South County and adapt to evolving trends
identified by our trusted partners.
00
8
The South County Youth Coalition has supported youth and families in the South County community since
1998. Our long-standing presence, combined with strong partnerships with county agencies, the school
district and local nonprofit organizations enables us to effectively deliver quality services and respond to
emerging needs.
Our ability to carry out the proposed activities is strengthened by diversified funding sources, including
annual fundraising efforts, grants, and private donations. In 2024, we demonstrated strong fiscal
responsibility and direct community impact:
* 29% of our funding went toward basic needs support (food, clothing, toiletries, baby supplies)
*9% of our funding went toward enrichment activities for youth ( sports, music lessons, gymnastics,
dance, cheer, swim lessons and prom and grad night tickets)
*24% of our funding went toward education expenses (science camp, technology, scholarships, college
application fees, vocational school fees, AP tests, college supply grants and caps and gowns for
graduation).
*18% of our funding went toward free parenting classes and parent-participation classes in the South
County.
*5% of our funding was used for administrative costs. As an all-volunteer organization, our overhead
remains exceptionally low, allowing the vast majority of our resources to go directly to community impact.
This structure allows SCYC to consistently implement programs, maintain trusted relationships, and
ensure that resources reach the families who need them the most.
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SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
*
Provide funding to youth/families living in Arroyo Grande for basic needs, sports, field
trips,school supplies, technology, music lessons, camps, yearbooks, college and career
readiness and other enrichment activities.
When we receive a referral for financial support, we review the request to ensure it meets
our criteria and when appropriate, provide the requested assistance. For enrichment
activities, SCYC offers an average of $200 per youth each year to help ensure all kids have
access to opportunities that support their growth and wellbeing.
Our youth fund program is ongoing.
We evaluate our program using a combination of referral data, service tracking and partner
feedback. We track the number of families served, the type of support provided, and the
timeliness of our response. SAFE family advocates and community partners regularly
provide qualitative feedback on how the support impacted family stability and student
wellbeing. This combination of quantitative and qualitative data allows us to assess trends,
identify gaps and adjust our focus as needed.
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Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
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Program Service OUTPUTS:
Program Service OUTCOMES:
A full grant award of $6,000 (10% to administrative costs) would allow SCYC to fund $200
need-based scholarships for 27 youth/families.
With a full grant award, SCYC would be able to provide 27 youth/families with a need-based
scholarship. This support directly advances our goal of increasing equity in our community by
ensuring all youth have access to meaningful opportunities, regardless of financial barriers.
These scholarships help students feel supported, nurtured and cared for which are key factors
that strengthen their confidence and self esteem. When children feel valued and included, they
experience fewer mental health challenges and are better able to thrive both in and out of school.
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SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
✔
South County Youth Coalition
12/3/2025
Nicola Glanville, Chair
Nicola Glanville, Chair
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SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:
City:State:Zip:
Physical Address:
(if different from Mailing Address)
City:State:Zip:
Fund Amount Requested:$
Previous Funds Received?Ƒ Yes Ƒ No If Yes, Year Received:
Amount Received:
Tax ID Number:
Executive Director:
Email Address:
Phone Number:
Grant Program Contact:
(if different from Executive Director)
Email Address:
Phone Number:
Program or Service Title:
United Cerebral Palsy, SLO County
3620 Sacramento Drive #200
San Luis Obispo CA 93401
Same
✔
-
Mark Shaffer
@ .
- -
Jody Watty
@ .
- -
805 Games
2,000
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Describe the organization and the community service it provides:
Organization’s Mission Statement:
List Geographic Area(s) Served by the Organization:
United Cerebral Palsy (UCP) is an organization dedicated to the advancement of independence, productivity, and
full citizenship for all people with disabilities. UCP's services provide social and recreational programs, individual
and family support and educational instruction, youth and adult services, transportation, employment assistance,
and advocacy for people with Cerebral Palsy and other developmental disabilities. UCP of San Luis Obispo County
has been supporting children and adults with disabilities in San Luis Obispo County for over twenty years. Services
are designed to eliminate barriers to full participation in the community for the people served.
Sports Without Limits is an affiliate program and is dedicated to serving children and adults with developmental
disabilities by creating inclusive, accessible, and community-centered recreational opportunities. Individuals with
developmental disabilities are historically underserved and often lack regular access to programs that promote
physical activity, social connection, and community engagement. Our organization works to bridge this gap by
offering meaningful, adaptive recreation that ensures every participant is welcomed, valued, and supported.
The 805 Games is our flagship event and is truly one-of-a-kind in San Luis Obispo County. There is no other local
program that brings together youth and adults with developmental disabilities for a full day of sports, celebration, and
community connection. This event provides participants with a rare opportunity to shine, to be seen, and to
experience a day designed specifically for their joy, success, and camaraderie. For many, it is one of the only events
where their abilities—not their disabilities—take center stage.
In addition to serving participants, the 805 Games offers tremendous benefits to the broader community. The event
brings together hundreds of volunteers—students, service clubs, families, businesses, and community members—
who gain firsthand experience supporting and engaging with individuals with disabilities. School-aged students can
fulfill community service requirements while developing empathy, leadership, and a deeper understanding of
inclusion. This shared experience fosters a more connected, compassionate community and strengthens
relationships across all ages and abilities.Through the 805 Games and our growing year-round programs, Best
Coast Sports provides vital services that uplift participants, educate the community, and build a more inclusive future
for individuals with developmental disabilities.
The mission of United Cerebral Palsy of San Luis Obispo County, California, is to positively
affect the quality of life for children and adults with developmental disabilities. UCP of SLO
County is committed to creating opportunities that facilitate independence, personal growth, and
provide full participation in the community for people with disabilities. Our goal is to help all
children and adults with disabilities achieve their highest potential.
San Luis Obispo County. - including all cities, both incorporated and unincorporated.
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SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how
the program/service creates a unique, positive, and valuable impact on the community
and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The Community Service Grant will support the 805 Games, a large-scale, inclusive recreation event serving children
and adults with developmental disabilities throughout San Luis Obispo County. The event provides participants with
the opportunity to compete in accessible athletic activities, build confidence, form friendships, and experience a full
day of celebration created specifically for their abilities and interests. Designed to eliminate barriers to participation,
the 805 Games ensures that every individualiregardless of ability levelihas a place to shine.
The 805 Games is unique in our region; there is no other event of its kind in San Luis Obispo County. For many
participants, this is the only local opportunity to engage in a structured, community-wide sports event tailored to their
needs. The impact is profound: participants gain a sense of pride, independence, and accomplishment, while
families, teachers, and care providers witness meaningful moments of joy, courage, and connection. The event also
fosters a strong sense of camaraderie, promoting social inclusion in a setting where participants are celebrated,
encouraged, and seen.
Beyond serving individuals with developmental disabilities, the 805 Games provides significant value to the broader
community. More than 1,500 volunteersiincluding school-aged students fulfilling community service
requirementsiparticipate each year. This creates meaningful opportunities for youth and adults to learn about
disability inclusion, develop empathy, and work alongside individuals with disabilities in a supportive, uplifting
environment. The event strengthens community bonds and promotes a more inclusive, understanding, and unified
culture throughout the county.
To ensure strong participation and community awareness, we use a comprehensive outreach approach that
includes:
Direct communication with schools, transition programs, and adult day programs
Partnerships with teachers, administrators, and service providers
Digital outreach through social media and community bulletins
Volunteer recruitment through local high schools, colleges, service clubs, and businesses
Word-of-mouth from families, caregivers, and past participants
These outreach efforts ensure that individuals who would benefit most are informed and encouraged to participate,
while simultaneously inviting the broader community to engage, volunteer, and support the event.
With the help of this grant, the 805 Games will continue to deliver a one-of-a-kind, high-impact experience that
uplifts participants, educates the community, and expands inclusive recreation opportunities across San Luis Obispo
County.
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Describe the goals of the program/project:
How is the program or service beneficial to Arroyo Grande residents?
Number of AG Residents Served by this Program This Year:
Estimated Number of AG Residents Served by this Program Next Year:
Explain How the Number of Residents Served by the Program is Determined:
The primary goal of the 805 Games is to provide a meaningful, inclusive, and celebratory
recreation experience for children and adults with developmental disabilities across San Luis
Obispo County. This program is designed to promote physical activity, social connection, personal
achievement, and community inclusion in a supportive environment where all participants can
thrive.
1 Enhance Access to Inclusive Recreation
2 Promote Confidence, Independence, and Skill Development
3 Strengthen Social Connection and Community Belonging
4 Increase Community Awareness and Inclusion
5 Sustain and Grow a Longstanding Community Tradition
6 Promote Health, Wellness, and Joy
These goals work together to ensure that the 805 Games delivers a meaningful, high-impact
experience that uplifts participants, enriches families, and strengthens the entire community.
55.
The number of residents served is based on direct registrations received from local elementary,
middle, and high schools, as well as post⚶high school transition programs and adult day
programs throughout San Luis Obispo County. Participants attend these programs during the
day, and their teachers and day program supervisors are responsible for registering eligible
individuals for the 805 Games.
Because registration is coordinated through the educational and service providers who work
most closely with the residents, we are able to accurately determine participation numbers and
ensure that all individuals who would benefit from the event have the opportunity to be included.
This process provides reliable, program-driven data on the total number of residents served
each year.
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How is the local need for this program or service determined?
Number of Full Time Staff:Number of Part Time Staff:
Number of Volunteers:
Describe your organization’s ability to successfully carry out the proposed activities
Individuals with developmental disabilities are historically underserved in communities nationwide, and San Luis
Obispo County is no exception. The sustained success and recent growth of this event demonstrate both its value
and the significant unmet need it addresses. Over the past two years, participation has increased substantially, with
more than 550 individuals attending and over 1,500 volunteers supporting the program. This growth reflects a clear
and ongoing demand for inclusive, accessible recreational opportunities.
Need is assessed through direct outreach to teachers, day program supervisors, service providers, and families,
who consistently report limited access to adaptive recreation, social connection, and community-based activities for
their students and participants. These partners help us identify individuals who would most benefit from participation
and highlight gaps in existing services.
Additionally, our organization conducted a formal needs assessment to evaluate the broader landscape of
recreational programming for individuals with developmental disabilities. Findings confirmed a shortage of inclusive,
community-centered activities and informed our decision to expand offerings beyond the 805 Games. This
data-driven approach ensures that our programs are responsive to community needs and designed to meaningfully
enhance quality of life for participants.
01
30 and 1,000
The 805 Games have a long and proven history of success, having been offered for more than
30 years. For many years the event was administered by another organization; however, when
that organization stepped away, a dedicated group of volunteers mobilized to ensure the Games
continued. Over the past two years, this volunteer-led effort has not only preserved the event
but has significantly expanded participationiboth in the number of programs attending and the
total number of individuals served. This continued growth reinforces the strong community
demand and confirms our ability to deliver the event effectively.
Our capacity to execute the program is supported by a committed team that includes one
part-time staff member and a core group of 30 experienced volunteers. These volunteers bring
longstanding relationships with participants, deep familiarity with the event's operations, and a
shared commitment to creating a safe, inclusive, and joyful experience. Their continuity and
dedication provide a strong foundation for planning, logistics, participant support, and day-of
execution.
With decades of proven outcomes, established community partnerships, and a reliable team
that has successfully delivered the event year after year, we are confident in our ability to carry
out the proposed activity successfully and sustainably.
Page 381 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:
A.What are the objectives the program or service seeks to accomplish?
B.In what timeframe will those goals be completed? Demonstrate how the goals will be completed
prior to June 30, 2026, the conclusion of program year.
C.What is the evaluation methodology for measuring results? How will results be quantified and
observed to demonstrate successful implementation of the program/service? Results should be
meaningful, measurable, and demonstrate the difference the proposed project makes, or is
intended to make, in the lives of the people within the program or receiving the service.
D.Output should indicate the amount of work that would be performed or services rendered if
awarded a grant.
E.Outcomes show the quality of the performance and answer the questions: who is better off by
providing this program or service? What percentage of residents are assisted or are benefitting
from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
The 805 Games seeks to provide inclusive recreational opportunities for children and adults with developmental disabilities across SLO
County, giving participants a safe and supportive environment in which to engage in adaptive sports and team-based activities. The
program promotes physical, social, and emotional development while fostering confidence, independence, and skill-building. At the same
time, the 805 Games engages the community—families, teachers, caregivers, and volunteers—in meaningful participation that strengthens
awareness, understanding, and inclusion of individuals with developmental disabilities. By combining recreation, celebration, and
community involvement, the program delivers a unique exp. that uplifts participants and inspires a more connected, inclusive community.
December 2025 – February 2026: Conduct outreach to schools, day programs, and community partners;
recruit and train volunteers; secure event site and materials.
March 2026: Finalize participant registrations; confirm adaptive equipment, staffing, and logistics.
April 2026: Conduct pre-event volunteer training and run-throughs; distribute info to participants and families.
May 1, 2026: Host the 805 Games event; day-of activities incl. adaptive sports, team events, and awards.
May – June 2026: Collect feedback, evaluate program outcomes, document impact for reporting and future
planning.
All objectives will be achieved by June 30, 2026, the conclusion of the program yea
Participant Data: Track total number of participants, programs represented, and demographic information.
Volunteer Engagement: Record number of volunteers, volunteer hours, and roles performed.
Satisfaction Surveys: Collect feedback from participants, families, caregivers, and volunteers on program
quality, inclusiveness, and enjoyment.
Observational Assessment: Staff and volunteers will document participant engagement, social interaction, and
skill development during activities.
Page 382 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:
Program Service OUTCOMES:
Host one full-day event on May 1, 2026, serving 550+ participants.
Deliver 4 sports opportunities including adaptive sports and team games, as well as recreational
challenges.
Mobilize 1,500+ volunteers to assist participants, manage logistics, and provide coaching and
supervision.
Distribute awards and recognition to all participants, ensuring each individual is celebrated.
Conduct pre-event outreach and registration with at least 30 programs across San Luis Obispo
County, including schools, post-high school programs, and day programs.
Maintain detailed participant and volunteer records to track engagement, demographics, and
program reach.
These outputs ensure that every participant receives meaningful recreational opportunities,
personal recognition, and social interaction, while the community benefits from active volunteer
engagement and strengthened inclusion efforts.
1. Participant Outcomes
Increased confidence and self-esteem: Participants experience pride and a sense of accomplishment through adaptive sports,
team challenges, and awards recognition.
Enhanced social connection: Opportunities to interact with peers, caregivers, and volunteers strengthen friendships and social
skills.
Improved physical engagement: Participation in adaptive sports and recreational activities promotes physical activity and motor
skill development.
Percentage of residents served: The program reaches 100% of registered participants (anticipated 550+), ensuring every
individual benefits from the activities.
2. Community Outcomes
Volunteer engagement and skill-building: Over 1,500 volunteers, including school-aged students, gain hands-on experience
supporting individuals with disabilities, developing empathy, leadership, and inclusion skills.
Broader awareness and inclusion: Families, teachers, caregivers, and community members gain a deeper understanding of the
abilities and potential of individuals with developmental disabilities, fostering a more inclusive community.
3. Long-Term Outcomes
Establishes a sustained culture of inclusion within San Luis Obispo County.
Reinforces the value of recreational programs for individuals with developmental disabilities, supporting continued participation
and program growth in future years.
Creates a replicable model for inclusive community events, demonstrating the social and recreational benefits for participants and
the community at large.
Through these outcomes, the 805 Games ensures that participants are not only served but are empowered to shine, while the
community as a whole benefits from increased awareness, connection, and engagement with individuals of all abilities.
Page 383 of 601
Page 384 of 601
COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:
Proof of 501(c)(3) status with a copy of the letter from the IRS.
II. CERTIFICATION:
I certify on behalf of _________________________________ non-profit organization,
that I have read, understand and agree that the aforesaid information is accurate, factual
and current. I understand that an award of funds, if granted, will be for the sole use as
reflected in this application form. I further certify that as a condition of receiving funds, an
agreement with the City of Arroyo Grande, in a form and content provided by the City of
Arroyo Grande, will be signed and executed by a duly authorized representative of said
non-profit organization.
I am aware of and certify that our non-profit organization will adhere to all City regulations
regarding the 2024-25 Community Service Grant Program including, but not limited to,
maintaining non-discriminatory policies, practices and intent. I also, on behalf of our non-
profit organization, agree to indemnify, defend, and hold harmless the City of Arroyo
Grande relative to any and all liability that may arise as a result of the use of the City of
Arroyo Grande Community Service Grant Fund monies.
Date: _______________ Signature: ______________________________
Executive Director or Designee
______________________________
Board of Director or Officer
United Cerebral Palsy SLO
12/4/2025
Michael Morrison
Mark Shaffer
Page 385 of 601
Page 386 of 601
Page 387 of 601
Item 9.g.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works
BY: Andrew Perez, Planning Manager
SUBJECT: General Plan Update Progress Report – March 2026
DATE: March 24, 2026
RECOMMENDATION:
Receive and file a progress report on the Comprehensive General Plan Update.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The financial and personnel impacts associated with this progress report are included in
the budget for the Comprehensive General Plan Update.
BACKGROUND:
The last progress report was provided for the City Council on January 27, 20261.
Subsequently, a study session was held on February 24, 20262, as an opportunity for the
City Council to comment and provide direction for revisions to the Preliminary Public Draft
General Plan3 (Preliminary Draft).
ANALYSIS OF ISSUES:
Staff and the consultant are actively working on revisions to the Preliminary Draft in
response to Council's direction on February 24, 2026. These revisions include text
amendments, revisions to the proposed policies and implementation programs, and
writing new policies and programs where necessary. The incorporation of these revisions
will result in the Public Draft General Plan (Public Draf t). The Public Draft will be published
with the intention of gathering additional comments from the public and outside agencies
during a 45-day review period, in accordance with Government Code Section 65352. The
outside agencies include neighboring cities, San Luis Obispo County, Caltrans, Lucia Mar
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=b0e57ebf -a6f0-427b-b090-
fa1bdfeff273&lang=English&Agenda=Agenda&Item=42&Tab=attachments
2https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=661c1650-22a5-4167-91df-
42e815675b95&lang=English&Agenda=Agenda&Item=35&Tab=attachments
3https://planarroyogrande.com/images/AGGPU_Prelim%20PRD_Full_reduced_2025%2011%2020%20M
G.pdf
Page 388 of 601
Item 9.g.
City Council
General Plan Update Progress Report – March 2026
March 24, 2026
Page 2
Unified School District, and the San Luis Obispo Council of Governments. A study session
with Council will be scheduled during the 45-day review period to discuss the revisions
that were made in response to the direction provided at the February 24, 2026, meeting.
Environmental Impact Report (EIR)
The City is required to conduct an environmental analysis of potential impacts associated
with the comprehensive update of the General Plan. That analysis is done through the
preparation of an EIR, which describes and analyzes the significant environmental effects
of the update and discusses ways to mitigate or avoid those effects to the extent feasible.
State law establishes a number of mandatory steps that both guid e the scope and
preparation of the EIR, and timeframes for public review and comment. The first of those
steps is the preparation and publication of a Notice of Preparation (NOP). The NOP
notifies the public and other agencies of the City’s intent to prepare an EIR and to solicit
guidance about the scope and content of the EIR. There is a 30 -day public comment
period after the NOP is published, which occurred on March 20, 2026.
Further, the City will schedule a public scoping meeting to invite members of the public
and agencies to provide comments on the appropriate scope and content of the EIR. In
addition to the NOP, pursuant to Senate Bill 18, the City is required to notify appropriate
Native American tribes of the opportunity to conduct consultations for the purpose of
preserving, or mitigating impacts to, cultural places located on land within the City’s
jurisdiction that may be affected by the adoption of the General Plan. Twelve notices were
mailed to tribes on March 5, 2026. The tribes then have 90 days from the date on which
they receive notification to request consultation . Separately, pursuant to Assembly Bill
(AB) 52, the City is required to give notice to Native American tribes that have submitted
a written request for notice and are traditionally and culturally affiliated with the
geographic area of the project before the EIR is released. The letters mailed on March 5,
2026, also provided formal AB 52 notice to the tribes. The tribes then have 30 days from
the date on which they receive notification to request consultation.
Climate Action Plan (CAP)
Two reports that will inform the Climate Action Plan have been finalized. The Greenhouse
Gas (GHG) Emissions Inventory Report (Inventory Report) was prepared to assess
emissions within city limits and serves as the foundation for forecasting and setting
reduction targets in the updated CAP. The GHG Emissions Forecast and Targets Report
(Forecast Report) forecasts future GHG emissions for 2030, 2035, 2040, and 2045 based
on the Inventory Report. The Forecast Report provides a projection of how GHG
emissions are expected to change within the city, based on changes in population,
housing, and employment, as well as under existing State and federal legislation aimed
at reducing GHG emissions through 2045. Both reports will be used to develop draft GHG
reduction measures for inclusion in the CAP. Development of a community outreach
strategy is also underway. Community engagement events will be held to determine
which GHG reduction measures will be supported by the community and most likely to
achieve the desired outcome of reducing GHG.
Page 389 of 601
Item 9.g.
City Council
General Plan Update Progress Report – March 2026
March 24, 2026
Page 3
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Receive and file this progress report on the Comprehensive General Plan Update;
or
2. Provide other direction to staff.
ADVANTAGES:
Regular updates to the City Council will inform decision -makers and the community on
the status of the project.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
No environmental review is required to receive and file this progress report on the General
Plan Update because it has no potential to result in either a direct, or reasonably
foreseeable indirect, physical change in the environment. (State CEQA Guidelines , Cal.
Code Regs., tit. 14, §§ 15060, subd. (c)(2)-(3), 15378.)
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.
Page 390 of 601
Item 10.a.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/ Director of Public Works
BY: Patrick Holub, Associate Planner
Andrew Perez, Planning Manager
SUBJECT: Appeal Case 26-002; Appeal of Planning Commission Approval of
Conditional Use Permit 25-001; Location – 1271 & 1281 James Way;
Appellants – Pismo Medical Properties LLC, Arroyo Grande Partners
LLC and Ray B Bunnell Revocable Trust
DATE: March 24, 2026
RECOMMENDATION:
Adopt a Resolution denying Appeal Case No. 26 -001 and approving Conditional Use
Permit 25-001; Construction of Ninety-Two (92) Multi-Family Dwelling Units; Location –
1271 and 1281 James Way; Appellants – Pismo Medical Properties LLC, Arroyo Grande
Partners LLC and Ray B. Burnell, Revocable Trust, and Finding the Project Statutorily
Exempt from the California Environmental Quality Act Pursuant to Public Resources Code
section 21080.66(a).
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
At the time the appeal was submitted, the appellants paid the required fee of $1,327.20 .
This fee is intended to cover costs for processing of the appeal.
BACKGROUND:
The 1.81-acre project site consists of two vacant lots, 1271 and 1281 James Way, which
form an “L” shape, located within the Office Mixed Use (OMU) district (Attachment 2).
On January 20, 20261, the project was heard by the Planning Commission, which
approved the project by resolution with a 3-0 vote (Attachment 3). On January 30, 2026,
an appeal was filed with the City Clerk (Attachment 4) within the required ten calendar
days from the date of the Planning Commission’s decision.
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=c0ee1696-5441-432a-a40c-
e992f8f0749f&lang=English&Agenda=Agenda&Item=18&Tab=attachments
Page 391 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 2
Project Description
The proposal involves the construction of two (2) four-story residential buildings
containing a total of ninety-two (92) multi-family residential units, including a community
center and fitness area. Specifically, the project includes:
Studios: 20 units;
One-bedroom: 58 units; and
Two-bedroom: 14 units.
Parking: the project includes 31 one-car garage spaces on-site, and has described
a reciprocal parking agreement structure for additional spaces. The applicant
seeks a concession for a reduction from the required parking minimum of 99
parking spaces, which is permissible under State Density Bonus Law, and
described in additional detail below. Under Density Bonus Law, the City is severely
limited in its ability to deny the requested concession to reduce parking spaces
otherwise required by the Arroyo Grande Municipal Code.
The project proposes to reserve either 15% of the base density equivalent units to
very low-income households or 24% to low-income households, which makes the
Project eligible for State Density Bonus Law. Plans for the proposal are included
as Exhibit B to the Resolution. Importantly, the City will ensure the project reserves
the requisite number of affordable units via the requirement that the applicant
execute a recorded, density bonus agreement that will deed restrict those
affordable units over a 55-year term, required before the City will issue Building
Permits (See Condition of Approval No. 95).
State Law Significantly Restricts City’s Authority to Deny or Condition the Project
The proposed project is an eligible Housing Accountability Act (HAA) project because it
proposes residential units. This means that the City may only deny or condition the project
at a reduced density in the circumstances authorized by the California Legislature
pursuant to Government Code Section 65589.5, as explained below.
Under the HAA, if any housing development project — regardless of affordability —
complies with the City’s objective development standards2, the City cannot deny the
project or reduce its density unless the City makes certain “written findings supported by
a preponderance of the evidence.” (Id.) Those findings require a “specific adverse impact”
2 See, as example, Gov. Code § 66300(a)(7): “Objective design standard” means a design standard that
involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to
an external and uniform benchmark or criterion available and knowable by both the development applicant
or proponent and the public official before submittal of an application.
Page 392 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 3
to public health and safety that cannot be mitigated. (Id., at (j)(1)(A)-(B).) A “specific,
adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based
on objective, identified written public health or safety standards, policies, or conditions as
they existed on the date the application was deemed complete. (Id, emphasis added.) It
is the Legislature’s intent that such a finding is rarely made.3
Staff has evaluated the project and determined compliance with the City’s objective
development standards. The HAA exempts any inconsistency with City’s objective
standards as a result of concessions or waivers permitted under State Density Bonus
Law. (Id., at (j)(3).) Further, the HAA provides that if a city does not notify an applicant of
inconsistencies with applicable development standards before an application is deemed
complete, then the project is deemed consistent with all unidentified standards as a matter
of law. (Id., at (j)(2)(A)-(B))
Further, as an affordable housing project with either 15% of the base density units deed-
restricted to very low-income households or twenty-four percent (24%) of the base density
units restricted for low-income residents, the HAA further prohibits the City from denying
the project unless it can make one of the findings provided for in Government Code
section 65589.5(d)(1)-(6). The City does not believe it could meet those findings for denial
based on the facts included below, and that the project should be approved:
The City has not exceeded its Regional Housing Needs Allocation (RHNA) for the
project’s income categories (including very-low or low-income units) for the current
planning period.
The City does not believe approving the project will result in unmitigable specific,
adverse impacts on the public health or safety. As defined by State law, this would
require impacts that are both “significant, quantifiable, direct, and unavoidable,”
and impacts that are based on “objective, identified written public health or safety
standards, policies, or conditions” in effect when the project application was
deemed complete.
The approval of the project will not violate a specific state or federal law.
The project is not proposed on, or surrounded on at least two sides by, land that
is zoned for agriculture or resource preservation purposes and the project will be
served by adequate water and wastewater facilities.
Consistent with state housing law, including the allowances afforded under State
Density Bonus Law, the project is deemed consistent with the City’s objective
development standards.
The project does not qualify as a “Builder’s Remedy” project.
3 “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon public
health and safety . . . arise infrequently.” (Gov. Code § 65589.5(a)(3))
Page 393 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 4
For the above reasons, the HAA significantly limits the City’s ability to deny or reduce
project density. Staff prepared the attached Resolution that denies the appeal and
approves the project, makes the findings necessary to approve the conditional use permit
under AGMC section 16.16.050, and documents the project’s co mpliance with the
objective standards of both the City’s General Plan and Zoning Ordinance. Staff and
responsible agencies have also added Conditions of Approval designed to ensure that
the project can meet the City’s necessary requirements for approval. As conditioned and
as described above, no evidence in the record indicates that approving the project would
have an unmitigable specific, adverse impact on public health and safety.
ANALYSIS OF ISSUES:
General Plan Consistency
The General Plan Land Use designation of the project site is Mixed Use, which allows
residential uses as proposed. The project is consistent with the General Plan goals to
build affordable housing, provide urban design amenities that encourage multi -modal
travel, promote the mixture of residential and commercial uses in mixed-use corridors,
facilitate affordable housing through the application of State Density Bonus Law, reduce
parking standards for affordable housing developments, and by providing a 32’ creek
setback, consistent with the 25-50 foot development setback suggested in the
Conservation and Open Space Element. A full analysis of General Plan consistency is
contained in the January 20, 2026 , Planning Commission Staff Report4. The Planning
Commission determined that the project is consistent with the General Plan through the
approval of Resolution No. 2026-02. (Attachment 3) Those same findings are contained
in the prepared Resolution denying Appeal Case No. 26-001 and Approving Conditional
Use Permit 25-001 (Attachment 1).
Development Standards
Whether by reserving 15% of the base density units for very low-income households or
24% of the base density units for low-income households, under the California
Government Code, the project is entitled to a density bonus of up to 50%5. The project
is also eligible under State law for three concessions from local, objective development
standards that the applicant may select, which result in project cost savings,6 and an
4https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=c0ee1696-5441-432a-a40c-
e992f8f0749f&lang=English&Agenda=Agenda&Item=18&Tab=attachments
5 Gov. Code, § 65915(f)(2).
6 Gov. Code, § 65915(d)(2)(C); See also Gov. Code, § 65915(k). Rejecting the concession requires a written
finding, based on substantial evidence, that the concession either (A) does not result in identifiable and
actual cost reductions to provide for affordable housing costs or for affordable rents, (B) would have an
unmitigable specific, adverse impact to public health and safety, or (C) is contrary to state or federal law.
Page 394 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 5
unlimited number of waivers from local, objective development standards that would
physically preclude the project with the affordability mix proposed by the applicant.7
For this project, the applicant originally requested three concessions and three waivers.
A housing applicant is provided wide authority under State law with respect to the specific,
objective development standards they select for concessions and waivers, in order to
reduce project costs and ensure the project can be constructed with the proposed
affordable units, respectively. Government Code section 65915(o) includes a non -
exhaustive list of local development standards that can be waived under State Density
Bonus Law, including parking, height limits, floor area ratio, and setbacks, all of which
were requested by the applicant.
Concessions (a maximum of 3 under State law):
1. Allow the project to be built ten feet higher than the maximum permitted building
height, from 35’ to 45’. See Arroyo Grande Municipal Code (AGMC) Section
16.36.020(H)(10);
2. Allow the project to provide one less parking space than the required minimum,
providing ninety-eight (98) spaces instead of ninety-nine (99). See AGMC Section
16.56.060(1)(e); City notes that while the project’s original request included a
reduction of only one parking space, the applicant would be authorized under
Density Bonus Law to seek a broader parking reduction ; and
3. Allow the project to provide roughly 2% less of the off -street parking and access
gross lot area as landscaping in the interior of the parking area, providing eight
and twenty-three hundredths of a percent (8.23%) rather than the minimum of ten
percent (10%). See AGMC Section 16.56.130(1)
Waivers (unlimited under State law):
1. AGMC Section 16.36.020(H)(10) limits maximum building size to 50,000 square
feet. The applicant is requesting allowance to construct Building A at 77,269
square feet in order to achieve the maximum allowable density;
2. AGMC Section 16.36.020(H)(10) limits floor area ratio (FAR) to 1.0. The applicant
is requesting to exceed this allowance with a proposed FAR of 1.3 in order to
achieve the maximum allowable density; and
3. AGMC Section 16.48.065 requires a minimum of 350 square feet of open space
per unit. The applicant is requesting a reduction in this requirement to
approximately 176 square feet per unit to achieve the maximum allowable density.
In addition to these three waivers, the project proposes to build within the required 50 -
foot setback from Meadow Creek. Although relief from this setback standard was not
7 Gov. Code § 65915(e). Rejecting the waiver requires an unmitigable specific, adverse impact to public
health and safety, and if a court finds that the refusal to grant a waiver or reduction of development
standards violates Density Bonus Law, then the court must award the plai ntiff reasonable attorney’s fees
and costs of suit.
Page 395 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 6
requested by the applicant as a concession or waiver, it was not identified as an aspect
of the project that was non-compliant with the City’s development standards at the time
the project was deemed complete due to previous approvals on the project site, and
therefore cannot be enforced (see Gov. Code §§ 65944(a), 65589.5(j)(2)(A)-(B), also
described in additional detail below). Even if this local setback standard could be
enforced, the applicant would be eligible to request a waiver for relief under State Density
Bonus Law, to the extent that setback standard would physically preclude the construction
of the project.
The proposed project’s compliance with development standards is shown in Table 1
below.
Table 1: City Development Standards
8 Per General Plan Land Use Element Table LU-1. State Density Bonus Law requires the City to use the
maximum allowable residential density permitted under the City’s land use documents for the site. (Gov .
Code, § 65915(o)(6).)
Development Standard Development Code
Requirement
Proposed Notes
Maximum Density 25 units/acre8 37.3 units/acre Allowed per
Density Bonus Law
Lot Size 20,000sf 78,892sf Code Met
Setbacks:
Front 0’-10’ 15’ Code Met
Rear 0’-15’ 12’ Code Met
Side 0’-5 10’ Code Met
Building Size Limits 50,000sf 77,269sf; 25,090sf
Allowable Under
CUP Process and
Density Bonus Law
Floor-Area Ratio 1.0 1.3 Allowed per
Density Bonus Law
Lot Coverage 70% 35.5% Code Met
Height 35’ or three-stories 45’; four-stories Allowed per
Density Bonus Law
Parking Lot
Landscaping
10% of gross lot
area for off-street
parking
8.23% Allowed per
Density Bonus Law
Open Space 350sf per Unit 176sf per unit Allowed per
Density Bonus Law
Creek Setback
50’ from top of
bank (Meadow
Creek)
32’ from top of
bank
Allowed per
Density Bonus Law
Page 396 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 7
Density
Residential density for projects in mixed-use zones is calculated differently than
exclusively single- and multi-family residential zoning districts. Pursuant to AGMC Section
16.36.030(C), projects in mixed-use zones use residential density equivalencies to
calculate a project’s density. Residential density in mixed-use developments relies on
density equivalent units for compliance with density standards. The density equivalent
unit system assigns a numerical value to a unit that is determined by the number of
bedrooms in the unit, for purposes of calculating project density.
State law provides for a “bonus density” based on the percentage of total units a housing
development dedicates to affordable housing at its base density. “Base density” excludes
any units permitted by the density bonus. The maximum residential density for projects
on properties with the Mixed Use general plan land use designation is 25 dwelling units
per acre. At this density, the 1.81-acre site could accommodate 45.25 units without a
density bonus. By reserving 15% of the base density units for very low-income
households, the project is eligible for three concessions, plus waivers or reductions in
development standards pursuant to Gov. Code Section 659159. Alternatively, the project
may reserve 24% of the units for low-income households, and still qualify for up to 50%
density bonus and the three concessions plus waivers (Gov. Code § 65915(f)(2).). Table
2 below illustrates how the project complies with these requirements.
Table 2: Density Equivalent Units
Residential
Dwelling Unit
Type
Density
Equivalent
Project Density
Equivalent Units Number of Units Proposed
Live/Work Unit 0.5 0 0
Studio 0.5 10 20
1-bedroom 0.75 43.5 58
2-bedroom 1.0 14 14
Total: 67.5 92
Pursuant to AGMC Section 16.48.060,10 rounding up the maximum density is applicable
for mixed-use districts.
Parking
9 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV
10https://library.municode.com/ca/arroyo_grande/codes/code_of_ordinances?nodeId=COOR_TIT16DEC
O_CH16.48GEDEST_16.48.060DEDE
Page 397 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 8
AGMC Section 16.56.060 provides off-street parking requirements for development
projects and states that the parking required for residential uses in mixed-use projects
does not have to be covered. This project proposes to construct multi-family residential
units on two parcels that are located adjacent to the existing non-residential uses. This
project proposes to share means of ingress, egress, and parking with the existing non-
residential uses. These shared amenities would result in the existing non-residential and
proposed residential uses functioning like a mixed-use development in a practical sense,
and therefore, development standards for mixed-use projects were used for evaluating
this project for consistency with the development code . State Density Bonus Law allows
the project to be evaluated based upon mixed-use zoning with a concession.11
GC Section 65915(p)12 establishes maximum parking ratios for projects that qualify for a
density bonus based on the number of bedrooms for each unit. Studio units and one-
bedroom units are required to provide one (1) parking space per unit, while two-bedroom
units are required to provide one and one -half spaces (1.5) per unit. Using these ratios,
the project would be required to provide a total of 99 parking spaces. However, the
applicant may use State Density Bonus Law to further reduce their parking requirement
for a total of 98 parking spaces, as originally proposed, or fewer spaces. Table 3 below
provides a breakdown of the required and proposed parking, along with information
regarding the requested parking reduction.
Table 3: Parking – Required and Proposed
Unit
Type
Development
Code
Requirement
State DBL
Parking Ratio
Parking
Required
Parking
Provided with
DBL
Concession
Notes
Studio
x20 1 space per unit 1 space per
unit 20 spaces
1BR x58
1 space per unit
plus 0.5 guest
spaces per unit
1 space per
unit 58 spaces
2BR x14
2 space per unit
plus 0.5 guest
spaces per unit
1.5 spaces
per unit 21 spaces
Total 99 spaces 98 spaces
Not Met -
Allowable
under
Density
11 Gov. Code § 65915(k)(2)
12 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV
Page 398 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 9
Unit
Type
Development
Code
Requirement
State DBL
Parking Ratio
Parking
Required
Parking
Provided with
DBL
Concession
Notes
Bonus
Law
Parking for the project has been proposed by applicant as follows:
1. Thirty-one (31) single-car garage spaces under building;
2. Eighteen (18) spaces shared with hotel;
3. Forty-seven (47) non-designated surface parking spaces; and
4. Two (2) designated surface parking spaces.
In total, the application indicates that there are ninety-eight (98) parking spaces available
for resident parking.
Landscaping
See Planning Commission Staff Report dated January 20, 2026.
Open Space
See Planning Commission Staff Report dated January 20, 2026.
BASIS OF APPEAL
The subject appeal is included in full in Attachment 4. A brief summary of appellant’s
assertions and staff’s responses to those assertions are provided below:
(1) Inadequate and Unenforceable Parking Provisions Due to Binding Reciprocal
Easements and Historical Overburdening
Staff Response: Staff cannot opine on the enforceability of the parking easements
between private parties; however, staff notes that these “unenforceable” parking
easements have been recorded with the Clerk-Recorder for San Luis Obispo County.
(See e.g. Appeal, Exhibit A and Exhibit B) The private parking agreements bear limited
value to City’s review over this matter and the applicant’s request. Pursuant to GC
Section 65915(b)13, a city shall grant incentives or concessions for projects meeting
certain criteria contained within this section. By reserving fifteen percent (15%) of the
base density units for very low-income household or 24% of the base density units for
low-income households, the project is entitled to up to three concessions that provide
relief from development standards. Irrespective of the private parking easements,
applicant would be eligible to seek a modified concession for a reduction of the parking
requirement from 99 to the number of on-site spaces. Government Code section
65915(d) provides the findings required to deny a concession or incentive sought by
13 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV
Page 399 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 10
a housing applicant, and those findings cannot be made. The concession to reduce
parking will result in costs savings to the applicant, the reduction of parking will not a
have a specific or adverse impact that cannot be mitigated, and the requested
concession is not contrary to State or Federal law. Pursuant to Gov. Code §65589.514,
a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies
or conditions as they existed on the date the application was deemed comple te. With
the application of a parking concession, the project is deemed in compliance with state
and local requirements.
a. Proposed Parking Does Not Comply with On-Site Parking Regulations
Staff Response:
The proposed parking is not inconsistent with Government Code § 65915(p) or
AGMC § 16.56.030. A reduction in parking is a standard concession , and a
reduction from the minimum parking requirement from 99 spaces to a reduced
number of parking spaces is consistent with State Density Bonus Law. This is
a quintessential concession and expressly authorized by the Government
Code. (See Gov. Code section 65915(k)(1)[Concession or incentive means “a
reduction . . . in the ratio of vehicular parking spaces that would otherwise be
revised. . . “], see also (p)(5)[“An applicant may request parking incentives or
concessions beyond those provided in this subdivision pursuant to subdivision
(d)[concessions/incentives]”) Irrespective of the private parking easements, the
use of reduced onsite parking is justified under State law. Gov. Code section
65915(p)(4) says that a “development may provide onsite parking through
tandem parking or uncovered parking, but not through on-street parking.” Thus,
in direct contrast with the appellant’s assertion, the original proposal prov ided
onsite parking in the precise manner contemplated by state law. GC Section
65915(p)(6)15 establishes maximum parking ratios for density bonus projects
and also provides the City discretion to reduce or eliminate parking
requirements for development projects of any type in any location. Moreover,
while residential projects adjacent to commercial projects have been treated as
mixed-use in the City, state law also allows the project to be evaluated with
mixed-use zoning through application of a concession.16 Therefore, the City’s
granting of a parking reduction and the applicant’s election to provide shared
onsite parking complies with applicable State and City regulations regarding
onsite parking.
b. Proposed Parking Does Not Comply with Covered Parking Regulations
14https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=65589
.5
15 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV
16 Gov. Code § 65915(k)(2).
Page 400 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 11
Staff Response:
AGMC 16.04.070 defines mixed-use projects as those that combine
commercial and residential uses, where the residential component is typically
located above or behind the commercial use. Despite the project’s proposing
only residential units, the presence of the existing commercial uses and the
nature of the proposal’s shared ingress, egress, and parking amenities justifies
the classification of the subject project as a mixed -use development. This
interpretation has consistently been applied by City staff and the Planning
Commission on a number of projects in the recent past. State Density Bonus
Law further authorizes the applicant to have the project be treated as mixed -
use through application of a concession.17
As addressed above, a residential project located within a commercial
shopping center has historically been categorized as a mixed-use project.
AGMC §16.56.060(e) is inapplicable to a mixed -use project like the one
proposed because parking required for residential use in mixed-use projects
does not have to be covered (See Table “Off-Street Parking Requirements”,
Residential Uses Note). However, even if this were deemed a residential
project through an interpretation of AGMC §16.04.070 that is inconsistent with
past practice of the City, uncovered parking is nevertheless justified. As a
Density Bonus Law project, the housing development may provide onsite
parking through tandem or uncovered parking. (Gov. Code § 65915(p)(4).)
State law overrides the development standard that appellant identifies. Density
Bonus Law also permits a concession to evaluate the project based on mixed -
use standards.18 Finally, the applicant could seek to modify its parking
concession further and seek an additional reduction of spaces, which could
make the uncovered parking spaces argument by appellant moot.
c. Binding Easements Limit Applicant’s Ability to Deliver Parking
Staff Response:
The appellants assert that the applicant’s existing encumbrances limit their
ability to provide the required parking. First, the City is not a party to any private
parking agreements, and, therefore, is not legally obligated to enforce any that
exist. Those easements generally describe reciprocal parking easements,
allowing shared parking on the project site. Second, by dedicating at least 15%
of base density units for very low-income households, or twenty-four percent
(24%) of the base density units for low-income households, the project qualifies
for up to three concessions. (Gov. Code, § 65915(d)(2)(C). The applicant may
request a parking concession to reduce the total number of required spaces,
17 Gov. Code § 65915(k)(2)
18 Gov. Code § 65915(k)(2).
Page 401 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 12
and still be found in compliance with the City’s minimum parking requirements
for this project.
Moreover, per AGMC § 16.56.050, common parking facilities may be provided
in lieu of individual requirements for individual uses and the parking facilities
are located within five hundred (500) feet of the associated use. The appellant
has presented a number of reciprocal parking easement agreements, wh ich
demonstrate compliance with provision of individual parking as common
parking facilities, as authorized by AGMC § 16.56.050. The applicant’s own
submitted materials demonstrate the project’s consistency with the parking
requirements, with the application of the concession. It does not constitute an
abuse of discretion for the City to approve the project “without conditioning
release, amendment, or resolution” of the easements discussed in the appeal.
Instead, as an HAA project, the City may not disapprove or condition the project
at a lower density absent a “specific, adverse impact upon public health or
safety . . . based on objective, identified written public health or safety
standards, policies or conditions as they existed on the date the applicatio n
was deemed complete.” (Gov. Code § 65589.5) The City does not have, and
did not identify at the time the application was deemed complete, any
standards, policies, or conditions requiring modification to existing private
property agreements in order to approve a project.
d. Historical Parking Shortages and City-Acknowledged Issues
Staff Response:
The appeal states that the City has acknowledged parking issues at this shared
use site through historical entitlement reviews of the subject property. While the
City has previously analyzed parking impacts in this location, that analysis was
prepared for different applications not before the City now. State law requires
that cities make findings to approve or disapprove projects based upon the
facts of the application being reviewed. Even City “acknowledgement” of
parking “issues” at and near the site does not meet the standard for specific,
adverse impacts as defined above in the Government Code.
Moreover, the appellant’s arguments fail to apply the appropriate standard to
Council’s review and omit key conclusions of the report. The appellant relies
on a 2004 parking monitoring report prepared by Orosz Engineering Group.
Appellant merely asserts there have been “historical issues” previously
reviewed by the City, and concludes the “reduced [parking] ratios are
insufficient.” However, the same Orosz Engineering Group report appellant
relies on concluded, “The data indicated that the site overall has adequate
parking available to tenants, patients and patrons.” (Appeal, Exhibit E, p. 91 of
366). The report further discusses that the “management issues” can be
Page 402 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 13
resolved by encouraging “employees to utilize parking” in another area. (See
id.) Thus, the appellant does not present evidence that supports denial of the
project based upon the general parking assertions identified in the appeal.
(2) Improper Application of Statutory CEQA Exemption (Pub. Res. Code §21080.66)
Staff Response:
Attachment 5 provides a thorough analysis of the findings required in order to utilize
the statutory exemption provided by AB 130 (Pub. Res. Code §21080.66). Staff has
made each of the findings affirmatively and contends that the statutory CEQA
exemption does apply to this project.
a. Sensitive Site/Riparian Habitat Exclusion
Staff Response:
Public Resources Code section 21080.66 does not preclude the City from
relying on this statutory exemption because it abuts Meadow Creek. Instead,
Public Resources Code section 21080.66 permits the use of this exemption
only if it meets certain criteria, including that the Project site not be located on
wetlands, as defined in the United States Fish and Wildlife Service Manual.
(Pub. Resources Code, § 21080.66(a)(6). Here, Exhibit 1 to Attachment 5
contains a letter written by the project’s biologist stating that no wetlands, as
defined by the US Fish and Wildlife Service, exist on the project site. Further,
the presence of riparian habitat alone on the site does not preclude the City’s
reliance on this statutory exemption, as it is not one of the identified criteria
under Public Resources Code section 21080.66. As identified in the June 27,
2026, Creekside Junction Project Existing Conditions Biological Resources
Assessment and Updated Meadow Creek Waters of the U.S./State
Jurisdictional Limits Determination, the Project site is mainly paved and dirt
parking lots, with a constructed basin and berm alo ng Meadow Creek
supporting upland non-native annual grassland, ruderal areas with patches of
coyote brush, and a small stand of coast live oaks and willows on the southeast
corner of the site. (Attachment 5, Exhibit 2 ) This cluster of coast live oaks and
arroyo willow trees above the top of Meadow Creek bank are in uplands, and
not associated with a riparian context. (Id., p. 2.) The project would have no
impact on any wetland or riparian habitat. (Id., p. 4.) As for the appellant’s
claims that the Project design will risk erosion and non-compliance with Fish &
Game Code section 1602, the Project Condition of Approval 76 requires the
applicant to submit improvement plans, including erosion control, and be
approved by the Public Works Department and/or Community Development
Department. Further, AGMC 13.24.120 requires the applicant to implement
erosion and sediment control measures prior to, during, and after construction.
The applicant will be required to obtain approval of a Stormwater Pollution
Prevention Plan (SWPPP) from the Central Coast Regional Water Quality
Page 403 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 14
Control Board (CCRWQCB). City staff will review the SWPPP to ensure that
the plan is consistent with City requirements prior to approval of t he
development and construction plans. Therefore, the project satisfies the
requirements in AB 130 and Public Resources Code section 21080.66.
b. Surrounding Urban Uses Criterion Not Met
Staff Response:
Public Resources Code section 21080.66(a)(3)(A)-(D) requires that the Project
site meet any of the following criteria: (1) previously developed with an urban
use, (2) at least 75 percent of the site perimeter adjoins parcels developed with
urban uses, (3) at least 75 percent of the area within a one-quarter mile radius
of the site is developed with urban uses, or (4) for sites with four sides, at least
three out of four sides are developed with urban uses and at least two-thirds of
the perimeter of the site adjoins parcels that are developed with urban uses.
As stated in Attachment 5, criterion 3, approximately 77% of the area within a
one-quarter mile radius of the project site is developed with urban uses.
California Public Resource Code Section 2107219 defines urban uses as any
residential, commercial, public institutional, transit/transportation passenger
facility, or retail use, or a combination thereof. Therefore, the surrounding urban
uses criterion is met.
c. Inconsistency with Zoning and General Plan
Staff Response:
As articulated through, State law clearly exempts any inconsistency with
General Plan or Zoning standards that are due to the application of density
bonus concessions or waivers. (Gov. Code, § 65915(j)(1); Gov. Code §
65589.5(j)(3).) Further, contrary to appellant’s reasoning, Public Resources
Code section 21080.66(a)(4)(C) states that “approval of a density bonus,
incentives or concessions, waivers or reductions of development stan dards,
and reduced parking ratios pursuant to Section 65915 of the Government Code
shall not be grounds for determining that the project is inconsistent with the
applicable general plan, zoning ordinance, or local coastal program.”
Additionally, no evidence in the record indicates that approving the project, as
conditioned, would have an unmitigable specific, adverse impact on public
health and safety.
d. Failure to Meet other Performance Standards
Staff Response:
The City’s tribal consultation efforts regarding the project are included in
Attachment 5. Eight separate tribal representatives were notified of the project.
19 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC§ionNum=21072
Page 404 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 15
One tribe requested consultation, and consultation resulted in the addition of
Condition of Approval Number 143 to the Planning Commission Resolution.
This is in addition to Condition of Approval Numbers 136-142 that are required
by AB 130. Tribal consultation for the project concluded consistent with
applicable State law on January 2, 2026. As required under Public Resources
Code section 21080.66, a Phase 1 ESA has already been provided to the City
and as such, this Project satisfies Public Resources Code section
21080.66(c)(1)(A).
Based on the substantial evidence in the record of proceedings, staff has determined that
the Project qualifies for the AB 130/Public Resources Code section 21080.66 statutory
exemption.
(3) Violation of Creek Setback and Riparian Protection Standards
Staff Response:
The 32’ creek setback proposed by the applicant for the project has already been
deemed consistent with AGMC § 16.44.050. The HAA provides that if a city does not
notify an applicant of an inconsistency with an applicable development standards
before the application is deemed complete, the project is deemed consistent with
unidentified standards, as a matter of law. (Gov. Code § 65589.5(j)(2)(A)–(B).) This
standard was not identified by staff as an inconsistency at the time the application was
deemed complete because prior approvals located along Meadow Creek have been
approved with a 32’ setback or a substantially similar setback.
Furthermore, the 32’ creek setback is consistent with General Plan policy C/OS2-1.3:
“Where feasible, maintain a development setback of 25 – 50 feet from the top of
stream bank or edge of riparian habitat depending on slope, habitat and floodplain
characteristics. Locate development outside the setback.” (Agriculture, Conservation
and Open Space Element (2007), Arroyo G rande General Plan) Under the HAA, a
project is deemed consistent with zoning standards when there is an inconsistency
between the zoning code standard and the General Plan standard. (Gov. Code §
65589.5(j)(4)) As a 32’ setback is consistent with the applicable General Plan standard
of a setback of 25-50 feet.
By way of additional background, as discussed in a March 24, 2015, staff report to
City Council for a previous project at this property, a creek variance setback had
previously been approved at 35’ for this site, and staff had previously recommended
a variance for the setback at 32’. (Appeal, Ex. F, p. 104 of 366) Staff had previously
analyzed that application of the 50’ creek setback standard would “reduce the
buildable lot width significantly.” (Id. at p. 113 of 366) That staff report identified that
there would be apparent benefits to the creek habitat, where development would
“enhance the health and function of the riparian area” by removing invasive species
Page 405 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 16
and providing revegetation benefits. (Id.) While application of the creek setback
standard is now precluded by state law, if the applicant were to request a density
bonus waiver under Gov. Code § 65915(e), the applicant would be entitled to an 18’
deviation from the setback requirement to avoid physical preclusion of the project.
Thus, the proposed 32’ foot creek setback is deemed consistent with the City’s
development standard by two separate provisions of state law, and the applicant
would be entitled to a waiver from the standard because st rict application would
preclude the applicant from building at the proposed density.
(4) Inadequate Traffic and Circulation Analysis
Staff Response:
In compliance with Senate Bill 743, the City has adopted a Transportation Impact
Study Guidelines20, which are based on a Vehicle Miles Traveled (VMT) metric rather
than the traditional Level of Service (LOS). Based on the City’s VMT screening criteria,
the project is not screened out and was required to complete a VMT analysis.
Residential projects that conduct a VMT analysis shall calculate the project VMT per
capita using the San Luis Obispo Council of Governments (SLOCOG) travel d emand
model and compare the results to regional VMT with and without the project’s modeled
impacts. As shown in the analysis (Attachment 6), the existing home -based VMT for
Arroyo Grande is 20.2 VMT per capita, while the project is expected to result in 12 .29
VMT per capita. Per the City’s guidelines, this is more than fifteen percent (15%) below
existing VMT and thus, the project would not have a potentially significant impact on
VMT. Therefore, the project is consistent with the City’s requirements for evaluating
potential traffic and circulation impacts.
(5) The Project Does Not Qualify for Preferential Treatment
Staff Response:
This project meets the definition of a housing development project in the HAA. (Gov.
Code § 65589.5(h)(2).) Staff has evaluated the project and determined that it complies
with the City’s objective standards. State law exempts any inconsistency as a result
of density bonus concessions or waivers. (Gov. Code § 65589.5(j)(3).) Additionally,
no evidence in the record indicates that approving the project, as conditioned, would
have an unmitigable specific, adverse impact on public health and safety. The
project’s required review under applicable State law does not constitute preferential
treatment.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
20 https://arroyogrande.org/DocumentCenter/View/9851/Transportation-Impact-Study-Guidelines
Page 406 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 17
1. Adopt the prepared Resolution denying Appeal Case No. 26-001 and approving
Conditional Use Permit 25-001;
2. Modify and adopt the prepared Resolution denying Appeal Case No. 26 -001 and
approving Conditional Use Permit 25-001;
3. Do not adopt the prepared Resolution take tentative action to uphold appeal Case
No. 26-001, and provide direction for staff to return with an appropriate supporting
resolution including findings for denial of Conditional Use Permit 25-001; or
4. Provide other direction to staff.
ADVANTAGES:
Denial of the appeal will approve a housing project, provide units specifically reserved for
residents qualifying as very low income or low income, and help the City meet its RHNA
obligations under its adopted Housing Element . Furthermore, the project was processed
in accordance with the HAA and Density Bonus Law.
DISADVANTAGES:
The reduction of required parking pursuant to State law could impact the availability of
parking on the shared site. These concerns are expected to be attenuated by conditions
of approval included in the prepared Resolution.
ENVIRONMENTAL REVIEW:
In July 2025, the Governor signed a budget trailer bill (AB 130) that includes new and
amended statutes, including Public Resources Code section 21080.66, which
significantly streamlined the environmental review process for housing projects.
Based on substantial evidence, City staff has determined that the Project is exempt from
further environmental review pursuant to Public Resources Code section 21080.66 (Infill
Housing Development Exemption). A full analysis of the Project’s eligibility is included in
Attachment 5. Accordingly, staff recommends that the City Council find the Project
exempt from further environmental review pursuant to Public Resources Code section
21080.66(a).
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. A public hearing notice was posted at the site and
mailed to all property owners within 300’ of the project site on March 12, 2026.
ATTACHMENTS:
1. Resolution
2. Project Location
3. Planning Commission Resolution 2026-002
4. January 30, 2026 Appeal Form
Page 407 of 601
Item 10.a.
City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use
Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical
Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
March 24, 2026
Page 18
5. AB 130 CEQA Findings
6. Traffic and Circulation Study
Page 408 of 601
ATTACHMENT 1
CITY COUNCIL RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE DENYING APPEAL CASE NO. 26-001 AND
APPROVING CONDITIONAL USE PERMIT 25-001;
CONSTRUCTION OF NINETY-TWO (92) MULTI-FAMILY
DWELLING UNITS; LOCATION – 1271 AND 1281 JAMES WAY;
APPELLANTS – PISMO MEDICAL PROPERTIES LLC, ARROYO
GRANDE PARTNERS LLC AND RAY B BUNNELL REVOCABLE
TRUST, AND FINDING THE PROJECT STATUTORILY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66(a)
WHEREAS, the existing project site incorporates two parcels with a combined size of
approximately 1.81 acre parcel located at 1271 and 1281 James Way; and
WHEREAS, the applicant has filed Conditional Use Permit 25-001 to construct ninety-two (92)
multi-family dwelling units; and
WHEREAS, the project qualifies for a density bonus and related incentives and concessions
pursuant to State Density Bonus Law (Government Code section 65915) based on the provision
of affordable housing units, where at least 15% of the total base density units are restricted as
affordable to very low income households or 24% of the base density units are restricted as
affordable to low income households, resulting in a maximum allowable density of up to ninety-
two (92) dwelling units after applying a 50% State Density Bonus Law unit increase and density
unit equivalents of Arroyo Grande Municipal Code (AGMC) section 16.36.030(C); and
WHEREAS, the Staff Advisory Committee considered the project on March 12, 2025, and
recommended approval of the project; and
WHEREAS, the Architectural Review Committee considered the project on November 3, 2025, and
recommended approval of the project; and
WHEREAS, the Planning Commission considered the project at a duly noticed public hearing on
January 20, 2026, and adopted a Resolution No. 2026-002 approving Conditional Use Permit 25-
001; and
WHEREAS, in compliance with the California Environmental Quality Act (CEQA), the Community
Development Department has determined that the proposed project is statutorily exempt pursuant
to Public Resources Code section 21080.66, a statutory exemption from CEQA review for certain
infill housing developments, as documented in the Memorandum for the project (see Attachment 3
of the January 20, 2026 Planning Commission Staff Report); and
WHEREAS, on January 30, 2026, Pismo Medical Properties, LLC, Arroyo Grande Partners, LLC,
and Ray Bunnell, Trustee of the Ray B. Bunnell Revocable Trust timely filed an appeal of the
Planning Commission’s approval of Resolution 2026-002 approving Conditional Use Permit 25-
001; and
Page 409 of 601
RESOLUTION NO.
PAGE 2
WHEREAS, the City Council considered the project at a duly noticed public hearing on March 24,
2026, in connection with all materials included in Agenda Item 10.a, and all other written and oral
testimony presented to the City Council at the public hearing; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, the City Council of the City of Arroyo Grande does hereby resolve as follows:
Section 1. Recitals: All recitals above are true, correct, and incorporated herein.
Section 2. CEQA Findings:
The City Council hereby finds that the project is statutorily exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to Public Resources Code section
21080.66, which became effective on June 30, 2025, with the passage of Assembly Bill 130,
and as documented in the Memorandum for the Project (see Attachment 5 of the March 24, 2026
City Council Staff Report), and directs staff to file a Notice of Exemption with the County Clerk
and Office of Land Use and Climate Innovation within five business days of the adoption of this
resolution.
The City Council hereby makes the following findings:
1. Project Site Size (PRC § 21080.66(a)(1)(A-B)): The project site is 1.81 acres, and
therefore is not more than 20 acres.
2. Project Location (PRC § 21080.66(a)(2)(A-B)): The entirety of the project site lies within
the incorporated City of Arroyo Grande.
3. Urban Uses (PRC § 21080.66(a)(3)(A-D)): Approximately 77% of the area within a one-
quarter mile radius of the site is developed with urban uses .
4. General Plan and Zoning Consistency (PRC §21080.66(a)(4)(A -C)): The project, as
proposed, is consistent with applicable general plan and zoning ordinances, including the
following General Plan Elements: Land Use; Housing; Conservation and Open Space;
and Circulation because the project proposes a density that is allowable when calculating
the base density and incorporating State Density Bonus law. The Land Use Element
establishes a maximum density of 25 dwelling units/acre and the project proposes 37.3
dwelling units per acre, using State Density Bonus Law. Pursuant to State law, a project's
density increase under the density bonus law is considered con sistent with the general
plan. Therefore, the project is consistent with the elements of the General Plan.
5. Minimum Density (PRC §21080.66(a)(5)): The project’s proposed density exceeds one-
half of the applicable density (10du/ac) by proposing a density of 37.3du/ac.
6. Environmental Conditions (PRC §21080.66(a)6)): The proposed project is not located
within the coastal zone, nor is it located on prime farmland or within a wetland or a very
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high fire hazard severity zone. Furthermore, the project site is not a hazardous waste site,
is not located within a delineated earthquake fault zone, and is not located within a special
flood hazard area or a regulatory floodway. The project site has not been identified for
conservation in an adopted community conservation plan, is not habitat for protected
species pursuant to the Endangered Species Act of 1973, and is not a land under
conservation easement.
7. Historic Resource (PRC § 21080.66(a)(7)): The project does not propose or require the
demolition of a historic structure.
8. Hotel or Transient Use (PRC § 21080.66(a)(8)): The proposal consists of 92 multifamily
residential units and does not include any transient lodging or short -term rentals.
Section 3. Conditional Use Permit Findings (Arroyo Grande Municipal Code §16.16.050(D)):
1. The proposed use is permitted within the subject district pursuant to the provisions of this
section and complies with all the applicable provisions of this title, the goals, and objectives
of the Arroyo Grande General Plan, and the development policies and standards of the City.
The project site consists of two parcels totaling approximately 1.81 acres and is located
within the Office Mixed Use (OMU) district, which allows residential uses subject to approval
of a Conditional Use Permit. The proposal involves construction of ninety-two (92)
multifamily residential units within an urbanized mixed-use corridor and was processed in
accordance with the requirements of AGMC Title 16, including review by the Staff Advisory
Committee and Architectural Review Committee, both of which recommended approval.
The project is consistent with the Mixed Use land use designation in the General Plan, which
encourages residential development in proximity to commercial, office, transit, and
community-serving uses. As documented in the staff report, the project implements multiple
General Plan policies, including LU-5-1, LU5-3, LU5-9, LU5-11, CT5-2, and Housing
Element policies A.1, A.2, A.3, A.5, A.9, A.10-1, and A.11, by providing increased housing
density in the form of infill development, integrating residential uses into a mixed-use area,
pedestrian-oriented design, and increasing the supply of affordable housing.
The project proposes to reserve fifteen percent (15%) of the base density units as deed-
restricted units affordable to very low income households or 24% of the base density units
as deed-restricted units affordable to low income households, qualifying the development
for density increases, concessions, and wavers under Government Code § 65915.
Residential density for mixed-use projects in the OMU district is calculated using density
equivalency factors pursuant to AGMC §16.36.030(C). Based on these calculations, the
project results in ninety-two total (92) units. Increases granted under State Density Bonus
Law are deemed consistent with the General Plan and zoning regulations.
2. The proposed use would not impair the integrity and character of the district in which it is to
be established or located.
The project site is surrounded by a variety of compatible uses, including a hotel, medical
offices, a fitness facility, shopping center, religious facility, and nearby residential
neighborhoods. The proposed multifamily development is consistent with the existing and
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planned character of the mixed use corridor along James Way, which will serve the existing
commercial uses and integrate with and contribute to a vibrant commercial core.
On November 3, 2025, the Architectural Review Committee evaluated the project, including
its parking, building materials, site design and accessibility. The Architectural Review
Committee supported the project’s architecture, which utilizes architectural elements
designed to reduce perceived massing through articulation, modulation, and varied
materials. Landscaping, setbacks, and screening along the eastern boundary adjacent to
Meadow Creek further ensure compatibility with nearby residential and open space areas.
As conditioned, the project will integrate appropriately into the district, without impairing its
integrity or character, through the urban-oriented site planning, share parking, internal open
space, and architectural elements described above.
3. The site is suitable for the type and intensity of use or development that is proposed.
The site is an approximately 1.81ac parcel with existing development and the site is suitable
for additional development based on conformance with the City’s development standards
and zoning regulations. The site is currently vacant land, and the proposed project will infill
on the L-shaped lot, within an incorporated urban area of the City. Existing public
infrastructure is available to serve the development, including roadway access from James
Way, access to commercial services, and available public utilities.
The size, configuration, and zoning of the site are sufficient to accommodate the proposed
two-building, four-story multifamily development, including on-site parking, open space,
landscaping, storm water facilities, and emergency access. Accordingly, the site is suitable
for the proposed residential use and intensity of such use.
4. There are adequate provisions for water, sanitation, and public utilities and services to
ensure public health and safety.
The project site is located within an urbanized area served by existing public water, sewer,
storm drainage, fire protection, police services, and transportation infrastructure. As detailed
in the staff report and conditions of approval, the project will be required to comply with all
applicable City engineering standards, fire access and flow requirements, stormwater
management regulations, and utility service prior to issuance of building permits and
certificates of occupancy. Therefore, there are adequate provisions for water, sanitation,
and public utilities and services to ensure public health and safety.
5. The proposed use will not be detrimental to the public health, safety or welfare or materially
injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety or welfare or be
materially injurious to nearby properties and improvements because the use is both
compatible with adjacent uses and has been properly conditioned to limit its impacts. The
project will be developed with appropriate utility connections, curbs, sewer laterals, gutters,
and sidewalks necessary to serve the 92 unit development. Additionally, the project
proposes a residential use that is compatible with the residential uses east of the project
site. Those existing residential uses are further buffered by Meadow Creek, which runs
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along the eastern property boundary. Potential adverse impacts on public health and safety
will be satisfactorily mitigated by the proposed conditions such that the use will not be
materially injurious to properties or improvements in the vicinity. Among other things, these
proposed conditions require illumination of parking spaces for safety, that trash enclosures
be screened from public view with screening materials that complement the architectural
features of the main building, and limitation on construction and operational activities in
accordance with the standards set forth in Chapter 9.16 of the AGMC. Accordingly, the
proposed use will not be detrimental to the public health, safety or welfare or be materially
injurious to nearby properties and improvements due to its compatibility and the conditions
of approval.
SECTION 4. Density Bonus Concessions: In accordance with Government Code §65915, as a
project providing either 15% of units restricted to very low income units, or 24% restricted to low
income units, the project qualifies for four concessions under Gov. Code §65915(d). The project
will receive three concessions as follows:
1. Allow the project to be built ten feet higher than the maximum permitted building height, from
35’ to 45’. See Arroyo Grande Municipal Code (AGMC) Section 16.36.020(H)(10);
2. Allow the project to provide one less parking space than the parking minimum, providing
ninety-eight (98) spaces instead of ninety-nine (99). See AGMC Section 16.56.060(1)(e);
and
3. Allow the project to provide roughly 2% less of the off-street parking and access gross lot
area as landscaping in the interior of the parking area, providing eight and twenty-three
hundredths of a percent (8.23%) rather than the minimum of ten percent (10%). See AGMC
Section 16.56.130(1)
SECTION 5. Density Bonus Waivers: In accordance with Government Code § 65915(e), the
project is eligible for an unlimited number of waivers from development standards that would
physically preclude the construction of a development that meets the criteria of Gov. Code §
65915(b). The project will receive three waivers as follows:
1. AGMC Section 16.36.020(H)(10) limits maximum building size to 50,000 square feet. The
applicant is requesting allowance to construct Building A at 77,269 square feet in order to
achieve the maximum allowable density;
2. AGMC Section 16.36.020(H)(10) limits floor area ratio (FAR) to 1.0. The applicant is
requesting to exceed this allowance with a proposed FAR of 1.3 in order to achieve the
maximum allowable density; and
3. AGMC Section 16.48.0651 requires a minimum of 350 square feet of open space per unit.
The applicant is requesting a reduction in this requirement to approximately 176 square feet
per unit to achieve the maximum allowable density.
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SECTION 5. Appeal Findings: Having considered written grounds for the appeal and the
additional oral and written testimony presented at the public hearing, and the responses to the
appeal provided by staff, the City Council hereby makes the following findings regarding the
grounds raised in the appeal (appellant’s assertion is identified in italics):
Assertion 1: Inadequate and Unenforceable Parking Provision Due to Binding Reciprocal
Easements and Historical Overburdening. Contrary to the Applicant's assertions that it has the
parking rights to accommodate the Project, it cannot deliver adequate, exclusive, or enforceable
on-site parking for the 92-unit Project as represented. After applying reduced parking requirements
under Density Bonus Law (Gov't Code § 65915), the Planning Commission determined the Project
requires 99 parking spaces and granted a concession to allow 98. However, the proposed parking
fails to comply with state and local requirements, relies on unenforceable off-site and shared
arrangements, and is burdened by longstanding recorded easements.
City Response: Staff cannot opine on the enforceability of the parking easements between
private parties; however, staff notes that these “unenforceable” parking easements have been
recorded with the Clerk-Recorder for San Luis Obispo County. (See e.g. Appeal, Exhibit A and
Exhibit B) The private parking agreements bear limited value to City’s review over this matter
and the applicant’s request. Pursuant to GC Section 65915(b)2, a city shall grant incentives or
concessions for projects meeting certain criteria contained within this section. By reserving
fifteen percent (15%) of the base density units for very low-income household or 24% of the
base density units for low-income households, the project is entitled to up to three concessions
that provide relief from development standards. Irrespective of the private parking easements,
applicant would be eligible to seek a modified concession for a reduction of the parking
requirement from 99 to the number of on -site spaces. Government Code section 65915(d)
provides the findings required to deny a concession or incentive sought by a housing applicant,
and those findings cannot be made. The concession to reduce parking will result in costs
savings to the applicant, the reduction of parking will not a have a specific or adverse impact
that cannot be mitigated, and the requested concession is not contrary to State or Federal law.
Pursuant to Gov. Code §65589.53, a “specific, adverse impact” means a significant, quantifiable,
direct, and unavoidable impact, based on objective, identified written public health or safety
standards, policies or conditions as they existed on the date the application was deemed
complete. With the application of a parking concession, the project is deemed in compliance with
state and local requirements..
Sub-assertion (a): Proposed Parking Does Not Comply with On-Site Parking Regulations.
Government Code § 65915(p) and AGMC § 16.56.030 require that reduced parking be located
"on-site." Only 31 spaces for the proposed Project (all one-car garages) are truly on-site. The
remaining 67-68 spaces are proposed off-site, including shared spaces within the adjacent Oak
2https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
V
3https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=655
89.5
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Park Professional Plaza ("Plaza"). 4 AGMC §§ 16.56.040 and 16.56.050 allow common/shared
parking only if the total equals the sum of individual use requirements, spaces are within 500 feet,
and facilities are available without interfering with other uses. No agreements exist with Plaza
property owners (including Appellants) for shared use, nor has any such arrangement been
proposed or conditioned.
City Response: The proposed parking is not inconsistent with Government Code § 65915(p)
or AGMC § 16.56.030. A reduction in parking is a standard concession, and a reduction from
the minimum parking requirement from 99 spaces to a reduced number of parking spaces is
consistent with State Density Bonus Law. This is a quintessential concession and expressly
authorized by the Government Code. (See Gov. Code section 65915(k)(1)[Concession or
incentive means “a reduction . . . in the ratio of vehicular parking spaces that woul d otherwise
be revised. . . “], see also (p)(5)[“An applicant may request parking incentives or concessions
beyond those provided in this subdivision pursuant to subdivision (d)[concessions/incentives]”)
Irrespective of the private parking easements, the u se of reduced onsite parking is justified
under State law. Gov. Code section 65915(p)(4) says that a “development may provide onsite
parking through tandem parking or uncovered parking, but not through on -street parking.” Thus,
in direct contrast with the appellant’s assertion, the original proposal provided onsite parking in
the precise manner contemplated by state law. GC Section 65915(p)(6)5 establishes maximum
parking ratios for density bonus projects and also provides the City discretion to reduce or
eliminate parking requirements for development projects of any type in any location. Moreover,
while residential projects adjacent to commercial projects have been treated as mixed-use in
the City, state law also allows the project to be evaluated with mixed -use zoning through
application of a concession.6 Therefore, the City’s granting of a parking reduction and the
applicant’s election to provide shared onsite parking complies with applicable State and City
regulations regarding onsite parking.
Sub-assertion (b): Proposed Parking Does Not Comply with Covered Parking Regulations. To
avoid AGMC requirements for covered parking in residential/multi-family projects (AGMC §
16.56.060(e)), the Applicant and the Planning Commission improperly classify the Project as
"mixed-use". AGMC § 16.04.070 defines a "mixed-use project" as "a project" that combines both
commercial and residential uses. Constructing residential units adjacent to existing commercial
projects, separate from and unrelated to the proposed Project, and not modified by the proposed
Project, does not constitute a mixed-use project under the AGMC. Only 31 of the 98 spaces are
covered, rendering the Project non-compliant. (See also, Section 2(c) below for further discussion
regarding improper mixed-use classification.)
City Response: AGMC 16.04.070 defines mixed-use projects as those that combine commercial
4 At the January 20, 2026, Planning Commission hearing, there was some discussion regarding proposed parking spaces
provided across James Way in the Hope Church parking lot and contradiction regarding whether or not an agreement is in
place. While the Project may not have relied specifically on spaces across the street, they were referenced as "accessory"
parking (1/20/2026 Meeting Video, 2:02:20, pub-arroyogrande.escribemeetings.com) and were part of the Planning
Commission discussion. Regardless, the Hope Church lot is beyond 500 feet, lacks any existing parking agreement of any
kind, and evidence will be presented that no parking at all, whether for construction or otherwise, was agreed or will be
granted. Thus, parking and staging requirements cannot be satisfied through reliance on the Hope Church lot.
5https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
V
6 Gov. Code § 65915(k)(2).
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and residential uses, where the residential component is typically located above or behind the
commercial use. Despite the project’s proposing only residential units, the presence of the existing
commercial uses and the nature of the proposal’s shared ingress, egress, and parking amenities
justifies the classification of the subject project as a mixed-use development. This interpretation
has consistently been applied by City staff and the Planning Commission on a number of projects
in the recent past. State Density Bonus Law further authorizes the applicant to have the project be
treated as mixed-use through application of a concession.7
As addressed above, a residential project located within a commercial shopping center has
historically been categorized as a mixed-use project. AGMC §16.56.060(e) is inapplicable to a
mixed-use project like the one proposed because parking required for residential use in mixed-use
projects does not have to be covered (See Table “Off-Street Parking Requirements”, Residential
Uses Note). However, even if this were deemed a residential project through an interpretation of
AGMC §16.04.070 that is inconsistent with past practice of the City, uncovered parking is
nevertheless justified. As a Density Bonus Law project, the housing development may provide
onsite parking through tandem or uncovered parking. (Gov. Code § 65915(p)(4).) State law
overrides the development standard that appellant identifies. Density Bonus Law also permits a
concession to evaluate the project based on mixed-use standards.8 Finally, the applicant could
seek to modify its parking concession further and seek an additional reduction of spaces, which
could make the uncovered parking spaces argument by appellant moot.
Sub-assertion (c): Binding Easements Limit Applicant's Ability to Deliver Parking. The proposed
Project site remains burdened by:
i. A 2000 Reciprocal Access and Easement Agreement (as amended in 2008), granting non-
exclusive parking and access rights to Curl Fitness/Poma Fitness Holdings (flea Kennedy Club
Fitness) patrons, employees, and invitees, with requirements for replacement spaces if
development reduces availability. (See Exhibits A and B.)
ii. A separate easement/settlement agreement granting Best Western Casa Grande Inn primary
parking rights to approximately 18 spaces on portions of the site, including signage, towing
provisions, and priority over others (originating from a 2015 settlement resolving prior litigation).
(See Exhibit C.) There is no first right of refusal for the Applicant, as falsely claimed during the
Planning Commission meeting. (See, 1/20/2026 Meeting Video, 1:22:20-25, pub-
arroyogrande.escribemeetings.com.) Other misrepresentations regarding the 18 parking
spaces were also made during the meeting, which were contradicted by public comments (e.g.,
a chain installed by the hotel blocks the existing drive aisle and the hotel has never used the
parking spaces, both of which were refuted). (See, 1/20/2026 Meeting Video, 1:21, 2:08, 2:29.)
These 18 spaces cannot reliably count toward the Project's requirement, as hotel guests have
primary rights and can demand vehicles be moved within one hour, effectively reducing
enforceable residential parking to approximately 80 spaces. These encumbrances were not
extinguished by prior lot line adjustments and bind the Project site. Approval without
conditioning release, amendment, or resolution of these easements constitutes an abuse of
discretion and violates AGMC requirements for adequate parking.
7 Gov. Code § 65915(k)(2)
8 Gov. Code § 65915(k)(2).
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City Response: The appellants assert that the applicant’s existing encumbrances limit their
ability to provide the required parking. First, the City is not a party to any private parking
agreements, and, therefore, is not legally obligated to enforce any that exist. Those easements
generally describe reciprocal parking easements, allowing shared parking on the project site.
Second, by dedicating at least 15% of base density units for very low-income households, or
twenty-four percent (24%) of the base density units for low-income households, the project
qualifies for up to three concessions. (Gov. Code, § 65915(d)(2)(C). The applicant may request
a parking concession to reduce the total number of required spaces, and still be found in
compliance with the City’s minimum parking requirements for this project.
Moreover, per AGMC § 16.56.050, common parking facilities may be provided in lieu of
individual requirements for individual uses and the parking facilities are located within five
hundred (500) feet of the associated use. The appellant has presented a number of reciprocal
parking easement agreements, which demonstrate compliance with provision of individual
parking as common parking facilities, as authorized by AGMC § 16.56.050. The applicant’s
own submitted materials demonstrate the project’s consistency with the parking requirements,
with the application of the concession. It does not constitute an abuse of discretion for the City
to approve the project “without conditioning release, amendment, or resolution” of the
easements discussed in the appeal. Instead, as an HAA project, the City may not disapprove
or condition the project at a lower density absent a “specific, adverse impact upon public
health or safety . . . based on objective, identified written public health or safety standards,
policies or conditions as they existed on the date the application was deemed complete.”
(Gov. Code § 65589.5) The City does not have, and did not identify at the time the application
was deemed complete, any standards, policies, or conditions requiring modification to existing
private property agreements in order to approve a project.
Sub-assertion (d): Historical Parking Shortages and Citv-Acknowledged Issues. City-required
parking monitoring reports (Orosz Engineering Group) dating back to 2004 documented chronic
shortages, high occupancy (areas perceived full at 85-95%, with peaks up to 93% and certain areas
reaching 100%), misuse, and management challenges under lower-demand commercial/medical
uses. (See Exhibits D and E.) A 2015 Planning Commission memorandum for a prior lower-impact
senior project on the Project site (requiring only 59 spaces) also acknowledged these historical
issues, easements, and constraints. (See Exhibit F.) Adding 92 higher-occupancy residential units
will exacerbate displacement and spillover, rendering even reduced ratios insufficient as a practical
matter.
City Response: The appeal states that the City has acknowledged parking issues at this shared
use site through historical entitlement reviews of the subject property. While the City has previously
analyzed parking impacts in this location, that analysis was prepared for different applications not
before the City now. State law requires that cities make findings to approve or disapprove projects
based upon the facts of the application being reviewed. Even City “acknowledgement” of parking
“issues” at and near the site does not meet the standard for specific, adverse impacts as defined
above in the Government Code.
Moreover, the appellant’s arguments fail to apply the appropriate standard to Council’s review and
omit key conclusions of the report. The appellant relies on a 2004 parking monitoring report
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prepared by Orosz Engineering Group. Appellant merely asserts there have been “historical
issues” previously reviewed by the City, and concludes the “reduced [parking] ratios are
insufficient.” However, the same Orosz Engineering Group report appellant relies on concluded,
“The data indicated that the site overall has adequate parking available to tenants, patients and
patrons.” (Appeal, Exhibit E, p. 91 of 366). The report further discusses that the “management
issues” can be resolved by encouraging “employees to utilize parking” in another area. (See id.)
Thus, the appellant does not present evidence that supports denial of the project based upon the
general parking assertions identified in the appeal.
Assertion 2: Improper Application of Statutory CEQA Exemption (Pub. Res. Code 21080.66).
Despite the City Attorney's statements to the contrary, the proposed Project does not qualify for
the AB 130 statutory exemption because it fails multiple eligibility criteria and triggers exclusions
(see generally, Exhibits G and H):
City Response: Attachment 5 provides a thorough analysis of the findings required in order to
utilize the statutory exemption provided by AB 130 (Pub. Res. Code §21080.66). Staff has made
each of the findings affirmatively and contends that the statutory CEQA exemption does apply
to this project.
Sub-assertion (a): Sensitive Site/Riparian Habitat Exclusion. The proposed Project site
abuts Meadow Creek along its entire eastern boundary. Similar exemptions (e.g., SB 35)
explicitly exclude projects on sites with wetlands or riparian habitat. The Project's "nesting"
design near the creekbed risks erosion, habitat disturbance, and non-compliance with Fish
& Game Code § 1602 (streambed alteration). Staff findings ignore this exclusion and fail to
demonstrate no significant environmental effects.
City Response: Public Resources Code section 21080.66 does not preclude the City from
relying on this statutory exemption because it abuts Meadow Creek. Instead, Public
Resources Code section 21080.66 permits the use of this exemption only if it meets certain
criteria, including that the Project site not be located on wetlands, as defined in the United
States Fish and Wildlife Service Manual. (Pub. Resources Code, § 21080.66(a)(6). Here,
Exhibit 1 to Attachment 5 contains a letter written by the project’s biologist stating that no
wetlands, as defined by the US Fish and Wildlife Service, exist on the project site. Further,
the presence of riparian habitat alone on the site does not preclude the City’s reliance on
this statutory exemption, as it is not one of the identified criteria under Public Resources
Code section 21080.66. As identified in the June 27, 2026, Creekside Junction Project
Existing Conditions Biological Resources Assessment and Updated Meadow Creek Waters
of the U.S./State Jurisdictional Limits Determination, the Project site is mainly paved and
dirt parking lots, with a constructed basin and berm along Meadow Creek supporting upland
non-native annual grassland, ruderal areas with patches of coyote brush, and a small stand
of coast live oaks and willows on the southeast corner of the site. (Attachment 5, Exhibit 2
) This cluster of coast live oaks and arroyo willow trees above the top of Meadow Creek
bank are in uplands, and not associated with a riparian context. (Id., p. 2.) The project would
have no impact on any wetland or riparian habitat. (Id., p. 4.) As for the appellant’s claims
that the Project design will risk erosion and non-compliance with Fish & Game Code section
1602, the Project Condition of Approval 76 requires the applicant to submit improvement
plans, including erosion control, and be approved by the Public Works Department and/or
Community Development Department. Further, AGMC 13.24.120 requires the applicant to
implement erosion and sediment control measures prior to, during, and after construction.
The applicant will be required to obtain approval of a Stormwater Pollution Prevention Plan
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(SWPPP) from the Central Coast Regional Water Quality Control Board (CCRWQCB). City
staff will review the SWPPP to ensure that the plan is consistent with City requirements
prior to approval of the development and construction plans. Therefore, the project satisfies
the requirements in AB 130 and Public Resources Code section 21080.66.
Sub-assertion (b): Surrounding Urban Uses Criterion Not Met. Less than 75% of the site
perimeter adjoins urban uses; the eastern boundary is open space/creek, reducing
effective urban adjacency below the threshold.
City Response: Public Resources Code section 21080.66(a)(3)(A)-(D) requires that the
Project site meet any of the following criteria: (1) previously developed with an urban use,
(2) at least 75 percent of the site perimeter adjoins parcels developed with urban uses, (3)
at least 75 percent of the area within a one-quarter mile radius of the site is developed with
urban uses, or (4) for sites with four sides, at least three out of four sides are developed with
urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are
developed with urban uses. As stated in Attachment 5, criterion 3, approximately 77% of the
area within a one-quarter mile radius of the project site is developed with urban uses.
California Public Resource Code Section 210729 defines urban uses as any residential,
commercial, public institutional, transit/transportation passenger facility, or retail use, or a
combination thereof. Therefore, the surrounding urban uses criterion is met.
Sub-assertion (c): Inconsistency. with Zoning and General Plan. The proposed Project
site is currently commercial-only with no existing residential component and is encumbered
by easements restricting residential uses. Premature classification as "mixed-use" (Office
Mixed Use district) creates circular reasoning. (See, AGMC § 16.04.070.) The Project
relies on post-approval mixed-use status to qualify for density incentives and exemptions,
without resolving legal barriers. This violates requirements for consistency with applicable
plans and standards.
City Response: As articulated through, State law clearly exempts any inconsistency with
General Plan or Zoning standards that are due to the application of density bonus
concessions or waivers. (Gov. Code, § 65915(j)(1); Gov. Code § 65589.5(j)(3).) Further,
contrary to appellant’s reasoning, Public Resources Code section 21080.66(a)(4)(C) states
that “approval of a density bonus, incentives or concessions, waivers or reductions of
development standards, and reduced parking ratios pursuant to Section 65915 of the
Government Code shall not be grounds for determining that the project is inconsistent with
the applicable general plan, zoning ordinance, or local coastal program.” Additionally, no
evidence in the record indicates that approving the project, as conditioned, would have an
unmitigable specific, adverse impact on public health and safety.
Sub-assertion (d): Failure to Meet Other Performance Standards. Required tribal
consultation, Phase I assessment completeness, and air quality measures all are
inadequately documented or unverified in the record.
Statutory exemptions require strict compliance; substantial evidence does not support the
findings in Attachment 3 (AB 130 Findings). (Exhibit H.) Furthermore, contrary to any
assertions by legal counsel during the January 20, 2026, Planning Commission meeting
9https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC§ionNum=2107
2
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that AB 130 precludes further investigation into project eligibility (see 1/20/2026 Meeting
Video, 3:02:293:03:37, pub-arroyogrande.escribemeetings.com), the statute mandates
that the lead agency verify strict compliance with all objective criteria, including zoning
consistency, absence of legal restrictions (e.g., easements), and environmental
protections. AB 130's intent is to streamline approvals for qualifying projects, not to bypass
factual verification or allow approvals without substantial evidence supporting exemption
findings (Pub. Res: Code § 21080.66; see also, Gov't Code § 65589.5 for related housing
accountability). The Commission's failure to investigate parking encumbrances and other
issues constitutes an abuse of discretion under CEQA review standards (Pub. Res. Code
§ 21168.5), rendering the exemption invalid.
City Response: The City’s tribal consultation efforts regarding the project are included in
Attachment 5. Eight separate tribal representatives were notified of the project. One tribe
requested consultation, and consultation resulted in the addition of Condition of Approval
Number 143 to the Planning Commission Resolution. This is in addition to Condition of
Approval Numbers 136-142 that are required by AB 130. Tribal consultation for the project
concluded consistent with applicable State law on January 2, 2026. As required under
Public Resources Code section 21080.66, a Phase 1 ESA has already been provided to
the City and as such, this Project satisfies Public Resources Code section
21080.66(c)(1)(A).
Assertion 3. Violation of Creek Setback and Riparian Protection Standards. The Project
encroaches too closely on Meadow Creek, violating General Plan Element C/OS2-1.3 (25-50-foot
setback where feasible) and AGMC § 16.44.050 (50-foot enforceable setback). The proposed 32-
foot setback is insufficient and no variance was requested nor granted. The split-level design places
taller portions nearest the creek, increasing erosion, flooding, and habitat risks without adequate
mitigation, permits, or impermeable surface restrictions (per Arroyo Grande Creek Watershed
Creek Care Guide).
City Response: The 32’ creek setback proposed by the applicant for the project has already been
deemed consistent with AGMC § 16.44.050. The HAA provides that if a city does not notify an
applicant of an inconsistency with an applicable development standards before the application is
deemed complete, the project is deemed consistent with unidentified standards, as a matter of law.
(Gov. Code § 65589.5(j)(2)(A)–(B).) This standard was not identified by staff as an inconsistency
at the time the application was deemed complete because prior approvals located along Meadow
Creek have been approved with a 32’ setback or a substantially similar setback.
Furthermore, the 32’ creek setback is consistent with General Plan policy C/OS2-1.3: “Where
feasible, maintain a development setback of 25 – 50 feet from the top of stream bank or edge of
riparian habitat depending on slope, habitat and floodplain characteristics. Locate development
outside the setback.” (Agriculture, Conservation and Open Space Element (2007), Arroyo Grande
General Plan) Under the HAA, a project is deemed consistent with zoning standards when there is
an inconsistency between the zoning code standard and the General Plan standard. (Gov. Code §
65589.5(j)(4)) As a 32’ setback is consistent with the applicable General Plan standard of a setback
of 25-50 feet.
By way of additional background, as discussed in a March 24, 2015, staff report to City Council for
a previous project at this property, a creek variance setback had previously been approved at 35’
for this site, and staff had previously recommended a variance for the setback at 32’. (Appeal, Ex.
F, p. 104 of 366) Staff had previously analyzed that application of the 50’ creek setback standard
would “reduce the buildable lot width significantly.” (Id. at p. 113 of 366) That staff report identified
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that there would be apparent benefits to the creek habitat, where development would “enhance the
health and function of the riparian area” by removing invasive species and providing revegetation
benefits. (Id.) While application of the creek setback standard is now precluded by state law, if the
applicant were to request a density bonus waiver under Gov. Code § 65915(e), the applicant would
be entitled to an 18’ deviation from the setback requirement to avoid physical preclusion of the
project.
Thus, the proposed 32’ foot creek setback is deemed consistent with the City’s development
standard by two separate provisions of state law, and the applicant would be entitled to a waiver
from the standard because strict application would preclude the applicant from building at the
proposed density.
Assertion 4. Inadequate Traffic and Circulation Analysis. Shared parking agreements and
historical shortages will cause spillover onto adjacent streets and plazas. Mitigation measures (e.g.,
shared spaces with Best Western hotel and/or Hope Church) are insufficient under SB 743 VMT
standards and the City's Circulation Element, especially given higher residential trip generation. In
addition, in preparation of the hearing, both the hotel and the church pastor have confirmed they
have no agreement with the Applicant and do not intend to enter into any such agreements.
City Response: In compliance with Senate Bill 743, the City has adopted a Transportation Impact
Study Guidelines10, which are based on a Vehicle Miles Traveled (VMT) metric rather than the
traditional Level of Service (LOS). Based on the City’s VMT screening criteria, the project is not
screened out and was required to complete a VMT analysis. Residential projects that conduct a
VMT analysis shall calculate the project VMT per capita using the San Luis Obispo Council of
Governments (SLOCOG) travel demand model and compare the results to regional VMT with and
without the project’s modeled impacts. As shown in the analysis (Attachment 6), the existing home-
based VMT for Arroyo Grande is 20.2 VMT per capita, while the project is expected to result in
12.29 VMT per capita. Per the City’s guidelines, this is more than fifteen percent (15%) below
existing VMT and thus, the project would not have a potentially significant impact on VMT.
Therefore, the project is consistent with the City’s requirements for evaluating potential traffic and
circulation impacts.
Assertion 5. The Project Does Not Qualify for Preferential Treatment. As discussed herein, the
Project fails to comply with applicable zoning, development standards, state housing laws, and
CEQA exemption criteria. As such, the Project does not qualify for the preferential treatment under
Government Code § 65589.5 as asserted by the January 20, 2026, Memorandum or the Planning
Commission. Additional arguments related to lack of qualifications will be provided prior to and at
the hearing.
City Response: This project meets the definition of a housing development project in the HAA.
(Gov. Code § 65589.5(h)(2).) Staff has evaluated the project and determined that it complies with
the City’s objective standards. State law exempts any inconsistency as a result of density bonus
concessions or waivers. (Gov. Code § 65589.5(j)(3).) Additionally, no evidence in the record
indicates that approving the project, as conditioned, would have an unmitigable specific, adverse
impact on public health and safety. The project’s required review under applicable State law does
not constitute preferential treatment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Arroyo
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Grande hereby denies Appeal Case 26-001 and upholds the Planning Commission’s approval of
Conditional Use Permit 25-001, with the above findings and subject to the conditions as set forth in
Exhibit "A", attached hereto and incorporated herein by this reference.
On motion of Council Member , seconded by Council Member , and on the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was passed and adopted this th day of , 2026.
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JAMIE MARAVIGLIA, MAYOR PRO TEM
ATTEST:
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
ISAAC ROSEN, CITY ATTORNEY
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EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 25-001
APPEAL CASE 26-001
1271 AND 1281 JAMES WAY
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of ninety-two (92) multi-family residences at
1271 and 1281 James Way.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for CUP 25-001.
4. This application shall automatically expire on March 24, 2028 unless a building permit is
issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply for
an extension of one (1) year from the original date of expiration.
5. Development shall conform to the Office Mixed Use (OMU) requirements except as
otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to the City
Council at the meeting of March 24, 2026 and marked Exhibit B on file in the Community
Development Department. References to the vacation of the existing six-foot pedestrian
easement on the creek side of Building A shall be removed.
7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless the City
of Arroyo Grande, its City Council, its officers, employees and agents (the “indemnified
parties”) from and against any claim, action, or proceeding brought by a third party against
the indemnified parties and the applicant to attack, set aside, or void any permit or approval
for this project authorized by the City, including (without limitation) reimbursing the City its
actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion,
elect to defend any such action with attorneys of its choice. The Applicant shall reimburse
the City for any court and attorney's fees which the City may be required to pay as a result
of any claim or action brought against the City related to this permit or approval. Although the
Applicant is the real party in interest in an action, the City may, at its sole discretion,
participate at its own expense in the defense of the action, but such participation shall not
relieve the Applicant of any obligation under this condition.
8. A copy of these conditions shall be incorporated into all construction documents.
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9. Applicant shall submit a tabular matrix showing status of all conditions of approval prior to
first building permit submittal and again before project closeout.
10. At the time of application for construction permits, plans submitted shall show all development
consistent with the approved site plan, floor plan, architectural elevations and landscape plan.
11. Development shall comply with Development Code Sections 16.48.070, “Fences, Walls and
Hedges”; 16.48.120, “Performance Standards”; and 16.48.130 “Screening Requirements”.
12. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code.
Prior to issuance of a building permit, all illegal signs shall be removed.
13. Setbacks, building height, building size, lot coverage, floor area ratio, available parking
counts, parking lot landscaping square footage, and the total amount of private or combined
open space shall be as shown on the development plans including those specifically modified
by these conditions.
14. The developer shall comply with Development Code Chapter 16.56, “Parking and Loading
Requirements” except as otherwise approved by the City or allowed by State law. All parking
spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet.
15. All parking areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of darkness.
16. Trash enclosures shall be screened from public view with landscaping or other appropriate
screening materials and shall be made of an exterior finish that complements the
architectural features of the main building. The trash enclosure area shall accommodate
recycling container(s).
17. Noise resulting from construction and operational activities shall conform to the standards
set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to
the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM to 5 PM on Saturdays
and Sundays. No construction shall occur on City observed holidays.
18. Prior to building permit issuance, the applicant shall provide details on any proposed
exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity
of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting
fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is
visible from adjacent properties. All lighting for the site shall be downward directed and shall
not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
19. Landscaping in accordance with the approved landscaping plan shall be installed or bonded
for before final building inspection/establishment of use. The landscape and irrigation plan
shall be prepared by a licensed landscape architect subject to review and approval by the
Community Development and Public Works Departments. The landscape plan shall be in
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conformance with Development Code Chapter 16.84 (Water Efficient Landscape
Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five feet
(5’) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather based)
technology.
iv. The selection of groundcover plant species shall include native plants.
v. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
20. The applicant shall provide the City with a phase I environmental assessment, as defined in
Section 78090 of the Health and Safety Code.
a. If a recognized environmental condition is found, the applicant shall complete a
preliminary endangerment assessment, as defined in Section 78095 of the Health
and Safety Code, prepared by an environmental assessor to determine the
existence of any release of a hazardous substance on the site and to determine the
potential for exposure of future occupants to significant health hazards from any
nearby property or activity.
b. If a release of a hazardous substance is found to exist on the site, the release shall
be removed or any effects of the release shall be mitigated to levels required by
current federal and statutory and regulatory standards before the local government
issues a certificate of occupancy.
c. If a potential for exposure to significant hazards from surrounding properties or
activities is found to exist, the effects of the potential exposure shall be mitigated to
levels required by current federal and state statutory and regulatory standards
before the City issues a certificate of occupancy
21. All trees on the construction site to be preserved shall be protected under the conditions of
the Community Tree Ordinance (431 C.S.) which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by the
Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree.
c. No grading shall occur under a tree’s dripline, unless approved by the Public
Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8' from the
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trunk of each tree or at the dripline, whichever distance is greater.
e. At a minimum, all pruning shall comply with the American National Standards
Institute (ANSI) A300 Pruning Standards and Best Management Practices. An
independent certified arborist, paid for by the developer and selected by the
Public Works Director, shall conduct all pruning on site. The independent
arborist shall report to the City’s Arborist regarding any pruning activities.
22. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the
International Society of Arboriculture (ISA) Pruning Standards.
23. For projects approved with specific exterior building colors, the developer shall paint a test
patch on the building including all colors. The remainder of the building may not be painted
until inspected by the Community Development Department to verify that colors are
consistent with the approved color board. A 48-hour notice is required for this inspection.
24. All new electrical panel boxes shall be installed inside the building(s).
25. Buildings equipped with a fire sprinkler system shall also have a Fire Department Connection
(FDC), which shall be located adjacent to a fire access roadway, be remote from all buildings
outside the building collapse zone and screened to the maximum extent permitted by the
Building Official or Fire Chief.
26. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no closer
than 20 feet and no greater than 100 feet with no obstructions or barriers between the FDC
and the hydrant such as roads or driveways.
27. Double detector check valve assemblies shall be located directly adjacent to or within the
respective building to which they serve and screened to the maximum extent feasible.
28. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether
on the ground, on the structure or elsewhere, shall be screened from public view with
materials architecturally compatible with the main structure. It is especially important that
gas and electric meters, electric transformers, and large water piping systems be completely
screened from public view. All roof-mounted equipment which generates noise, solid
particles, odors, etc., shall cause the objectionable material to be directed away from
residential properties.
29. All conditions of this approval run with the land and shall be strictly adhered to, within the
time frames specified, and in an on-going manner for the life of the project. Failure to comply
with these conditions of approval may result in an immediate enforcement action. If it is
determined that violation(s) of these conditions of approval have occurred, or are occurring,
this approval may be revoked pursuant to Development Code Section 16.08.100.
30. The developer shall reimburse the City for all costs associated with outside plan checks
performed at either the developer’s or City’s request.
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31. The developer shall sweep streets in compliance with Standard Specifications Section 13 -
4.03F.
32. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
33. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-
deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water
quality BMP.
34. Trash enclosure area(s) shall be screened from public view with landscaping or other
appropriate screening materials and shall be reserved exclusively for dumpster and recycling
container storage. Interior vehicle travel ways shall be designed to be capable of
withstanding loads imposed by trash trucks.
35. All residential units shall be designed to mitigate impacts from non-residential project noise,
in compliance with the City’s noise regulations.
36. All project improvements shall be designed and constructed in accordance with the most
recent version of the City of Arroyo Grande Standard Specifications and Engineering
Standards.
37. Submit as-built plans at the completion of the project or improvements as directed by the
Community Development Director in compliance with Engineering Standard 1010 Section 9.3
E. Provide One (1) set of paper prints and electronic documents on CD or flash drive in both
AutoCAD and PDF format. AutoCAD drawings shall be in State plane coordinates.
38. Submit an electronic PDF file of approved improvement plans for inspection purposes during
construction.
39. Preserve existing survey monuments and vertical control benchmarks in compliance with
Standard Specifications Section 5-1.26A.
40. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City
Engineer.
41. Any modification to the conceptual plans that is determined not to be in substantial
conformance shall be reviewed by staff and referred to the appropriate body for a
recommendation to the Community Development Director.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
42. The project shall comply with the most recent editions of the California Building Standards
Code, as adopted by the City of Arroyo Grande.
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FIRE LANES
43. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of
the California Vehicle Code.
44. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines.
45. Any area that requires a red curb shall be maintained at all times. OSHA Red or similar
paint is required with a highly reflective white paint stenciled on the red paint that reads:
“FIRE LANE – NO PARKING” in repeating intervals.
FIRE FLOW/FIRE HYDRANTS
46. Project shall have a fire flow in accordance with the California Fire Code.
47. Fire hydrants shall be installed, per Fire Department and Public Works Department standards
and per the California Fire Code.
SECURITY KEY BOX
48. A Knox key box shall be installed as directed by the Fire Code Official when a building permit
is obtained for any work. The key box shall contain keys that will allow the fire department
access to all portions of the building. The keys shall have tags affixed identifying their
purpose. The nominal height of the Knox box installations shall be 5 feet above grade.
Consult with the Fire Marshal for placement and specifications.
FIRE SPRINKLER
49. All buildings must be fully sprinklered per Building and Fire Department guidelines and per
the California Fire Code.
50. An approved NFPA13 fire sprinkler system is required for all buildings.
51. All NFPA 13 fire sprinkler systems are to be maintained accordingly. Annual flow testing is
required and a current 5-year fire sprinkler certification is required for the life of the system.
52. All FDC’s and fire sprinkler risers shall be maintained with a protective coat of red paint
(OSHA Red or similar) to protect against marine influences and rust for the life of the
system.
53. All newly installed Fire Department connections will be required to install Knox brand FDC
caps (or substantially similar as determined by the Fire Chief).
FIRE ACCESS
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54. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the
City of Arroyo Grande.
55. All gates securing the fire apparatus access roads shall comply with the following criteria:
a. The minimum gate width shall be twenty feet (20’) and remain unobstructed;
b. Gates shall be of the swinging or sliding type;
c. Construction of all gates shall be of material that allows manual operation by one
person; and
d. Gate components shall be maintained in operative condition at all times and
replaced or repaired when defective.
56. Required fire hydrants and FDCs shall be placed on the same side of the driveways with the
following standards:
a. Be located within 40 feet of an approved roadway or driveway and arranged so that
hose lines can be readily attached to the inlets without interference from any nearby
objects including buildings, fences, posts, plantings or other fire department
connections or otherwise approved by the Fire Chief or his or her designee;
b. Be located within 50 feet of an approved hydrant location;
c. Be situated so that the inlet height shall not be less than 18 inches or more than 48
inches above graed; and
d. Contain guard posts or other approved means in order to protect the devices from
vehicular damage.
57. Pedestrian gates with approved exit hardware shall be required adjacent to any gate that
crosses vehicular paths.
58. Fire hydrants and their distribution shall be in accordance with CFC Appendix CC. Any fire
hydrant located on the property shall be flow tested and maintained with minimum of annual
service or per the manufacturer’s recommendation.
59. No parking signs shall be installed and maintained at all times. Parking shall be allowed in
designated stalls and garages only. Vehicle towing procedures shall be posted along with
the relevant CVC code section.
60. Fire access roads shall be kept clear at all times.
FIRE ALARMS
61. Fire alarms shall be tested on a routine basis, including annual audible testing with the Five
Cities Fire Authority present and in accordance with NFPA 72.
FIVE CITIES FIRE AUTHORITY (FCFA) CONDITIONS
62. An approved turnaround is required on any access road that exceeds 150 feet CFC D103.3.
63. Aerial fire apparatus access roads shall have an unobstructed width of not less than 26 feet
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exclusive of shoulders, and a vertical clearance of not less than 13 feet 6 inches. Building
A and Building B access roads shall be 26 feet in width. This includes any carport or
canopies that may be over or near an access road. CFC 503.1.1 and D103.
64. Addressing including unit numbers shall be highly visible and illuminated in low light. A
map of the complex near the entry is required.
65. All open spaces and planned vegetation shall be maintained for the life of the development
in a manner that provides for adequate fire clearance from all structures, minimum height
clearances for fire apparatus access roads, power lines, and in accordance with all
vegetation management best practices to decrease the risk of wildfire and in accordance
with CFC Chapter 47.
66. A vegetation management plan for management of the riparian and wildland areas shall be
prepared by a licensed arborist, landscape architect, or registered forester.
67. The project location is in a high fire hazard zone and therefore shall comply with Chapter
7A CBC and WUI code construction.
68. All FDC’s for all buildings or areas of a building shall be all placed in one mani fold at one
central location and permanently labeled with signage identifying each connection to the
specific building it protects. Consult with the Five Cities Fire Authority/Fire Marshal for FDC
placement.
69. All roads and fire hydrants are required to be in place prior framing any buildings.
Combustible building materials delivered to the construction site require the Five Cities Fire
Authority’s approval prior to delivery during phase 1.
70. Wet standpipes are required in all stairwells.
71. Stairwells shall go through the roof where required by Five Cities Fire Authority.
72. Any building providing an elevator shall have at least one elevator with the capacity to hold
a gurney and emergency response personnel. The applicant shall build an elevator in
Building A and will explore incorporating an elevator into Building B.
73. Fire Cities Fire Authority shall have access to all sides of the building from a fire apparatus
access road no further than 150 feet or as otherwise permitted by Five Cities Fire Authority
and the Building Official.
ABANDONMENT / NON-CONFORMING
74. The applicant shall show proof of properly abandoning all non-conforming items such as
septic tanks, wells, underground piping, and other undesirable conditions.
ENGINEERING DIVISION CONDITIONS
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POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD,
STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL
STORMWATER CONTROL FACILITIES MAINTENANCE
75. The Applicant shall develop, implement and provide the City the following:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly provides
engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak
Flow Management controls complying with Engineering Standard 1010 Section
5.2.2.
b. Prior to final acceptance an Operations and Maintenance Plan and Maintenance
Agreements that clearly establish responsibility for all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls complying with Engineering
Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls are being maintained and are
functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or Qualified
Stormwater Pollution Prevention Plan Developer (QSD).
IMPROVEMENT PLANS
76. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Public
Works Department Engineering Division as a separate submittal from any vertical
construction/structures building improvement plans.
77. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be
prepared by a registered Civil Engineer or qualified specialist licensed in the State of
California and approved by the Public Works Department and/or Community Development
Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the property.
iv. The location and dimension of all existing and proposed paved areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within project
area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility
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h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Engineers estimate for construction cost based on County of San Luis Obispo unit
cost.
78. Submit all retaining wall calculations for review and approval by the Community Development
Director including any referenced geotechnical report.
79. Prior to approval of an improvement plan the applicant shall enter into an agreement with the
City for inspection of the required improvements.
80. Applicant shall fund outsourced plan and map check services, as required.
81. The Developer shall provide an outlet structure for the Meadow Creek storm drain. A
stormceptor and/or clarifier for the storm drain leading to Meadow Creek shall be required.
82. The applicant shall be responsible for obtaining an encroachment permit for all work within a
public right-of-way or within public easements.
83. The applicant shall demonstrate to the satisfaction of the City Engineer that the turning
radiuses within the project site, including access from James Way, can accommodate a
range of vehicles from large trucks and buses to cars.
CURB, GUTTER, AND SIDEWALK
84. Install new concrete curb, gutter, and sidewalk as directed by the Community Development
Director and Public Works Director.
85. Install ADA compliant facilities where necessary or verify that existing facilities are compliant
with State and City Standards. This includes the installation of two new ADA compliant
commercial drive approaches. Ramps on James Way shall be brought up to City and State
standards including the ramps on the northeast and southeast corners at the intersection of
James Way and Oak Park Boulevard.
86. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth. Street trees are to be selected from the 2025 street tree
list included on the City’s website
87. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director
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DEDICATIONS, EASEMENTS AND AGREEMENTS
88. All easements, abandonments, or similar documents to be recorded as a document separate
from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall
include legal descriptions, sketches, closure calculations, and a current preliminary title report.
The applicant shall be responsible for all required fees, including any additional required City
processing.
89. The applicant shall record easements for all public utility infrastructure to the satisfaction of
the City Engineer in a format approved by the City Attorney.
90. Unnecessary and excess easements shall be vacated to the greatest extent possible to the
satisfaction of the City Engineer in a format approved by the City Attorney.
91. The Civil plans shall show an irrevocable offer to dedicate a creekside pedestrian path to the
City. The location of the creekside path shall be to the satisfaction of the City Engineer.
92. Prior to issuance of a building permit, the applicant shall record a new non-exclusive
pedestrian trail easement. The easement instrument shall be to the satisfaction of the City
Attorney.
93. Only native riparian plants shall be planted within the 32’ creek setback area. Detailed planting
plans shall be submitted in advance of or concurrent with improvement plans.
94. Signs shall be posted prohibiting the use of herbicides or other toxic substances potentially
harmful to creek habitat.
95. Fencing shall be installed along the pedestrian path that does not prohibit migration of fauna
between the path and the riparian area.
96. Prior to issuance of a building permit, the applicant shall record a density bonus agreement
entered into with, and supplied by, the City that restricts 15% of the project’s base density
equivalent units as affordable to very low income households for at least 55 years (Gov. Code
§ 65915(f)(2), (c)(1)(A)). To comply with this requirement, seven base density equivalent units
(i.e., 15% of the project’s 45.25 base density equivalent units) shall be so restricted, with: a
live work unit counting as 0.5 units, a studio unit counting as 0.5 units, a 1-bedroom unit
counting as 0.75 units, and a 2-bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)).
As an alternative to restricting 15% of the project’s base density equivalent units as affordable
to very low income households, the applicant may record a density bonus agreement, entered
into with, and supplied by the City, that restricts 24% of the project’s base density equivalent
units as affordable to lower income households for at least 55 years (Gov. Code § 65915(f)(2),
(c)(1)(A)). To comply with this requirement, 11 base density equivalent units (i.e., 24% of the
project’s 45.25 base density equivalent units) shall be so restricted, with: a live work unit
counting as 0.5 units, a studio unit counting as 0.5 units, a 1-bedroom unit counting as 0.75
units, and a 2-bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)). Under either
scenario, the density bonus agreement must be recorded prior to the issuance of a building
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permit.
GRADING AND DRAINAGE
97. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1) copy of
the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Pollution
Control Plan (WPCP) consistent with the San Luis Obispo Regional Water Quality Control
Board (RWCB) requirements.
98. All grading shall be performed in accordance with the City Grading Ordinance and Standard
Specifications and Engineering Standards.
99. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section
5.1.2.
100. Submit a geotechnical report for the project shall be prepared by a registered Civil Engineer
and supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report. The date of the soils report shall
be less than 3 years old at the time of submittal.
101. The applicant shall dedicate a pedestrian access easement for the ADA sidewalk extension
if constructed on private property outside of the right of way.
102. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall
include adequate borings depth and frequency to support design recommendations.
WATER
103. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works
Director must grant permission to dead end water mains.
104. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the
structures and/or landscape irrigation.
105. A Double Detector Check (DDC) backflow device is required on all new water service
connections. Fire Department Connections (FDC) must be remote and locations to be
approved by the Building Official and Fire Chief.
106. The DDC shall be placed inside the building or adjacent to the building. Other locations for
the DDC shall be approved by the Director or Community Development.
107. Each parcel shall have separate water meters.
108. Non-potable water for construction is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
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109. Lots using fire sprinklers shall have individual service connections.
110. Existing water services to be abandoned shall be abandoned in compliance with Engineering
Standard 6050.
SEWER
111. All sewer laterals shall comply with Engineering Standard 6810.
112. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering
Standard 6050.
113. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the
appropriate use, minimum 4”.
114. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed
in accordance with Standard Specifications and Engineering Standards.
115. Obtain approval from the South San Luis Obispo County Sanitation District for the
development’s impact to District facilities prior to permit issuance.
116. Obtain approval from the South San Luis Obispo County Sanitation District prior to relocation
of any District facilities.
117. Submit a will-serve letter from South County Sanitary stating that the property access and
location of trash receptacles is adequate for trash collection service.
PUBLIC UTILITIES
118. The developer shall comply with Development Code Section 16.68.050: All projects that
involve the addition of over 100 square feet of habitable space shall be required to place
service connections underground - existing and proposed utilities.
119. Prior to approving any building permit within the project for occupancy, all condi tions of
approval for project shall be satisfied.
120. Public Improvement plans and Final Map shall be submitted to the public utility companies
for review and approval. Utility comments shall be forwarded to the Director of Public
Works for approval.
121. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
122. Upon execution of PG&E contract, submit contract to the City. Include approved PG&E
schematics in the project plan set.
TREE PRESERVATION/TREE REMOVAL PLAN
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123. Prior to issuance of grading permit and during construction the applicant shall comply
with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
124. Prior to issuance of a grading or building permit, the developer shall submit a tree
preservation and tree removal plan to the Director of Public Works/City Arborist for
undeveloped parcels or lots with trees. The plan shall include the location, size and species
of all trees located on the lot or on adjoining lots, where development could affect the roots
or limbs of trees on adjacent property.
125. All significant trees to be removed as designated by the Director of Public Works/City Arborist
shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works
Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu
fees (at the current street tree fee rate for a 15-gallon tree). Larger trees may be required to
mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted,
or fees paid.
126. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon
and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a
minimum of eight (8') foot radius from the trunk of the tree.
127. All trees on the construction site to be preserved shall be protected under the conditions of
the Community Tree Ordinance (431 C.S.) which include but are not limited to:
a.___ No mechanical trenching within the drip line of a tree, unless approved by the
Parks and Recreation Director.
b.___ No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree.
c.___ No grading shall occur under a trees dripline, unless approved by the Public
Works Director.
d.___ A five foot (5') protective fence shall be constructed a minimum of 8' from the
trunk of each tree.
128. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the
International Society of Arboriculture (ISA) Pruning Standards.
PUBLIC SAFETY
129. Prior to issuance of building permit, the applicant shall submit an exterior lighting plan for
Police Department approval.
130. Prior to issuance of a certificate of occupancy, the applicant shall post accessible parking
signage, per California Building Code Section 11A and other applicable standards.
131. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary alarm
system per Police Department guidelines.
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FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
132. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork estimate).
b. Plan check for improvement plans (Based on an approved construction cost
estimate).
c. Plan Review Fee (Based on the current Building Division fee schedule. NOTE:
The applicant is responsible to pay all fees associated with outside plan review
consultants)
133. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
Subject to Government Code section 65589.5(o)(2)(A):
a. Water Neutralization fee, to be based on codes and rates in effect at the time the
project’s complete SB 330 preliminary application was submitted to the City,
involving water connection or enlargement of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time that
the project’s complete SB 330 preliminary application was submitted to the City .
c. Water Meter charge to be based on codes and rates in effect at the time that the
project’s complete SB 330 preliminary application was submitted to the City .
d. Water Availability charge, to be based on codes and rates in effect at the time
that the project’s complete SB 330 preliminary application was submitted to the
City.
e. Fire Protection Development Impact Fee, to be based on codes and rates in
effect at the time that the project’s complete SB 330 preliminary application was
submitted to the City
f. Police Development Impact Fee, to be based on codes and rates in effect at the
time that the project’s complete SB 330 preliminary application was submitted to
the City .
g. Park Development Impact Fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be provided
for existing houses), to be based on codes and rates in effect at the time that the
project’s complete SB 330 preliminary application was submitted to the City.
h. Recreation Development Impact Fee, to be based on codes and rates in effect
at the time that the project’s complete SB 330 preliminary applicatio n was
submitted to the City.
i. Transportation Development Impact Fee, to be based on codes and rates in
effect at the time that the project’s complete SB 330 preliminary application was
submitted to the City.
j. Storm Drain Development Impact fee, to be based on codes and rates in effect
at the time that the project’s complete SB 330 preliminary application was
submitted to the City.
k. Wastewater Development Impact Fee, to be based on codes and rates in effect
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at the time that the project’s complete SB 330 preliminary application was
submitted to the City.
l. Sewer Connection fee, to be based on codes and rates in effect at the time that
the project’s complete SB 330 preliminary application was submitted to the City .
m. South San Luis Obispo County Sanitation District Connection Fee, to be
based on codes and rates in effect at the time that the project’s complete SB 330
preliminary application was submitted to the City .
n. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and
rates in effect at the time that the project’s complete SB 330 preliminary application
was submitted to the City .
o. Green Building Fee, to be based on codes and rates in effect at the time that the
project’s complete SB 330 preliminary application was submitted to the City .
p. General Plan Update Fee, to be based on codes and rates in effect at the time
that the project’s complete SB 330 preliminary application was submitted to the
City.
q. Technology Fee, to be based on codes and rates in effect at the time that the
project’s complete SB 330 preliminary application was submitted to the City .
r. Building Permit Fee, to be based on codes and rates in effect at the time that the
project’s complete SB 330 preliminary application was submitted to the City.
s. Permit Fee for grading plans (Based on an approved earthwork estimate).
t. Inspection Fee of subdivision or public works construction plans (Based on an
approved construction cost estimate).
BONDING SURETY
134. Erosion Control, prior to issuance of the grading or building permit, all new residential
construction requires posting of a $1,200.00 performance bond for erosion control and
damage to the public right-of-way. This bond is refundable upon successful completion of the
work, less expenses incurred by the City in maintaining and/or restoring the site.
PLANNING COMMISSION CONDITIONS
135. Prior to building permit issuance, the applicant shall provide bicycle racks and storage
units on project plans that are sufficient to support at least 15% of the units, to the satisfaction
of the Community Development Director and consistent with applicable law.
136. The proposed parking garages shall be reserved for vehicle storage, to the satisfaction of the
Community Development Director and consistent with applicable law.
California Native American Tribal Consultation Conditions Pursuant to Public Resources Code
section 21080.66(b)(4)(B)
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137. The applicant shall be required to have a tribal cultural monitor on-site during all ground-
disturbing activities associated with the construction of the Project. Tribal monitoring shall
occur as follows:
a. The California Native American tribe shall designate the monitor;
b. The tribal monitor shall comply with applicant’s site access and workplace safety
requirements; and
c. The applicant shall compensate the tribal monitor at a reasonable rate, determined
in good faith, that aligns with customary compensation for cultural resource
monitoring, taking into account factors such as scope and duration of the project.
138. The applicant shall avoid any tribal cultural resources where feasible, in accordance with
Public Resources code section 21084.3, subdivision (a). In furtherance of this requirement,
where feasible, the project application shall provide deference to tribal preferences regarding
access to spiritual, ceremonial, and burial sites, and incorporate tribal knowledge in the
protection and sustainable use of tribal cultural resources and landscapes.
139. All treatment and documentation of tribal cultural resources shall be conducted in a culturally
appropriate manner by the applicant, consistent with Public Resources Code section
21083.9.
140. The applicant shall complete a California Historical Resources Information System (CHRIS)
archeological records search and a tribal cultural records search for the project site.
Documentation demonstrating compliance with this condition shall be submitted to the City
prior to the issuance of building permits.
141. The applicant shall submit a Sacred Lands Inventory request to the Native American Heritage
Commission (NAHC). Documentation demonstrating compliance with this condition shall be
submitted to the City prior to the issuance of building permits.
142. The project shall comply with Health and Safety Code sections 7050.5 and 5097.98,
including immediate work stoppage upon discovery of human remains or burial grounds, and
treatment in accordance with applicable law and in consultation with the affected California
Native American tribe.
143. The applicant shall provide an application of tribal ecological knowledge into habitat
restoration efforts undertaken by the project as applicable to the specific environmental
context and conditions of the project.
144. Additional California Native American Tribal Consultation Conditions Requested by Santa
Ynez Band of Chumash Indians (SYBCI):
a. At the discretion of the tribes, Native American monitor may be present on the
project site to observe any or all ground-disturbing activities. The Native American
monitor will be the designated lead to represent tribal interest during construction .
b. The monitor may observe all activities from a safe distance and within safely
accessible portions of the project area. During ground -disturbing activities, the
monitor may inspect back dirt piles for evidence of cultural materials, as well.
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c. The monitor may observe grading and grubbing by following the construction
equipment as it removes soil or vegetation or both, walking safely accessible areas
after the machinery has cleared, or standing to the side and observing the soil
removal activity.
d. When deeper excavation or trenching is conducted, the monitor can observe the
mechanical removal of soil and can carefully inspect the back dirt that is removed
from the trench or pit. If it is safe to do so, the monitor can inspect the sidewalls of
trenches and pits as they are exposed.
e. In the event that during grading, construction or development of the project, tribal
cultural resources are uncovered, all work in the immediate vicinity of the discovery
shall be halted (i.e., not less than the surrounding 50 feet) and shall not resume until
the discovered tribal cultural resource has been fully assessed by the SYBCI
monitor. The Native American monitor will participate in and/or observe all
archaeological investigations/fieldwork required to determine the nature and extent
(as well as documentation) of the find. SYBCI will recover and retain all discovered
tribal cultural resources in the form and/or manner SYBCI deems appropriate, in
SYBCI’s sole discretion, and for any purpose SYBCI deems appropriate, including
for educational, cultural and/or historic purposes.
f. The applicant’s full construction team shall receive a presentation regarding a
Worker Environmental Awareness Plan (WEAP) prior to the start of any construction
activities. The WEAP shall be presented by tribal representatives. Documentation
demonstrating compliance with this condition shall be submitted to the City prior to
construction activities.
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PROJECT LOCATION
ATTACHMENT 2
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PC RESOLUTION NO. 2026-002
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING CONDITIONAL
USE PERMIT 25-001; CONSTRUCTION OF NINETY-TWO
92) MULTI -FAMILY DWELLING UNITS; LOCATION — 1271
AND 1281 JAMES WAY; APPLICANT — RUSS SHEPPEL;
REPRESENTATIVE — DARIN CABRAL, RRM DESIGN
GROUP, AND FINDING THE PROJECT STATUTORILY
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT PURSUANT TO PUBLIC RESOURCES
CODE SECTION 21080.66(a)
WHEREAS, the existing project site incorporates two parcels with a combined size of
approximately 1.81 acre parcel located at 1271 and 1281 James Way; and
WHEREAS, the applicant has filed Conditional Use Permit 25-001 to construct ninety-two
92) multi -family dwelling units; and
WHEREAS, the parcels with a Mixed Use land use designation have a maximum density of
25 dwelling units per acre, or 45.25 dwelling units on the 1.81 -acre project site; and
WHEREAS, the project qualifies for a density bonus and related incentives and
concessions pursuant to State Density Bonus Law (Government Code section 65915)
based on the provision of affordable housing units, where at least 15% of the total units
are restricted as affordable to very low income households or 24% of the units are
restricted as affordable to low income households, resulting in a maximum allowable
density of up to ninety-two (92) dwelling units after applying a 50% State Density Bonus
Law unit increase and density unit equivalents of Arroyo Grande Municipal Code (AGMC)
section 16.36.030(C); and
WHEREAS, the Staff Advisory Committee considered the project on March 12, 2025, and
recommended approval of the project; and
WHEREAS, the Architectural Review Committee considered the project on November 3,
2025, and recommended approval of the project; and
WHEREAS, in compliance with the California Environmental Quality Act (CEQA), the
Community Development Department has determined that the proposed project is
statutorily exempt pursuant to Public Resources Code section 21080.66, a statutory
exemption from CEQA review for certain infill housing developments, as documented in the
Memorandum for the project (see Attachment 3 of the January 20, 2026 Planning
Commission Staff Report); and.
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project
at a duly noticed public hearing on January 20, 2026; and
ATTACHMENT 3
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WHEREAS, the Planning Commission finds, after due study, deliberation, and public
hearing, the following circumstances exist:
CEQA Findings:
The Planning Commission hereby finds that the project is statutorily exempt from the
requirements of the California Environmental Quality Act (CEQA) pursuant to Public
Resources Code section 21080.66, which became effective on June 30, 2025, with the
passage of Assembly Bill 130, and as documented in the Memorandum for the Project
see Attachment 3 of the January 20, 2026 Planning Commission Staff Report), and
directs staff to file a Notice of Exemption with the County Clerk and Office of Land Use
and Climate Innovation within five business days of the adoption of this resolution.
The Planning Commission hereby makes the following findings:
1. Project Site Size (PRC § 21080.66(a)(1)(A-B)): The project site is 1.81
acres, and therefore is not more than 20 acres.
2. Project Location (PRC § 21080.66(a)(2)(A-B)): The entirety of the project
site lies within the incorporated City of Arroyo Grande.
3. Urban Uses (PRC § 21080.66(a)(3)(A-D)): Approximately 779/6 of the area
within a one-quarter mile radius of the site is developed with urban uses.
4. General Plan and Zoning Consistency (PRC §21080.66(a)(4)(A-C)): The
project, as proposed, is consistent with applicable general plan and zoning
ordinances, including the following General Plan Elements: Land Use;
Housing, Conservation and Open Space; and Circulation because the
project proposes a density that is allowable when calculating the base
density and incorporating State Density Bonus law. The Land Use Element
establishes a maximum density of 25 dwelling units/acre and the project
proposes 37.3 dwelling units per acre, using State Density Bonus Law.
Pursuant to State law, a project's density increase under the density bonus
law is considered consistent with the general plan. Therefore, the project is
consistent with the elements of the General Plan.
5. Minimum Density (PRC §21080.66(a)(5)): The project's proposed density
exceeds one-half of the applicable density (10du/ac) by proposing a density
of 37.3du/ac.
6. Environmental Conditions (PRC §21080.66(a)6)): The proposed project is
not located within the coastal zone, nor is it located on prime farmland or
within a wetland or a very high fire hazard severity zone. Furthermore, the
project site is not a hazardous waste site, is not located within a delineated
earthquake fault zone, and is not located within a special flood hazard area
or a regulatory floodway. The project site has not been identified for
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conservation in an adopted community conservation plan, is not habitat for
protected species pursuant to the Endangered Species Act of 1973, and is
not a land under conservation easement.
7. Historic Resource (PRC § 21080.66(a)(7)): The project does not propose or
require the demolition of a historic structure.
8. Hotel or Transient Use (PRC § 21080.66(a)(8)): The proposal consists of
92 multifamily residential units and does not include any transient lodging
or short-term rentals.
Conditional Use Permit Findings (Arroyo Grande Municipal Code §16.16.050(D)):
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of this
title, the goals, and objectives of the Arroyo Grande General Plan, and the
development policies and standards of the City.
The project site consists of two parcels totaling approximately 1. 81 acres and
is located within the Office Mixed Use (OMU) district, which allows residential
uses subject to approval of a Conditional Use Permit. The proposal involves
construction of ninety-two (92) multifamily residential units within an urbanized
mixed-use corridor and was processed in accordance with the requirements
of AGMC Title 16, including review by the Staff Advisory Committee and
Architectural Review Committee, both of which recommended approval.
The project is consistent with the Mixed Use land use designation in the
General Plan, which encourages residential development in proximity to
commercial, office, transit, and community -serving uses. As documented in
the staff report, the project implements multiple General Plan policies,
including LU -5-1, LU5-3, LU5-9, LU541, CT5-2, and Housing Element
policies A.1, A.2, A.3, A.5, A.9, A.10-1, and A. 11, by providing increased
housing density in the form of infill development, integrating residential uses
into a mixed-use area, pedestrian -oriented design, and increasing the supply
of affordable housing.
The project proposes to reserve fifteen percent (15%) of the base density units
as deed -restricted units affordable to very low income households or 24% of
the base density units as deed -restricted units affordable to low income
households, qualifying the development for density increases, concessions,
and wavers under Government Code § 65915. Residential density for mixed-
use projects in the OMU district is calculated using density equivalency factors
pursuant to AGMC §16.36.030(C). Based on these calculations, the project
results in ninety-two total (92) units. Increases granted under State Density
Bonus Law are deemed consistent with the General Plan and zoning
regulations.
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2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The project site is surrounded by a variety of compatible uses, including a
hotel, medical offices, a fitness facility, shopping center, religious facility, and
nearby residential neighborhoods. The proposed multifamily development is
consistent with the existing and planned character of the mixed use corridor
along James Way, which will serve the existing commercial uses and
integrate with and contribute to a vibrant commercial core.
On November 3, 2025, the Architectural Review Committee evaluated the
project, including its parking, building materials, site design and accessibility.
The Architectural Review Committee supported the project's architecture,
which utilizes architectural elements designed to reduce perceived massing
through articulation, modulation, and varied materials. Landscaping,
setbacks, and screening along the eastern boundary adjacent to Meadow
Creek further ensure compatibility with nearby residential and open space
areas. As conditioned, the project will integrate appropriately into the district,
without impairing its integrity or character, through the urban -oriented site
planning, share parking, internal open space, and architectural elements
described above.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is an approximately 1.81ac parcel with existing development and the
site is suitable for additional development based on conformance with the
City's development standards and zoning regulations. The site is currently
vacant land, and the proposed project will infill on the L-shaped lot, within an
incorporated urban area of the City. Existing public infrastructure is available
to serve the development, including roadway access from James Way,
access to commercial services, and available public utilities.
The size, configuration, and zoning of the site are sufficient to accommodate
the proposed two -building, four-story multifamily development, including on-
site parking, open space, landscaping, storm water facilities, and emergency
access. Accordingly, the site is suitable for the proposed residential use and
intensity of such use.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The project site is located within an urbanized area served by existing public
water, sewer, storm drainage, fire protection, police services, and
transportation infrastructure. As detailed in the staff report and conditions of
approval, the project will be required to comply with all applicable City
engineering standards, fire access and flow requirements, stormwater
management regulations, and utility service prior to issuance of building
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permits and certificates of occupancy. Therefore, there are adequate
provisions for water, sanitation, and public utilities and services to ensure
public health and safety.
5. The proposed use will not be detrimental to the public health, safety or welfare
or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety or welfare or be
materially injurious to nearby properties and improvements because the use is both
compatible with adjacent uses and has been properly conditioned to limit its impacts. The
project will be developed with appropriate utility connections, curbs, sewer laterals, gutters,
and sidewalks necessary to serve the 92 unit development. Additionally, the project
proposes a residential use that is compatible with the residential uses east of the project
site. Those existing residential uses are further buffered by Meadow Creek, which runs
along the eastern property boundary. Potential adverse impacts on public health and safety
will be satisfactorily mitigated by the proposed conditions such that the use will not be
materially injurious to properties or improvements in the vicinity. Among other things, these
proposed conditions require illumination of parking spaces for safety, that trash enclosures
be screened from public view with screening materials that complement the architectural
features of the main building, and limitation on construction and operational activities in
accordance with the standards set forth in Chapter 9.16 of the AGMC. Accordingly, the
proposed use will not be detrimental to the public health, safety or welfare or be materially
injurious to nearby properties and improvements due to its compatibility and the conditions
of approval.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Conditional Use Permit 25-001 as set forth in Exhibit "B", attached
hereto and incorporated herein by this reference, with the above findings and subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Vice Chair Martin, seconded by Commissioner Sackrison, and by the following
roll call vote, to wit:
AYES: Martin, Sackrison, Roof
NOES: None
ABSTAIN None
ABSENT: Buchanan, Worthen
the foregoing Resolution was adopted this 20th day of January, 2026.
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VIRGiNI ROOF
CHAIR
ATTEST:
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
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EXHIBIT `A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 25-001
1271 AND 1281 JAMES WAY
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
This approval authorizes the construction of ninety-two (92) multi -family
residences at 1271 and 1281 James Way.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for CUP 25-001.
4. This application shall automatically expire on January 20, 2028 unless a building
permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant
may apply for an extension of one (1) year from the original date of expiration.
5. Development shall conform to the Office Mixed Use (OMU) requirements except as
otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of January 20, 2026 and marked Exhibit B
on file in the Community Development Department. References to the vacation of
the existing six-foot pedestrian easement on the creek side of Building A shall be
removed.
7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless
the City of Arroyo Grande, its City Council, its officers, employees and agents (the
indemnified parties") from and against any claim, action, or proceeding brought by a
third party against the indemnified parties and the applicant to attack, set aside, or
void any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney's fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice. The Applicant shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any claim or action
brought against the City related to this permit or approval. Although the Applicant is
the real party in interest in an action, the City may, at its sole discretion, participate at
its own expense in the defense of the action, but such participation shall not relieve
the Applicant of any obligation under this condition.
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8. A copy of these conditions shall be incorporated into all construction documents.
9. Applicant shall submit a tabular matrix showing status of all conditions of approval
prior to first building permit submittal and again before project closeout.
10. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural elevations
and landscape plan.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130 "Screening
Requirements".
12. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
13. Setbacks, building height, building size, lot coverage, floor area ratio, available parking
counts, parking lot landscaping square footage, and the total amount of private or
combined open space shall be as shown on the development plans including those
specifically modified by these conditions.
14. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements" except as otherwise approved by the City or allowed by State
law. All parking spaces adjacent to a wall, fence, or property line shall have a
minimum width of 11 feet.
15. All parking areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
darkness.
16. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure area
shall accommodate recycling container(s).
17. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall
be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM
to 5 PM on Saturdays and Sundays. No construction shall occur on City observed
holidays.
18. Prior to building permit issuance, the applicant shall provide details on any
proposed exterior lighting, if applicable. The lighting plan shall include the height,
location, and intensity of all exterior lighting consistent with Section 16.48.090 of the
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Development Code. All lighting fixtures shall be shielded so that neither the lamp nor
the related reflector interior surface is visible from adjacent properties. All lighting for
the site shall be downward directed and shall not create spill or glare to adjacent
properties. All lighting shall be energy efficient (e.g. LED).
19. Landscaping in accordance with the approved landscaping plan shall be installed or
bonded for before final building inspection/establishment of use. The landscape and
irrigation plan shall be prepared by a licensed landscape architect subject to review
and approval by the Community Development and Public Works Departments. The
landscape plan shall be in conformance with Development Code Chapter 16.84
Water Efficient Landscape Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground -mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five
feet (6) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather based)
technology.
iv. The selection of groundcover plant species shall include native plants.
V. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
20. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S:) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a tree's dripline, unless approved by the
Public Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
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Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
all pruning on site. The independent arborist shall report to the City's
Arborist regarding any pruning activities.
21. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
22. For projects approved with specific exterior building colors, the developer shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to verify
that colors are consistent with the approved color board. A 48-hour notice is required
for this inspection.
23. All new electrical panel boxes shall be installed inside the building(s).
24. Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway, be
remote from all buildings outside the building collapse zone and screened to the
maximum extent permitted by the Building Official or Fire Chief.
25. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no
closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
26. Double detector check valve assemblies shall be located directly adjacent to or within
the respective building to which they serve and screened to the maximum extent
feasible.
27. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
systems be completely screened from public view. All roof -mounted equipment which
generates noise, solid particles, odors, etc., shall cause the objectionable material to
be directed away from residential properties.
28. All conditions of this approval run with the land and shall be strictly adhered to, within
the time frames specified, and in an on-going manner for the life of the project. Failure
to comply with these conditions of approval may result in an immediate enforcement
action. If it is determined that violation(s) of these conditions of approval have
occurred, or are occurring, this approval may be revoked pursuant to Development
Code Section 16.08.100.
29. The developer shall reimburse the City for all costs associated with outside plan
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checks performed at either the developer's or City's request.
30. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
31. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
32. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-
deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite
water quality BMP.
33. Trash enclosure area(s) shall be screened from public view with landscaping or other
appropriate screening materials and shall be reserved exclusively for dumpster and
recycling container storage. Interior vehicle travel ways shall be designed to be
capable of withstanding loads imposed by trash trucks.
34. All residential units shall be designed to mitigate impacts from non-residential project
noise, in compliance with the City's noise regulations.
35. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
36. Submit as -built plans at the completion of the project or improvements as directed by
the Community Development Director in compliance with Engineering Standard 1010
Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD or
flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State
plane coordinates.
37. Submit an electronic PDF file of approved improvement plans for inspection purposes
during construction.
38. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
39. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
40. Any modification to the conceptual plans that is determined not to be in substantial
conformance shall be reviewed by staff and referred to the appropriate body for a
recommendation to the Community Development Director.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
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BUILDING CODES
41. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
42. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
43. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
44. Any area that requires a red curb shall be maintained at all times. OSHA Red or
similar paint is required with a highly reflective white paint stenciled on the red paint
that reads: "FIRE LANE — NO PARKING' in repeating intervals.
FIRE FLOW/FIRE HYDRANTS
45. Project shall have a fire flow in accordance with the California Fire Code.
46. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
47. A Knox key box shall be installed as directed by the Fire Code Official when a building
permit is obtained for any work. The key box shall contain keys that will allow the fire
department access to all portions of the building. The keys shall have tags affixed
identifying their purpose. The nominal height of the Knox box installations shall be 5
feet above grade. Consult with the Fire Marshal for placement and specifications.
FIRE SPRINKLER
48. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
49. An approved NFPA13 fire sprinkler system is required for all buildings.
50. All NFPA 13 fire sprinkler systems are to be maintained accordingly. Annual flow
testing is required and a current 5 -year fire sprinkler certification is required for the life
of the system.
51. All FDC°s and fire sprinkler risers shall be maintained with a protective coat of red
paint (OSHA Red or similar) to protect against marine influences and rust for the life
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of the system.
52. All newly installed Fire Department connections will be required to install Knox brand
FDC caps (or substantially similar as determined by the Fire Chief).
FIRE ACCESS
53. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande.
54. All gates securing the fire apparatus access roads shall comply with the following
criteria:
a. The minimum gate width shall be twenty feet (20') and remain unobstructed;
b. Gates shall be of the swinging or sliding type;
c. Construction of all gates shall be of material that allows manual operation by
one person; and
d. Gate components shall be maintained in operative condition at all times and
replaced or repaired when defective.
55. Required fire hydrants and FDCs shall be placed on the same side of the driveways
with the following standards:
a. Be located within 40 feet of an approved roadway or driveway and arranged
so that hose lines can be readily attached to the inlets without interference
from any nearby objects including buildings, fences, posts, plantings or other
fire department connections or otherwise approved by the Fire Chief or his or
her designee;
b. Be located within 50 feet of an approved hydrant location;
c. Be situated so that the inlet height shall not be less than 18 inches or more
than 48 inches above graed; and
d. Contain guard posts or other approved means in order to protect the devices
from vehicular damage.
56. Pedestrian gates with approved exit hardware shall be required adjacent to any gate
that crosses vehicular paths.
57. Fire hydrants and their distribution shall be in accordance with CFC Appendix CC.
Any fire hydrant located on the property shall be flow tested and maintained with
minimum of annual service or per the manufacturer's recommendation.
58. No parking signs shall be installed and maintained at all times. Parking shall be
allowed in designated stalls and garages only. Vehicle towing procedures shall be
posted along with the relevant CVC code section.
59. Fire access roads shall be kept clear at all times.
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FIRE ALARMS
60. Fire alarms shall be tested on a routine basis, including annual audible testing with
the Five Cities Fire Authority present and in accordance with NFPA 72.
FIVE CITIES FIRE AUTHORITY (FCFA) CONDITIONS
61. An approved turnaround is required on any access road that exceeds 150 feet CFC
D103.3.
62. Aerial fire apparatus access roads shall have an unobstructed width of not less than
26 feet exclusive of shoulders, and a vertical clearance of not less than 13 feet 6
inches. Building A and Building B access roads shall be 26 feet in width. This
includes any carport or canopies that may be over or near an access road. CFC
503.1.1 and D103.
63. Addressing including unit numbers shall be highly visible and illuminated in low light.
A map of the complex near the entry is required.
64. All open spaces and planned vegetation shall be maintained for the life of the
development in a manner that provides for adequate fire clearance from all
structures, minimum height clearances for fire apparatus access roads, power lines,
and in accordance with all vegetation management best practices to decrease the
risk of wildfire and in accordance with CFC Chapter 47.
65. A vegetation management plan for management of the riparian and wildland areas
shall be prepared by a licensed arborist, landscape architect, or registered forester.
66. The project location is in a high fire hazard zone and therefore shall comply with
Chapter 7A CBC and WUI code construction.
67. All FDC's for all buildings or areas of a building shall be all placed in one manifold at
one central location and permanently labeled with signage identifying each
connection to the specific building it protects. Consult with the Five Cities Fire
Authority/Fire Marshal for FDC placement.
68. All roads and fire hydrants are required to be in place prior framing any buildings.
Combustible building materials delivered to the construction site require the Five
Cities Fire Authority's approval prior to delivery during phase 1.
69. Wet standpipes are required in all stairwells.
70. Stairwells shall go through the roof where required by Five Cities Fire Authority.
71. Any building providing an elevator shall have at least one elevator with the capacity to
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hold a gurney and emergency response personnel. The applicant shall build an
elevator in Building A and will explore incorporating an elevator into Building B.
72. Fire Cities Fire Authority shall have access to all sides of the building from a fire
apparatus access road no further than 150 feet or as otherwise permitted by Five
Cities Fire Authority and the Building Official.
ABANDONMENT / NON -CONFORMING
73. The applicant shall show proof of properly abandoning all non -conforming items such
as septic tanks, wells, underground piping, and other undesirable conditions.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN OPERATIONS AND MAINTENANCE PLAN.
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
74. The Applicant shall develop, implement and provide the City the following:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with Engineering
Standard 1010 Section 5.2.2.
b. Prior to final acceptance an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being maintained
and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
IMPROVEMENT PLANS
75. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Public Works Department Engineering Division as a separate submittal from any
vertical construction/structures building improvement plans.
76. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall
be prepared by a registered Civil Engineer or qualified specialist licensed in the State
of California and approved by the Public Works Department and/or Community
Development Department. The following plan sheet shall be provided:
a. Site Plan
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i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved areas.
V. The location of all existing and proposed public or private utilities.
vi. Location of 100 -year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities — Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right -of -Way
k. Tree Protection Plan
I. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Engineers estimate for construction cost based on County of San Luis Obispo
unit cost.
77. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
78. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
79. Applicant shall fund outsourced plan and map check services, as required.
80. The Developer shall provide an outlet structure for the Meadow Creek storm drain. A
stormceptor and/or clarifier for the storm drain leading to Meadow Creek shall be
required.
81. The applicant shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way or within public easements.
82. The applicant shall demonstrate to the satisfaction of the City Engineer that the turning
radiuses within the project site, including access from James Way, can accommodate
a range of vehicles from large trucks and buses to cars.
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CURB, GUTTER, AND SIDEWALK
83. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
84. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards. This includes the installation of two new ADA
compliant commercial drive approaches. Ramps on James Way shall be brought up to
City and State standards including the ramps on the northeast and southeast comers
at the intersection of James Way and Oak Park Boulevard.
85. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth. Street trees are to be selected from
the 2025 street tree list included on the City's website
86. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director
DEDICATIONS, EASEMENTS AND AGREEMENTS
87. All easements, abandonments, or similar documents to be recorded as a document
separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a
current preliminary title report. The applicant shall be responsible for all required fees,
including any additional required City processing.
88. The applicant shall record easements for all public utility infrastructure to the
satisfaction of the City Engineer in a format approved by the City Attorney.
89. Unnecessary and excess easements shall be vacated to the greatest extent possible
to the satisfaction of the City Engineer in a format approved by the City Attorney.
90. The Civil plans shall show an irrevocable offer to dedicate a creekside pedestrian path
to the City. The location of the creekside path shall be to the satisfaction of the City
Engineer.
91. Prior to issuance of a building permit, the applicant shall record anew non-exclusive
pedestrian trail easement. The easement instrument shall be to the satisfaction of the
City Attorney.
92. Only native riparian plants shall be planted within the 32' creek setback area. Detailed
planting plans shall be submitted in advance of or concurrent with improvement plans.
93. Signs shall be posted prohibiting the use of herbicides or other toxic substances
potentially harmful to creek habitat.
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94. Fencing shall be installed along the pedestrian path that does not prohibit migration of
fauna between the path and the riparian area.
95. Prior to issuance of a building permit, the applicant shall record a density bonus
agreement entered into with, and supplied by, the City that restricts 15% of the project's
base density equivalent units as affordable to very low income households for at least
55 years (Gov. Code § 65915(f)(2), (c)(1)(A)). To comply with this requirement, seven
base density equivalent units (i.e., 15% of the project's 45.25 base density equivalent
units) shall be so restricted, with: a live work unit counting as 0.5 units, a studio unit
counting as 0.5 units, a 1 -bedroom unit counting as 0.75 units, and a 2 -bedroom unit
counting as 1.0 units (AGMC § 16.36.030(C)). As an alternative to restricting 15% of
the project's base density equivalent units as affordable to very low income
households, the applicant may record a density bonus agreement, entered into with,
and supplied by the City, that restricts 24% of the project's base density equivalent
units as affordable to lower income households for at least 55 years (Gov. Code §
65915(f)(2), (c)(1)(A)). To comply with this requirement, 11 base density equivalent
units (i.e., 24% of the project's 45.25 base density equivalent units) shall be so
restricted, with: a live work unit counting as 0.5 units, a studio unit counting as 0.5 units,
a 1 -bedroom unit counting as 0.75 units, and a 2 -bedroom unit counting as 1.0 units
AGMC § 16.36.030(C)). Under either scenario, the density bonus agreement must be
recorded prior to the issuance of a building permit.
GRADING AND DRAINAGE
96. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1)
copy of the final project -specific Storm Water Pollution Prevention Plan (SWPPP) or a
Water Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional
Water Quality Control Board (RWCB) requirements.
97. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
98. Drainage facilities shall be designed in compliance with Engineering Standard 1010
Section 5.1.2.
99. Submit a geotechnical report for the project shall be prepared by a registered Civil
Engineer and supported by adequate test borings. All earthwork design and grading
shall be performed in accordance with the approved soils report. The date of the
soils report shall be less than 3 years old at the time of submittal.
100. The applicant shall dedicate a pedestrian access easement for the ADA sidewalk
extension if constructed on private property outside of the right of way.
101. Infiltration basins shall be designed based on soil percolation tests. Infiltration test
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shall include adequate borings depth and frequency to support design
recommendations.
WATER
102. Whenever possible, all water mains shall be looped to prevent dead ends. The Public
Works Director must grant permission to dead end water mains.
103. A Reduced Pressure Principle (RPP) backflow device is required on all water lines
to the structures and/or landscape irrigation.
104. A Double Detector Check (DDC) backflow device is required on all new water service
connections. Fire Department Connections (FDC) must be remote and locations to
be approved by the Building Official and Fire Chief.
105. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community Development.
106. Each parcel shall have separate water meters.
107. Non -potable water for construction is available at the Soto Sports Complex. The City
of Arroyo Grande does not allow the use of hydrant meters.
108. Lots using fire sprinklers shall have individual service connections.
109. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SFWFR
110. All sewer laterals shall comply with Engineering Standard 6810.
111. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
112. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4".
113. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering Standards.
114. Obtain approval from the South San Luis Obispo County Sanitation District for the
development's impact to District facilities prior to permit issuance.
115. Obtain approval from the South San Luis Obispo County Sanitation District prior to
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relocation of any District facilities.
116. Submit a will -serve letter from South County Sanitary stating that the property access
and location of trash receptacles is adequate for trash collection service.
PUBLIC UTILITIES
117. The developer shall comply with Development Code Section 16.68.050: All projects
that involve the addition of over 100 square feet of habitable space shall be required
to place service connections underground - existing and proposed utilities.
118. Prior to approving any building permit within the project for occupancy, all conditions
of approval for project shall be satisfied.
119. Public Improvement plans and Final Map shall be submitted to the public utility
companies for review and approval. Utility comments shall be forwarded to the
Director of Public Works for approval.
120. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
121. Upon execution of PG&E contract, submit contract to the City. Include approved
PG&E schematics in the project plan set.
TREE PRESERVATION/TREE REMOVAL
122. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
123. Prior to issuance of a grading or building permit, the developer shall submit a tree
preservation and tree removal plan to the Director of Public Works/City Arborist for
undeveloped parcels or lots with trees. The plan shall include the location, size and
species of all trees located on the lot or on adjoining lots, where development could
affect the roots or limbs of trees on adjacent property.
124. All significant trees to be removed as designated by the Director of Public Works/City
Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the
Public Works Director, tree removal shall be mitigated by planting on site, off-site, or
payment of in -lieu fees (at the current street tree fee rate for a 15 -gallon tree). Larger
trees may be required to mitigate tree removal. Prior to issuance of a grading
permit, all trees shall be planted, or fees paid.
125. Prior to any work on the site, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (6) foot vinyl or chain link fence. The fence shall
be located at a minimum of eight (8') foot radius from the trunk of the tree.
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126. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree.
127. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
PUBLIC SAFETY
128. Prior to issuance of building permit, the applicant shall submit an exterior lighting
plan for Police Department approval.
129. Prior to issuance of a certificate of occupancy, the applicant shall post accessible
parking signage, per California Building Code Section 11A and other applicable
standards.
130. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
alarm system per Police Department guidelines.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
131. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork estimate).
b. Plan check for improvement plans (Based on an approved construction
cost estimate).
c. Plan Review Fee (Based on the current Building Division fee schedule.
NOTE: The applicant is responsible to pay all fees associated with outside
plan review consultants)
132. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
Subject to Government Code section 65589.5(o)(2)(A):
a. Water Neutralization fee, to be based on codes and rates in effect at the
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PC RESOLUTION NO. 2026-002
PAGE 22
time the project's complete SB 330 preliminary application was submitted
to the City, involving water connection or enlargement of an existing
connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time
that the project's complete SB 330 preliminary application was submitted to
the City.
c. Water Meter charge to be based on codes and rates in effect at the time
that the project's complete SB 330 preliminary application was submitted to
the City.
d. Water Availability charge, to be based on codes and rates in effect at the
time that the project's complete SB 330 preliminary application was
submitted to the City.
e. Fire Protection Development Impact Fee, to be based on codes and rates
in effect at the time that the project's complete SB 330 preliminary
application was submitted to the City
f. Police Development Impact Fee, to be based on codes and rates in effect
at the time that the project's complete SB 330 preliminary application was
submitted to the City.
g. Park Development Impact Fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
provided for existing houses), to be based on codes and rates in effect at
the time that the project's complete SB 330 preliminary application was
submitted to the City.
h. Recreation Development Impact Fee, to be based on codes and rates in
effect at the time that the project's complete SB 330 preliminary application
was submitted to the City.
i. Transportation Development Impact Fee, to be based on codes and
rates in effect at the time that the project's complete SB 330 preliminary
application was submitted to the City.
j. Storm Drain Development Impact fee, to be based on codes and rates in
effect at the time that the project's complete SB 330 preliminary application
was submitted to the City.
k. Wastewater Development Impact Fee, to be based on codes and rates in
effect at the time that the project's complete SB 330 preliminary application
was submitted to the City.
i. Sewer Connection fee, to be based on codes and rates in effect at the
time that the project's complete SB 330 preliminary application was
submitted to the City.
m. South San Luis Obispo County Sanitation District Connection Fee, to
be based on codes and rates in effect at the time that the project's complete
SB 330 preliminary application was submitted to the City.
n. Strong Motion Instrumentation Program (SMIP) Fee, to be based on
codes and rates in effect at the time that the project's complete SB 330
preliminary application was submitted to the City.
o. Green Building Fee, to be based on codes and rates in effect at the time
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PC RESOLUTION NO. 2026-002
PAGE 23
that the project's complete SB 330 preliminary application was submitted to
the City .
p. General Plan Update Fee, to be based on codes and rates in effect at the
time that the project's complete SB 330 preliminary application was
submitted to the City.
q. Technology Fee, to be based on codes and rates in effect at the time that
the project's complete SB 330 preliminary application was submitted to the
City .
r. Building Permit Fee, to be based on codes and rates in effect at the time that
the project's complete SB 330 preliminary application was submitted to the
City.
s. Permit Fee for grading plans (Based on an approved earthwork estimate).
t. Inspection Fee of subdivision or public works construction plans (Based on
an approved construction cost estimate).
BONDING SURETY
133. Erosion Control, prior to issuance of the grading or building permit, all new residential
construction requires posting of a $1,200.00 performance bond for erosion control and
damage to the public right-of-way. This bond is refundable upon successful
completion of the work, less expenses incurred by the City in maintaining and/or
restoring the site.
PLANNING COMMISSION CONDITIONS
134. Prior to building permit issuance, the applicant shall provide bicycle racks and
storage units on project plans that are sufficient to support at least 15% of the units,
to the satisfaction of the Community Development Director and consistent with
applicable law.
135. The proposed parking garages shall be reserved for vehicle storage, to the
satisfaction of the Community Development Director and consistent with applicable
law.
California Native American Tribal Consultation Conditions Pursuant to Public Resources
Code section 21080.66 b 4 B
136. The applicant shall be required to have a tribal cultural monitor on-site during all
ground -disturbing activities associated with the construction of the Project. Tribal
monitoring shall occur as follows:
a. The California Native American tribe shall designate the monitor;
b. The tribal monitor shall comply with applicant's site access and workplace
safety requirements; and
Page 496 of 601
PC RESOLUTION NO. 2026-002
PAGE 24
c. The applicant shall compensate the tribal monitor at a reasonable rate,
determined in good faith, that aligns with customary compensation for cultural
resource monitoring, taking into account factors such as scope and duration
of the project.
137. The applicant shall avoid any tribal cultural resources where feasible, in accordance
with Public Resources code section 21084.3, subdivision (a). In furtherance of this
requirement, where feasible, the project application shall provide deference to tribal
preferences regarding access to spiritual, ceremonial, and burial sites, and
incorporate tribal knowledge in the protection and sustainable use of tribal cultural
resources and landscapes.
138. All treatment and documentation of tribal cultural resources shall be conducted in a
culturally appropriate manner by the applicant, consistent with Public Resources Code
section 21083.9.
139. The applicant shall complete a California Historical Resources Information System
CHRIS) archeological records search and a tribal cultural records search for the
project site. Documentation demonstrating compliance with this condition shall be
submitted to the City prior to the issuance of building permits.
140. The applicant shall submit a Sacred Lands Inventory request to the Native American
Heritage Commission (NAHC). Documentation demonstrating compliance with this
condition shall be submitted to the City prior to the issuance of building permits.
141. The project shall comply with Health and Safety Code sections 7050.5 and 5097.98,
including immediate work stoppage upon discovery of human remains or burial
grounds, and treatment in accordance with applicable law and in consultation with the
affected California Native American tribe.
142. The applicant shall provide an application of tribal ecological knowledge into habitat
restoration efforts undertaken by the project as applicable to the specific
environmental context and conditions of the project.
143. Additional California Native American Tribal Consultation Conditions Requested by
Santa Ynez Band of Chumash Indians (SYBCI):
a. At the discretion of the tribes, Native American monitor may be present on the
project site to observe any or all ground -disturbing activities. The Native
American monitor will be the designated lead to represent tribal interest
during construction.
b. The monitor may observe all activities from a safe distance and within safely
accessible portions of the project area. During ground -disturbing activities, the
monitor may inspect back dirt piles for evidence of cultural materials, as well.
c. The monitor may observe grading and grubbing by following the construction
equipment as it removes soil or vegetation or both, walking safely accessible
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PC RESOLUTION NO. 2026-002
PAGE 25
areas after the machinery has cleared, or standing to the side and observing
the soil removal activity.
d. When deeper excavation or trenching is conducted, the monitor can observe
the mechanical removal of soil and can carefully inspect the back dirt that is
removed from the trench or pit. If it is safe to do so, the monitor can inspect
the sidewalls of trenches and pits as they are exposed.
e. In the event that during grading, construction or development of the project,
tribal cultural resources are uncovered, all work in the immediate vicinity of
the discovery shall be halted (i.e., not less than the surrounding 50 feet) and
shall not resume until the discovered tribal cultural resource has been fully
assessed by the SYBCI monitor. The Native American monitor will participate
in and/or observe all archaeological investigations/fieldwork required to
determine the nature and extent (as well as documentation) of the find.
SYBCI will recover and retain all discovered tribal cultural resources in the
form and/or manner SYBCI deems appropriate, in SYBCI's sole discretion,
and for any purpose SYBCI deems appropriate, including for educational,
cultural and/or historic purposes.
f. The applicant's full construction team shall receive a presentation regarding a
Worker Environmental Awareness Plan (WEAP) prior to the start of any
construction activities. The WEAP shall be presented by tribal
representatives. Documentation demonstrating compliance with this condition
shall be submitted to the City prior to construction activities.
Page 498 of 601
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Page 504 of 601
CITY OF
ARROYO GRANDE
CALIFORNIA
Subject: Creekside Junction Project, Conditional Use Permit 25-001; Location
1271/1281 James Way; Applicant – Russell Sheppell
California Environmental Quality Act (“CEQA”) Statutory Exemption Per Public
Resources Code Section 21080.66.
The City of Arroyo Grande has conducted environmental review for the Creekside Junction
project pursuant to Public Resources Code (PRC) Section 21080.66, a statute within
Assembly Bill (AB 130). Effective June 30, 2025, AB 130 made significant modifications to
CEQA, including creation of a new statutory CEQA exemption, PRC Section 21080.66, for
infill housing developments that meet certain conditions. As detailed below, City staff has
determined that the Creekside Junction project (“Project”) qualifies for statutory exemption
from CEQA pursuant to PRC Section 21080.66.
PROJECT DESCRIPTION
The proposal involves the construction of two (2) new residential buildings containing a total
of ninety-two (92) multi-family residential units on a 1.81-acre site. Both buildings will be four
(4) stories in height in a split -level pad concept. The development proposes to include twenty
(20) studios, fifty-eight (58) one-bedroom units and fourteen (14) two-bedroom units. The
project also includes a community center, fitness area, and thirty-one (31) one-car garages.
Common open space areas are spread out throughout the residential community. The larger
of the buildings includes elevator access for the residents. The project proposes to reserve
fifteen percent (15%) of the base density in the form of deed-restricted units reserved for
individuals meeting San Luis Obispo County’s Affordable Housing Standards for Very Low
Income households. In order to entitle this project, the applicant is required to obtain a
Conditional Use Permit. Offsite improvements for this project include the replacement of
damaged sidewalks along the project frontage and replacement of the site’s driveway
approach.
CEQA STATUTORY EXEMPTION APPLICABILITY
AB 130 created a new statutory exemption for infill housing development projects that meet
the eligibility criteria under PRC Section 21080.66. The following discussion below provides
an analysis of the Project against the eligibility criteria to determine the applicability of the
infill housing development project statutory exemption.
ATTACHMENT 5
Page 505 of 601
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 2
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
1.Project site must not be greater than 20 acres. Alternatively, if a builder’s remedy
project is proposed, the project site or parcel size is not more than 5 acres. (PRC, §
21080.66(a)(1)(A)-(B).)
With an area of 1.81 acres (78,892sf), the Project site is not more than 20 acres. This Project
is not invoking builder’s remedy. Thus, this Project satisfies this criterion.
2.Project site is either located within the boundaries of an incorporated municipality or
within an urban area, as defined by the United States Census Bureau. (PRC,
§21080.66(a)(2)(A)-(B).)
The entirety of the Project site lies within the incorporated City of Arroyo Grande, and
therefore satisfies this criterion.
3.Project site has been previously developed with an urban use, at least 75 percent of
the site perimeter adjoins parcels developed with urban uses, at least 75 percent of
the area within a one-quarter mile radius of the site is developed with urban uses, or
for sites with four sides, at least three out of four sides are developed with urban uses
and at least two-thirds of the perimeter of the site adjoins parcels that are developed
with urban uses. (PRC § 21080.66(a)(3)(A)-(D).)
Approximately 77% of the area within a one-quarter mile radius of the site is developed with
urban uses, including a fitness facility, medical offices, hotel and shopping center, religious
facility, and residential uses. Thus, the Project satisfies this criterion.
(4) Project is consistent with the applicable general plan and zoning ordinance, as well as
any applicable local coastal program. The approval of a density bonus, incentives or
concessions, waivers or reductions of development standards, and reduced parking ratios
pursuant to Section 65915 of the Government Code shall not be grounds for determining
that the project is inconsistent with the applicable general plan, zoning ordinance, or local
coastal program. (PRC § 21080.66(a)(4)(A)-(C).)
The Project, as proposed, is consistent with the applicable general plan and zoning
ordinance, including the following General Plan Elements: Land Use; Housing; Conservation
and Open Space; and Circulation. The Land Use Element establishes a maximum density of
25 dwelling units/acre and the Project proposes 37.3 dwelling units per acre, pursuant to
State Density Bonus Law. Under State law, a density increase granted through the Density
Bonus Law is considered consistent with the general plan. Therefore, the Project is deemed
consistent with both the General Plan and applicable zoning ordinances. Thus, the Project
satisfies this criterion.
Page 506 of 601
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 3
(5) The project will be at least one-half of the applicable density specified in subparagraph
(B) of paragraph (3) of subdivision (c) of Section 65583.2 of the Government Code. (PRC §
21080.66(a)(5).)
As a suburban jurisdiction under Gov. Code Section 65583.2(c)(3)(B), the Project requires a
density of at least 20 dwelling units/acre. Therefore, the Project must provide at least 10 du/
ac (One-half of 20 du/ac = 10 du/ac). The Project proposes 37.3 du/ac, exceeding the
applicable density requirement. Thus, the Project satisfies this criterion.
(6)The project satisfies the requirements specified in paragraph (6) of subdivision (a) of
Section 65913.4 of the Government Code. (PRC § 21080.66(a)(6).)
a.Not located in any of the following coastal zone areas:
i.An area between the sea and the first public road paralleling the sea or
within 300 feet of the inland extent of any beach or of the mean high
tideline of the sea where there is no beach, whichever is the greater
distance.
ii.Tidelands, submerged lands, public trust lands, within 100 feet of any
wetland, estuary, or stream, or within 300 feet of the top of the seaward
face of any coastal bluff.
iii.An area of the coastal zone that is not subject to a certified local
coastal program or a certified land use plan.
iv.An area of the coastal zone that is vulnerable to five feet of sea level
rise, as determined by the National Oceanic and Atmospheric
Administration, the Ocean Protection Council, the United States
Geological Survey, the University of California, or a local government’s
coastal hazards vulnerability assessment.
v.On a parcel within the coastal zone that is not zoned for multifamily
housing.
vi.On a parcel in the coastal zone and located on or within a 100-foot
radius of a wetland, as defined in Section 30121 of the Public
Resources Code, or on prime agricultural land, as defined in Sections
30113 and 30241 of the Public Resources Code.
b.Not located on prime farmland or farmland of statewide importance.
c.Not located on wetlands, as defined in the United States Fish and Wildlife
Service Manual.
Page 507 of 601
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 4
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
d. Not located within a very high fire hazard severity zone or within the state
responsibility area, unless the site has adopted specified fire hazard
mitigation measures.
e. Not located on a hazardous waste site, unless either of the following apply:
i. The site is an underground storage tank site that received a uniform
closure letter based on closure criteria established by the State Water
Resources Control Board for residential use or residential mixed uses.
ii. The State Department of Public Health, State Water Resources Control
Board, Department of Toxic Substances Control, or a local agency
making a determination pursuant to subdivision (c) of Section
25296.10 of the Health and Safety Code, has otherwise determined
that the site is suitable for residential use or residential mixed uses.
f. Not located within a delineated earthquake fault zone as determined by the
State Geologist in any official maps published by the State Geologist, unless
the development complies with applicable seismic protection building code
standards adopted by the California Building Standards Commission under
the California Building Standards Law, and by any local building department.
g. Not located within a special flood hazard area subject to inundation by the 1
percent annual chance flood (100-year flood) as determined by the Federal
Emergency Management Agency in any official maps published by the Federal
Emergency Management Agency, unless either of the following apply:
i. The site has been subject to a Letter of Map Revision prepared by the
Federal Emergency Management Agency and issued to the local
jurisdiction.
ii. The site meets Federal Emergency Management Agency requirements
necessary to meet minimum flood plain management criteria of the
National Flood Insurance Program
h. Not located within a regulatory floodway as determined by the Federal
Emergency Management Agency in any official maps published by the Federal
Emergency Management Agency, unless the development has received a no-
rise certification.
i. Not located on lands identified for conservation in an adopted natural
community conservation plan pursuant to the Natural Community
Conservation Planning Act, habitat conservation plan pursuant to the federal
Endangered Species Act of 1973, or other adopted natural resource protection
plan.
Page 508 of 601
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 5
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
j. Not located within a habitat for protected species identified as candidate,
sensitive, or species of special status by state or federal agencies, fully
protected species, or species protected by the federal Endangered Species
Act of 1973, the California Endangered Species Act, or the Native Plant
Protection Act.
k. Not located on lands under conservation easement.
The proposed Project is not located within a coastal zone area, according
to coastal.ca.gov/maps/czb/. The Project site is classified by the California
Department of Conservation on the California Important Farmland Finder
as “Urban and Built Up Land.” See
https://maps.conservation.ca.gov/dlrp/ciff/.
No wetlands exist on the Project site. See David Wolff Environmental LLC,
Creekside Junction Project No Wetlands Present Determination, City of
Arroyo Grande, California, dated September 4, 2025; David Wolff
Environmental LLC, Creekside Junction Project Existing Conditions
Biological Resources Assessment and Updated Meadow Creek Waters of
the U.S./State Jurisdictional Limits Determination, City of Arroyo Grande,
California, dated June 27, 2025.
Additionally, the Project site is not classified by the California Department
of Forestry and Fire Protection (CAL FIRE) as a very high fire hazard severity
zone nor is the site within the state responsibility area. See
https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-
mitigation/fire-hazard-severity-zones
The Project site is not identified by the Regional Water Quality Control
Board or the Department of Toxic Substances as a hazardous waste site.
See https://www.envirostor.dtsc.ca.gov/public/map/ and
https://geotracker.waterboards.ca.gov/.
The Project site is not within a delineated earthquake fault zone as shown
on the California Geologic Survey’s Seismic Hazards Program: Alquist-
Priolo Fault Hazard Zones map.
The Project site is not located within a special flood hazard area or a
regulatory floodway. The Project site has not been identified for
conservation in an adopted community conservation plan, does not
contain habitat for protected species pursuant to the Endangered Species
Page 509 of 601
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 6
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
Act of 1973. See David Wolff Environmental LLC, Creekside Junction
Project No Wetlands Present Determination, City of Arroyo Grande,
California, dated September 4, 2025; David Wolff Environmental LLC,
Creekside Junction Project Existing Conditions Biological Resources
Assessment and Updated Meadow Creek Waters of the U.S./State
Jurisdictional Limits Determination, City of Arroyo Grande, California,
dated June 27, 2025. The Project site is not located on lands under
conservation easement.
Thus, the Project satisfies these requirements.
(7) Project does not require the demolition of a historic structure that was placed on a
national, state, or local historic register before the date a preliminary application was
submitted for the project pursuant to Section 65941.1 of the Government Code. (PRC
§ 21080.66(a)(7).)
The Project does not propose or require the demolition of a historic structure. There are no
listed historic structures on a national, state, or local historic register on the Project site.
Thus, the Project satisfies this criterion.
(8) For a project that was deemed complete on or after January 1, 2025, no portion of the
project is designated for use as a hotel, motel, bed and breakfast inn, or other transient
lodging. (PRC § 21080.66(a)(8).)
The proposal consists of 92 multifamily residential units and does not include any transient
lodging or short-term rentals. Thus, the Project satisfies this criterion.
TRIBAL CONSULTATION
Projects eligible for the statutory infill housing development exemption must also comply
with the tribal notification requirements under PRC section 21080.66(b). On November 3,
2025, pursuant to PRC section 21080.66(b), the City provided formal notification via certified
mail and email to the following California Native American tribes that are traditionally and
culturally affiliated with the Project site to invite those tribes to consult with the City as to the
proposed Project, its location, and the Project’s potential effects on tribal cultural resources:
Chumash Council of Bakersfield; Coastal Band of the Chumash Nation; Northern Chumash
Tribal Council; Salinan Tribe of Monterey, San Luis Obispo Counties; Santa Ynez Band of
Chumash Indians; Tule River Indian Tribe; and yak tityu tityu yak tiłhini (Northern Chumash
Tribe).
Page 510 of 601
CONDITIONAL USE PERMIT 25-001
JANUARY 20, 2026
PAGE 7
COMMUNITY DEVELOPMENT DEPARTMENT 300 E. Branch Street Arroyo Grande, California 93420
Phone: (805) 473-5420 Fax: (805) 473-0386 E-mail: agcity@arroyogrande.org Website:
www.arroyogrande.org
One tribe, Santa Ynez Band of Chumash Indians, requested consultation, which the City
initiated and participated in, pursuant to PRC section 21080.66(b)(3)(F). No other tribes
requested consultation, and as such, on January 2, 2026, the City determined that tribal
consultation concluded.
TRIBAL CONSULTATION
While there are no known tribal cultural resources on the Project site, per PRC section
21080.66(b)(4), the Project will be conditioned to comply with binding conditions of project
approval to protect any tribal cultural resources. In addition, the requirement for the local
government to condition the Project to conduct a phase I environmental site assessment
under PRC section 21080.66(c) will be imposed as a binding condition of project approval.
CONCLUSION
As provided above, the proposed Project qualifies for statutory exemption from CEQA
pursuant to PRC section 21080.66 (Infill Housing Development Exemption). As such, no
further environmental analysis under CEQA is required.
Exhibits
1. David Wolff Environmental LLC, Creekside Junction Project No Wetlands Present
Determination, City of Arroyo Grande, California, dated September 4, 2025.
2. David Wolff Environmental LLC, Creekside Junction Project Existing Conditions
Biological Resources Assessment and Updated Meadow Creek Waters of the
U.S./State Jurisdictional Limits Determination, City of Arroyo Grande, California,
dated June 27, 2025.
Page 511 of 601
DAVID WOLFF ENVIRONMENTAL, LLC
P.O. BOX 7019
LOS OSOS, CA 93402
DAVIDW.ENVIRO@GMAIL.COM
(805) 235-5223
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
September 4, 2025
Russ Sheppel
Creekside Junction
1202 Shoreline Drive
Santa Barbara, CA 93109
SUBJECT: CREEKSIDE JUNCTION PROJECT NO WETLANDS PRESENT DETERMINATION, CITY OF
ARROYO GRANDE, CALIFORNIA (APN: 007-711-080, -081)
Dear Mr. Sheppel:
David Wolff Environmental (DWE) is providing this no wetlands present determination in
response to the City of Arroyo Grande’s (City) request to satisfy the conditions of California
Assembly Bill 130 and Senate Bill 131 (AB 130 & SB 131 respectively). This determination is
based on the existing conditions of the Creekside Junction project site as documented in the
DWE June 27, 2025 Existing Conditions Biological Resources Assessment and supporting
background information.
The relevant sections of AB 130 and SB 131 are as follows:
California Assembly Bill 130 Section 18 Government Code 65941.1 (8)(B) states a
requirement for an applicant to document:
(8)Whether a portion of the property is located within any of the following:
(B)Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part
660 FW 2 (June 21, 1993).
California Senate Bill 131 Section 21080.47 requires:
(c)The project meets all of the following:
(1)Does not affect wetlands or sensitive habitats as defined in the United States Fish
and Wildlife Service Manual Part 660 FW 2 (June 21, 1993), or an
environmentally sensitive habitat area within the coastal zone, as defined in
Section 30107.5.
(NOTE: THE PROJECT SITE IS NOT WITHIN THE COASTAL ZONE)
United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) Section 2.1
Purpose states:
The purpose of this chapter is to provide guidance on using definitions and
classifications of wetlands within the U.S. Fish and Wildlife Service (Service).
EXHIBIT 1
Page 512 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC NO WETLANDS PRESENT DETERMINATION |2
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
The United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) defines
wetlands as follows:
A.Wetlands. Wetlands are lands transitional between terrestrial and aquatic systems where
the water table is usually at or near the surface or the land is covered by shallow water.
For purposes of this classification, wetlands must have one or more of the following
three attributes: (1) at least periodically, the land supports predominantly hydrophytes
(plants specifically adapted to live in wetlands); (2) the substrate is predominantly
undrained hydric (wetland) soil; and (3) the substrate is nonsoil and is saturated with
water or covered by shallow water at some time during the growing season of each year.
CREEKSIDE JUNCTION EXISTING CONDITIONS DETERMINATION
The above USFWS definition provides the basis for the three-parameter technical wetland
determination criteria for 1) wetland vegetation; 2) wetland (hydric) soils; and 3) wetland
hydrology used by the U.S. Army Corps of Engineers (Corps) and the California State Water
Resources Control Board (Water Board). While the USFWS definition only requires “one or
more” of the parameters to be a wetland, the Corps and Water Board require meeting all
three wetland criteria parameters to be considered a wetland (with some technical
exceptions that do not apply to this determination).
As documented in the record, in 2015 Sage Institute, Inc. (SII) field surveys and wetland
determination data point collection by then SII Principal Ecologist and wetland specialist
David Wolff, showed the absence of the required three-parameter wetland determination
criteria within the constructed basin. SII concluded that the constructed basin did not
support any of the three-parameter jurisdictional wetland criteria summarized as follows:
No wetland vegetation. Dominant plant species observed in the basin bottom were Bermuda
grass (Cynodon dactylon; FACU), long-beak stork’s bill (Erodium botrys; FACU), perennial
rye grass (Lolium perenne; FAC), and smooth brome (Bromus hordeaceus; FACU) that does
not meet the greater than 50% dominance of OBL, FACW, or FAC wetland vegetation
criteria. 75% of the dominant vegetation are not wetland indicator species.
No hydric soils. Soils test pits found sandy loam surface soils to 10 inches with a color of
10YR 4/3 with layers of 2.5YR 5/3 coarse sandy loam and fractured sandstone perhaps
indicative of the artificial construction of the basin that do not meet the hydric soil field
indicator criteria for low chroma soil color. In addition, no redoxomorphic features
(indicators of wetting and drying) meeting the criteria for hydric soils were observed.
No wetland hydrology. No evidence of ponding or runoff into or out of the basin were
observed during SII 2015 field surveys following several rain events. The contributing area
has been substantially reduced with runoff stormwater from development being directed to
drop inlet structures in the parking lot to the City’s storm drain system and not into the
constructed basin.
Page 513 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC NO WETLANDS PRESENT DETERMINATION |3
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
Based on the SII 2015 findings, the Corps Regulatory Division verified the site does not
support a “waters of the U.S./wetland” designation.
CONCLUSION
Based on the findings described above and detailed in the DWE 2025 BRA and supporting
background documentation, no wetlands meeting any definition or criteria are present
within the Creekside Junction project site. As such, the proposed project will not affect
wetlands as none exist on the project site.
Thank you very much for continuing with DWE for your environmental consulting services.
Please contact me directly if you have any questions or need additional information.
Sincerely,
David K. Wolff
Principal Ecologist
Page 514 of 601
DAVID WOLFF ENVIRONMENTAL, LLC
P.O. BOX 7019
LOS OSOS, CA 93402
DAVIDW.ENVIRO@GMAIL.COM
(805) 235-5223
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
June 27, 2025
Russ Sheppel
Creekside Junction
1202 Shoreline Drive
Santa Barbara, CA 93109
SUBJECT: CREEKSIDE JUNCTION PROJECT EXISTING CONDITIONS BIOLOGICAL RESOURCES
ASSESSMENT AND UPDATED MEADOW CREEK WATERS OF THE U.S./STATE
JURISDICTIONAL LIMITS DETERMINATION, CITY OF ARROYO GRANDE, CALIFORNIA
(APN: 007-711-080, -081)
Dear Mr. Sheppel:
David Wolff Environmental (DWE) is providing this Existing Conditions Biological
Resources Assessment (DWE 2025 BRA) and updated Meadow Creek waters of the U.S./State
jurisdictional limits determination for the Creekside Junction Project, City of Arroyo Grande
(City), California (APN: 007-711-080, -081). DWE has prepared this report based on the
review of available background information from previous project biological/wetland
resources evaluations and current existing conditions biological resources survey conducted
by DWE Principal Ecologist David Wolff on April 4, 2025.
2025 EXISTING CONDITIONS
The proposed Creekside Junction project site is highly modified from construction of the
adjacent development. It is composed of paved and dirt parking lots, a constructed basin and
berm along Meadow Creek supporting upland non-native annual grassland, ruderal areas
with patches of coyote brush, and a small stand of coast live oaks and willows on the
southeast corner of the site. The site is bordered by development on the south and west,
James Way on the north, and Meadow Creek to the east. The eastern property line runs
along the edge of the constructed berm as part of the adjacent development to the west
dating back before 1986 when the property was originally purchased from the developer.
The constructed basin and berm support a non-native annual grassland of mostly oats, soft
chess, rye grass, ripgut brome, six weeks grass, veldt grass, short-podded mustard, bur clover,
vetch, and ice plant. Gopher mounds, meadow mouse trails, and western fence lizards were
observed in the constructed basin area during the DWE 2025 field survey. A cluster of coast
live oaks and arroyo willow trees are at the southeast corner of the project site above the top
of Meadow Creek bank are in uplands, and not associated with a riparian context. Several
patches of coyote brush shrubs are growing in previously disturbed areas along the eastern
border of the site and on a fill slope below one of the parking areas (future Building “B”).
EXHIBIT 2
Page 515 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS |2
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
In 2023 temporary emergency BMPs in uplands consisting of a rock and grouted rock
stormwater channel, and a basin with drop inlet, to collect and convey developed site runoff
upstream of a failed onsite storm drain pipe. The failure created a sink hole in the parking
lot. The temporary conveyance route was constructed in collaboration with the City. The
temporary drop inlet connects to permanent City storm drain outfall replacement
improvements constructed simultaneously under an existing City grading permit (GRA20-
000003). The permanent public drainage improvements consist of a storm drain
junction manhole, a 24" outfall pipe with flared end section and riprap slope protection. It is
planned that the revised Creekside Junction project will remove the temporary upland
BMPs, and provide a mitigating stormwater system to detain and convey the required
amount of developed runoff from the campus and future project, that leads to the permanent
replaced outfall. A set of representative photographs illustrating the 2025 existing conditions
are attached as Exhibit 1.
UPDATED JURISDICTIONAL WETLAND DETERMINATION
The following summarizes the wetland findings information submitted into the record for
previous project applications providing evidence over a 15-year period that the constructed
basin does not support a three-parameter seasonal jurisdictional wetland as runoff from
development was mostly directed to parking lot storm drain inlets, and is now surface runoff
to the above described repaired/replaced culvert and outfall.
• 2001. A Morro Group 2001 wetland delineation report described the man-made basin
was from grading and construction of a berm just outside of the top of the Meadow
Creek bank. At that time approximately 0.09 acre of low-value/low function seasonal
wetland was observed and mapped described as a result of the man-induced grading
and berm construction that created a depressional area that retained rainfall and
runoff. Further, the 2001 Morro Group report stated the wetland does not directly
connect with Meadow Creek, and does not provide any habitat or cover for aquatic or
semi-aquatic species.
• 2010. SWCA (same staff as Morro Group purchased by SWCA) conducted a review of
the wetland conditions of the project site basin on September 17, 2010 to determine
the conditions at that time of soils, vegetation, and hydrology at the same data points
as recorded in their 2001 report. This 2010 study found the area of wetlands had
diminished to 0.006 acre in the southeast corner of the man-made basin. The 2010
SWCA report suggested the wetland area had decreased substantially because less
runoff was reaching the basin from new development, directing most of the runoff
into storm drains since the original wetland delineation and mapping had occurred.
• 2015. Sage Institute, Inc. (SII) field surveys and wetland determination data point
collection in 2015. By then SII Principal Ecologist and wetland specialist David Wolff
showed the absence of the required basic three-parameter wetland character of the
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SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS |3
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
man-made basin. This was likely due to the passage of an additional five years since
the prior 2010 SWCA evaluation.
SII concluded that the constructed basin no longer supported any of the three-parameter
jurisdictional wetlands or other waters of the U.S./State based on the following:
o The basin was man-made and was constructed on dry land and not a part of a
natural drainage or water course.
o Meadow Creek low-flow channel is well below the basin bottom having no
influence or connectivity to the constructed basin hydrology.
o The basin has received water only from the runoff from surrounding parking lot
uplands. The contributing area has been substantially reduced with development
directing runoff water to the storm drain system away from the basin.
o There is a constructed earthen berm separating the basin from Meadow Creek
without any established outlet location or outlet structure to Meadow Creek.
o The dominant vegetation has transitioned to mostly FACU species with only one
area of FACU/FAC dominant species that does not meet the wetland vegetation
criteria.
o Field indicators of hydric soils have been lost over time likely from the reduced
runoff saturation.
o Based on the 2015 findings, the U.S. Army Corps of Engineers Regulatory Division
verified the site does not support a “waters of the U.S./wetland” designation.
o As of 2015 the project site no longer supported a “wetland/waters of the U.S.”, or
waters of the State under the State Water Resources Control Board “Procedures,”
for wetlands that requires meeting the three-parameter wetland definition
(wetland vegetation, wetland hydrology, hydric soils).
o In conclusion, documentation in the record as of 2015 determined the
constructed basin no longer supported a jurisdictional wetland by federal or state
definitions. The culvert and outfall repair/replacement, and runoff repairs were
placed through the former wetland location that was required because the
developed parking lot drainage pattern and existing underground storm drain
infrastructure. Regardless, no jurisdictional wetlands were impacted. The
regulatory compliance permits issued for the culvert repair and outfall
replacement required the planting of 10 willow sprigs around the culvert outfall
rock slope protection.
Ten (10) willow sprigs were planted in January 2025 following the completion
of the Grading permit outfall replacement improvements and emergency
repair construction. As of May 2025, there is 100 percent success of the willow
plantings at the culvert outfall rock slope protection in accordance with the
permits issued for culvert and outfall repair and replacement. This consultant
will continue to monitor the planted willow sprig area for success.
Page 517 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS |4
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
UPDATED WATERS OF THE U.S./STATE JURISDICTIONAL LIMITS
Previous evaluation of jurisdictional limits artificially assigned a top of bank (TOB) limit
along the top of the manmade basin and berm created by bulldozer activity to form flat
construction pads by the original subdivision developer prior to 1986 at approximately the
69-foot elevation contour. There was no evidence of any water surface elevation ever
reaching the 69-foot contour with any riparian vegetation rooted well below the berm along
a lower bench of Meadow Creek.
The review of updated Federal Emergency Management Agency (FEMA) National Flood
Hazard Layer FIRMette (Flood Insurance Rate Map) and associated Flood Profiles for
Meadow Creek (attached as Exhibits 2a and 2b) show the 100-year storm event (1%
frequency) water surface elevation at the 60.1-foot elevation at the downstream end of the
James Way culvert (cross section “J” on Exhibits 2a and 2b) trending down to the 58.4-foot
elevation at the downstream south end of the project parcel (cross section “I”). The 500-year
storm event (0.2% frequency) water surface elevation at the downstream end of the James
Way culvert at approximately the 61.5-foot contour (cross section “J”) trending down to
approximately the 60.0-foot contour at the downstream south end of the project parcel (cross
section “I”).
Conservatively based on the updated FEMA 500-year storm event water surface elevation:
• Prior evaluations should be conformed to the upper limits of jurisdictional waters of
the U.S./State, which is now established at the 61.5-foot contour. This elevation is
well below the prior constructed berm that follows along the project eastern
property boundary.
PROPOSED CREEKSIDE JUNCTION PROJECT IMPACTS AND RECOMMENDED MITIGATION MEASURES
Impact Assessment
• The proposed project would develop the existing paved/dirt parking lot, non-native
annual grassland in the constructed upland basin, patches of coyote brush and non-
native landscaping. The project would potentially remove four (4) single trunk and six
(6) multi-trunk coast live oak trees ranging from 3-inch to 8-inch diameter, and one
14-inch diameter and two multi-trunk (5-inch to 10-inch diameter) arroyo willow
trees.
• Based on the above, the proposed project would have no impact on any wetland,
riparian habitat, or waters of the U.S./State.
Recommended Mitigation Measures
• Landscape plans for the Creekside Junction project should incorporate a minimum of
20 one-gallon to 5-gallon coast live oak trees. Preferably along the Meadow Creek
side of the project site.
Page 518 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS |5
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
• In order to avoid impacts on nesting birds:
o Vegetation removal and initial site disturbance shall be conducted between
September 1 and January 31 outside of the nesting season for birds. If vegetation
and/or tree removal is planned for the bird nesting season (February 1 to August 31),
then preconstruction nesting bird surveys shall be conducted by a qualified biologist
to determine if any active nests would be impacted by project construction. If no
active nests are found, then no further mitigation shall be required.
o If any active nests are found that would be impacted by construction, then the nest
sites shall be avoided with the establishment of a non-disturbance buffer zone around
active nests as determined by a qualified biologist. Nest sites shall be avoided and
protected with the non-disturbance buffer zone until the adults and young of the year
are no longer reliant on the nest site for survival as determined by a qualified
biologist. As such, avoiding disturbance or take of an active nest would reduce
potentially significant impacts on nesting birds to a less-than-significant level.
CONCLUSION
Based on the findings described in this DWE 2025 BRA establishing the existing conditions
of the proposed project site, and incorporation of the recommended mitigation measures, the
proposed Creekside Junction project would not result in any substantial adverse effects on
biological or botanical resources. Therefore, with mitigation measures incorporated into the
project, direct and indirect project impacts on biological resources would be considered less
than significant. Therefore, prior mitigation plans from preceding years and prior permitted
projects, would no longer apply. They should therefore not be imposed upon this current
project being proposed.
Thank you very much for continuing with DWE for your environmental consulting services.
Please contact me directly, or have any agency do so, if there are any questions or need for
additional information relevant to this updated report.
Sincerely,
David K. Wolff, Principal Ecologist
ATTACHMENTS: EXHIBIT 1: REPRESENTATIVE PHOTOGRAPHS
EXHIBITS 2a AND 2b: FEMA NATIONAL FLOOD HAZARD FIRMETTE PLAN
AND PROFILE MAPS
Page 519 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS
EXHIBIT 1 – REPRESENTATIVE PHOTOGRAPHS
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
Photo 1: View south at “Building A” site at non-native annual grassland in
constructed basin & berm (arrow) along Meadow Creel & parking lot. 4/4/2025
Photo 2: View southwest from James Way sidewalk at “Building A” site
constructed basin NW corner and parking lot. 4/4/2025
Photo 3: View north at “Building A” site, rocked stormwater drain, and
non-native annual grassland in constructed basin and berm (arrow) on
property line along Meadow Creek below parking lot. 4/4/2025
Photo 4: View north at “Building A” site from south end of project site,
developed parking lot, ruderal non-native annual grassland and coyote
brush, and non-native pines along Meadow Creek. 4/4/2025
Page 520 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS
EXHIBIT 1 – REPRESENTATIVE PHOTOGRAPHS
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
Photo 5: View south at “Building B” site ruderal coyote brush and non-
native grassland on constructed parking lot berm and driveway. 4/4/2025
Photo 6: View south at “Building B” site ruderal coyote brush and non-
native grassland on constructed parking lot berm and driveway. 4/4/2025
Photo 7: View south at “Building B” site ruderal coyote brush and non-
native grassland on constructed parking lot berm and driveway. 4/4/2025
Photo 8: View east at “Building B” site developed dirt parking lot and
ruderal coyote brush shrubs on constructed berm. 4/4/2025
Page 521 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS
EXHIBIT 1 – REPRESENTATIVE PHOTOGRAPHS
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
Photo 9: View east at small stand of oak trees along southern property
line, ruderal fringe non-native grassland of dirt parking lot. 4/4/2025
Photo 10: View east at small stand of willows separated from Meadow
Creek corridor along southern property line parking lot. 4/4/2025
Photo 11: View east at rocked stormwater drain capturing surface runoff
to Meadow Creek outfall (repaired/replaced in 2023), and non-native
annual grassland in constructed basin and berm. 4/4/2025
Photo 12: View west at rocked stormwater drain capturing surface runoff
from development to Meadow Creek outfall (repaired/replaced in 2023).
4/4/2025
Page 522 of 601
SHEPPEL ARROYO GRANDE, LLC – CREEKSIDE JUNCTION
DAVID WOLFF ENVIRONMENTAL, LLC 2025 BIOLOGICAL RESOURCES EXISTING CONDITIONS
EXHIBIT 1 – REPRESENTATIVE PHOTOGRAPHS
BIOLOGICAL & WETLAND RESOURCES ASSESSMENTS – REGULATORY COMPLIANCE SPECIALIST
Photo 13: View west at Meadow Creek outfall (arrow) and rock slope
protection with willow plantings along fiber roll at bottom. 4/4/2025
Photo 14: View south from north end of constructed basin and
constructed berm (arrow) at approximately 69-foot contour. 4/4/2025
Photo 15: View north at storm drain from south end of constructed basin
and constructed berm (arrow) at approximately 69-foot contour. 4/4/2025
Photo 16: View north from south end of constructed berm (arrow) at
approximately 69-foot contour. 4/4/2025
Page 523 of 601
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 4/21/2025 at 8:10 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
B 20.2
The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
1:6,000
120°36'32"W 35°8'11"N
120°35'54"W 35°7'42"N
Basemap Imagery Source: USGS National Map 2023
([hibit 2a
Page 524 of 601
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Exhibit 2b
Page 525 of 601
MEADOW CREEK DEVELOPMENT
CITY OF ARROYO GRANDE, CALIFORNIA
TRAFFIC AND CIRCULATION STUDY
August 23, 2024
Prepared for:
Russ Sheppel
1202 Shoreline Drive
Santa Barbara, CA 93109
ATE Project #23055
ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110-1686 • (805) 687-4418 • FAX (805) 682-8509
ATTACHMENT 6
Page 526 of 601
ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805)687-4418 • FAX (805)682-8509 • main@atesb.com
Since 1978
Richard L. Pool, P.E.
Scott A. Schell
August 23, 2024
Russ Sheppel
1202 Shoreline Drive
Santa Barbara, CA 93109
TRAFFIC AND CIRCULATION STUDY FOR THE
MEADOW CREEK DEVELOPMENT-CITY OF ARROYO GRANDE
23055R01
Associated Transportation Engineers (ATE) has prepared the following traffic and circulation
study for the Meadow Creek Development in the City of Arroyo Grande. The traffic and
circulation study evaluates the Project's consistency with the policies outlined in the City's
traffic impact analysis guidelines.
We appreciate the opportunity to assist you with this Project.
Associated Transportation Engineers
~~7(---A-Q_
Scott A. Schei I
Principal Transportation Planner
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit
Page 527 of 601
CONTENTS
INTRODUCTION ............................................................................................................. 1
PROJECT DESCRIPTION ................................................................................................... 1
TRAFFIC SCENARIOS AND SCOPE OF WORl< ................................................................. 1
EXISTING CONDITIONS .................................................................................................. 4
Street Network ....................................................................................................... 4
Existing Roadway Levels of Service ......................................................................... 7
Existing Intersection Levels of Service ..................................................................... 7
CITY IMPACT AND MITIGATION POLICIES ..................................................................... 9
Roadway Segments .............................................................................................. 1 0
Intersections ......................................................................................................... 1 0
EXISTING + PROJECT ANALYSIS ................................................................................... 11
Project Project Trip Generation Estimates .............................................................. 11
Existing + Project Roadway Levels of Service ....................................................... 13
Existing + Intersection Levels of Service ............................................................... 13
SHORT-TERM (PROJECT OPENING YEAR) + PROJECT ANALYSIS ............................ '. .... 15
Short-Term Traffic Forecasts .................................................................................. 15
Short-Term + Project Roadway Levels of Service .................................................. 17
Short-Term + Project Intersection Levels of Service .............................................. 17
CUMULATIVE ANALYSIS ............................................................................................... 20
Cumulative Traffic Forecasts ................................................................................. 20
Cumulative + Project Roadway Levels of Service ................................................. 20
Cumulative + Project Intersection Levels of Service .............................................. 23
SITE ACCESS AND CIRCULATION ................................................................................. 24
TRANSIT, PEDESTRIAN AND BICYCLE FACILITIES ......................................................... 26
CEQA VEHICLE Ml LES TRAVELED ANALYSIS ................................................................. 28
REFERENCES AND PERSONS CONTACTED ................................................................... 32
TECHNICAL APPENDIX .................................................................................................. 33
Page 528 of 601
Table 1
Table 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
Table 9
Table 1 o
Table 11
Table 12
Table 13
Table 14
Table 15
Table 16
Table 17
Table 18
Table 19
Table 20
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
• Figure 10
Figure 11
TABLES
Study-Area Faci I ities .................................................................................... 2
Existing Roadway Levels of Service ............................................................. 4
Existing Intersection Levels of Service ......................................................... 7
Street Segment Level of Service Definitions and Descriptions ....................... 8
City of Arroyo Grande Criteria for Signalized Intersections ........................... 8
Project Trip Generation ............................................................................... 9
P . T. D .. b . 1 roJect rip Istn utIon .............................................................................. 9
Existing + Project Roadway Levels of Service ........................................... 11
Existing + Project AM Peak Hour Levels of Service .................................... 11
Existing + Project AM Peak Hour Levels of Service .................................... 13
Short-Term + Project Roadway Levels of Service ...................................... 15
Short-Term + Project AM Peak Hour Levels of Service ............................... 17
Short-Term + Project PM Peak Hour Levels of Service ............................... 17
Cumulative + Project Roadway Levels of Service ..................................... 18
Cumulative+ Project AM Peak Hour Levels of Service ............................... 21
Cumulative+ Project PM Peak Hour Levels of Service ............................... 21
Project Driveway Intersection Levels of Service .......................................... 24
Bicycle Level of Traffic Street (Bicycle LTS) ................................................ 26
Thresholds of Significance for Residential Development Projects ................ 28
Meadow Creek Per Capita VMT Summary ................................................. 29
FIGURES
Existing Street Network and Project Site Location ......................................... 2
Project Site Plan .......................................................................................... 3
Existing Lane Geometry and Traffic Control ................................................. 5
Existing Traffic Volumes ............................................................................... 8
Project Trip Distribution and Assignment ................................................... 12
Existing+ Project Traffic Volumes ............................................................. 14
Short-Term Traffic Volumes ....................................................................... 16
Short-Term+ Project Traffic Volumes ......................................................... 18
Cumulative Traffic Volumes ....................................................................... 21
Cumulative + Project Traffic Volumes ....................................................... 22
Project Driveway Volumes ........................................................................ 25
ii
Page 529 of 601
INTRODUCTION
The following study contains an analysis of the potential traffic and circulation impacts
associated with the Meadow Creek Deve lopment (the "Project"), lo cated in the City of
Arroyo Grande. Th e study provides inform ation regarding existing and future traffic
conditions within the Proje ct study-area and recommends improvem e nts where necessary.
PROJECT DESCRIPTION
As shown on Figure 1 th e Meadow
Oaks Project is located within the
existing Oak Park Professional Plaza
located at 880 Oak Park Boulevard.
The Project is proposing to develop 93
multifamily residential units consisting
of 83 market rate and 10 affordable
units. Figure 1 (attached) illustrates the
Project site plan. As shown, primary
access to the site will be provided via
an existing driveway connection to
Jam es Way that serves the Oak Park
Professional Plaza. As shown on the
site plan, a total of 91 *parking spaces are provided.
TRAFFIC SCENARIOS AND SCOPE OF WORK
The traffic study assesses potential traffic impacts for the following 6 scenarios.
Traffic Scenarios
1) Existing Conditions
2) Existing + Project Conditions
5) Cumulative Conditions
6) Cumulative + Project Conditions
The traffic analysis evaluates the weekday AM and PM peak hour periods for the study-area
roadway segments and intersections presented in Table 1. The study-area intersections were
identified based on th e City of Arroyo Grande Multimodal Transportation Impact Study
Guidelines and in consultation with City of Arroyo Grande staff. Project driveway operations
are addressed in the site access section of the traffic study. The Short-Term scenario provides
an analysis of the Project's opening year, 2025, assuming a 0.75% per year growth rate and
development of approved and pending projects expected by that time. Th e Cumulative scenario
assumes year 2035 co nditions using the same 0.75% per year growth rat e plus development of
approved and pending projects expected after 2025.
Meadow C reek Development
Traffic and Circulation Study
Associated Transportation Engineers
August 23, 2024
Page 530 of 601
Meadow Creek Development
Traffic and Circ ul at ion Study 2
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Associated Transportation Engi neers
August 23, 2024 Page 532 of 601
Table 1
Study-Area Facilities
Study-Area Roadway Segments Study-Area Intersections
1 . James Way w/o North Oak Park Blvd. 1. North Oak Park Blvd.Ijames Way
2. James Way e/o North Oak Park Blvd. 2. North Oak Park Blvd./Branch St.
3. North Oak Park Blvd . n/o James Way 3. U.S . Highway 101 NB Ramps/Noth Oak Park Blvd.
4 . North Oak Park Blvd. s/o Jam es W ay 4 . North Oak Park Blvd.IE! Ca mino Real
5. U.S. Highway 101 SB Ramps/El Camino Real
6. Jam es Way/Project Driveway
The scope of work and traffic assessment methodologies presented in this study were developed
based on the requirements outlined in the principles City of Arroyo Grande Multimodal
Transportation Impact Study Guidelines Uanuary 2021). A Memorandum of Understanding
(MOU) outlining the traffic study scope and methodologies was provided to City staff and
included in the Technical Appendix .
EXISTING CONDITIONS
Street Network
The Project site is served by a network of highways, arterial roads and collector streets as
illustrated in Figure 3. The following text provides a brief description of the major
components of the study-area street network.
U.S. Highway 101, located south of the Project site, is a multi-lane interstate highway serving
the Pacific Coast between Los Angeles and San Francisco. U.S. Highway 101 is the principal
route between the City of Arroyo Grande and the adjacent cities of Pismo Beach, San Luis
Obispo, Atascadero and Paso Robles to the north; and the cities of Santa Maria, Buellton and
Santa Barbara to the south. Regional access between the Project site and U.S. Highway 101
is provided via the North Oak Park Boulevard interchange. The interchange ramp
intersections are signalized.
Meadow Creek Development
Traffic and Circulation Study 4
Associated Transportation Engineers
August 23, 2024
Page 533 of 601
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JH -ATE#23055
Page 534 of 601
Oak Parkway Boulevard, located west of
the Project,, is a north-south 2-to 4-lane
arterial roadway that extends north from
the City of Grover Beach through the City
of Arroyo Grande's northern limits . Oak
Park Boulevard is fully improved with
curb, gutter, sidewalk and street
lightning. In the study-area the posted
speed in 40 mph. The Traffic signals
control the Oak Park Boulevard/James
Way, Oak Park Boulevard, Oak Park
Boulevard/Branch Street and Oak Park
Boulevard/El Camino Real intersections.
James Way, located north of the
Project site, is a 2-lane east-west
collector roadway that ex tends east
from the City of Pismo Beach through
the City of Arroyo Grande. James
Way is fully improved with curb,
gutter, sidewalk and street lighting.
James Way will provide direct access
to the Project site. In the study-area
the posted speed is 40 mph. Within
the study-area, James Way is
signalized at the Oak Park Boulevard
intersection.
El Camino Real, is an east-west two-lane arterial, which serves as a frontage road on the
south side of U.S. Highway 101. The roadway extends north from Grand Avenue becoming
5 Cities Drive in the City of Pismo Beach, at the west City limits. El Camino Real is fully
improved with curb, gutter, sidewalk and street lighting. It serves local businesses and
residential neighborhoods east and west of Kanan Road. The Oak Park Boulevard/El Camino
Real intersection is signalized.
Branch Street, located south of the Project, is a 2-to 4-lane east-west arterial street that
extends east from Oak Park Boulevard to Grand Avenue. Branch Street is fully improved with
curb, gutter, sidewalk and street lighting. Branch Street provides access to various businesses.
In the study-area the posted speed on Branch Street is 40 mph. The intersection of Oak Park
Boulevard/Branch Street intersection is signalized.
M eadow Creek D eve lopm ent
Traffic and Circulation Study 6
Associated Transportation Engineers
August 23, 2024
Page 535 of 601
Existing Roadway Levels of Service
In rating roadway operations, "Levels of Service" (LOS) A through Fare used. LOS A and LOS
B represent primarily free -flow operations, LOS C represents stable conditions, LOS D nears
unstable operations with restrictions on maneuverability within traffic streams, LOSE represents
unstable operations with maneuverability very limited, and LOS F represents breakdown or
forced flow conditions (comp lete definitions of intersection levels of service are included in
the Technical Appendix). The City of Arroyo Grande considers LOS C or better acceptable
for roadway operations.
Table 2
Existing Roadway Levels of Service
LOS C 2023
Seg. Roadway Segment Classification Lanes Capacity Volume LOS
1. Jam es W ay w/o North O ak Park Blvd . Co ll ecto r 2 -Lane 9,000 6,100 LOS B
2. Jam es W ay e/o North O ak Park Blvd. Co ll ector 2 -Lane 9,000 4,900 LOSA
3. North Oak Park Blvd . n/o Jam es Way Arterial 2 -Lane 14,500 9,000 LOSA
4 . North Oak Park Blvd. s/o James Way Arterial 4 -Lane 29 ,000 14 ,500 LOSA
Bolded values exceed adopted LOS C standard.
The data presented in Table 2 show that 2 of the roadway segments currently operate at LOS
B or better meet the City's LOS C standard.
Existing Intersection Levels of Service
Because traffic flow on urban arterial roadways is most constrained at intersections, detailed
traffic flow analyses focus on the operating conditions of critical inte rs ec tions during peak
travel periods (7 :00 AM -9:00 AM/ 4:00 PM -6:00 PM). In rating intersection operations, the
levels of service criteria (LOS A through F) described previously in the Existing Roadway
Operations section are also used. The City of Arroyo Grande considers LOS C or bette r
acceptable for intersection operations.
Existing AM and PM peak hour traffic volumes for the study-area intersections were obtained
from traffic counts conducted on Thursday, September th 2023 (count data included in
Appendix). The existing lane geometries and traffic controls for the intersections are
illustrated on Figure 3. The existing AM and PM peak hour traffic volumes for the study-area
intersections are illustrated on Figure 4.
Meadow Creek Developm ent
Traffic and Circulation Study 7
As sociated Transportation Engineers
August 23, 2024
Page 536 of 601
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Associated Transportation Engineers
August 23, 2024 Page 537 of 601
As stipulated in the City's Multimodal Transportation Impact Study Guidelines, levels of
service were calculated for the signalized and unsignalized study-area intersections using the
operations methodology outlined in the Highway Capacity Manual (HCM). Levels of service
are based on the average number of seconds of delay per vehicle during the peak 15-minute
period within the overall peak hour. Table 4 lists the Existing traffic controls and levels of
service for the study-area intersections (calculation worksheets included in Technical
Appendix).
Table 3
Existing Intersection Levels of Service
No. Intersection Delay/LOS
Control AM Peak Hour PM Peak Hour
1. North Oak Park Blvd.Ij am es Way (a) Signal 24.5 Sec./LOS C 39.6 Sec./LOS D
2. North Oak Park Blvd./Bran c h St. Two W ay STOP-Sign 12 .5 Sec./LOS B 14.2 Sec./LOS B
3 . U.S. 101 NB Ramp s/North O ak Park Blvd .(a) Signal 37 .1 Sec./LOS D 25.9 Sec./LOS C
4. U.S . 101 SB Ramp s/El Camino Real (a) All Way STOP-Sign 12 .8 Sec./LOS B 23.6 Sec./LOS C
5 . North Oak Park Blvd./EI Camino Real(a) Signal 2 5 .3 Sec./LOS C 34 .1 Sec./LOS C
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay.
The data presented in Table 4 shows that the study-area intersections operate in the LOS A -
C range, which meets the City's LOS C standard.
CITY IMPACT AND MITIGATION POLICIES
The following sections present the City's transportation impact and mitigation policies for
intersections and roadway segments as outlined in the Multimodal Transportation Impact
Study Guidelines.
At locations where the intersection or roadway segment LOS falls below, or is anticipated to
fall below, the acceptable threshold of LOS D, feasible measures shall be identified to
mitigate the impacts. Per the General Plan, development projects shall be mitigated to
appropriate levels, but at least to the extent where the post-development level of service shal I
not be less than the LOS existing prior to development. The following sections identify
impact criteria for signalized intersections, unsignalized intersections, and roadway
segments.
M eadow Creek D ev e lopm e nt
Traffic and Circulation Study 9
A ss ociated Tran sportation Enginee rs
August 23, 2024
Page 538 of 601
Roadway Segments
A proposed Project is considered to result in a significant impact if:
• Degrades the LOS on a roadway segment to an unacceptable level of LOS D or
worse.
Table 4
Street Segment Level of Service Definitions and Descriptions
Volume to Capacity Ration (V/C) 0.6 0.6 -0.7 0.7 -0.8 0.8 -0.9 0.9 -1.0
Roadway Segment Type Max. Average Daily Traffic (ADT) for Given Service Level
LOS A LOS B LOS C LOS D LOSE
Six Lane Freeway 42 ,000 64,800 92.400 111.600 120,000
Four Lane Freeway 28,000 43,200 61.600 74,400 80,000
Four Lane Highway 4,800 9,600 15,800 27,000 45,800
Two Lane Highway 2.400 4,800 7,900 13,500 22,900
Four Lane (With Turning Lane) Arterial 22,000 25,000 29,000 33,000 36,000
Four Lane (No Turning Lane) Arterial 18,000 21,000 24,000 27,000 30,000
Two Lane (With Turning Lane) Arterial 11,000 12,500 14,500 16,500 18,000
Two Lane (No Turning Lane) Arterial 9,000 10,500 12,000 13,500 15,000
Four Lane Collector 12,000 15,000 18,000 21 ,000 24,000
Two Lane Collector 6,000 7,500 9,000 10,500 12,000
Intersections
When comparing existing and cumulative conditions to "plus project" conditions, delay
changes for intersections that exceed the criteria shown in Table 5 should be identified.
Table 5
City of Arroyo Grande Criteria for Intersections
Level of Service Roundabout Delay Signal Delay All-Way STOP Delay
LOS A < 10.0 :S 10.0 :S 10.0
LOS B > 10and :S 15.0 > 10 and :s:2 0.0 > 10 and :S 1 5.0
LOS C > 15.0 and :s:2 5 .0 > 20.0 and :S 35.0 > 15.0 and :s:2 5.0
LOS D > 25.0 and <35 .0 > 35 .0 and <55.0 > 25.0 and <35.0
LOSE > 35.0 and <50.0 > 55 .0 and <80.0 > 35.0 and :S 50.0
LOS F > 50.0 > 80.0 > 50.0
A proposed Project is considered to result in a significant impact if:
• Degrades the LOS at an unsignalized intersection to an unacceptable level of LOS D
or worse.
M eadow Cr ee k Developm ent
Traffi c and Circul ation Study 10
As sociated Tran sport ation Engin ee rs
August 23, 2024
Page 539 of 601
EXISTING + PROJECT ANALYSIS
Project Trip Generation Estimates
The Project is proposing to construct 93 apartment units (83 market rates/10 affordable units)
with related resident amenities. Trip generation estimates were calculated for the Project
based on the rates published in the Institute of Transportation Engineers (ITEL Trip
Generation, 11 th Edition for Multi-Family Housing (Mid-Rise Land Use Code #221) and
Affordable Housing -Income (Land Use 223). Table 6 presents the trip generation estimates
for the Project.
Table 6
Project Trip Generation
ADT AM Peak Hour PM Peak Hour
Land Use Size Rate Trips Rate Trips (In/Out) Rate Trips (In/Out)
Pro12osed Land Uses:
Multi-Family Residential
-M arket Rate 83 Units 4.54 377 0.37 31 (7/24) 0.39 32 (20/12)
Units 10 Units 4.81 48 0.50 5 (1/4) 0.46 5 (3/2)
-Affordable Units
Total Project Trip Generation 425 36 (8/28) 37 (23/14)
I
The data presented in Table 6 indicate that the Project is estimated to generate 425 ADT, 36
AM peak hour trips and 37 PM peak hour trips.
Project Trip Distribution and Assignment
Project-ge nerated traffic was distributed onto the study-area roadway system based on
existing traffic patterns in the study-area and our knowledge of the employment and
commercial centers in and surrounding the City of Arroyo Grande. The Project trip
distribution is presented in Table 7 and illustrated on Figure 5.
Route
U.S. Highway 101
North Oak Park Boulevard
James Way
W est Branch Street
M ea dow Cre ek Development
Traffic and Ci rc ul at ion Study
Table 7
Project Trip Distribution
Origin/Destination
North
South
North
South
East
West
East
11
Percentage
30%
20%
15%
10%
5%
10%
10%
Total: 100%
Associated Transportatiqn Engineers
August 23, 2024
Page 540 of 601
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Existing + Project Roadway Levels of Service
Levels of service were calculated for the study-area roadway assuming the Existing + Project
traffic volumes illustrated on Figure 6 . Table 8 compares the Existing and Existing + Project
levels of service and identifies impacts based on the applicable standards.
Table 8
Existing + Project Roadway Levels of Service
LOSC
Seg. Roadway Segment Capacity Existing Existing + Project LOS Exceed?
1 . Jam es Way w/o North O ak Park Blvd . 9,000 6,100 6,142 LOS B NO
2. Jame s Way e/o North Oak Park Blvd. 9,000 4,900 ~ ~.,.,,tJ LOS A NO
3. North Oak Park Blvd. n/o Jam es Way 14,500 9,000 9 ,064 ' LOS A NO
4. North Oak Park Blvd . s/o Jam es Way 29 ,000 14,500 14,798 LOS A NO
Balded values exceed adopted LOS C standard.
The data presented in Table 8 indicate that the Project would not have an adverse effect on
the study-area roadway segments based on City of Arroyo Grande General Plan policies.
Existing + Project Intersection Levels of Service
Levels of service were calculated for the study-area intersections assuming the Existing+ Project
traffic AM and PM peak hour volumes illustrated on Figure 6. Tables 9 compare the Existing
and Existing + Project AM and PM peak hour levels of service and identify effects based on the
applicable standards.
Table 9
Exi _sting + Project AM Peak Hour Levels of Service
No. Intersection
Existing
Delay LOS
1. North Oak Park Blvd .Ij am es W ay (a) 24.5 Sec. LOS C
2. North Oak Park Blvd./Branc h St. 12.5 Sec. LOS B
3 . U.S. 101 NB Ramps/North O ak Park Blvd .(a) 37.1 Sec. LOS D
4 . U.S . 101 SB Ramp s/El Camino Re al (a) 12.8 Sec. LOS B
5. North Oak Park Blvd./EI Camino Real(a) 25.3 Sec. LOS C
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay.
M ea dow C re ek D ev e lopm e nt
Traffic and C irculation Study 1 3
Existing + Project Project-Added
Delay LOS Delay Exceed?
25.0 Sec. LOS C 0 .0 Sec. NO
12 .9 Sec. LOS B 0.0 Sec. NO
40.5 Sec . LOS D 0 .2 Sec. NO
12.7 Sec. LOS B 0.4 Sec. NO
25.3 Sec. LOS C 0 .3 Sec. NO
As so c iated Tra nsportation Engin ee rs
Au g ust 2 3 , 2024
Page 542 of 601
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Augu st 23 , 20 24 Page 543 of 601
Table 1 O
Existing + Project PM Peak Hour Levels of Service
No. Intersection
Existing Existing + Project Project-Added
Delay LOS Delay LOS Delay Exceed?
'
1 . North Oak Park Blvd.Ijames Way (a) 39.6 Sec. LOS D 28.6 Sec. LOS C 0.0 Sec. NO
2. North Oak Park Blvd./Branch St. 14 .2 Sec . LOS B 14 .3 Sec. LOS B 0 .0 Sec. NO
3. U.S. 101 NB Ramp s/North Oak Park Blvd .(a) 25.9 Sec. LOS C 28 .2 Sec. LOS C 0.2 Sec. NO
4. U.S. 101 SB Ramp s/El Camino Real (a) 23 .6 Sec. LOS C 24.2 Sec. LOS C 0.4 Sec. NO
5. North Oak Park Blvd./EI Cam ino Real(a) 34.1 Sec. LOS C 34.0 Se c. LOS C 0.3 Sec. NO
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay.
The data presented in Tables 9 and 10 indicate that the study-area intersections would
operate acceptably in the LOS A -C range with Existing + Project volumes. The Project
would not have an adverse effect on the operation of the study-area intersections based on
the General Plan policies.
SHORT-TERM (PROJECT OPENING YEAR) + PROJECT ANALYSIS
Th e City's Transportation Assessment Guidelines require that roadway and intersection
operations be analyzed for the opening year of the Project, which is assumed to be 2025 for
this study.
Short-Term T raffle Forecasts
Short-Term traffic volumes were forecast for the study-area roadways and intersections
assuming an ambient growth factor of 0.75 percent applied to the Existing (2023) volumes
for a two-year period. The Short-Term (2025) forecasts also assume development of the
approved/pending projects proposed within the City of Arroyo Grande. The list of approved
and pending projects used to forecast the Short-Term traffic volumes was provided by City
staff and is included in the Technical Appendix . Trip generation estimates were developed
for approved/pending projects using the rates published in the ITE, Trip Generation, 11 th
Edition (trip generation worksheet is contained in the Technical Appendix). The trip
ass ignment for the approved/pending projects was developed based on the location of each
project, recent traffic studies, existing traffic patterns observed in the study-area as well as a
general knowledge of the population, employment and commercial centers in Arroyo
Grande. The Short-Term traffic volumes are illustrated on Figure 7.
Meadow C reek Development
Traffic and Circulation Study 1 5
Associated Transportation Engin ee rs
August 23, 2024
Page 544 of 601
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Associated Transportation Engin ee rs
August 23, 2024 Page 545 of 601
Short-Term + Project Roadway Levels of Service
Levels of service were calculated for the study-area roadway assuming the Short-Term + Project
traffic volumes illustrated on Figure 8. Table 11 compares the Short-Term and Short-Term +
Project levels of service and identifies impacts based on the applicable standards.
Table 11
Short-Term + Project Roadway Levels of Service
LOS C
Seg . Roadway Segment Capacity Short-Term Short-Term + Project LOS Exceed?
1. James W ay w /o North O ak Park Bl vd . 9,000 6,1 3 0 6,172 LOS B NO
2 . James W ay e/o North O ak Park Blvd. 9,000 4,93 0 5,33 4 LOS A NO
3. North O ak Park Bl vd . n/o James W ay 14,500 9,030 9,094 LOSA NO
4. North Oak Park Blvd . s/o James Way 29,000 14,600 14 ,89 8 LOS A NO
Bolded values exceed adopted LOS C standard.
The data presented in Table 11 indicate that the Project would not have an adverse effect on
the study-area roadway segments based on City of Arroyo Grande Gen e ral Plan policies. The
section of Kanan Road north of Agoura Road is forecast to operate at LOS D. The Project
would add 22 peak hour trips to the section of Kanan Road north of Agoura Road which
would increase the V/C ratio by 0.007. This V/C increase would be well below the City's
threshold of 0.05.
Short-Term + Project Intersection Levels of Service
Levels of service w e re calculated for the study-area intersections assuming the Short-Term
and Short-T e rm + Project AM and PM peak hour traffic volumes illustrated on Figures 7 and
8. Tables 12 and 13 compare the Short-Term and Short-Term + Project AM and PM peak
hour levels of service for the study-area inte rsections and identifies Short-Term effe cts based
on City of Arroyo Grande standards. The analysi s completed for the Kanan Road/Agoura
Road intersection assumes implementation of the new eastbound and northbound right-turn
lanes that will be impl emented at the inte rsection by the two adjacent deve lopment proj ects.
M ea d o w C ree k D ev elopm ent
Traffi c and C irc ul ati o n Study 1 7
A sso c iated Transportation En gin ee rs
Au gust 23 , 20 24
Page 546 of 601
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Page 547 of 601
Table 12
Short-Term + Project AM Peak Hour Levels of Service
Short-Term Short-Term Project Added
No. Intersection + Project
Delay LOS Delay LOS Delay Exceed?
1. North O ak Park Blvd.Ijam es Way (a) 24 .5 Sec. LOS C 23.4 Sec. LOS C 0 .0 Sec. NO
2 . North Oak Park Blvd./Branc h St. 12.5 Sec . LOS B 12 .7 Sec. LOS B 0 .0 Sec. NO
3. U.S . 101 NB Ramp s/North O ak Park Blvd .(a) 36 .9 Sec. LOS D 44.9 Sec. LOS D 0 .0 Se c. NO
4 . U.S. 101 SB Ramp s/El Camino Rea l (a) 25.5 Sec. LOS C 22 .7 Sec . LOS C 0 .0 Sr c. NO
5-. North O ak Park Blvd./EI Camino Rea l(a) 13.0 Sec. LOS B 13.1 Sec . LOS B 0.3 Sec. NO
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay
Table 13
Short-Term + Project PM Peak Hour Levels of Service
Short-Term Short-Term Project Added
No . Intersection + Project
Delay LOS Delay LOS Delay Exceed?
1. North Oak Park Blvd.Ij ames W ay (a) 30 .0 Sec. LOS C 38.5 Sec. LOS D 0 .0 Sec. NO
2. North O ak Park Blvd./Branch St. 15.7 Sec. LOS C 15 .8 Sec. LOS C 0 .0 Se c. NO
'
3 . U .S. 101 NB Ramps/North Oak Park Blvd.(a) 30.1 Sec. LOS C 30.9 Sec. LOS C 0.0 Sec. NO
4. U .S. 101 SB Ramps/El Ca mino Real (a) 31.4 Sec. LOS D 32.5 Sec. LOS D 0.0 Sec. NO
5-. North O ak Park Blvd.IE! Camino Real(a) 38.7 Sec. LOS D 38.6 Sec. LOS D 0.3 Sec. NO
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay
The data presented in Tables 12 and 13 indicate that the study-area intersections would
operate acceptably in the LOS A -C range with Short-Term + Project volumes. The Project
would not have an adverse effect on the operation of the study-area intersections based on
the General Plan policies.
M eadow Creek D ev e lopm e nt
Traffic and Circul ation Study 19
As so c iated Tran sportation Engin ee rs
Au g ust 2 3, 2024
Page 548 of 601
CUMULATIVE ANALYSIS
The City's Traffic Impact Analysis guidelines require that intersections operations be
analyzed assuming Cumulative conditions.
Cumulative Traffic Forecasts
Cumulative traffi c volumes were forecast assuming an ambient growth factor of 0.75 percent
applied to the Short-Term volumes for a 10-year period to represent Cumulative traffic. The
Cumulative forecasts also include traffi c generated by development of the approved and
pending projects that will be built after the Short-Term. Figure 9 illustrates the Cumulative
traffic volume forecasts, and Figure 10 illustrates the Cumulative + Project volumes.
Cumulative + Project Roadway Levels of Service
Levels of service were calculated for the study-area roadway assuming the Cumulative +
Project traffic volumes illustrated on Figure 10. Table 14 compares the Cumulative and
Cumulative + Project levels of service and identifies impacts based on the appli cable standards.
Table 14
Cumulative + Project Roadway Levels of Service
LOS "C"
Seg. Roadway Segment Capacity Cumulative Cumulative + Project LOS Exceed?
1 . Jame s W ay w/o North Oak Park Blvd. 9,000 6,3 00 6,3 4 2 LOS B NO
2. Jame s W ay e/o North O ak Park Blvd. 9,000 5,100 5,504 LOS A NO
3. North Oak Park Blvd . n/o James Way 14,5 00 9,3 00 9,364 LOSA NO
4. North O ak Park Blvd. s/o James Way 29 ,000 14 ,900 15,19 8 LOSA NO
Bolded values exceed adopted LOS C standard.
The data presented in Table 14 indicate that the Project would not have an adverse effect on
the study-area roadway se 'gments based on City of Arroyo Grande General Plan policies.
M ea dow Cre ek D ev elopm ent
Traffi c and Circulation Study 20
A ss o c iated Transportation Engin ee rs
August 2 3, 20 24
Page 549 of 601
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Tra ffi c and Cir c ul ati o n Study 22
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Au gust 23 , 20 24 Page 551 of 601
Cumulative + Project Intersection Levels of Service
Levels of service were calculated for the study-area intersections assuming the Cumulative
and Cumulative+ Project AM and PM peak hour volumes which are illustrated in Figures 9
and 10. Tables 15 and 16 present the results of the calculations and identifies the Project's
consistency with City policies.
Table 15
Cumulative + Project AM Peak Hour Levels of Service
Cumulative Cumulative Project Added
No. Intersection + Project
Delay LOS Delay LOS Delay Exceed?
1. North Oak Park Blvd.Ij am es Way lal 24.9 Sec. LOS C 45.8 Se c. LOS D 0 .0 Sec. NO
2. North Oak Park Blvd./Branch St. 12 .7 Sec. LOS B 12.9 Sec. LOS B 1 .3 Sec. NO
3. U .S. 101 NB Ramp s/North Oak Park Blvd ·1aJ 50.7 Sec. LOS D 48.8 Se c. LOS D 0 .1 Sec. NO
4. U.S . 101 SB Ramp s/E l Cami no Real (a) 13 .3 Sec. LOS B 13.5 Sec. LOS B 0.4 Sec. NO
5. North Oak Park Blvd./EI Cam ino Real 1•1 18.9 Sec. LOS B 16.9 Se c. LOS B 2 .6 Sec. NO
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay
Table 16
Cumulative + Project PM Peak Hour Levels of Service
Cumulative Cumulative Project Added
No. Intersection + Project
Delay LOS Delay LOS Delay Exceed?
1. North Oak Park Blvd.Ijam es Way (a) 61 .1 Sec. LOSE 32.5 Sec. LOS C 0.0 Sec. NO
2. North Oak Park Blvd./Bran ch St. 14 .5 Se c. LOS B 14 .6 Sec . LOS B 1 .3 Sec. NO
3. U.S .'101 NB Ramp s/North Oak Park Blvd.(a) 28.6 Sec. LOS C 28.4 Sec. LOS C 0.1 Sec. NO
4. U.S. 101 SB Ramp s/El Ca mino Real (a) 26.6 Sec. LOS D 27.4 Se c. LOS D 0.4 Sec. NO
5. North Oak Park Blvd./EI Camino Real(a) 36.8 Sec. LOS D 45.2 Sec . LOS D 2.6 Sec. NO
(a) LOS based on average seconds of delay per vehicle.
(b) LOS based on minor street approach with highest vehicle delay
The data presented in Tables 15 and 16 indicate that the study-area intersections would
operate acceptably in the LOS A -C range with Cumulative + Project volumes. The Project
would not have an adverse effect on the operation of the study-area intersections based on
the General Plan policies.
Meadow Creek D ev e l opment
Traffic and Circulation Study 23
Asso c iated Transportation Engin ee rs
August 23, 2024
Page 552 of 601
SITE ACCESS AND CIRCULATION
As i 11 ustrated on the Project site plan
(Figure 2), primary access to the Project
site would be provided via an existing
driveway connection to James Way.
Th e ex isting driveway co nnection to
James Way provides full access
inbound and outbound. Secondary
access is provided through the Best
Western Casa Grande hotel property.
James Way provides primary access to
the Project site and serves the
commercial uses adjacent to the
Project. James Way is a 2-lane east-west
roadway with bike lanes. Curb, gutter and sidewalk are provided along the developed sides
of James Way. The posted speed limit on James Way is 40 MPH . James Way is flat and
straight adjacent to the proposed driveway thus good sight distance is provided for turns
entering and exiting the Project driveway. On-street parking is allowed along James Way east
of the existing Project driveway.
An internal private street system connects the Project to James Way and the existing Oak
Pa rk Professional Plaza. As i 11 ustrated on the site plan, the proposed street width of 24 feet
provides 2 travel lanes. On-site surface and garage parking will be provided to eliminate th e
need for on-street parking. The Project driveway connection to the public streets are designed
and constructed to City of Arroyo Grande design standards. A pedestrian bridge connects the
Oak Park Professional Plaza to the Oak Park Plaza. The sidewalks along North Oak
Boulevard and James Way connect the Project to the local transit service and the retail
commercial provided in the study-area.
Levels of service were calculated for the unsignalized STOP-sign q mtrolled Project driveway
intersections using the operations methodology outlined in the HCM. Levels of service are
based on the average number of seconds of delay per vehicle during the peak 15-minute
period within the overall peak hour. Table 17 lists the Cumulative + Project traffic controls
and levels of service for the driveway intersections (calculation worksheets included in
Technical Appendix). Figure 11 illustrates the Project driveway volumes.
M eadow Creek Development
Traffic and Circulation Study 24
Associated Transportation Engineers
August 23, 2024
Page 553 of 601
M ea dow Cree k D ev elopm ent
Tr affi c and Circul ati o n Study
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A ssoc i ated Tr ansport ati o n Eng in ee rs
Au gust 23 , 20 24 Page 554 of 601
Table 17
Project Driveway Intersection Levels of Service
Intersection Control Delay/LOS
AM Peak Hour I PM Peak Hour
Jam es Way/Project Driveway(a) Two Way STOP-Sign 8.9 Sec./LOS A I 8.9 Sec./LOS A
(a) LOS based on minor street approach with highest vehicle delay.
The data presented in Table 17 shows that the Project driveway intersections would operate
in the LOS A -B range, which meets the City's LOS C standard.
TRANSIT, PEDESTRIAN AND BICYCLE FACILITIES
Transit Service
SoCo Transit is the local transit
provider for the City of Arroyo
Grande. The Project site is served
by the #21 Route, the 24 Route
and the #28 Route. Each route
operates on weekdays and
weekends providing fixed route
bus service on James Way, Oak
Park Boulevard and West Brach
Street in the immediate vicinity of
the Project site. Existing transit
stops with benches are located on
James Way w est of North Oak Park
Boulevard and West Branch Street east of North Oak Park Boulevard. The Project has
connectivity to the existing ·pedestrian network, The Project has the potential to increase
ridership on the local transit routes.
M ea dow Cree k Dev elo pm ent
Traffi c and Circul ation Study 26
Asso c iated Transportation Engine e rs
Augu st 2 3, 20 24
Page 555 of 601
Pedestrian Facilities
Currently, sidewalks are
provided along North Oak Park
Boulevard and James Way. The
sidewalks along North Oak
Boulevard and James Way
connect the Project to the local
transit service and the retai I
commercial provided in the
study-area. Pedestrian
crosswalks with cal I buttons are
provided on each leg of the Oak
Park Boulevard/James Way
intersection adjacent to the
Project site. A pedestrian bridge connects the Oak Park Professional Plaza to the Oak Park
Plaza. A Class I multi-use trail will connect the Project site with the adjacent commercial and
residential areas. The Project provides connectivity to the existing pedestrian network. The
Project would not have an adverse effect on the pedestrian facilities in the study-area.
Bicycle Faci I ities
James Way and West Branch
Street are identified as part of the
existing City of Arroyo Grande
Bikeway System. Class II bike
lanes currently exist along Janes
Way and West Branch Street
through the City of Arroyo
Grande. The bike lanes on James
Way and West Branch Street
connect the Project to the
residential, commercial and
recreational areas east and west
of the Project. North Oak Park Boulevard is also identified as part of the City of Arroyo
Grande Bikeway System. Class Ill bike route exists on North Oak Park Boulevard in the study-
area. Proposed Class II bike lanes on North Oak Park Boulevard are identified in the City of
Arroyo Grande Circulation Element. The bike facilities connect the Project to the residential,
commercial and recreational areas east and west of the Project. The Project would not
obstruct implementation of the planned network. The bicycle facilities in the study-area are
• based on a "Level of Stress" score as noted in the City of Arroyo Grande "Multi modal
Transportation Impact Study Guidelines". The bicycle LTS scoring criteria is provided in
Table 18.
Meadow Creek Development
Traffic and Circulation Study 27
Associated Transportation Engineers
August 23, 2024
Page 556 of 601
Table 18
Bicycle Level of Traffic Stress (Bicycle L TS)
LTS Score
Lane Factor LTS 1 LTS 2 LTS 3 LTS 4
Alongside a Parking Lan e
Street width 1 (no effect) 2 or more (no effect) (through lanes per direction)
Sum of bike lane and parking lane
Width (includ es marked buffer 1 5 ft. or more 14or14.5ft. 13. 5 ft. or less (no effect)
and pav ed gutter)
Speed limit or prevailing speed 25 mph or less 30 mph 3 5 mph 40 mph or more
Bike lane blockage (typica lly (no effect) frequent (no effect) applies in commercial areas) rare
Not Alongside a Parking Lane
Stre et width 2, if directions more than 2, or
(through lanes per direction) 1 are separated by 2 without a (no effect)
a rais ed median separating
median
Bike lane width (includes marked 6 ft. or more 5 .5 ft. or less (no effect) (no effe ct) buffer and paved gutter)
Speed limit or prevailing speed 30 mph or less (no effect) 35 mph 40 mph or more
Bike lane blockage (typically (no effect) frequent (no effect) aoolies in commercial areas) rare
Based on the scoring criteria presented in Table 18, the bicycle facilities along James Way,
West Branch Street and North Oak Park Boulevard have a LTS 4 score based on the posted
speed of 40 mph. The Meadow Creek development would participate in the enhancement
of bicycle facilities through the payment of traffic fees .
CEQA VEHICLE MILES TRAVELED ANALYSIS
The City of Arroyo Gran de has adopted a set of transportation assessment
Of PLAN
guidelines 1 , in compliance with Senate Bill 743, which are based on a ~,,_v. ~4' ~ -?~
Vehicle Miles Traveled (VMT) metric rather than the traditional Level of l' * ~~
Service (LOS) metric. Per the State's Natural Resource Agency Updated ffi ...-ii. ~
Guidelines for the Implementation of the CEQA adopted in 2018, VMT has • i.-.. ~-.l
been designated as the most appropriate measure of transportation impacts. ~~---~1-.""
"Vehicle Miles Traveled" refers to the amount and distance of automobile 4
l'toFcA\.\fo~"f-
travel attributable to a project. Other relevant considerations may include the effects of the
project on transit and non-motorized travel. For land use projects, vehicle miles traveled
exceeding an applicable threshold of significance may indicate a significant impact.
Multi modal Tran sportation Impa ct Study Guid elin es , City of Arroyo Grand e, January 2021 .
M eadow Cr ee k Developm ent
Tr affic and Circ ulation Study 28
A ssociat ed Tr ansportation Engin ee rs
Au gust 23, 2024
Page 557 of 601
VMT Screening Criteria
The City of Arroyo Grande uses the following VMT screening criteria to determine if a project
must conduct a VMT analysis.
A. Project is consistent with the Sustainable Communities Strategy (SCS) or General Plan
and generates fewer than 110 daily trips based on the most current edition of the
Institute of Transportation Engineers Trip Generation Manual.
B. Projects that are within ½ mile of a transit stop at the intersection of two transit route
with 15 minute or less headways . Unless project:
1. Has a floor area ration (FAR) of less than 0.75, or
2. Includ es more parking than required under the City's zoning code, or
3 . Is consistent with the region's Sustainable Comm.unities Strategy, City Zoning
code or City Land Use policies (i.e. General Plan or Specific Plan) or
4. Replaces affordable housing with smaller number of moderate-or high-income
residential units.
C. Project is Locally-serving retail defined as retail project within an urban environment
of less than 50,000 square feet. The City should consider project-specific information
such as market surveys or economic impact analysis that may more accurately
determine market geography.
D. Transportation projects that are expected to reduce or have no impact on VMT will
not require a quantitative VMT analysis. These projects include, but are not limited
to, road diets (traffic lane reduction/narrowing), roundabouts, roadway rehabilitation
and maintenance, safety improvements that do not substantially increase auto
capacity, installation, or reconfiguration of lanes not through traffic (addition of
left/right turn lanes, etc.), timing of traffic signals, removal of on-street parking,
addition or enhancement of pedestrian, bicycle and transit facilities and services.
Based on the City of Arroyo Grande VMT screening criteria, the Project is not screened out
and will be required to complete a VMT analysis.
M ea dow Cree k D ev elopm ent
Tr affic and Circulation Study 29
Asso c iated Transportation Engin eers
Augu st 23 , 2024
Page 558 of 601
VMT Impact Criteria and Analysis Requirements
The City's adopted VMT thresholds of significance are presented in the transportation
assessment guidelines and reviewed below.
Thresholds of Significance
When a project does not meet the screening criteria described in Section 1.2 of the
guidelines, a CEQA VMT analysis will be required . This analysis is used to evaluate a
project's VMT generation against the appropriate thresholds of significance. Table 19
presents the City's thresholds of significance for residential development projects.
Table 19
Thresholds of Significance for Residential Development Projects
Land Use Basis Current Level VMT Threshold
Proje ct VMT per ca pita exceeds a level of 20.2 VMT/capita 17.2 Re side ntial 15% below exist i ng Countywide average (Countywide Average) VMT/capita VMT pe r capita.
VMT Analysis
Residential projects that require a CEQA VMT analysis shall calculate the project VMT per
capita by performing a run of the San Luis Obispo Council of Governments (SLOCOG) travel
demand model and comparing to the regional VMT with and without project to determine
total project VMT. Total project VMT then shall be divided by the proposed dwelling units
multiplied by the City's average persons per household from the U.S. Census (2.54 Average
Persons per Household).
The SLOCOG traffic model provides home based VMT per capita data for the City of Arroyo
Grande as well as the various Traffic Analysis Zones (TAZs) within the County, including the
TAZ that encompasses the Project site. Traffic model data was used to establish the home-
based VMT per capita thresholds for the City of Arroyo Grande and to estimate the home-
based VMT per capita for the Project. Table 20 shows the existing home-based VMT per
capita for the City of Arroyo Grande, the VMT threshold (15% below existing home-based
VMT per capita), and the Project's home-based VMT per capita based on the SLOCOG traffic
model data.
M ea dow Cree k Dev elopm ent
Traffic and Circ ulation Study 3 0
Asso ciated Transportat ion Engin ee rs
August 23 , 20 24
Page 559 of 601
Table 20
Meadow Creek Per Capita VMT Summary
City of Arroyo VMT(a) VMT Impact Threshold(b) Project VMT Estirnate<c)
20.2 per cap ita 1 7.2 per capita 12.29 per capita
(a) City of Arroyo home-based VMT per capita based on SLOCOG traffic model.
(b) VMT Threshold is a 15% reduction from City VMT (20.2 x 0.85 = 17.2).
(c) Project home-based VMT per cap ita estimate based on SLOCOG model traffic ana lysis zones.
Impact?
No
As shown, the existing city-wide home-based VMT in the City of Arroyo Grande is 20.2 VMT
per capita. Thus, the VMT threshold is 17.2 VMT per capita (15% below existing VMT: 20.2
x 0.85 = 17.2). The SLOCOG model shows that the homes within the local TAZ generate
12.29 VMT per capita, which is below the 17.2 VMT per capita impact threshold. Thus, the
Project would not have a potentially significant VMT impact.
Meadow C reek Development
Traffic and Circulation Study
•••
31
Associated Transportation Engineers
August 23, 2024
Page 560 of 601
REFERENCES AND PERSONS CONTACTED
Associated Transportation Engineers
Scott A. Schell, Principal Planner
Darryl F. Nelson, Senior Transportation Planner
Glenn Manaois, Transportation Engineer I
References
Multimodal Transportation Impact Study Guidelines, City of Arroyo Grande, May 2021.
Highway Capacity Manual, Highway Research Board Special Report 209, Transportation
Research Board, National Research Council, 2016.
Trip Generation, Institute of Transportation Engineers, 11 th Edition, 2020.
2010 Draft Congestion Management Program for Los Angeles County, County of Los Angeles
Metropolitan Transportation Authority.
Persons Contacted
Andrew Perez, Planning Manager, City of Arroyo Grande
Daniel Audelo, Traffic Planner, SLOCOG
Meadow C reek Development
Traffic and Circulation Study 32
Associated Transportation Engineers
August 23, 2024
Page 561 of 601
Item 10.b.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works
BY: Andrew Perez, Planning Manager
SUBJECT: Amendments to Title 16 of the Arroyo Grande Municipal Code to
Implement Housing Element Programs
DATE: March 24, 2026
RECOMMENDATION:
1) Introduce an ordinance implementing Housing Element Programs A. 1-2 and A. 10-2
by amending Chapter 16.36 relating to allowed residential uses and residential density in
Mixed-Use zones; and
2) Find that the Ordinance is exempt from review under the California Environmental
Quality Act (CEQA) pursuant to Public Resources Code Section 21080.085;
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impact is projected.
BACKGROUND:
On January 26, 2021, the City Council adopted the 2020-2028 Housing Element. The
Housing Element was certified by the State Department of Housing an d Community
Development (HCD) on May 5, 2021. The City must initiate the programs in the Housing
Element to implement its policies and achieve its quantified objectives. Planning staff
reports on the status of the programs in the annual progress reports submitted to HCD.
The proposed ordinance amendments would implement Housing Element Programs A.1 -
2 and A.10-2, each intended to allow for additional density and creation of new housing
opportunities within certain mixed-use zones. Program A.1-2 expands the type of
residential uses allowed in the Traffic Way Mixed-Use (TMU) zone. Program A.10-2
encourages higher density and reduces constraints to multifamily residential development
by increasing the maximum residential density in the Office Mixed-Use (OMU), Fair Oaks
Mixed-Use (FOMU), and Gateway Mixed-Use (GMU) zones, and reducing permit
requirements. The quantified objective of Program A.1-2 is to generate 10 moderate-
income units and 10 market-rate units. Implementation of Program A.10-2 will remove a
governmental constraint to housing production.
Page 562 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 2
Planning Commission Review
The proposed development code amendments were presented to the Planning
Commission at its meeting on February 17, 20261. The Commission unanimously
adopted a Resolution recommending the City Council adopt the Ordinance as proposed.
ANALYSIS OF ISSUES:
Program A.1-2 – Traffic Way Mixed-Use (TMU) District
AGMC §16.36.020(B) describes the purpose of the TMU zone as providing an area for
vehicle sales and services, related retail and office uses , and visitor-serving facilities
accessible from the Highway 101 and Village area. New residential uses in the TMU zone
are currently “limited to live/work units in conjunction with allowed uses” and the density
is determined through discretionary action2. The TMU zone implements the objectives
and policies of the Mixed-Use general plan land use designation, which has a maximum
density of 25 dwelling units/acre, as noted in Table LU-1 from the existing Land Use
Element.
Program A.1-2 states that the City: “shall amend the Development Code to revise the
requirements for the Traffic Way Mixed -Use District to remove the limitation of only live-
work residential uses. A mix of residential use types shall be allowed consistent with all
the mixed-use zoning districts (except the Industrial Mixed -Use District). The
Development Code shall also be amended to allow residential projects at densities up to
20 units per acre in the Traffic Way Mixed-Use District.”
Maximum residential density in the TMU zone is currently determined by discretionary
action, in accordance with AGMC §16.36.020(B). While Program A.1 -2 encourages
allowing residential density at 20 dwelling units per acre, State housing law already
requires the City to allow a project to use the highest density when the maximum density
of the general plan and the zoning district do not align. Consequently, this development
code amendment proposes a maximum density of 25 dwelling units/acre to achieve
consistency with the higher density allowed by Table LU-1 in the Land Use Element for
properties with the Mixed Use land use designation.
Proposed Code Amendments
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=cc8d916a-1d15-47f4-91d3-
a0fc84653a3c&lang=English&Agenda=Agenda&Item=18&Tab=attachments
2 Live/work units are defined in the AGMC as “an integrated housing unit and working space, occupied and
utilized by a single household in a structure, either single -family or multi-family, that has been designed or
structurally modified to accommodate joint residential occupancy and work activity, and which includes:
complete kitchen space and sanitary facilities in compliance with the Building Code; and working space
reserved for and regularly used by one or more occupants of the unit.” Very few, if any, live/work units have
been constructed in the City over the course of the past ten years.
Page 563 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 3
The amendments required to implement this program will (1) revise the language
describing the purpose and maximum density for the TMU zone, and (2) amend Table
16.36.030(A) of the AGMC to allow a mix of residential use types and establish the
associated permit requirements. As proposed, this code amendment would allow a 100%
residential project at up to 25 dwelling units/acre with the approval of a Minor Use Permit
(MUP). Mixed-use projects would be required to obtain a Conditional Use Permit (CUP),
consistent with the permit requirements of the other mixed-use zones. These changes
are shown in exhibits A-1, A-2, and A-6 to the prepared Resolution.
Program A.10-2 – Office Mixed-Use, Gateway Mixed-Use, and Fair Oaks Mixed-Use
Districts
The Gateway Mixed-Use and Fair Oaks Mixed-Use zones are generally located along the
E. Grand Avenue corridor between Courtland Street and Halcyon Road. These two zones
currently allow residential densities between 15 and 25 dwelling units per acre, depending
on the zone and whether the project is residential-only or a mix of commercial and
residential uses. Similarly, the Office Mixed-Use zone, which is generally located on S.
Halcyon Road between E. Grand Avenue and Fair Oaks Avenue, allows residential
densities between 15 and 20 dwelling units per acre. Figure 1 shows the relative location
of each of these districts.
Figure 1: Location of Zoning Districts
Program A.10-2 states that “to encourage higher densities and reduce constraints to
multifamily housing production, the City shall amend the Development Code to allow
densities up to 20 du/ac in the OMU District and up to 25 du/ac in the FOMU and GMU
districts for 100% multifamily housing projects with a Minor-Use Permit subject to design
Page 564 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 4
review through the Architectural Review Committee. Mixed-use projects will continue to
have a maximum allowed density of 20 du/ac in OMU and 25 du/ac in FOMU and GMU.”
The general land use designation for all parcels in the OMU zone is Mixed Use, which
has a maximum density of 25 dwelling units/acre. As described in the analysis of the
implementation of Program A.1-2, State housing law requires the City to allow a project
to use the highest density when the maximum density of the general plan and the zoning
district do not align. Therefore, the maximum density proposed for the OMU zone is 25
dwelling units/acre to achieve consistency with the higher density allowed by the general
plan. The existing and proposed densities are provided in Table 1.
Table 1: Existing and Proposed Residential Densities
Max Residential Density GMU FOMU OMU
Existing 15 du/acre 15 du/acre 15 du/acre
Proposed 25 du/acre 25 du/acre 25 du/acre
The proposed amendments would increase the maximum allowable residential density
for projects proposing only residential uses by 10 dwelling units per acre in the GMU,
OMU, and FOMU zones.
In addition to increasing the density, for 100% residential projects, this program also
directs the City to change the permit requirements from a Conditional Use Permit (CUP)
to an MUP, while also requiring design review by the Architectural Review Committee.
Changing the permit requirement from a CUP to a MUP reduces the timeline for
processing a housing project applications by eliminating the Planning Commission
meeting from the entitlement process, and has the potential to reduce uncertainty in the
entitlement process, the goal of which is to facilitate housing development.
The purpose of a MUP is to certify that the land use or development will satisfy all
applicable provisions of the development code. Approval of a Minor Use Permit—plot plan
review is required when a development or use of land is listed in a particular zoning district
as an allowable use subject to approval of a MUP. The AGMC authorizes the Community
Development Director to approve minor use permits when the required findings can be
made in the affirmative. Changing the permit requirement from a CUP to a MUP does not
prevent the City from imposing conditions of approval or collecting development impact
fees. Approved MUPs are subject to the appeal provisions of AGMC Section 16.12.150.
Minor Use Permit approvals are also reported to the Planning Commission for the
purpose of providing notice to the public and decision makers at the next regular meeting
held after the approval of the application. The appeal window remains open for the greater
of ten days after the approval of the application, or the end of the business day after the
approval is reported to the Planning Commission.
Page 565 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 5
ALTERNATIVES:
The following alternatives are provided for Council’s consideration:
1. Introduce the Ordinance amending Title 16 of the AGMC to implement Housing
Element programs A. 1-2 and A. 10-2 and find that the adoption of the Ordinance
is exempt from CEQA;
2. Modify as appropriate and introduce the Ordinance;
3. Do not introduce the Ordinance and provide direction to staff on specific revisions;
or
4. Provide other direction to staff.
ADVANTAGES:
The Ordinance would amend the development code to implement two housing programs
from the City’s Housing Element that encourage the development of affordable housing
to help meet the City’s Regional Housing Needs Assessment targets.
DISADVANTAGES:
None identified. Housing Element Program implementation is required to maintain
compliance with state Housing Element Law.
ENVIRONMENTAL REVIEW:
The ordinance amendment is not subject to the California Environmental Quality Act
(“CEQA”) pursuant to Public Resources Code Section 21080.085, which exempts
rezoning actions that implement programs contained in an approved housing element.
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. A public hearing notice was published on Thursday,
February 26, 2026, in accordance with State law for amendments to the development
code.
ATTACHMENTS:
1. Proposed Ordinance
Page 566 of 601
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE IMPLEMENTING HOUSING ELEMENT
PROGRAMS A.1-2 AND A.10-2 BY AMENDING CHAPTER
16.36 RELATING TO ALLOWED RESIDENTIAL USES AND
RESIDENTIAL DENSITY IN MIXED USE ZONES
WHEREAS, on May 5, 2021, the California Department of Housing and Community
Development (HCD) certified the sixth cycle (2020-2028) Housing Element of the City of
Arroyo Grande (City); and
WHEREAS, the Housing Element includes a variety of programs intended to achieve
various identified housing goals; and
WHEREAS, Housing Element program A.1-2 directs the City to amend the Municipal
Code to remove the limitation of only live-work residential uses in the Traffic Way Mixed-Use
zone by allowing a mixed use residential use type at up to 20 dwelling units per acre; and
WHEREAS, Housing Element program A.10-2 directs the City to amend the Municipal
Code to increase the maximum density for multifamily residential projects in the Office Mixed -
Use (OMU), Gateway Mixed-Use (GMU), and Fair Oaks Mixed-Use (FOMU) zones; and
WHEREAS, Housing Element program A.10-2 also directs the City to amend the
Municipal Code to allow multifamily residential projects in the OMU, GMU, and FOMU zones
with a Minor Use Permit; and
WHEREAS, this ordinance amends Chapter 16.36 of the Arroyo Grande Municipal
Code to amend the development standards for the TMU, OMU; FOMU, and GMU zones; and
WHEREAS, on February 17, 2026, the Planning Commission conducted a duly
noticed public hearing to consider the staff report, recommendations by staff, and public
testimony concerning the ordinance. Following the public hearing, the Planning Commission
voted to forward the ordinance to the City Council with a recommendation in favor of its
adoption; and
WHEREAS, on March 24, 2026, the City Council conducted a duly noticed public
hearing to consider the ordinance, including: (1) the public testimony, agenda reports, and
other written materials prepared in connection with the ordinance or offered in the matter as
presented at the public hearing; (2) the policy considerations discussed therein; and (3) the
consideration and recommendation of the Planning Commission; and
WHEREAS, the City Council of the City of Arroyo Grande, at its regularly scheduled
public meeting on March 24, 2026 introduced this Ordinance to amend Chapter 36 Title 16
of the Arroyo Grande Municipal Code; and
Page 567 of 601
ORDINANCE NO.
PAGE 2
WHEREAS, all legal prerequisites to the adoption of the ordinance have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES
ORDAIN AS FOLLOWS:
SECTION 1. Incorporation. The above recitals are true and correct and are
incorporated herein by this reference.
SECTION 2. Environmental. The City Council finds that this ordinance is exempt
from the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code
Section 21080.085 which exempts development code amendments that implement programs
contained in an approved housing element. The City’s housing element was certified by the
Department of Housing and Community Development on May 5, 2021, and the programs
being implemented by this development code amendment do not meet the criteria for actions
that do not qualify for this exemption.
SECTION 3. Required Findings. In accordance with section 16.16.040(E) of the
Arroyo Grande Municipal Code, the City Council hereby makes the following findings:
1. General Plan. The ordinance’s amendments to the AGMC are consistent with
the General Plan and necessary and desirable to implement the provisions thereof.
Specifically, Housing Element program A.1-2 directs the City to expand the allowable
residential use types in the Traffic Way Mixed-Use zone to encourage the creation of housing
units. This ordinance effectuates and implements program A.1-2 by allowing all multifamily
use types and establishing development standards and permitting requirements for the use.
Additionally, program A.10-2 directs the City to amend the Municipal Code to increase the
maximum allowable density for multifamily projects in certain mixed-use zones and modify
the permitting requirements for those projects . This ordinance effectuates and implements
program A.10-2 by amending the development standards and the permit requirements these
projects. For these reasons, the ordinance’s amendments to the AGMC are consistent with
the General Plan and necessary and desirable to implement the provisions thereof.
2. Health, Safety, and Welfare; Illogical Land Use Pattern. Adoption of the
ordinance will not adversely affect the public health, safety, and welfare as it updates the
AGMC by modifying the types and intensity of multifamily housing in certain mixed -use zones
where residential uses are already allowed . The increase in allowable density is an
implementation of the City’s Housing Element. Implementation of these programs were
analyzed in the Addendum to the General Plan Environmental Impact Report (Addendum).
The Addendum determined that the project would not cause any new significant
environmental impacts or substantially increase the severity of significant environmental
impacts disclosed in the General Plan EIR and would not adversely affect the public’s health,
safety, or welfare. Finally, this ordinance will not result in an illogical land use pattern as it is
not amending the City’s zoning map and increases allowable density in mixed-use zones that
contemplate multifamily housing that would benefit from existing infrastructure and services .
Page 568 of 601
ORDINANCE NO.
PAGE 3
3. Consistency with Title 16. This ordinance is consistent with the purpose and
intent of AGMC Title 16 because it does not alter or revise the type or intensity of allowed
uses and ensures that the provisions thereof are consistent with the City’s Housing Element,
which establishes a plan for managing growth and residential development in a manner that
is consistent with the goals of the General Plan. Additionally, the implementation of these
programs encourages residential and mixed-use development by increasing the allowable
density and reducing the permit requirement from a conditional use permit to a minor use
permit.
4. Environmental. See Section 2 above.
SECTION 4. Code Amendment. Pursuant to Housing Element program A.1-2,
Subsection 16.36.020.B of Section 16.36 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-1,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 5. Code Amendment. Pursuant to Housing Element program A.1-2, Table
16.36.020(B) of Section 16.36.020 “Commercial and Mixed Use Development Standards and
Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use Districts” of Title
16 “Development Code” is hereby amended as shown in the attached Exhibit “A-2,” and
incorporated by reference. New text is displayed in underline and deletions are shown in
strikethrough.
SECTION 6. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(E) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-3,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 7. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(F) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-4,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 8. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(H) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-5,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
Page 569 of 601
ORDINANCE NO.
PAGE 4
SECTION 9. Code Amendment. Pursuant to Housing Element programs A. 1-2 and
A.10-2, Table 16.36.030(A) of Section 16.36.030 “Uses Permitted Within Mixed Uses and
Commercial Districts” of Chapter 16.36 “Commercial and Mixed Use Districts” of Title 16
“Development Code” is hereby amended as shown in the attached Exhibit “A-6,” and
incorporated by reference. New text is displayed in underline and deletions are shown in
strikethrough.
SECTION 10. Publication. A summary of this ordinance shall be published in a
newspaper published and circulated in the City of Arroyo Grande at least five days prior to
the City Council meeting at which the proposed ordinance is to be adopted. A certified copy
of the full text of the proposed ordinance shall be posted in the office of the City Clerk. Within
15 days after adoption of the ordinance, the summary with the names of those City Council
members voting for and against the ordinance shall be published again, and the City Clerk
shall post a certified copy of the full text of such adopted ordinance.
SECTION 11. Effective Date. This ordinance shall become effective 30 days after
adoption.
SECTION 12. Severability. Should any provision of this ordinance, or its application
to any person or circumstance, be determined by a court of competent jurisdiction to be
unlawful, unenforceable or otherwise void, that determination shall have no effect on any
other provision of this ordinance or the application of this ordinance to any other person or
circumstance, and, to that end, the provisions hereof are severable. The City Council
declares that it would have adopted all the provisions of this ordinance that remain valid if
any provisions of this ordinance are declared invalid.
SECTION 13. Records. The documents and materials associated with this ordinance
that constitute the record of proceedings on which the City Council’s findings and
determinations are based are located at 300 E. Branch Street, Arroyo Grande, CA 93420.
The City Clerk is the custodian of the record of proceedings.
On motion by Council Member ______, seconded by Council Member _______, and by the
following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this ____ day of _______, 2026.
Page 570 of 601
ORDINANCE NO.
PAGE 5
___________________________________
CAREN RAY RUSSOM, MAYOR
ATTEST:
___________________________________
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
________________________________
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
___________________________________
ISAAC ROSEN, CITY ATTORNEY
Page 571 of 601
ORDINANCE NO.
PAGE 6
EXHIBIT A-1
16.36.020 Commercial and mixed use development districts and site development
standards.
B. Traffic Way Mixed Use (TMU) District. The primary purpose of the TMU district is to
provide for vehicle sales and services, related retail and office uses, and visitor serving
facilities, and multi-family residential development convenient to both freeway traffic and
vehicles or pedestrians from the nearby village area. Development standards and design
guidelines are intended to enhance this specialized mix of uses at the southern gateway
to Arroyo Grande which include automobile and small truck sales and service, equipment
rental, repair and related services, offices, wholesale and retail sales including outdoor
display, motels, restaurants and multi-family residences limited residential uses
functioning as live-work units. The TMU district implements and is consistent with the
Mixed Use land use category of the general plan. Refer to Table 16.36.020(B) for
minimum site development standards and Table 16.36.030(A) for allowable uses. See
design guidelines and standards for the vicinity of Traffic Way and Station Way for
additional requirements.
Page 572 of 601
ORDINANCE NO.
PAGE 7
EXHIBIT A-2
Table 16.36.020(B)
Traffic Way Mixed Use (TMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
New residential limited to live-work units in conjunction with
allowed uses. Density determined by discretionary action.
25 dwelling units/acre
2. Minimum Lot Size 10,000 square feet (gross).
3. Minimum Lot Width 80 feet
4. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales
determined through discretionary action.
5. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use
district abuts a residential use or a lot in any residential use
district, a minimum building setback of twenty (20) feet
measured from the property line shall be required for
proposed commercial use.).
6. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use
district abuts a residential use or a lot in any residential use
district, a minimum building setback of twenty (20) feet
measured from the property line shall be required for
proposed commercial use.
7. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales
determined through discretionary action.
8. Building Size Limits Maximum height is 30 feet or three stories, whichever is
less; a maximum of 36 feet is allowable through the CUP
process for visitor serving uses. Maximum building size is
50,000 square feet; a greater size may be allowed through
the CUP process.
9. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 75%. Maximum floor area ratio
is .75.
10. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional
sign standards also in Chapter 16.60.
Page 573 of 601
ORDINANCE NO.
PAGE 8
11. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for
shared parking locations. See Also Section 16.56.020.
Exceptions allowed by Section 16.16.120.
Page 574 of 601
ORDINANCE NO.
PAGE 9
EXHIBIT A-3
Table 16.36.020(E)
Gateway Mixed Use (GMU)
Minimum Site Development Standards
1. Maximum density—Mixed Use
Projects
25 dwelling units/acre (based on gross project area).
2. Maximum density—Multi-family
housing
15 25 dwelling units/acre.
3. Minimum density (projects that do
not front E. Grand Avenue.)*
75% of maximum density (measured on residential portion
of horizontal mixed use project area or 50% of project
area, whichever is less).
4. Minimum Lot Size 20,000 square feet (gross).
5. Minimum Lot Width 100 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include
entrance courtyards, areas for outdoor dining, or for
projects facing a residential district as determined through
discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a
residential district, corresponding residential setback shall
apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district,
corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height is 35 feet or three stories whichever is
less; a maximum of up to 40 feet for mixed use projects by
discretionary action on lots larger than 20,000 square feet
and where the building is not adjacent to a residential
district. See Design Guidelines and Standards for Mixed
Use Districts. Also see Section 16.48.030(B)(5) and (6).
Maximum building size is 102,500 square feet.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 75%. Maximum Floor Area
Ratio is 1.5.
Page 575 of 601
ORDINANCE NO.
PAGE 10
12. Site Design and Signs Commercial and mixed use projects larger than 20,000 sq.
ft: 200 square feet of public accessible open space is
required for every 5,000 square feet of office or
commercial space exclusive of areas for parking and
driveways. See General Commercial and Mixed Use
Design Guidelines and Standards. General Plan Policies
LU5-11. For mixed use projects, refer to Section
16.48.065. Additional sign standards also in Chapter
16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be
located behind buildings or to the side. Driveways along E.
Grand Avenue shall be minimized by combining
driveways, using alleys or designing development so that
access is provided from local streets. See Section
16.56.020.
Page 576 of 601
ORDINANCE NO.
PAGE 11
EXHIBIT A-4
Table 16.36.020(F)
Fair Oaks Mixed Use (FOMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
25 dwelling units/acre (based on gross project area).
2. Maximum Density Multi-family
housing
15 25 dwelling units/acre.
3. Minimum Density (projects that
do not front E. Grand Avenue.)*
75% of maximum density (measured on residential portion
of horizontal mixed use project area or 50% of project
area, whichever is less).
4. Minimum Lot Size 15,000 square feet (gross).
5. Minimum Lot Width 80 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include
entrance courtyard areas for outdoor dining , or for
projects facing a residential district as determined through
discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a
residential district, corresponding residential setback shall
apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district,
corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is
35 feet or three stories whichever is less; a maximum of
up to 40 feet for mixed use projects by discretionary action
on lots larger than 20,000 square feet and where the
building is not adjacent to a residential district. See Design
Guidelines and Standards for Mixed Use Districts. Also
see Section 16.48.030(B)(5) and (6). Maximum building
size is 50,000 square feet.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 70%. Maximum Floor Area
Ratio is 1.
Page 577 of 601
ORDINANCE NO.
PAGE 12
12. Site Design and Signs See Design Guidelines and Standards. Please note
General Plan Policies LU5-11. For mixed use projects,
refer to Section 16.48.065. Additional sign standards in
Chapter 16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be
located behind buildings or to the side. Driveways along E.
Grand Avenue shall be minimized when possible by
combining driveways, using alleys or designing
development so that access is provided from local streets.
See Section 16.56.020.
Page 578 of 601
ORDINANCE NO.
PAGE 13
EXHIBIT A-5
Table 16.36.020(H)
Office Mixed Use (OMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
20 dwelling units/acre (based on gross project area)
2. Maximum Density Multi-family
Housing
15 25 dwelling units/acre
3. Minimum Density * 75% of maximum density (measured on residential portion
horizontal mixed use project area or 50% of project area,
whichever is less)
4. Minimum Lot Size 10,000 square feet (gross); 20,000 square feet for
residential projects
5. Minimum Lot Width 100 feet
6. Front Yard Setback 0 - 10 feet Exceptions may include entrance courtyards
and areas for outdoor dining determined through
discretionary review. 10 feet is required for projects
fronting a street opposite a residential district.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged.
8. Side Yard Setback 0 - 5 feet.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is
35 feet or three stories whichever is less. Also see Section
16.48.030(B)(5) and (6);Maximum building size is 50,000
square feet; a greater size may be allowed through the
CUP process;(See OMU-D-2.20);Three-story building
components allowed only with substantial transitional
space and/or lower story elements adjacent to residential
districts or uses.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 70%. Maximum Floor Area
Ratio is 1
12. Site Design and Signs See OMU-D-2.20. Please note General Plan Policies LU5-
11.
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ORDINANCE NO.
PAGE 14
For mixed use projects, refer to Section 16.48.065.
Additional sign standards also in Chapter 16.60.
13. Off-Street Parking and Loading Section 16.56.020.
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PAGE 15
EXHIBIT A-6
Allowed Land
Uses and Permit
Requirements—
LAND USE
IMU TMU
D-2.11
VCD
HCO
D-2.4
VMU
D-
2.11
HCO
D-2.4
GMU FOMU HMU OMU 1
D-2.20
RC 2 Specific Use
Standards and
other references
F.
RESIDENTIAL
USES
Multi-family
housing not
located within a
mixed use project
NP NP
MUP
NP CUP CUP/
PED
MUP4
CUP/
PED
MUP
CUP
(on
lots >
20,00
0 sf)
CUP
(on
lots >
20,000
sf)
MUP
NP Minimum density
(75% of total
density allowed
by district)
required by
Housing
Element is not
required on lots
fronting E.
Grand Ave., E.
Branch Street or
in HMU or IMU
districts.
Multi-family
housing in
a mixed use
project
CUP NP
CUP
NP CUP CUP CUP MUP CUP CUP Minimum density
(75% of total
density allowed
by district)
required by
Housing
Element is not
required on lots
fronting E.
Grand Ave., E.
Branch Street or
in HMU or IMU
districts.
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Item 11.a.
MEMORANDUM
TO: City Council
FROM: David Culver, Chief of Police
SUBJECT: Police Department 2025 Annual Activity Report
DATE: March 24, 2026
RECOMMENDATION:
Receive and file the Police Department 2025 Annual Activity Report.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impact is projected, and no or minimal future staff time is projected.
BACKGROUND:
The Arroyo Grande Police Department (the “Department”) is committed to maintaining
transparency, accountability, and open communication with the City Council and the
community. In support of this commitment, the Department is pleased to present the 2025
Annual Activity Report (the “2025 Report”), which provides an overview of departmental
activities, service levels, initiatives, and key statistical trends for the period of January 1,
2025, through December 31, 2025.
The 2025 Report represents the first formal annual report published by the A rroyo Grande
Police Department. The report was developed to provide the City Council and community
with a clear and accessible overview of public safety operations, highlight key
accomplishments and service demands, and support informed policy and resource
discussions.
ANALYSIS OF ISSUES:
In preparing the 2025 Report, staff reviewed industry practices and reporting standards
used by comparable law enforcement agencies. The 2025 Report is intended to provide
a concise, transparent summary of departmental activities and trends, presented in a
format accessible to the City Council and the public.
The 2025 Report is not intended to serve as a comprehensive operational evaluation.
Rather, it is designed to inform decision -makers, demonstrate accountability for public
resources, highlight departmental accomplishments and challenges, and provide key
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Item 11.a.
City Council
Police Department 2025 Annual Activity Report
March 24, 2026
Page 2
data related to public safety services in the community. Specifically, the 2025 Report
includes:
1. An organizational chart,
2. Highlights from the year,
3. Statistics regarding calls for service, crime, and traffic violations,
4. Special programs, and
5. A look ahead at work planned for 2026.
Development of the 2025 Report establishes a foundation for future annual reporting and
reflects the department’s commitment to transparency, organizational effectiveness, and
continuous improvement.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Receive and file the Police Department 2025 Annual Activity Report;
2. Do not accept and file the report; or
3. Provide alternative direction to staff.
ADVANTAGES:
The Police Department Annual Activity Report provides the City Council and community
with an overview of departmental performance, service demands, and key initiatives over
the past year. The report supports the Council’s oversight role by promoting
accountability, informing policy and budget discussions, and strengthening alignment
between public safety operations and City priorities. Publicly sharing the report also
enhances community trust by demonstrating openness, measurable outcomes, and the
City’s commitment to professional and responsive policing.
DISADVANTAGES:
This report could lead to misinterpretation of data. Crime statistics and oversimplified or
out-of-context interpretations by the public may result in incorrect conclusions about
agency performance or trends and even attract criticism if readers do not understand the
broader constraints on the Department, such as staffing shortages or policy mandates.
ENVIRONMENTAL REVIEW:
The filing of the Arroyo Grande Police Department’s 2025 Annual Activity Report is not a
project subject to the California Environmental Quality Act (“CEQA”) because it has no
potential to result in either a direct, or reasonably foreseeable indirect, physical change
in the environment. (State CEQA Guidelines, §§ 15060, subd. (b)(2)-(3), 15378.) This
action is not a “project” per Section 15378(b)(5) of the CEQA Guidelines, as it pertains to
submittal and approval of information regarding the Arroyo Grande Police Department’s
departmental activities, service levels, initiatives, and key statistical trends from 2025,
and is therefore an organizational and administrative activity that will not result in direct
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Item 11.a.
City Council
Police Department 2025 Annual Activity Report
March 24, 2026
Page 3
or indirect physical changes to the environment. Alternatively, the filing of the 2025 Annual
Activity Report is exempt from CEQA on the basis that it can be seen with certainty that
there is no possibility that the activity in question may have a significant effect on the
environment. (State CEQA Guidelines, § 15061, subd. (b)(3).) The Arroyo Grande Police
Department will not perform any additional activities as a result of this action and the
City’s filing of the report will not have any effect on the environment.
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. Police Department 2025 Annual Activity Report
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