HomeMy WebLinkAboutCC 2026-05-26_11c General Plan Update Study SessionItem 11.c.
MEMORANDUM
TO: City Council
FROM: Andrew Perez, Interim Director of Community Development
SUBJECT: General Plan Update Study Session
DATE: May 26, 2026
RECOMMENDATION:
Receive an update on the implementation of the Council’s direction from the February 24,
2026, study session.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The financial and personnel impacts associated with the study session are included in the
budget for the Comprehensive General Plan Update.
BACKGROUND:
The Preliminary Public Review Draft (PPRD) General Plan was published on November
19, 2025. The release of the PPRD represented a significant milestone and was the result
of nearly three years of work on the comprehensive general plan update. The PPRD was
presented to the Planning Commission on December 2, 20251, and again at a community
workshop on December 3, 2025, to obtain public comment on the PPRD.
Commentary received from the community workshop, an online survey, and the Planning
Commission was presented to Council during a study session held on February 24, 20262.
During the study session, Council directed staff to revise the PPRD to better address its
vision for the General Plan. Revisions were made in accordance with that direction to
produce the Public Draft General Plan (Public Draft). The Public Draft was released for
public review and comment on April 16, 2026. The Public Draft was also referred to
outside agencies for comments, as required by Government Code Section 65352.
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=23ae5d44-3bef-4f0e-a510-
7549bf6752e3&lang=English&Agenda=Agenda&Item=15&Tab=attachments
2https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=661c1650-22a5-4167-91df-
42e815675b95&lang=English&Agenda=Agenda&Item=35&Tab=attachments
Page 451 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 2
ANALYSIS OF ISSUES:
This report describes how staff implemented the Council’s direction, organized by
General Plan Element. Within each Element below, a table containing each of the
revisions describes Council’s directive to staff, the resulting amendments made to
implement the directive, and a brief summary explaining how the implementation
addresses Council’s direction.
Council’s direction resulted in the following revisions to the PPRD:
Six (6) text amendments;
One (1) new goal;
Eight (8) amended policies;
Eleven (11) new policies;
One (1) deleted policy;
Two (2) new implementation programs; and
Two (2) modified implementation programs
Land Use Element
Council’s discussion and direction regarding edits to the Land Use Element was largely
focused on the process for the development of Focus Area Nos. 2 and 3. Specifically,
Council directed revisions to make it clear that future improvements would occur in
conjunction with the implementation of a Specific Plan, and in the case of Focus Area No.
2, not while the properties are in agricultural use. This is also reiterated in the Circulation
Element as it pertains to planned circulation network improvements. The discussion about
Focus Area No. 2 also resulted in direction to establish an in-lieu fee for the conversion
of agricultural properties to urban uses.
City Council Direction Amendment
General
Plan
Page No.
Text Amendments: Focus Area
#2 (North Fair Oaks)
Allow flexibility in land use mix Text box added to clarify that future
uses will be determined with the
development of a Specific Plan,
allowing flexibility to respond to
community priorities, market
conditions, etc.
LU-20
Creekside trail could
concurrently count as open
space and parks
Text addition to note that the multi-use
trail, developed as described by the
Active Transportation Plan, “may
concurrently serve as open space and
an active recreation facility.”
LU-20
Page 452 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 3
City Council Direction Amendment
General
Plan
Page No.
Text Amendments: Focus Area
#3 (Fredericks)
Description of the focus area is
mischaracterized.
Area is described as open space and
undeveloped to accurately describe
current and historic uses
LU-22
Focus Area No. 3 should
contain all adjacent parcels
with Specific Plan land use
designation.
Figure 2-7 was modified to include all
parcels with Specific Plan land use
designation.
LU-23
Modified/New Policies and Implementation Programs
Delete reference to “custom”
homes and neighborhoods in
Policy LU-3.11 to not
inadvertently deter affordable
housing development and
design
Amended Policy LU-3.11 by deleting
the word “custom.”
LU-27
Remove Policy LU-6.2 because
encouraging new development
to be compatible with
surrounding neighborhoods
could be detrimental to the
development of higher-density
projects that are encouraged by
the plan.
Delete former Policy LU-6.2 in its
entirety.
LU-30
Develop policy for the creation
of an in-lieu fee when
agricultural land is converted to
urban use
New Policy: LU-8.10 to develop an in-
lieu fee.
LU-35
Remove low-density residential
as a priority for Focus Area No.
3 listed in Policy LU-10.2.
Amended Policy: LU-10.2 to encourage
low-medium and medium density
residential to encourage a more
efficient use of land.
LU-36
Remove reference to single-
family zones in Implementation
Program LU-E to encourage a
diverse mix of housing types
throughout the city.
Amended Implementation Program LU-
E by deleting reference to “single-
family residential zones.”
LU-40
Develop policy for the creation
of an in-lieu fee when
New Implementation Program LU-I to
implement new policy LU-8.10 directing
the City to develop the in-lieu fee.
LU-41
Page 453 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 4
City Council Direction Amendment
General
Plan
Page No.
agricultural land is converted to
urban use
Additional Notes
A distribution of land uses by percentage of the focus area s remains in the
descriptions for the North Fair Oaks and Frederick focus areas. These percentages
reflect the community’s vision for the two focus areas and serve as general
guidelines for future development. The mixture of land uses also informs the
environmental impact report (EIR) being prepared for the comprehensive General
Plan Update.
Natural and Cultural Resources Element
The study session resulted in a single edit to the Natural and Cultural Resources Element,
as suggested by the Planning Commission, that policy should emphasize the City’s
cultural and historic resources.
City Council Direction Amendment
General
Plan
Page No.
Encourages promotion and
conservation of historic
resources in the city.
Amended Policy NCR-4.8 encourages
conservation through education, tours,
and special events in coordination with
local organizations.
NCR-19
Additional Notes
Upon closer review by staff, Policy NCR-4.1 from the PPRD was identified as
problematic. This policy would have directed the City to “designate identified
historic and cultural resources as Conservation/Open Space to preserve these
resources.” Staff determined that such a designation could constrain maintenance
or redevelopment opportunities associated with those properties in compliance
with applicable standards.
Safety Element
Discussion about the Safety Element was fairly limited during the study session. Council
direction resulted in one new policy that encourages the use of high-speed broadband to
facilitate emergency response and management.
Page 454 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 5
City Council Direction Amendment
General
Plan
Page No.
Incorporate high-speed
broadband as a tool to improve
and facilitate emergency
response and management.
New Policy SAF-1.11 encourages the
use of high-speed broadband “to
facilitate real-time, data-driven
emergency management.
SAF-31
Noise Element
Council was supportive of modifying the Noise Element policy to regulate noise from
commercial and residential land uses, such as live or amplified music.
City Council Direction Amendment
General
Plan
Page No.
Policy directing that the update
of the City’s Noise Ordinance
consider noise generated at the
neighborhood level.
Amended Policy NOI-3.10 directs the
ordinance update to establish
“acceptable noise limits for commercial
operations, activities occurring on
residential properties, and construction
activities.
NOI-16
Parks, Recreation, and Community Services
Council direction regarding edits to this Element resulted in the modification and creation
of several policies. High-speed broadband is now described as an essential community
service and is accompanied by its own goal and policies. Other minor edits address
Council direction regarding future recreation facilities.
City Council Direction Amendment
General
Plan
Page No.
Describe Telecommunications
as an essential community
service.
Access to high-speed internet is
described as essential for business
operations, emergency warning
systems, and keeping people connected.
PRCS-9
Remove the reference to
pickleball in Policy PRCS-1.2.
Amended Policy PRCS-1.2 to be more
general, which will allow for data-driven
decisions with regard to developing new
and expanded recreation facilities
PRCS-12
Encourage expansion and
development of childcare
facilities.
New Policy PRCS-7.3 states the City’s
support and encouragement of youth
enrichment activities, childcare, and
afterschool programming.
PRCS-21
Page 455 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 6
City Council Direction Amendment
General
Plan
Page No.
Expand access and reliability of
high-speed broadband.
Added Goal PRCS-10 and Policies
PRCS-10.1, 10.2, and 10.3, which
encourage expanded quality and
access to telecommunication and high-
speed broadband.
PRCS-23
Remove Arroyo Linda
Crossroads area (Focus Area
No. 3) as potential location for
sports fields.
Amended Implementation Program
PRCS-A by removing Arroyo Linda
Crossroads as a potential location for
sports fields due to topography.
PRCS-24
Additional Notes
The addition of Policy PRCS-7.3 also responds to Council direction regarding
placing a greater emphasis on the community’s youth and young families.
Circulation Element
Amendments to the Circulation Element resulting from the study session were relatively
minor. Council requested updates to the Table 7 -5: Major Circulation Improvements to
better align the corresponding map, and in the case of the Valley Road extension, a note
that it would occur in conjunction with the development of an approved Specific Plan.
City Council Direction Amendment
General
Plan
Page No.
Update Table 7-5 to align with
Figure 7-3 regarding planned
circulation improvements.
Two improvements were added to Table
7-5: Valley Road extension and the
Coach Road extension. A note was
added to clarify that the Valley Road
extension would occur with the
development of a Specific Plan for the
North Fair Oaks focus area.
C-19
Encourage the City to construct
and “maintain” streets in
conformance with City
standards.
Amended Policy C-1.1 to include
maintenance component.
C-36
Add Arroyo Grande High
School drop-off and pick-up
times as a major traffic
generator that would benefit
from Travel Demand
Management strategies.
Amended Policy C-5.9 to include
AGHS.
C-43
Page 456 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 7
City Council Direction Amendment
General
Plan
Page No.
Place additional emphasis on
the community’s youth and
young families.
New Policies C-10.9 and C-11.4 were
added to enhance protection of all users
of the City’s circulation facilities, but
especially children and their families
that utilize designated safe routes to
school.
C-51,
C-52
Economic Development Element
Discussion about the goals and policies in the Economic Development Element was
largely focused on encouraging a wider variety of commercial industries. There was also
direction from Council to encourage more regional cooperation that places less of an
emphasis on the agricultural industry.
City Council Direction Amendment
General
Plan
Page
No.
Encourage expansion and
development of childcare
facilities.
New Policy ED-1.18, which recognizes
childcare as essential for economic
development.
ED-19
Reduce the emphasis on
agriculture as an economic
sector and attraction for
tourism.
Amended Policy ED-2.1 by promoting
the uniqueness of the City rather than
focusing solely on agriculture.
ED-19
Identify other opportunities for
revenue generation to help
fund City infrastructure projects
New Policy ED-3.4 directs the City to
seek new revenue sources.
ED-21
Be more permissive of
expanding commercial and light
industrial opportunities.
New Implementation Program ED-Q
encourages regulations that would allow
a variety of commercial uses to ensure
efficient use of limited land area and
commercial space.
ED-32
Additional Notes:
New policy ED-1.18 complements Council’s directive in support of the expansion of
childcare facilities, which also generated a new policy in the Parks, Recreation, and
Community Services Element.
Health and Equity Element
Council directed staff to add a high-level policy that directs the City to evaluate organic or
less toxic options for City-maintained properties.
Page 457 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 8
City Council Direction Amendment General Plan
Page No.
Add policy encouraging the City
to use organic solutions for
land management.
New Policy HE-4.4 directs the City
explore options to replace
pesticides and herbicides with less
toxic or organic treatments.
HE-16
Public Comment
Since the release of the Public Review Draft General Plan, four comment letters have
been received and are included as Attachment 2. These letters:
Advocate for providing additional polices in the Circulation Element to promote
multimodal transportation and safety of pedestrians and bicyclists;
Oppose policies that promote bicycle facilities at the expense of reducing
circulation or parking facilities for automobiles;
Encourage public events that promote community interaction; and
Oppose regulations that would allow more than two story buildings.
Next Steps
If Council is supportive of staff’s revisions, the Public Draft General Plan document will
be ready to move forward to the necessary next steps. The Environmental Impact Report
(EIR) is currently being prepared for the comprehensive General Plan Update and
Climate Action Plan. The Public Review Draft EIR is scheduled to be published in July.
Once the public review draft EIR is released, there is a 45-day public comment period. A
response to all comments received during that time will be prepared and included in the
Final EIR that would be certified by Council. A public hearing for adoption of the Ge neral
Plan and certification of the EIR is planned for November 10, 2026.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Affirm that Council direction provided at the February 24, 2026, study session was
accurately incorporated into the draft General Plan;
2. Direct staff to make additional revisions to the draft General Plan; or
3. Provide other direction to staff.
ADVANTAGES:
The study session is an opportunity for the City Council and public to provide input on the
updated General Plan.
DISADVANTAGES:
Direction from City Council to significantly modify land use policies or programs may
require additional environmental analysis and extend the timeline for adoption.
Page 458 of 466
Item 11.c.
City Council
General Plan Update Study Session
May 26, 2026
Page 9
ENVIRONMENTAL REVIEW:
No environmental review is required for the study session because it has no potential to
result in either a direct, or reasonably foreseeable indirect, physical change in the
environment. (State CEQA Guidelines, Cal. Code Regs., tit. 14, §§ 15060, subd. (c)(2)(3),
15378.). A Program EIR is currently being prepared to evaluate the impacts associated
with the implementation of the General Plan.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENTS:
1. Link to the Public Review Draft General Plan3
2. Public Comment
3https://planarroyogrande.com/images/AGGPU_PRD_Full_CLEAN_reduced2_2026%2004%2015%20NZ
.pdf
Page 459 of 466
ATTACHMENT 2
Page 460 of 466
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Page 462 of 466
From:Arroyo Grande General Plan Update
To:michael@mintierharnish.com; Andrew Perez; Brent@mintierharnish.com; Nikki@mintierharnish.com
Subject:Comment from PlanArroyoGrande.com Get Involved!
Date:Tuesday, March 31, 2026 4:03:44 PM
Name: Gianna
E-mail:
Comments:
It would be very fun and beneficial to the community if something like a box social or town
square social dances for the community to get together and be incentivized to interact and
build friendships and strengthen the bonds of the community. Potlucks, square dancing, etc.
Page title: Get Involved!
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1
Andrew Perez
From:Jim DeCecco
Sent:Saturday, May 16, 2026 5:19 PM
To:Andrew Perez
Subject:General Plan
After reviewing the "Plan", I have a couple of comments. First, (copied from the transportation section):
Travel Demand Management . Consider ways to shift travel demand away from the peak period using
Transportation Demand Management (TDM) strategies, especially in situations where peak traffic problems
result from a few major generators (e.g., large retail developments on highway corridor, Arroyo Grande High
School during drop -off and pick - up hours ). Strategies to consider include: [Source: Existing Policy: CT5 -9]
I would include "work with Lucia Mar Unified School District to reduce peak hour traffic volumes at
AGHS". The city should be in constant contact to get more families out of cars so the school start and dismiss
times aren't so disruptive.
C -6.2 Interchange Priorities . Coordinate and support progress on the Brisco Road/Halcyon Road , Grand/West
Branch/El Camino Mercado and Traffic Way/Fair Oaks Avenue interchange improvements to US 101. [Source:
Existing Policy: CT6 -2, modified ]
Also, I would include the Oak Park interchange (even though that has to be coordinated with Caltrans and
Pismo Beach). Try riding north along El Camino. There is no way for a cyclist to get through that intersection
without running a red light.
Reminder, Sharrows are NOT bike infrastructure. Studies have shown that Sharrows actually increase vehicle
and cycling crashes where used.
C -8.8 Class III Bike Route . In order to increase awareness and visibility of bicyclists sharing the roadway with
motorized vehicles, ensure Class III bicycle facilities include respective signage ( “Bikes May Use Full Lane ”)
and markings such as shared lane markings (sharrows) to the maximum extent feasible. When Class III bike
facilities exceed LTS 3 (or operative low -stress network LTS standard), the facility shall be converted to
dedicated Class II lanes if determined feasible. [Source: Existing Policy: CT8 -6]
Outside of those comments, the staff killed it with this General Plan. Awesome. It was a pleasure to read. I
can't wait to see it implemented.
Jim DeCecco
Safe Routes Coordinator
Lucia Mar Unified School District
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