Agenda Packet 2001-10-03 SP
CITY COUNCIL B"&lf
AGENDA ~.!/~
Michael A. Lady Mayor
Tony M. Ferrara Mayor Pro Tem Steven Adams City Manager
Thomas A. Runels Council Member Timothy J. Carmel City Attorney
Jim Dickens Council Member Kelly Wetmore Director, Administrative Services
Sandy Lubin Council Member
NOTICE OF SPECIAL MEETING
CITY COUNCIL
AGENDA SUMMARY
WEDNESDAY, OCTOBER 3, 2001
7:00 P.M.
Arroyo Grande City Council Chambers
215 East Branch Street, Arroyo Grande
1. CALL TO ORDER: 7:00 P.M.
2. ROLL CALL
3. FLAG SALUTE
4. PUBLIC COMMENT on Special Meeting Agenda Items. Members of the public
wishing to address the Council on any item described in this Notice may do so when
recognized by the Presiding Officer.
5. CONSIDERATION OF THE 2001 GENERAL PLAN UPDATE POLICY
DOCUMENTS AND ELEMENTS AND FINAL ENVIRONMENTAL IMPACT
REPORT (FEIR)
The City Council will conduct a Public Hearing to review the General Plan Policy
Documents and Elements, consider comments and responses, consider the FEIR,
and adoption of the 2001 General Plan Update and related diagrams.
6. AUTHORIZATION TO CONTRACT FOR TELEVISING THE CITY COUNCIL
MEETING ON OCTOBER 9, 2001
Recommended Action: Authorize City Manager to contract for services and
allocate $600 for televising the City Council Meeting on October 9, 2001 if adoption
of the General Plan is continued to that meeting.
7. ADJOURNMENT to the Regular City Council Meeting of Tuesday, October 9, 2001
at 7:00 p.m. in the Council Chambers, 215 East Branch Street. The meeting will be
adjourned in memory of Karl Hogan, a member of the Arroyo Grande City Council
from 1980 to 1984.
www.arrovoQrande.orQ
5.
MEMORANDUM
TO: CITY COUNCIL vb--
FROM: KERRY McCANTS, COMMUNITY DEVELOPMENT DIRECTOR
ROB STRONG, 2001 GENERAL PLAN UPDATE AND EIR
CONSULTANT
SUBJECT: CONSIDERATION OF AGRICULTURE AND CONSERVATION/OPEN
SPACE ELEMENT, RECEIPT OF CLARIFICATIONS TO FINAL EIR AND
CONSIDER RESOLUTIONS REQUIRED FOR ADOPTION OF 2001
GENERAL PLAN UPDATE
DATE: OCTOBER 3, 2001
RECOMMENDATION:
1. Consider the Agriculture and Conservation/Open Space Element.
2. Receive Final Integrated Program EIR Corrections/Errata.
3. Provide direction to staff regarding any additional changes to the 2001
General Plan Update.
4. Adopt the following Resolutions:
. A Resolution Certifying the Completion of and Making Findings as to the
Final Environmental Impact Report Prepared for the 2001 General Plan
Update.
. A Resolution Making Certain Findings Regarding the Environmental
Impacts of the 2001 General Plan Update, and Adopting a Statement of
Overriding Considerations.
. A Resolution Adopting the 2001 General Plan Update including Land Use;
Agriculture and Open Space/Conservation; Circulation; Housing; Noise;
Safety; Economic Development, and Parks and Recreation Elements;
future consideration of Zoning/Development Code Revisions; LAFCO;
Sphere of Influence and Annexations; Development and Capital Projects;
Public Facility and Service Improvements and Technical Studies.
DISCUSSION:
The City Council has held public hearings on the General Plan Update, July 31,
August 16, August 23, August 28, September 4 and September 6, 2001. The
City Council
2001 General Plan Update
October 3, 2001
Page 2
Council discussions have provided consensus direction for policy clarifications for
all elements except the Agriculture and Conservation/Open Space Element,
including consideration of Planning Commission written recommendations outlined
in the July 31 and August 16, 2001 agenda reports.
Copies of the revised Draft General Plan are enclosed for final review. Staff and
consultant are prepared to discuss policy alternatives and interpretations if
requested by the City Council. The revised draft includes changes directed by the
City Council, changes in response to comments received on the Draft EIR, and
minor changes and clarifications made by staff. The changes are highlighted in the
revised Draft General Plan document.
Five maps are an integral part of the 2001 General Plan Update Policy Document
and Elements:
1) Planning Area and Area of Environmental Concern (Map EIR-1).
2) Urban Land Use Element Map.
3) Urban Area Circulation Element Map.
4) Circulation/Transportation Element - Transit and Truck Routes.
5) Park and Recreation Element including Scenic, bike and trail systems.
These maps have also been modified to reflect changes made by the City Council
to date and will be presented at the October 3, 2001 meeting for final review by
City Council.
The Final Inteorated Prooram EIR includes corrections/errata to the Public Review
and Comment Draft EIR distributed May 21, 2001. The changes recommended by
the consultant and staff complete the Final EIR.
Also enclosed for City Council consideration is a Draft Mitigation and Monitoring
Program Summary pursuant to Section 15097 of CEQA. This program summary
will be an integral part of the Final EIR.
Draft resolutions required for adoption of the 2001 General Plan are attached to
facilitate discussion and decision.
Attachments: 2001 General Plan Update Elements:
Land Use; Agriculture and Open Space/Conservation; Circulation;
Housing; Noise; Safety; Economic Development; Parks & Recreation
RESOLUTION NO.
-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE CERTIFYING THE COMPLETION OF
AND MAKING FINDINGS AS TO THE FINAL
ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE
2001 GENERAL PLAN UPDATE
WHEREAS, an Environmental Impact Report (EIR) for the 2001 General Plan Update
was prepared by the City of Arroyo Grande (City) pursuant to the California
Environmental Quality Act {Public Resources Code Section 21000 et seq.J, the
Guidelines for Implementation of the California Environmental Quality Act (14 Cal.
Code Regs. Section 15000 et seq., hereinafter the "State CEQA Guidelines") and
local procedures adopted by the City pursuant thereto; and
WHEREAS, copies of the Draft EIR were distributed to the State Clearinghouse and to
those public agencies which have jurisdiction by law with respect to the Project and
to other interested persons and agencies, and the comments of such persons and
agencies were sought; and
WHEREAS, the Draft EIR was thereafter revised and supplemented to adopt
changes suggested and to incorporate comments received and the City's response
to said comments, and as so revised and supplemented, a Final EIR was prepared;
and
WHEREAS, a duly noticed public hearing was held by the City Council on
, to consider the Project and the Final EIR relating thereto,
following notice duly and regularly given as required by law, and all interested
persons expressing a desire to comment thereon or object thereto having been heard,
and said Final EIR and all comments and responses thereto having been considered;
and
WHEREAS, the Final EIR consists of the Draft EIR, as revised and supplemented,
incorporating all comments received and the response of the City thereto.
NOW. THEREFORE. BE IT RESOLVED that the City Council of the City of Arroyo
Grande does hereby:
1. Certify that the Final EIR for the Project has been completed in compliance
with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines and local procedures adopted by the City pursuant thereto and that
the Final EIR reflects the independent judgment and analysis of the City
Council, as required by Public Resources Code Section 21082.1 and Section
1 5090 of the CEQA Guidelines;
RESOLUTION
PAGE 2
2. Independently review and analyze the Final EIR and consider the information
contained therein and all comments, written and oral, as set forth in Exhibit
"A" attached hereto and incorporated herein by this reference, in the Final
Integrated Program EIR Correction and Errata received at the public hearing on
the Final EIR prior to adopting this Resolution and taking action on the Project;
and
3. Adopt the Mitigation Measures in the Mitigation Monitoring Program Summary
as set forth in Exhibit "8" attached hereto and incorporated herein by this
reference, and incorporate in the Final EIR.
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 day of
,2001.
RESOLUTION
PAGE 3
MICHAEL A. LADY, MAYOR
ATTEST:
KELLY WETMORE. DIRECTOR OF ADMINISTRATIVE SERVICES!
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
EXHIBIT A
FINAL INTEGRATED PROGRAM EIR
Corrections/Errata
Summarv of ImDacts: (See revised Table EIR-1, Page EIR-B)
Statement of Objectives (Pages EIR-16 through EIR-19):
Aoriculture. Conservation and ODen SDace Element: Correct objective C/OS6 to read
"urban development Dotential..."
Land Use Element:
LU (Fringe)l . Correct reference to "LU (Frinqe) 1"
LU 2 . Correct "diversity" to "a broad ranqe of Sinqle Family Residential
(SFR) housing densities"...
LU 3 . Correct "diversity" to "a broad ranqe of MultiDle Family
Residential (MFR)" and...
Circulation Element: (Replace C1 through C6 with corrected cn through CTS):
CT1 Plan and develop a coordinated and efficient, functional classification system of area
streets and highways throughout the community that designates the purpose and
physical characteristics of the roadway, composed of five categories.
CT2 Attain and maintain Level of Service (LOS) 'C' or better on all streets and controlled
intersections.
CT3 Maintain and improve existing "multi-modal" circulation and transportation systems and
facilities to maximize alternatives to new street and highway construction.
CT4 Ensure compatibility and complementary relationships between the
circulation/transportation systems and existing and planned land uses, promoting
environmental objectives such as safe and un-congested neighborhoods, energy
conservation, reduction of air and noise pollution, transit, bike and pedestrian friendly
characteristics.
CTS Coordinate circulation and transportation planning and funding of collector and arterial
street and highway improvements with other local, County, SLOCOG, State and Federal
agencies. Request County contribution to major street improvement projects.
Housino Element: (Replace H2 through H7, incorrect summary with corrected H2 through H4):
H2 The City shall enable and encourage housing compatible with commercial uses and
promote "Mixed Use" and "Village Core" districts to facilitate residential uses to be
integrated into such areas.
H3 Housing for low income households shall not be concentrated into a single building or
identifiable portion of the development or subdivision but rather dispersed throughout
and integrated into the development as determined acceptable based on site constraints,
size and design.
1
H4 Conserve and rehabilitate the City's older housing stock, particularly to provide more
affordable housing.
Economic DeveloDment Element:
ED5 Correct to read "Develop a strategy in the City that promotes the importance of tourism."
ED6 Delete ..."Housing Element" at end of objective.
Parks and Recreation Element: (Replace PR2 through PR5 with corrected objectives.)
PR2 Revise to read: "The City should supplement existing park, recreation, sports and
cultural facilities when needed and economically feasible and cooperate with Lucia Mar
Unified School District, the County and adjoining Cities of Pismo Beach, Grover Beach
and Oceano CSD to provide for operation and maintenance and to development
additional facilities and services.
PR3 The City should promote recreation programs which meet the special needs of children,
the elderly and the handicapped.
PR4 A network of recreational trails, bicycle lanes and bikeways should be established for use
by local residents and visitors to the Arroyo Grande Valley.
PR5 The City will consider all available financing and acquisition techniques in the
development, maintenance and operation of parks and recreation facilities.
Safety Element
S5 Delete "and buildings" at end of objective.
Noise Element
N2 Clarify by correcting "existing or planned excessive noise producing uses and traffic", at
end of objective.
N3 Clarify by adding "and traffic" to end of objective.
N4 Correct to read: "To educate the residents of Arroyo Grande concerning the methods
available for minimizing exposure to excessive noise,"
IV. Water Resources (Pages EIR-22 through EIR-24)
Page EIR-22 and Page EIR-23, last paragraphs underline Urban Water Mater Plan and Water
Svstem Master Plan.
Page EIR-23, second paragraph: amend to read - "The 2001 General Plan Update proposes that
average per capita ~ consumption be reduced by more efficient utilization and
conservation measures to aDDroximatelv 160 gallons per person per day. More detailed
mitigation measures will be outlined in subsequent Urban Water Manaoement Plan
amendment studies to achieve this reduced per capita average consumption, includina
imDlementation of manv of the identified "Best Manaaement Practices (BMPs)."
2
Page EIR-24, third paragraph: underline Storm Drainaae Master Plan, and add sentence to end of
paragraph:
"Project EIRs will be required to resolve possible mitigation measures or alternatives to
avoid cumulative impacts."
Page EIR-24, fourth paragraph: underline Storm Water Pollution Prevention Plan and Proaram,
and add sentence to end of paragraph:
"The 2001 General Plan Update also proposes creek setbacks to help mitigate cumulative
drainage, erosion and siltation impacts."
Page EIR-30, second paragraph re Noise: Clarify first sentence to include arterial and other noise
sources.
Page EIR-32, last paragraph first sentence, correct to read:
"Inadequate parking, congested circulation and incomplete pedestrian and bike
circulation are Darticular Droblems adioinina and on routes near schools located in the
bill'." Strike "However" in next sentence.
Page EIR-47, first paragraph, first sentence regarding Printz Noves and Oak Park Roads -
Northern Sohen: of Infll/ence, Imoacts of the Proposed General Plan, delete ..."except
adjoining Highway 227 where SFR-LD-PU would be considered subject to annexation."
Page EIR-47, last paragraph and page EIR-48, first paragraph: delete entirely.
Page EIR-48, Alternatives. Evall/ations and Exolanation, correct to read:
"The 2001 General Plan Update proposes alternative 'b', to exclude the entire 760 acre
Northern Sphere of Influence (SOl) expansion area."
Page EIR-49, second paragraph, last sentence, correct to read: ...to exclude all of the 760 acres.
Page EIR-49, third paragraph: delete entirely.
Page EIR-52, Villaoe Mixed-Use 8ol/ndaries and Uses. Imoacts of the Prooosed General Plan,
second paragraph re 7S, delete:
"This MU classification would require mitigation measures outlined in the General Plan
Agriculture, Conservation and Open Space Element text."
Page EIR-52, third paragraph re 7S, correct to read:
"The 2001 General Plan Update proposes this 12 acre former Aariculture classification as
SFR-MD-PD enablina sinale familv residential. medium density. Dlanned develoDment
infilt due to surroundina urban develoDment."
Page EIR-55, second paragraph, add sentence re 7S:
"A project EIR would be required prior to rezoning and subdivision to address mitigation
for conversion, traffic, drainage and other project related impacts."
Page EIR-55, third paragraph, correct to read:
"The 2001 General Plan Update also proposes Single Family Residential, Medium Density
subdivision of aDDroximatelv 22 acres in an already fragmented, currentlv Low Densitv
Sinale Familv Residential area further east on East Cherry and Myrtle Avenues.
3
Page ErR-67, E. RelationshiD Between Local Short Term Uses and Enhancement of
Lona Term Productivity, insert the following paragraphs after the first and fifth
paragraphs:
"Within the City's jurisdiction and control, the potentially significant cumulative impacts
on water resources, air quality and traffic shall require all subsequent Project EIRs to
address alternatives to avoid and all available mitigation measures to reduce these
cumulative project impacts to the maximum extent feasible.
Section 15091 of CEQA requires that the City shall not approve a project involving one or
more significant environmental effec( unless it makes one or more of the written
findings for each of those effects, accompanied by a brief explanation of the Rationale
for each finding. The possible findings are:
1. Changes or alternations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the final
ErR.
2. Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted
by such other agency or can and should be adopted by such other agency.
3. Specific economic, legal, social, technological, or other consideration, including
provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or project alternatives identified in the final ErR".
Page EIR-69, at top of page insert same paragraph as on EIR-67:
"Within the City's jurisdiction and control, the potentially significant cumulative impacts
on water resources, air quality and traffic shall require all subsequent Project ErRs to
address alternatives to avoid and all available mitigation measures to reduce these
cumulative project impacts to the maximum extent feasible."
Page EIR-69, re "15091 Findinas add the following:
(c)...The finding in subsection (a)(3) shall describe the specific reasons for rejecting
identified mitigation measures and project alternatives.
(d) When making the findings required in subsection (a)(I), the agency shall also adopt
a program for reporting on or monitoring the changes which it has either required in the
project or made a condition of approval to avoid or substantially lessen significant
environmental effects. These measures must be fully enforceable through permit
conditions, agreements or other measures.
(e) The public agency shall specify the location and custodian of the documents or other
materials which constitute the record of the proceedings upon which its decision is
based.
(f) A statement made pursuant to Section 15093 does not substitute for the findings
required by this section.
Page EIR-73 I. Other Agencies Consulted (Contact Person) - Add:
San Luis Obispo Council of Governments, SLOCOG (Ronald DeCarli).
4
Environmental Impact Topic - Area of Potential Significance - G.P. Policy Impact After
Area Less Than Significant Mitigation Mitigation
Project Mitigation Measures
IV. WATER Arroyo Grande groundwater basin Potentially
20,000 population and development ~iUJVed. significant -
capacity of 2001 General Plan Update Requires
may exceed 3D90ac.ft. available exceed reso~tentiallY Statement of
water resources.r cacnRita significant.. ~ regional Overriding
consumption l1li .. . .~, .~ to groundwater study & resource Considerations
160gpd/p. Also dependent on other allocations now to enable and Findings for
jurisdictions, Ag use, & County mitigation/resource management approval
Residential and Suburban water use before permanent damage.
not exceeding current levels. Safe
yield & allocations unresolved. Land use study areas with drainage
concerns include:
2) Rancho Grande-Noyes Rd.
3) Rancho Grande-LaCanada .,....
i1
Cumulative storm drainage 4) Royal Oak Estates . .Ii . 1,. , ~ Less than
degradation to water quality from 8) Fredericks/ALC & Williams significant
certain projects. 11) E. Grand Ave Mixed Use
12) EI Camino Real Mixed Use
V. AIR OUALITY Arroyo Grande growth beyond Land Use Element Potentially
2001 General Plan Update similar to 18,676 population in 2010 requires significant due
1990 General Plan in build-out & land CAP amendment, but current plan Circulation Element to current non-
use: state ozone standard still allows more sprawl than proposed attainment,
exceeded. Update population by 2001 Update. Transportation BIlIm future CAP
. .1,
projection for Arroyo Grande after management strategies to Conservation, fgj;! amendment, &
2010 exceeds 18,676 and requires encourage increased alternative ~m Element uncertain
Clean Air Plan amendment to reduce circulation modes uncertain. Transportation
County fringe and South County CAP Amendment to Management
growth. Mixed Use & compact address regional issue. Strategies on
community development would regional basis:
reduce trips and vehicle miles requires
traveled vs. suburban sprawl. Statement of
'" Overriding
Considerations
and Findings for
a roval.
VI. TRANSPORTATION AND Correction of circulation deficiencies
CIRCULATION to LOS 'C' in question with all
2001 General Plan Update land use alternative due to regional land use Potentially
dependent on many regional pattern. Major projects with significant:
circulation system improvements not cumulative traffic impacts include: Require
yet resolved, including many street 5) Northern SOl unless mitigation Statement of
segments & intersection deficient for fees established & density reduced. Land Use Element Overriding
LOS 'C'. Current regional development 7) Village Core-parking & E. Branch Considerations
pattern promotes County lesidential congestion unresolved. 8) Freder- Circulation Element and Findings for
Rural and ~uburban sprawl without icks/ ALC & Williams-Specific Plan & approval.
assured mitigation. ErR required. 11 & 12) E. Grand Ave
& EI Camino Real Mixed Use parking
&r ional con estion unresolved.
ErR - 13
-'--"--"'-'-.
EXHIBIT B
MITIGATION AND MONITORING PROGRAM SUMMARY
2001 GENERAL PLAN UPDATE AND FINAL EIR
CITY OF ARROYO GRANDE. CALIFORNIA
In the adoption of the 2001 General Plan Update, the Final EIR identifies impacts on
Water Resources, Air Quality and Transportation/Circulation as involving potential
significant environmental effects. Pursuant to Section 15091 (a) of CEQA
Guidelines, the City finds that:
1) Changes or alterations have been incorporated into the plan which avoid or
substantially lessen the significant environmental effects as identified in the
Final EIR, to the extent within the control and jurisdiction of the City of
Arroyo Grande, and
2) That some changes or alterations are within the responsibility and jurisdiction
of other public agencies and can and should be adopted by such other
agencies.
The City makes the following brief explanations for each of these significant
effects:
Water Resources and Consumption
The principles, objectives and policies related to water resources and consumption
include the City's intent to manage and limit land use and urban development to
that which can be sustained by the available resources and serviced by the . .
.infrastructure systems. General Plan Update objectives and policies that would
implement this intent include:
Ag 2 and policies Ag2-1, 2-2, 2-3, 2-4, and 2-5;
C/OS6 and policies C/OS6-1 and 6-2;
LU (Fringe) 1 and policies LU (Fringe) 1-1, 1-2 and 1-3;
LU11 and policies LU11-1, LU11-3, LU11-4 and LU11-6
H 1 and policies H 1-3 and H 1-4
S-2, S-3 and S-4 and policies S2-3, S3-2 and 54-3; and,
ED3 and policy ED3-1.
In addition to these objectives and policies incorporated into the 2001 General Plan
Update, the EIR proposes that average per capita consumption be reduced by more
efficient water utilization and conservation measures to approximately 160 gallons
per person per day.
More detailed water resource mitigation measures will be outlined in subsequent
Water Manaoement Master Plan amendment studies to achieve this reduced per
capita average consumption, including the following "Best Management Practices
(BMPs).
1
. Increased residential density
. More efficient landscape irrigation
. More efficient Agriculture irrigation (within the City)
. Use of storm water retention for park and agriculture irrigation
. Re-use of treated wastewater for park and agriculture irrigation
. Lo-flow and more efficient fixture retrofit and requirements for new
developments
. Commodity or conservation rates for metered use
The City Public Works Department shall monitor water production and consumption
on at least an annual basis to determine progress toward more efficient water
utilization and reduced per capita average consumption. The City shall report
known changes to regional estimates of safe annual yield of groundwater and/or
formal adjustments to water resources due to revised allocations, reduction due to
siltation, seismic safety or environmental mitigation measures, new studies of
impacts of County Residential Rural and Residential Suburban Fringe Area
development and South County Agriculture or urban water use.
The Planning Commission recommended additional policy proposals to assure more
efficient water use and reports on current average consumption by different land
use types, densities and design factors, including agriculture, commercial, office,
industrial and residential uses of various types and densities.
The City will consider further mitigation and monitoring or reduction of further
annexation or substantial development toward projected build out when water use
exceeds 90% of current estimated drought yield and/or if average per capita
consumption is greater than 160 gpd for any three consecutive years after
implementation of selected water efficiency and conservation measures, as
determined by annual monitoring.
The City will consider General Plan amendment to reduce build-out population
potential if average per capita consumption reduction is not achieved by 2011 , after
next census.
The City finds that it's current estimates of regional water resources available
during drought periods may be more or less than the City's currently available
municipal water supply sources as documented in the City of Arrovo Grande Water
Master Plan and Urban Water Manaaement Plan. These water resources are also
utilized by the Cities of Grover Beach and Pismo Beach, the Oceano and Nipomo
Community Services Districts, the County of San Luis Obispo and hundreds of
individual private agricultural and Rural and Suburban Residential wells. These other
jurisdictions and users are not under the control of the City of Arroyo Grande.
Continued agricultural irrigation and projected unincorporated area growth and
development, particularly the responsibility of the County of San Luis Obis to
manage make it infeasible for the City of Arroyo Grande to mitigate Water Resource
impacts to potentially Less than Significant.
2
Pursuant to Section 15092(c), the City of Arroyo Grande finds that the 2001
General Plan Update is a project which includes housing development and that the
City has determined that there are other feasible specified mitigation measures
available that will provide a comparable level of mitigation without reduction of the
proposed number of housing units. These include the BMPs outlined in the Urban
Water Manaqement Plan adopted by the City of Arroyo Grande in May, 2001.
Air Qualitv Resources
Build-out of the proposed 2001 General Plan Update will increase short-term
construction related air quality impacts as well as long-term emission impacts. The
County is considered in non-attainment by the State for ozone and respirable
particulate matter, PM10. The proposed plan includes population projections after
2010 that exceed 18,676, the Clean Air Plan (CAP) build-out assumption, which
requires CAP amendment to address regional air quality issues. The Update
includes mixed use and compact community development and increased multi-
modal alternative transportation intended to reduce trips and vehicle miles traveled
compared to the current plan. But, transportation management strategies to
encourage increased alternative modes are uncertain.
2001 General Plan Update objectives and policies that would partially mitigate these
air quality impacts, within the control of the City include:
C/OS2
LU5 and policies, LU5-1 through 5-11
LU6 and policies LU6-1 through 6-9
CT4 and policy CT4-1
H2 and policy H2-1
Until compliance with State air quality standard is attained and the Clean Air Plan is
amended, however, potential regional air quality impacts can be reduced but not to
a level of Less than Significant. Changes to the land use and circulation pattern
outside the City limits, particularly in the unincorporated County Residential Rural
and Suburban Arroyo Grande Fringe Area require approval by the County of San
Luis Obispo as would continued regional growth in the Nipomo area of South
County. Amendment of the Clean Air Plan is also beyond the control and
jurisdiction of the City of Arroyo Grande, being the responsibility of the Air Pollution
Control District (APCD).
Transportation/Circulation Impacts
The 2001 General Plan Update land use pattern is dependent on many regional
circulation system improvements not yet resolved, including street segments and
intersections that are projected as deficient for Level of Service 'C' established by
the City. The EIR identifies several major projects with cumulative traffic impacts
that are potentially significant including 5) the Northern Sphere of Influence, 7)
Village Core, 8) Fredericks/ALC and Williams, and 11 & 12) E. Grand Avenue and EI
Camino Real Mixed Use. The objectives and policies of the 2001 General Plan Land
3
Use and Circulation Elements particularly important for Transportation/Circulation
impact mitigation include:
Ag 1 and policy Ag 1-5.1
C/OS1 and C/OS6 and policies C/OS1-1.3 and 1.4 and LU (Fringe) 1-5 and
1-6
LU3,4,5,6,7,8,11 and 12 and policies LU3-2.3, LU3-4.2, LU3-6, LU4-1,
LU5-1, LU5-3, LU5-6, LU5-7, LU5-8, LU5-8.2, LU5-8.3, LU5-9, LU5-1 0.1,
LU5-11.3, LU5-11.4, LU6-5, LU6-6, LU6-7, LU6-8, LU6-9, 9.1, 9.2, 9.3 and
9.4; LU7-1, LU7-5, LU7-6, LU7-8, LU8-1 & LU8-2; LU 11-3, LU11-3.3,
LU11-3.8, LU11-4.5; LU11-5.3, 5.4, 5.8, 5.9,; LU11-6.3, 6.4, 6.7, 6.8;
LU11-7; LU12-6; and 6.1; and LU12-7.
The entire Circulation and Transportation Element
N 1, N2, N3, and N5 of the Noise Element.
PR4, and policy PR4-1.1 and implementation measures PR4-1.2, 1.3, 1.4
and 1.5, and PR5-2.2 concerning trails, bike lanes and bikeways.
Numerous Project Study Reports, Traffic Model Analysis of Circulation Element
network alternatives, and Project EIRs have been prepared to evaluate circulation
impacts and possible mitigation measures. The City has established traffic impact
mitigation fees, LOS 'C' policies for additional traffic studies, and imposed other
specific mitigation measures on most new development projects. But despite these
plans and programs, traffic impacts and circulation/transportation deficiencies are
perceived to exist regardless of development scale or location. The Program EIR's
Traffic Model Analysis illustrates many cumulative circulation/transportation or
traffic impacts and provides some preliminary evaluation of possible mitigation
measures.
While the City can continue to improve its traffic impact mitigation studies, require
project related improvements and commit local funding, it cannot feasibly reduce
most cumulative traffic impacts to Less than Significant.
The regional nature of the circulation and transportation network makes it generally
infeasible for the City to mitigate without regional, County, State, SLOCOG and/or
other communities' cooperation.
The most appropriate monitoring and reporting program associated with mitigation
measures is the annual report on the General Plan status required pursuant to the
Government Code.
4
RESOLUTION NO.
-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE MAKING CERTAIN FINDINGS
REGARDING THE ENVIRONMENTAL IMPACTS OF THE
2001 GENERAL PLAN UPDATE, AND ADOPTING A
STATEMENT OF OVERRIDING CONSIDERATIONS
WHEREAS, the City of Arroyo Grande as the lead agency has prepared an
Environmental Impact Report (EIR) for the 2001 General Plan Update, including Land
Use, Agriculture and Open Space/Conservation, Circulation, Housing, Safety,
Economic Development, and Parks and Recreation Elements, future consideration of
Zoning/Development Code revisions, LAFCO, Sphere of Influence and Annexations,
Development and Capital Projects, Public Facility and Service Improvements and
Technical Studies.
WHEREAS, the ErR has been prepared and circulated for public review in accordance
with the California Environmental Ouality Act (CEOA) and the CEOA Guidelines, and
the City's Rules and Procedures for Implementation of CEOA and the CEOA
Guidelines; and
WHEREAS, a Final Environmental Impact Report for the project and responses to the
comments raised during the public review period and at the public hearings has been
prepared which incorporates written responses to comments received on the Draft
EIR in accordance with CEOA and the City's CEOA Guidelines; and
WHEREAS, the Planning Commission of the City of Arroyo Grande held duly noticed
public hearings on July 18, July 19, July 25, and August 7, 2001, and the City
Council held duly noticed public hearings on July 31, August 16, August 23, August
28, September 4, September 6, and October 3, 2001 at which all interested persons
were given the opportunity to be heard; and
WHEREAS, the City Council of the City of Arroyo Grande has adopted Resolution No.
certifying that the Final EIR was completed in compliance with CEOA, the
CEOA Guidelines, and the City's CEOA Procedures; and
WHEREAS, the City Council has reviewed and considered information contained in
the Final Environmental Impact Report on the 2001 General Plan Update.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Arroyo
Grande as follows:
1. The City Council certifies that it has reviewed and considered the
information contained in the final Environmental Impact Report for the
Project.
2. The City Council hereby finds and determines that the implementation of
the Project may have a significant effect on the environment.
--
RESOLUTION NO.
PAGE 2
3. The City Council hereby finds with respect to the adverse environmental
impacts detailed in the Final EIR:
a. that, based on information set forth in the Final EIR and in the
Statement of Significant Environmental Effects and Mitigation
Measures, attached to this Resolution as Exhibit "A" and
incorporated herein by reference, mitigation measures have been
incorporated into the Project that will avoid or substantially lessen
the adverse environmental impacts on circulation/transportation,
water supply, and air quality identified in the Final EIR;
b. that, based on information set forth in the Final EIR and in the
Statement of Significant Environmental Effects and Mitigation
Measures, the adverse environmental effects related to
ci rculation/transportation are significant environmental effects
that cannot be entirely mitigated or avoided if the Project is
approved because they are regional in nature and cannot be
mitigated by the City policies alone;
c. that, based on information set forth in the Final EIR and in the
Statement of Significant Environmental Effects and Mitigation
Measures the adverse effects related to water resources are
significant environmental effects that cannot be entirely mitigated
or avoided if the project is approved because water resources are
utilized by other cities, the county, special districts and numerous
individuals, businesses, and agriculture not under the control of
the City of Arroyo Grande;
d. that, based on information set forth in the Final EIR and in the
Statement of Significant Environmental Effects and Mitigation
Measures the adverse effects related to air quality are significant
environmental effects that cannot be entirely mitigated or avoided
if the project is approved because changes to land use and
circulation patterns outside the City limits, particularly in the
unincorporated area are not subject to the City's jurisdiction and
the Clean Air Plan is the responsibility of the Air Pollution Control
District and also not subject to the jurisdiction of the City of
Arroyo Grande.
e. that no additional adverse impacts will have a significant effect or
result in a substantial or potentially substantial adverse change in
the environment as a result of Project approval;
RESOLUTION NO.
PAGE 3
f. that all significant environmental effects identified in the Final EIR
have been reduced to an acceptable level in that:
(1 ) all significant environmental effects that can feasibly be
avoided have been eliminated or substantially reduced as
determined through the findings set forth in paragraph 3.a
of this Resolution;
(2) based upon the Final EIR and Statement of Significant
Environmental Effects and Mitigation Measures and other
documents in the record, specific economic, social, and
other considerations make infeasible other project
alternatives identified in the Final EIR;
(3) based on the Final EIR and the Statement of Significant
Environmental Effects and Mitigation Measures, and other
documents in the record, all remaining, unavoidable
significant environmental effects of the 2001 General Plan
Update are overridden by the benefits of the Project as
described in the Statement of Overriding Considerations,
attached to this Resolution as Exhibit "8" and incorporated
herein by reference, which Statement of Overriding
Considerations is hereby approved and adopted by the City
Council.
4. The City Council authorizes and directs that the Director of
Administrative Services promptly file a Notice of Determination with
respect to the Final EIR for the Project, specifically referencing therein
that mitigation measures have been made a condition of project
approval, findings have been made pursuant to Section 15091 of the
CEOA Guidelines, and that a Statement of Overriding Considerations
has been adopted.
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 day of
,2001.
RESOLUTION NO.
PAGE 4
MICHAEL A. LADY, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICESI
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
EXHIBIT A
STATEMENT OF SIGNIFICANT ENVIRONMENTAL EFFECTS
AND MITIGATION MEASURES
Environmental Impact Topic Area of Potential G.P. Policy Impact After
= Area Less Than Significant Significance - Project Mitigation Mitigation
Mitiaation Measures
1. LAND USE AND PLANNING Land Use Study Areas involving 1) LU9
Developed areas of the City will remain potentially significant impacts - 2) LU2-2 & LU10
unchanged form 1990 GP and existing Require project EIRs to resolve 3) LU2-2 & LUlO
use, except within 12 Land Use Study mitigation measures: 4) LU2-2 & LU9
subareas identified. Change areas are 2) Rancho Grande-Noyes Road S3 5) LU Fringe 1.2, 1.3, 1.4,
mitigated by proposed aiternative, GP ac.@SFR-LD-PD & C/OS = 3Sdu max. 1.5 & 1.6
policy, or requirement for project EIR. 3) Rancho Grande-LaCanada 6) LU5 & LU10
Less than significant (LTS) impacts 27ac.@CIOS-S-PD-5du max. (Require 7WN&E) LU2-4
determined for following study areas: EIR if GPA for more than Sdu PD). 7W&S) LU-5
1) Oak Park Acres at James Way- 4) Royal Oaks estates 37 ac@SFR- 7E) LU2-3
Church and school classified CF LD-PD&CIOS=20du max. 8) LUlO=LU11 Less than Significant
5) Printz, Noyes and Oak Park Roads- 5) Northern SOl 60ac.@SFR-LD-PD = &LUl1-6.1O
Northern Sphere of Infiuence (SOl) - 60du max. 9) Ag1, Ag3, Ag4,Ag5,Ag6
Exclude 700+ac. From SOl, retaining 6) Camino Mercado (Regional 10)LU2-3 LU10 LUll
60ac. on Hwy 227. Commercial uses may require project 11) LUS
6) Camino Mercado - cemetery EIRs). 12) LUS
classified CF. Other lots classified MU- 7E) Myrtle & Cherry 21ac. @ SFR- All LU 12
PD-LTS except possible regional MD=95du max. Require EIR and PD if
commerciai uses GPA for more than SFR-MD-PD.
7WN&E) Village Core expansion to 8) Frederick/ALC & Williams SOl
exclude existing residential areas classified SP&SP Reserve. Require
classified SFR-MD areas to be SFR-MD. EIR prior to development or
7W&S) Village Area former HC and GC annexation.
zoned areas classified MU. SE of Cherry 10) Farroll Ave. 10 ac.@SFR-MD-PD
retained Ag except hill area or MFR-PD if GPA for more than 45
SFR-LD&C/OS. du may require project EIR.
7E) Former RR classified 21ac. area on 11) E. Grand Ave. Mixed Use area
Myrtle & Cherry to be SFR-LD,LM or projects may require project EIRs.
MD: 20, 50 or 95 duo< potential vs. 12) EI Camino Real commercial or
2Odu@ prior = LTS assuming Ag buffer. industrial use projects may require
9) Valley Rd. Ag to remain outside SOl project EIRs, depending on new uses.
classified County Ag.
10) Farroll Ave. lOac.@ SFR-LM or MD,
25 to 45du.
11) E. Grand Ave. Mixed-Use Corridors-
exclude existing residential areas
classified SFR-MD.
12) EI Camino Real existing industrial,
commercial office and residential uses
classified MU.
II. POPULATION AND HOUSING No significant displacement of
2001 General Plan Update Build-out existing housing. Require studies
same as 1990. Population under for projects more than 20 Housing Element Less than significant
20,000 does not exceed resources dwellings. Require project EIR
or regional projections. for more than 40du or sensitive
sites.
III. GEOPHYSICAL 2) Rancho Grande-Noyes Rd.
2001 General Plan Update integrates 3) Rancho Grande-l.aCanada -
Safety Element policies. Increased 4) Royal Oak Estates - Require
landslide and erosion exposure in Project EIRs or gee study Safety Element Less than significant
certain hillside development areas. S) Northern SOI-Hwy 227
Seismic hazards mitigated by 8) Fredericks/ ALC & Williams -
construction standards. Require Specific Plans & EIRs
Environmental Impact Topic - Area of Potential Significance - G.P. Policy Mitigation Impact After
Area Less Than Significant Project Mitigation Measures Mitigation
IV. WATER Arroyo Grande groundwater basin A~ri~ulture Potentially significant
20,000 population and development allocations & safe yield ~~.~rv~ionamQ(!!~ - Requires Statement
capacity of 2001 General Plan unresolved. ~nlElement of Overriding
Update may exceed 3590 ac.ft. Cumulativeregfonal uses could Considerations for
available water resources unless per exceed resources: potentially laOOilil$Ei'lelement approval
capita consumption limited to significant. Res()lve regional
160gpd/p. Also dependent on other groundwater study & resource U~iiI~
jurisdictions, Ag use, & County allocations now to enable I$!~....' .~tPlan
Residential and Suburban water use mitigation/resource management A~~~9~
not exceeding current levels. Safe before permanent damage.
yield & allocations unresolved. land use study areas with
Cumulative storm drainage drainage concerns include: C~I~~ Less than significant
degradation to water quality from 2) Rancho Grande-Noyes Rd. Require.MI.I~1!iS
certain projects. 3) Rancho Grande-laCanada
4) Royal Oak Estates StorrnW~~i~rJkllI()jI
8) Fredericks/ ALC & Williams P_~~~i.l!IIijl
11) E. Grand Ave Mixed Use ~ij...
12) EI Camino Real Mixed Use
V. AIR OUALITY Arroyo Grande growth beyond land Use Element Potentially significant
2001 General Plan Update similar to 18,676 population in 2010 due to current non-
1990 General Plan in build-out & requires CAP amendment, but Circulation Element attainment future
land use: state ozone standard still current plan allows more sprawl CAP amendment, &
exceeded. Update population than proposed by 2001 Update. A!:I~l!iI.Ire. uncertain
projection for Arroyo Grande after Transportation management Co~~lVation, IImQ Transportation
2010 exceeds 18,676 and requires strategies to encourage increased !II~1iI Space Element Management
Clean Air Plan amendment to alternative circulation modes Strategies on regional
reduce County fringe and South uncertain. CAP Amendment to basis: requires
County growth. Mixed Use & address regional issue. Statement of
compact community development Overriding
would reduce trips and vehicle Considerations for
miles traveled vs. suburban snrawl. aooroval.
VI. TRANSPORTATION AND Correction of circulation
GRCULATION deficiencies to LOS 'C' in question
2001 General Plan Update land use with all alternative due to regional
dependent on many regional land use pattern. Major projects
circulation system improvements with cumulative traffic impacts
not yet resolved, including many include: Potentially significant:
street segments & intersection 5) Northern SOl unless mitigation land Use Element Require Statement of
deficient for LOS 'C'. Current fees established & density And Overriding
regional development pattern reduced. Circulation Element Considerations for
promotes County residential rural 7) Village Core - parking & E. approval.
and suburban sprawl without Branch congestion unresolved.
assured mitigation. 8) Fredericks/ALC & Williams-
Specific Plan & EIR required.
11 & 12) E. Grand Ave & EI
Camino Real Mixed Use parking &
reoional conoestion unresolved.
Environmental Impact Topic - Area of Potential Significance G.P. Policy Impact After
Area Less Than Significant - Project Mitigation Measures Mitigation Mitigation
VII. BIOLOGICAL RESOURCES Project EIRs required for sensitive Open Space and
2001 GPU redistributes additional sites in City (See above). Propose Conservation Element
planned development to least reduction of impact by LU Fringe Policies of
sensitive sites & maximizes Mixed alternatives. Land Use Element
Use to conserve remaining resource Less than significant
areas. Riparian corridor & wetland City should initiate riparian
restoration programs weak, corridor acq., wetland restoration,
however. County development in and storm water pollution
Fringe Area much greater impact prevention programs after GPU.
potential but beyond City
jurisdiction.
VIII. ENERGY AND MINERAL These statewide and national State and Federal
RESOURCES issues are not addressed in the Programs required to
2001 GPU does not differ from 1990 scope of this program EIR. address issues Less than significant
GP. No identified mineral resources
in area. No local programs for new
energy conservation measures
proposed nor new facility provided.
IX. HAZARDS Density reduction essential in
Fire safety concern in Northern SOl Land Use Study Area 5. for
addressed by reduced density Northern SOl: Projects may still
and/or need for new County CDF need fire safety mitigation due to Safety Element Less than significant
Station. Increased development in 15 minute response time. Major
Mixed Use Corridors & Village Core mixed use projects in Village Core
may require flood, fire & project may need special fire and flood
mitiQations. mitiQation.
X. NOISE Mixed Use projects and major Land Use Element
Mixed Use areas include residential expansion in Land Use Study area Park & Recreation
use & potential land use 8, Frederick/ALC & Williams will Element
compatibility concerns. Major require project study & mitigation Less than significant
expansion area adjoining Freeway due to traffic noise exposure.
101 also exposed to traffic noise
sources.
XI. PUBUC SERVICES Large scale projects such as Land Land Use Element
Cumulative impacts of urban Use Study Area 8, Frederick/ ALC Park & Recreation
population growth & additional & Williams require project Specific Element
development may exceed current Plans and EIRs. Other cumulative State needs to increase
police & fire service capabilities developments warrant school development Less than significant
without assured mitigation consideration of new impact fees, priority not resolved in
measures. Other Planned particularly in County Fringe Area. General Plan.
Developments will generally provide Planned Developments will
for project mitigation but provide project mitigation
cumulative growth anywhere in measures.
Lucia Mar School District will impact
overcrowded schools.
Environmental Impact Topic - Areas of Potential G.P. Policy Impact After
Area Less Than Significant Significance - Project Mitigation Mitigation
Mitinatlon Measures
XII. lITIUTY AND SERVICE Potentially significant unless Land Use Element
SYSTEMS Northern SOl excluded & density C/OS 6.
Cumulative impacts other than reduced. Specific Plans & EIRs
Northern SOl & southeast required for southeastern Less than significant
expansion. Land Use Study Areas 5 expansion to determine mitigation
& 8, appear capable of measures.
development with relatively minor
mitigation measures for water,
sewer, drainage & other utility
infrastructure im"""cts.
XIII. AESTHETICS Large scale & mixed use projects Land Use/Agricultural,
Cumulative development eroding require design review. Planned Open Space &
rural & small town character. Developments & Specific Plans Conservation Elements.
Community design guidelines & also include architectural New development stan-
project design review partially landscape & signage design ards for Mixed Use Less than significant
mitigates aesthetic impacts. standards. areas needed.
XIV. CULlURAL RESOURCES Village Core mixed use projects, Conservation Element
Property specific surveys needed to in particular, need to provide site-
mitigate historical & archeological specific resource survey & project Parks & Recreation Less than significant
impacts. Most significant design proposals to mitigate loss Element
concentration of historic resources of historic or archeological
is in Land Use Study Area 7, Village resources.
Core & environs.
XV. RECREATION Potential for 20,000 City
Cumulative developments population implies need for at
contribute to increased regional least 20 acres of additional parks, Parks & Recreation
need for park facilities & recreation local and regional funding & Element Less than significant
programs offset in City by in-lieu implementation programs needed
fees or dedication of added land. to mitigate.
Need implementation programs for
recreational trails & increased
rPnional fundinn resnonsibilitv.
EXHIBIT B
STATEMENT OF OVERRIDING CONSIDERATIONS
The Final EIR identified numerous mitigation measures that are included as part of the
2001 General Plan Update. Some require implementation on a regional basis or
primarily require County, LAFCO, APCD, Caltrans or other agency approval and/or
implementation. If these regional measures are established and enforced, air quality,
traffic circulation, and water resources might be mitigated to a less than significant level.
Until these regional measures are implemented, adoption of the 2001 General Plan
Update may involve unavoidable significant impacts based on City approval alone.
Therefore, CEQA findings and a statement of overriding consideration are needed to
explain why the City considers these potentially significant impacts as unavoidable but
acceptable.
The City Council has weighed the benefits of the proposed 2001 General Plan Update
adoption against its unavoidable potentially significant environmental impacts. Based
on consideration of the record as a whole, the City Council finds that the benefits of the
2001 General Plan Update outweigh the unavoidable and potentially significant
environmental impacts and make adoption acceptable. The following are specific
benefits of the 2001 General Plan Update which outweigh the unavoidable potentially
significant adverse environmental impacts and make adoption of the Update
acceptable:
1) Circulation/Transporation impacts are regional in nature and cannot be effectively
mitigated by City policies alone. However, the Circulation/
Transportation Element provides for coordinated circulation planning and land
use objectives that enable continued improvement of a regional functional
classification system of streets and highways; proposes to attain and maintain a
Level of Service 'C'; encourages multi-modal alternatives to new street and
highway construction; promotes environmental balance including energy
conservation, reduction of air and noise pollution and emphasizes transit, bike
and pedestrian modes where feasible; and seeks regional and County
cooperation. All of these objectives and related policies are intended to influence
transportation/circulation standards, improvement projects and implementation
measures related to continued growth and development enabled by the 2001
General Plan Update. Without adoption of the 2001 General Plan Update
objectives and policies, the same unavoidable potentially significant adverse
effects would be experienced without the substantial benefits of better balanced
circulation/transportation policies within the City.
2) Current estimates of regional water resources available during drought periods
may be more or less than the City's currently available municipal water supply
sources as documented in the City of Arroyo Grande Water Master Plan and
Urban Water Manaqement Plan. This is because these water resources are also
utilized by the Cities of Grover Beach and Pismo Beach, the Oceano and
Nipomo Community Services Districts, the County of San Luis Obispo and
hundreds of individual private agricultural and Rural and Suburban Residential
wells. These other jurisdictions and users are not under the control of the City of
Arroyo Grande. Continued agricultural irrigation and projected unincorporated
area growth and development, particularly the responsibility of the County of San
Luis Obispo to manage, make it infeasible for the City of Arroyo Grande to
mitigate water resource impacts to potentially less than significant. However, the
2001 General Plan Update contains principles, objectives and policies related to
the conservation of water resources and reduced consumption within the City
which better manage and limit land use and urban development to that which can
likely be sustained by available water resources.
3) Until compliance with State air quality standards is attained and the Clean Air
Plan is amended, potential regional air quality impacts can be reduced but not to
a level of less than significant. Changes to land use and circulation patterns
outside the City limits, particularly in the unincorporated County Residential Rural
and Suburban Arroyo Grande Fringe Area require approval by the County of San
Luis Obispo as would continued regional growth in the Nipomo area of South
County. Amendment of the Clean Air Plan is also beyond the control and
jurisdiction of the City of Arroyo Grande, being the responsibility of the Air
Pollution Control District (APCD). However, the 2001 General Plan Update
contains policies which will partially mitigate air quality impacts arising from
within the City, including those requiring mixed use and compact community
development and increased multi-model alternative transportation, which will
reduce trips and vehicle miles traveled compared to the 1990 Plan.
4) The proposed land use categories, densities, allowed uses, development and
design standards reflect, in part, requests of affected property owners and review
of proposals by advisory committee, Planning Commission and City Council to
determine more compatible land use patterns and acceptable development
standards and design criteria than currently in effect in the 1990 Arroyo Grande
General Plan ("1990 Plan");
5) The proposed land use classifications provide a better balance of reasonable use
considering generalized environmental constraints and resource considerations.
The changes to the 1990 General Plan Land Use Element proposed by the 2001
General Plan Update promote more opportunities for mixed uses, higher density
residential development, better jobs - housing balance, more compact urban
form, more efficient use of existing infrastructure, and more compatible land use
patterns than the 1990 plan. The adoption of the 2001 General Plan Update will
promote controlled urban growth within the City at a slower average annual rate
and with better urban services than under the 1990 Plan.
6) The 2001 General Plan Update provides for planned development of useable but
vacant, undeveloped or underdeveloped parcels within the established
subdivision pattern. If these parcels were precluded from development, it would
perpetuate inefficient utilization of existing infrastructure. If planned development
2
was not enabled, the affected private property owners could claim inequitable or
unreasonable restriction of use of property which would likely result in protracted
and expensive legal action against the City. Planned development will provide
opportunities for construction and new business employment and contribute to
increased revenue from additional property and sales taxes, a positive economic
impact on the fiscal health of the City compared to negative impacts of significant
expense for denial of reasonable use.
7) The Agriculture, Conservation and Open Space Element contain objectives to
encourage preservation of prime farmland and natural environmentally sensitive
resources and habitat areas, and conserve non-prime, scenic resources and
buffer areas. These objectives are intended to protect and minimize impacts to
the environment including new initiatives that will only be established upon
adoption of the 2001 General Plan Update. Beneficial protection, preservation
and conservation of productive agriculture and natural resource areas outweigh
the possible significant adverse impacts associated with utilization of limited
water resources and/or air quality problems related to agricultural irrigation, dust
and other compatibility concerns.
8) The Urban Area Land Use Element contains objectives including many new
policies intended to accommodate a diversity of housing types and densities;
provide for adequate medical and professional office uses, commercial and other
mixed uses to serve the area population; to enhance the Village and other
business areas of the City; to provide for Community Facilities, Planned
Development and Specific Plan areas deserving of special site development
consideration; to promote land use that protects the integrity of existing
development and considers finite resource and existing infrastructure constraints,
and protects rural setting and small town character by community design and
development standards. The beneficial social function and aesthetic affects of
these community design and development standards enabled by new uses and
better controlled growth outweigh the potential unavoidable adverse impacts
identified in the Final EIR.
9) The Housing Element provides for affordable housing incentives; enables
housing compatible with commercial and office uses in Mixed Use and Village
Core districts; and promotes housing conservation. The social and economic
opportunities to create a better jobs-housing balance and provide for more
affordable housing types and densities are largely dependent on allowing
continued growth and development within the City. These social and economic
benefits outweigh the potential traffic, water resources and air quality impacts
projected due to continued regional population growth and related development.
10) The Economic Development Element, derived from an already adopted
economic development strategy, is primarily intended to reinforce the existing job
base by local business retention and expansion and promote additional base
level jobs; enhance a balanced community image; encourage agriculture,
3
housing, business, retail and service commercial sectors and tourism; and
improve pro-business development processes. These economic development
strategies, particularly additional employment, business and housing
development outweigh the potentially significant adverse environmental impacts
associated with regional water resource, traffic and air quality constraints
identified in the Final EIR.
11) The Park and Recreation, Noise and Safety Elements propose additional park
and recreation and sport facility improvements to existing public facilities;
promote systems of trails, bike routes, and pedestrian areas; propose future park
development with continued population growth; protect citizens from excessive
noise and prevent incompatible uses and traffic; improve emergency
preparedness; and reduce flood, fire, geologic and seismic and other hazards.
The social and environmental benefits of these proposed changes, associated
with continued growth and development, outweigh the potentially significant
adverse impacts identified in the Final EIR.
12) Additional population growth and economic activity which may occur through
adoption of the 2001 General Plan Update would have similar adverse
environmental effects wherever they occur within the South County and San Luis
Say Planning Areas. The City considers these impacts less severe if more of the
growth and development are accommodated within and adjacent to existing
urban areas compared to similar growth in remaining rural areas of the region.
State and County populations are projected to increase at approximately one and
two percent annually for the next twenty years and the City cannot ignore, nor
alone alter these trends. The City's planned residential and non-residential
growth rate for this same period, at approximately one percent, is at the low end
of the range projected for State and County. Among the social and economic
benefits of controlled growth and development in the City of Arroyo Grande are:
a) reinforcement and enhancement of the Village Core as a community and
visitor serving, pedestrian oriented commercial and compatible mixed area; b)
restructuring and revitalizing of E. Grand Avenue General Commercial area into
a Mixed Use corridor including more attractive shopping, increased employment
opportunities, and compatible office, services and residential developments; c)
improvement of EI Camino Real Industrial and Traffic Way General Commercial
areas into Mixed Use corridor and gateway areas more diversified and attractive
than previous development; and, d) increased opportunities for multiple family
residential housing that tends to be more affordable than prior large lot single
family. These social and economic benefits outweigh the potential significant
adverse impacts identified in the Final EIR.
4
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE ADOPTING THE 2001 GENERAL PLAN UPDATE INCLUDING
LAND USE; AGRICULTURE AND OPEN SPACE/CONSERVATION,
CIRCULATION, HOUSING. NOISE, SAFETY. ECONOMIC DEVELOPMENT
AND PARKS AND RECREATION ELEMENTS, FUTURE CONSIDERATION
OF ZONING/DEVELOPMENT CODE REVISIONS, LAFCO, SPHERE OF
INFLUENCE AND ANNEXATIONS, DEVELOPMENT AND CAPITAL
PROJECTS, PUBLIC FACILITY AND SERVICE IMPROVEMENTS AND
TECHNICAL STUDIES.
WHEREAS. Section 65302 of the California Government Code directs all cities and
counties to prepare General Plan Land Use, Circulation, Housing, Conservation,
Open Space, Noise, and Safety Elements; and
WHEREAS, Section 65302 of the California Government Code provides that the
General Plan may include any other elements such as Agriculture, Economic
Development, and Parks and Recreation, or address any other subjects which, in
the judgment of the City Council, relate to the physical development of the City;
and
WHEREAS. the City of Arroyo Grande has determined that it is appropriate and
necessary to update and revise the previous General Plan adopted by the City; and
WHEREAS, the public participation in the development of the Land Use, Housing,
Open Space/Conservation Elements included distribution of newsletters holding
public meetings and workshops, and mailing public hearing notices to over 2,700
property owners, residents, and interested parties; and
WHEREAS, the City has referred the proposed General Plan Update to the Air
Pollution Control District; City of Pismo Beach; Local Agency Formation
Commission; San Luis Obispo County Planning and Development Department;
Economic Development Commission; San Luis Obispo County Clerk; Caltrans
District 5; Department of Fish and Game; Lucia Mar School District; Regional Water
Quality Control Board; Arroyo Grande County Library; City of Grover Beach; San
Luis Obispo County Environmental Coordinator; U. S. Army Corps of Engineers;
U.S. Department of the Interior; Fish and Wildlife Service; SLOCOG; South San Luis
Obispo County Sanitation District; Office of Planning and Research; and
WHEREAS. duly noticed public hearings were held by the Planning Commission of
the City of Arroyo Grande on July 18, July 19, July 25, and August 7, 2001, at
which time all interested persons were given the opportunity to be heard; and
.--.---..-
RESOLUTION NO.
PAGE 2
WHEREAS. duly noticed public hearings were held by the City Council of the City of
Arroyo Grande on July 31, August 16, August 23, August 28, September 4,
September 6, October 3, 2001, at which time all interested persons were given the
opportunity to be heard; and
WHEREAS, the City has determined that the proposed General Plan and elements
and parts thereof comprise an integrated, internally consistent and compatible
statement of policies for the City of Arroyo Grande; and
WHEREAS, the City Council at its meeting of adopted a
Resolution certifying that the Final Environmental Impact Report (FEIR), relating to
the General Plan Update of the Land Use, Housing, Open Space and Conservation
Elements, was completed in compliance with CEQA, the State CEQA Guidelines, and
the City's Rules and Procedures for Implementation of CEQA; and
WHEREAS, the City Council at its meeting of adopted a
Resolution making certain findings regarding the environmental impacts of the
proposed General Plan Update; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearings and in the proposed documents and staff
reports.
NOW, THEREFORE. BE IT RESOLVED the City Council of the City of Arroyo Grande,
California does hereby adopt the 2001 General Plan Update.
BE IT FURTHER RESOLVED by the City Council of the City of Arroyo Grande that
typographical corrections to the General Plan document shall be performed by
Community Development staff prior to final printing.
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 day of ,
2001.
RESOLUTION NO.
PAGE 3
MICHAEL A. LADY, MAYOR
ATTEST:
KELLY WETMORE. DIRECTOR OF ADMINISTRATIVE SERVICES
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
CITY OF ARROYO GRANDE
2001 GENERAL PLAN UPDATE
Policy Document and Elements
CITY COUNCIL Adoption Draft, October 3, 2001
Prepared by the
Community Development Department
City of Arroyo Grande
214 E. Branch Street
Arroyo Grande, CA 93420
Program Consultant:
Strong Planning Services, Inc.
Table of Contents
Introduction
Agriculture, Open Space and Conservation Element
Fringe and Urban Area Land Use Element
CirculationfTransportation Element
Housing Element
Safety Element
Noise Element
Economic Development Element
Park and Recreation Element
List of MaDs
Map 1 - Location/Planning Area
Map 2 - 1990 General Plan Land Use Element
Map 3 - 2001 General Plan Update -
Urban Area Land Use Element
Map 4 - Land Use Study Areas
Map 5 - 2001 General Plan Update -
Urban Area Circulation Element
---------
Purpose and Function of the General Plan
Purpose and Structure of this General Plan Update
Relationship Among General Plan Elements
Definition of Objectives, Policies and Implementation Measures
Relationship to Other Documents and Planning Programs
Community Participation and Input
Background and Location
Identification of Issues
INTRODUCTION
CITY COUNCIL Adoption Draft, October 3, 2001
PURPOSE AND FUNcnON OF THE GENERAL PLAN
The General Plan is the foundation 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. By providing a basis for rational decision-making, this
document guides civic decisions regarding:
. land use and circulation;
. the design and/or character of buildings, open spaces, streets and other features;
. the conservation of existing housing and the provision of new dwelling units;
. the provision of supporting infrastructure and public services;
. the protection of environmental resources and agricultural uses;
. the protection of residents from natural and human-caused hazards; and,
. topics of other elements.
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. The Plan informs these citizens of the goals, objectives, policies, and standards for
development of the City of Arroyo Grande and the responsibilities of all sectors in meeting these.
Statutorv Reauirements
California State law (Government Code Section 65300) requires that each city prepare and adopt
a comprehensive, long-term General Plan to guide its future development. A General Plan must
contain seven elements, including land use, circulation, housing, conservation, open space, noise
and safety, and conform to the State of California General Plan GUidelines, published by the
Governor's Office of Planning and Research. In addition to the seven required elements, state
law permits cities to include optional elements in their General Plans, enabling local governments
to address the specific needs, unique character and concerns of their jurisdictions. Arroyo
Grande has three optional elements in its General Plan:
1. Agriculture;
2. Economic Development; and,
3. Parks and Recreation;
California State law requires that the day-to-day decisions of a city follow logically from and be
consistent with the General Plan. More specifically, Government Code Sections 65860, 66473.5
and 656474 require that zoning ordinances, subdivision and parcel map approvals be consistent
with the General Plan.
INTRO - 1
Amendino the General Plan
The City may not amend anyone of the mandatory elements of Its General Plan more than four
times in one calendar year. Typically, General Plan amendments are associated with privately
initiated development projects. The General Plan Guidelines suggest the following criteria for
General Plan amendments:
. The amendment must be In the public interest;
. The amendment must be consistent with other parts of the General Plan;
. If the amendment necessitates other changes to the plan, those changes must be considered
at the same time in order to maintain internal consistency; and
. If the amendment necessitates changes in zoning or other ordinances, those changes should
be considered within a reasonable time.
It is advisable that the City periodically update its General Plan to assure that the vision, goals
and policies accurately and consistently outline the community's growth management intentions.
Purpose and Structure of this General Plan Update
The City of Arrcryo Grande's General Plan was last updated .in 1990. Significant changes in the
City's existing conditions and community's vision have occurred since that time which necessitate
the review and modification of the City's objectives, policies and implementation proposals.
These changes include population growth, housing characteristics and needs, traffic conditions,
economic development and commercial trends, concerns regarding conservation of small town
character, and preservation of prime agricultural lands.
The City initiated this update process in 1998 and intends to complete the environmental review
and adoption in 2001: This document is hereinafter called the 2001 General Plan Update.
Elements of the 2001 General Plan Uodate
The City of Arroyo Grande's 2001 General Plan Update includes the seven mandated General Plan
elements (Land Use, Circulation, Housing, Conservation, Open Space, Noise, and Safety) and
three optional elements: (Parks and Recreation, Agriculture and Economic Development). Open
Space and Conservation were combined in the City's 1990 General Plan and in the 2001 Update
include Agriculture, reflecting the added emphasis on the preservation of prime agricultural
properties within and adjoining the Arroyo Grande urban area.
RelatlonshiD Amona General Plan Elements
As a comprehensive strategy for the management of a city's diverse physical, economic, and
social resources, there is a high level of interrelationship among the topics and elements of the
General Plan Update. The Agriculture, Open Space, and Conservation Element define !)9licy for
the protection of significant natural resources, providing the setting or context for urban land use
development and incorporated City areas including single-family and mUlti-family residential,
office, commercial and Mixed Use development. The Land Use Element includes the Agriculture,
Open Space and Conservation Elements by reference and also includes unincorporated 'Fringe
Area" Residential Rural and Residential Suburban north and southeast of the City, as prescribed
in the County Land Use Element. San Luis Bav Area Plan-Inland. Although outside the City's
jurisdiction, the development of Fringe Area residential, Agriculture, and other uses within the
Planning Area directly impact on the Urban Land Uses within the City. The focus of the City
General Plan Update is the Urban Land Use Element that provides for the types, density or
intensity, design and distribution of existing and potential City areas, including single family
residential, multiple family residential, community facilities, office, commercial and mixed-use
development categories. The Circulation Element identifies the street pattern and other
INTRa - 2
circulation infrastructure and transportation systems needed to support the uses accommodated
by the Land Use Element. The Housing Element provides for the manner in which existing
housing will be conserved and new housing will be produced, in context of the residential and
Mixed Use areas proposed for development by the Land Use Element including unincorporated
Rural Residential and Residential Suburban uses. The Noise Element identifies the sources and
outlines policy to protect land uses against adverse noise levels associated with necessary
circulation and related activity. The Safety Element provides for the protection of lives and
property from the adverse effects of natural and man-caused hazards. The Park and Recreation
Element outlines these public facilities and services desired to support the City and area
residents, businesses, and visitors' leisure-time activities. The Economic Development Element
defines the objectives, policies and proposals for improved employment, business retention and
expansion, and fiscal growth of the community.
Definition of Objectives. Policies. and ImDlementation Measures
Each element of the General Plan is made up of a set of objectives, policies, and proposed
implementation measures. Some policies and proposals are expressed in maps and diagrams.
Objectives define general future goals relevant to the issues addressed within each element.
They are expressed In the General Plan Update as desired end states rather than actions. As
general expressions of community desires, they are qualitative and descriptive. In this General
Plan Update, objectives are labeled numerically within each element; for example, within the
Land Use Element, labeled LU1, LU2, etc.
Policies are set forth for each objective. Two types of policies are offered in this General Plan
Update - general policy statements and implementing policies. Policy statements gUide
decisions in accordance with objectives. In this General Plan Update, each policy statement is
listed numerically according to the objective it supports. For example, policies that support
objective LU2 are listed as LU2-1, LU2-2, etc. Similarly each Implementing policy (policy that
provides definitions or more specific direction with regarding to implementing objectives) is listed
beneath and labeled according to the policy it supports (e.g., implementing policies that support
policy AG3-1 are labeled AG3-1.1, AG3-1.2, etc.).
Implementation measures are proposed actions, procedures, programs, or proposals that
carry out General Plan policy. Often implementation measures support more than one policy.
Therefore, a list of these implementation measures is provided at the end of each element.
Relationship to Other Documents and Planning Programs
Proaram EIR
In accordance with the provisions of Section 15166 of the California Environmental Quality Act
(CEQA), an integral program EIR document is included in the 2001 General Plan Update to
discuss the environmental impacts associated with its adoption and implementation and to
outline mitigation measures as required.
Develooment Code/Zonino
Zoning is one of the primary means of implementing the General Plan. The City of Arroyo
Grande's zoning is set forth within its Development Code. The Code divides land within the City
into zoning districts and specifies permitted uses and development standards within each district,
such as allowable density, minimum lot size, building height and setback limits, fence, sign and
parking requirements. The Code requires that proposed uses are consistent with the General
Plan.
INTRO - 3
Upon adoption of the 2001 General Plan Update, the City will initiate a comprehensive review and
necessary revisions to the Development Code and zoning map for consistency. This process is
expected to occur in 2002 and 2003.
The review and revisions of the Development Code and zoning map will involve additional public
notice and hearings requiring one year or more to complete. In the interim, where the General
Plan Update and Development Code/zoning map regulations differ regarding appropriate use or
intensity of development, the more restrictive interpretation shall apply.
Scecific Plans/Planned Develocments
Specific Plans are another tool for implementing the General Plan. They are especially useful for
planning large projects and development of sites with unusual environmental constraints and
opportunities. The City's Development Code recognizes Specific Plans and Planned Development
zoning as appropriate procedures for development of large-scale, mixed-use developments.
Specific Plans and Planned Developments provide detailed standards and design criteria,
including the distribution, location, and extent of land uses and provision of infrastructure within
the project area in order to support proposed development. Specific Plan or Planned
Development should be consistent with the General Plan. Any interested party may request the
adoption, amendment, or repeal of a Specific Plan but generally such applications are initiated by
the property owner. Within the City of Arroyo Grande, Planned Development zoning has guided
development of several large residential subdivisions within the hills and valleys composing the
northwest part of the City. Specific Plans have been previously adopted for certain undeveloped
properties surrounded by existing urban uses. Additional Specific Plans are proposed for large
undeveloped properties and potential annexation areas to the southeast of the City.
General Plan Related Information and Reference Materials
The 1990 General Plan preparation and many of the component elements provide a large volume
of background information and reference materials that influenced the objectives, policies and
implementation measures. While these documents are helpful in understanding how the City and
its development policies have evolved, and the importance of various resources, constraints and
opportunities that have influenced choice of development alternatives, it would be excessive and
too complex to revise all resource studies and references as an integral part of the General Plan
Update.
In the 2001 General Plan Update, these background materials and key reference documents are
identified for information purposes and summarized where considered essential. The City of
Arroyo Grande, Department of Community Development is compiling a "Planning Reference
Library" that will be provided to the South County Branch library at 600 West Branch Street,
Arroyo Grande for public use. Some of the summarized information is contained in an
"Informational Appendix" divided into the same chapters as the General Plan Update Elements
and available at the Community Development Department, 214 E. Branch Street, Arroyo Grande
as a supplement to the policy document. As time permits, the City will add additional technical
reports and summaries to the Planning Reference library and Information Appendix. These
should not be interpreted as integral parts of the General Plan unless the City specifically refers
to them as such. Otherwise, they are simply information sources and reference materials.
Community Participation and Input
In order to assure that the 2001 General Plan Update accurately reflects the community's
perspectives and values and addresses current issues of importance to the citizens, public
involvement has played an extensive role in the development of this General Plan Update.
Interviews with community stakeholders, a community-wide survey, public workshops, and other
INlRO - 4
opportunities have been provided to maximize the input of a broad representation of Arroyo
Grande's residents, businesses, property owners, and other interested parties.
Community participation for this General Plan Update included the following:
Visions WorkshoD
On February 28, 1998, a workshop was conducted to enable members of the community to
articulate their visions for the City's future. Approximately 150 people attended the three hour
Visions Workshop. Participants indicated their ideas regarding numerous issues, including the
future growth, agricultural land preservation and open space conservation, potential development
of housing and residential neighborhoods, desired character of the Village and East Grand
Avenue, and other commercial, public facilities. and recreational areas. Although community
members expressed differing priorities and direction for the City concerning some of the specific
issues, the results provided a general direction with respect to the following key issues:
. Growth Management Growth management is necessary to address development
pressures in a way that will provide for economic benefits but also ensure the protection
of a rural/small town character. There was a strong consensus against increasing
housing density in existing residential neighborhoods and in favor of attracting and
retaining job opportunities.
. Preservation of Agricultural Lands. The participants were in general agreement regarding
preservation of agricultural lands in and adjoining the City for a variety of purposes,
including food production, the provision of open space, promotion of the City's identity as
a small town with rural character, for basic employment, and as a consistent regional
planning policy requiring both City and County cooperation.
. Residential Uses. High-density residential uses and uniform tract housing were strongly
discouraged, while residential uses that "fit" or reflect the community's environmental
resources and small town rural character were encouraged.
. The Wllage. The participants expressed a desire to maintain the historic character of the
Village by encouraging complementary uses such as outdoor cafes, community and
tourist oriented shopping and cultural uses, promoting pedestrian oriented street
improvements, and rerouting conflicting through and heavy truck traffic.
. East Grand Avenue. The results of the workshop indicate a strong community desire to
improve the character of the East Grand Avenue commercial corridor by providing more
attractive shopping, pedestrian oriented development, common architectural design
theme and considering compatible Mixed Uses.
. Park and Recreational Uses. A desire for more open space, active and passive
recreational parks was expressed at the workshop, including strong support for the
development of a greenbelt and trail system along Arroyo Grande Creek system.
Alternatives WorkshoD
In response to the community desires expressed at the Visions Workshop, three preliminary
alternative growth concepts were developed, Illustrating different options for the future
development of the City, presented at an Alternatives Workshop conducted on June 20, 1998.
The primary difference proposed by these alternatives were the possible development of
remaining agricultural properties: (a) preserve as is, (b) allow conversion for low density housing,
and (c) conversion of agricultural lands for Mixed Use villages, containing housing, neighbOrhood
INTRO - 5
If
centers, parks, and greenbelts. All three alternatives included a proposed future development of
a business park in the southeastern portion of the City, to reflect the vision of economic
development to accommodate new job opportunities.
Based on the public input obtained at this workshop, it was concluded that there is substantial
public concurrence for the following features of these three alternatives:
. The preservation of existing agricultural lands. Alternatives that suggested conversion
had very little support.
. The maintenance of the Village as a community and visitor oriented place, with in-fill
projects limited to pedestrian-oriented and compatible uses, in scale with those that
exist.
. The expansion of "Village-type" uses south along Traffic Way and east along E. Branch
Street.
. The revitalization of East Grand Avenue corridor including pedestrian oriented
streetscape improvements, and the establishment of Mixed Uses and improved
community shopping east of Oak Park Boulevard.
. The establishment of a greenbelt/trail network along Arroyo Grande Creek system.
The most significant question concerned future annexation and development of property in the
southeastern portion of the City enabling development of a business park. The 2001 General Plan
Update proposes that this annexation and development alternative be considered separately as a
General Plan Amendment or Specific Plan and EIR.
General Plan Uodate Citizen's Survev
In order to provide the public with another opportunity to provide input regarding the 2001
General Plan Update, the City distributed a "General Plan Citizens Survey." The survey included
fifteen questions regarding issues similar to those discussed at the public workshops, distributed
to each household within the City. About 1,020 surveys were completed and returned to the
City. The results of the survey reiterated the community's desire to:
. preserve agricultural uses,
. manage growth and development,
. maintain the small town, rural character of the community and the Village area,
. change the character of East Grand Avenue to provide more attractive shopping, and
. provide for more passive recreational uses including hillside open space and creek trail
system.
Community Vision as the Basis for General Plan Uodate
Blending these expressed community desires and "vision" regarding the quality of life that people
cherish and want to maintain and enhance, the City of Arroyo Grande's 2001 General Plan
Update has identified five fundamental shared community values:
1. A "balanced" economy that offers a diversity of employment opportunities in agriculture,
retail, service, professional and other Industries, and which supports family-managed and
other small businesses.
2. An "affordable" community where people who work locally can also afford to live and
Integrate their professional and personal/family roles, within a range of choices in
housing type suitable for varied lifestyles and stages in life.
INTRO - 6
3. A "small town, rural character" community where residents and visitors can find
relaxation, comfort and charm.
4. A "responsible" citizenry who understand ecological relationships and are willing to live
within limits that protect sensitive and treasured resources, and who take into account
the needs of others.
5. A "sustainable" community, where resources are conserved facilitating the continuity of
historical legacies into a desirable future for following generations as well as the present
one.
These principles underlie the objectives, policies and proposals expressed in the 2001 General
Plan Update and each of the component elements, and should guide future amendments.
Background and Location
Location and Reaional Settin~
The City of Arroyo Grande occupies 5.45 square miles (3,388 acres) of land along Highway 101 in
southwestern San Luis Obispo County, as shown on Map 1. It is immediately adjacent to the
west and southwest to urban development within the Cities of Pismo Beach and Grover Beach,
and unincorporated community of Oceano. Unincorporated lands adjoin the City to the north,
east, and south. Residential Rural and Suburban development characterize unincorporated areas
to the north and southeast of the City while Agriculture uses dominate the Arroyo Grande Valley
that extends northeast and the Cienega Valley south of the City. Arroyo Grande Creek runs in a
generally north-south direction through the eastern portion of the City.
Jurisdictional and Plannino Area Boundaries
The focus of the 2001 General Plan Update is to provide a policy plan for future land uses within
the City of Arroyo Grande. However, future land uses patterns and development within the City
must be considered within the context of its surrounding areas. Therefore, the 2001 General
Plan Update addresses future land uses within city limits, lands included within the City's "Sphere
of Influence" and other adjoining and integral areas encompassed by the City within the larger
"Areas of Environmental Concern," also referred to as the City's planning area.
The Sphere of Influence (SOl) includes lands within the City's ultimate service area as adopted
by the Local Agency Formation Commission (LAFCO). It typically includes adjacent or
surrounded areas. Changes to the SOl must be approved by LAFCO. As shown on Map 1, the
City of Arroyo Grande's Sphere Of Influence includes approximately 760 acres of hillside
Residential Suburban land adjacent to the City's north boundary, a 18S-acre agricultural parcel
along the City's southeastern border, and a small area along the City's southern border that
contains a mobile home park and vacant parcel. The 2001 General Plan Update proposes some
revisions to the adopted Sphere of Influence areas, reducing the proposed Urban Reserve Umits.
Areas surrounding the City and Urban Reserve Limits that affect planning issues within the City
are included in "Areas of Environmental Concern" (AEC). This Planning Area includes large areas
of Agriculture, Residential Rural and Residential Suburban County lands primarily to the north,
and southeast of the City. Portions of the Cities of Pismo Beach and Grover Beach and the
unincorporated community of OCeano that border the west, southwest and south sides of Arroyo
Grande, respectively are also within the City of Arroyo Grande's Planning Area and Area of
Environmental Concern.
INTRO - 7
Map-1
Planning Area - AEC
-.- 2001 City Umits
.....-- Sphere Of Influence (SOl), Proposed
>
......... Sphere Of Influence (SO!) To Be Excluded ::
.. -- . ..... - -. - - - - .".".
INTRO - 8
PODulation Growth Trends
The City of Arroyo Grande's population has grown from a population of 3,291 in 1960 to 15,851
people (based on the 2000 federal census). Population growth during the 1960's occurred
rapidly, some years exceeding 12 percent. In the 1970's, growth slowed to an average of seven
percent, falling still further in the 1980's to two percent from 1980 to 1985. From 1985 to 1987
growth stopped during major national recession and from 1987 to 1990, growth resumed at an
average of 2.5 percent per year. Annual population increases of less than one percent have
marked the 1990's. According to the 2000 Federal census, the City of Arroyo Grande grew
10.2% since 1990 to a resident population of 15,851. Assuming an average annual growth rate
of approximately 1% from the current estimated 2001 population of 16,000, the General Plan
"build-out" capacity of about 20,000 would be reached by 2023. Average annual rates seldom
occur, however, as the production of housing often occurs in cycles of above average and below
average. For example, construction of 53 homes per year would constitute approximately 1%
growth of current resident population assuming average household population for single-family
owner-occupied housing. And past trends have varied widely based on market factors beyond
the control of the City. Current estimates from San Luis Obispo Council of Governments project
the City's "General Plan build-out population" at approximately 19,000 to 20,000 residents by
2023 at a rate of approximately 1% annual average. For General Plan Update purposes, the
"build out" projection of approximately 20,000 residents coincides with a twenty-year planning
period.
Identification of Issues. (ODDortunities and Constraints)
Some of the significant issues and challenges associated with present and future land uses in the
City of Arroyo Grande were summarized during Update formula~ion. These issues and challenges
establish the context within which the 2001 General Plan Update is crafted, and which the
General Plan Update attempts to address through its objectives and policies.
Regional Context/Relationship to Acfjoining Urban Areas
. The City of Arroyo Grande is located along Highway 101, approximately midway between San
Luis Obispo and Santa Maria. The 101 corridor between Santa Maria and Arroyo Grande
includes the unincorporated community of Nipomo and adjoining Mesa areas where rapid
suburban development is occurring in the unincorporated Nipomo area.
. For travelers heading north on the freeway, Arroyo Grande serves as a "gateway" to the
"Five Cities" area, composed of Arroyo Grande, Pismo Beach, Grover Beach, Oceano and
Shell Beach. As such, the character of the City as perceived along the freeway and certain
arterial streets within the City plays a key role within a regional as well as local context. The
"Five Cities" area implies that these once separate communities are merging as a single
urban area, with little or no separation or distinction between the communities.
. In addition to the quality and scale of urban development within the City, the relationship of
built environment to surrounding natural resources - particularly hillsides, canyons and ridges
located to the north and east and agricultural areas to the northeast and south - play an
important role in defining the character of the Five Cities area and the City of Arroyo Grande
itself.
. The community has expressed the desire to retain a "rural, small town" character within the
City and to avoid the types of suburban sprawl that have occurred in other locations,
perceived by local residents as undesirable. The City faces the challenge of managing
growth to counter predominant land development market forces that have contributed to
"suburban sprawl" rather than urban in-fill and revitalization. Inherent in this challenge of
managing growth to encourage urban in-fill and revitalization rather than low density
"suburban sprawl" is the perceived or actual community and resident preference for large lot,
INTRO - 9
single-family housing developments rather than more intensive infill. Unless the community
and housing market accept this type and density of housing and integrate it within the "small
town, rural character" the single-family market forces may shift to other areas beyond the
City of Arroyo Grande's jurisdiction, such as Nipomo Mesa, creating "suburban sprawl" from
the outside-in. It is therefore apparent that the City must coordinate its growth management
policies with those of other jurisdictions in the region, particularly the County of San Luis
Obispo.
Regional Context;/Relab"onship to Agricultural Uses
. The Arroyo Grande Valley and La Cienega Valley, comprising approximately 2,500 acres of
land along the Arroyo Grande Creek, contain some of the world's most productive agricultural
land. Two key factors influence the sustainability of agricultural production and the
relationship of agricultural land to adjoining uses. Currently, Highway 101 and urban
development within the City of Arroyo Grande divide agricultural areas north and south of the
freeway. Development patterns within the City, particularly higher density residential
developments adjacent to agricultural land have intruded into agricultural areas and
additional divisions within agricultural areas north and south of Highway 101 threaten their
viability. Pressure for conversion of agricultural land is a key issue within and adjoining the
City. This issue must be considered in the context of potential effects on the larger pattern
of agricultural uses within the Arroyo Grande Valley as a whole in the City and
unincorporated areas.
limited Remaining Undeveloped Land Within the Oty
. Land within the City of Arroyo Grande comprises gradual to steep hillsides to the east and
north and relatively flat alluvial plain in the central, south and western portions of the City.
Arroyo Grande Creek runs in north south direction through the eastern portion of the City.
Development within the City historically was concentrated in central and southwestern
portions of the City but recently spread to hillside areas north of Highway 101. Few vacant
parcels remain within the City, and now a substantial portion of regional development
pressures focus on agricultural parcels.
0 The preservation of agricultural uses within and adjoining the City remains a fundamental
goal within the community as confirmed by the input obtained during the public participation
process for this General Plan Update. The City faces the basic challenge of accommodating
economic development and growth within the City while maintaining agricultural preservation
in and adjoining the City.
0 The City has achieved commendable results with regard to preserving passive open spaces
along stream corridors and wooded slopes within Planned Development areas north of
Highway 101 and implementation of Nee-Traditional design principles on in-fill projects
southwest of Highway 101. Few large undeveloped areas remain and future development
will involve more intensive "Mixed Use" planned developments within previously developed
parts of the City.
. Opportunities for continued economic growth involve redevelopment, in-fill, and revitalization
of limited properties remaining which should be carefully utilized, with special concern for
compatibility with existing adjoining development. Prime locations for such initiatives include
areas along East Grand Avenue and EI Camino Real as well as south and east of the Village.
Cirr:ulation Constraints Within the City of AfTOYO Grande
0 Highway 101 bisects the City and there is only one interchange with four-way access, at
Grand Avenue. Oak Park Boulevard provides three directions of access, but two of them are
offset. Other ramps at Brisco Road, Halcyon Road, Fair Oaks Avenue, Traffic Way, and
INTRO - 10
outside city limits at EI Campo Road, are partial with termini that lead to complex routing on
the local street system, or incomplete circulation.
. North-south connections between areas of the City on either side of the freeway are limited.
Only two roadways (Grand Avenue and Oak Park Boulevard) provide arterial-crossing
opportunities, while two others (Brisco Road and Fair Oal<s Avenue) provide indirect access
across Highway 101.
. State Highway 227 bisects the historic Village contributing to both commercial and residential
traffic congestion and disruption of land use by through traffic. Although alternative routes
have been considered to the southeast, lack of interchange connection with Highway 101
and bridge crossing of Arroyo Grande Creek have precluded serious consideration of these
"by-pass" alignments. The 2001 General Plan Update Circulation Element proposes local
"relief route study areas" instead.
. The possibilities of engineered solutions to these regional features of the circulation system
are limited by existing developments and design standards as well as budgetary constraints.
The constraints of the existing circulation system therefore are a fundamental concern to
future land use development. The City wants to achieve Level of Service (LOS) 'C' despite
existing deficiencies.
. As evidenced in the public participation process for this 2001 General Plan Update, the
community of Arroyo Grande values and seeks to retain the existing character of its historic
Village area. East Branch Street must accommodate demands generated by existing and
future uses, yet through-traffic - particularly truck traffic - is incompatible with the desired
pedestrian character of the Village.
. Pedestrian, bike and other non-auto modes are poorly developed in the City. Design and
planning for increased reliance on such alternative modes would contribute toward energy
efficiency, more sustainable land use development patterns and better reflect existing
circulation constraints. The City will promote "multi-modal" circulation but it recognizes that
established regional land use patterns are conducive to continued citizen preference to
automobile use.
Citizen's Conservation Ethics
Because of its geographic location and history, citizens of the City of Arroyo Grande recognize a
stewardship responsibility toward important factors that are unique to the City and define its
character in a regional context:
. Given the fertility of its soils and historical association with agricultural activities in the
Central Coast area, a responsibility for protection of its remaining prime agricultural land and
the community's agrarian character.
. Given the integrity of the City's historic commercial core, a responsibility for preservation and
sensitive enhancement of the unique ambiance and character of its "Village" area.
. Given its location as the southernmost. of the "Five Cites" and Its straddling of the Highway
101 freeway, recognition of its status and function as a "gateway", and a responsibility for
defining the character and reinforcing the boundaries of urban development.
These three factors underlie the definition of objectives and policies within the Land Use Element
and should be considered as fundamental considerations in any future amendments or Updates
to the General Plan as well as the basic tests of consistency between Agriculture, Open Space
and Conservation Element and the Urban Land Use Element.
INTRO - 11
Principals
Agriculture Objectives and Policies
Conservation and Open Space Objectives and Policies
AgjCjOS Implementation Measures
AGRICULTURE and CONSERVATION/OPEN SPACE ELEMENT
(An Integral part of the Land Use Element)
CITY COUNCIL, Adoption Draft, October 3, 2001
AGRICULTURE, CONSERVATION and OPEN SPACE ELEMENT
Principals:
. That resources such as prime capability soils are highly productive whether for agricultural
purposes, watershed or natural habitat.
. Resources that are irretrievable and/or irreplaceable need to be protected and preserved.
. Individuals and the community have a responsibility to future generations as well as to
wildlife to preserve and protect finite natural resources.
. Resources lands contribute to overall public health, safety and welfare beyond provision of
basic necessities such as food, fiber and livelihood.
. Land Use and urban development shall be managed and limited to that which can be
sustained by the available resources and serviced by the circulation and other infrastructure
systems.
AGRICULTURE OBJECTIVES and POUCIES:
Agl No net loss of prime farmland salls and conservation of non-prime Agriculture
use and natural resource lands.
Agl-l Except as already committed to County Fringe Area Residential Rural and
Suburban development and the City's established urban land use pattern,
designate all undeveloped land having prime farmland soils as Agriculture (Ag)
and/or Agriculture Preserve (AgP), whether or not in current agricultural productive
use.
Agl-l.l Prime Farmland Soils shall include all land, (a) Ejl:lalif,'iRII as Class I er
Class II iA the: NatllFaI Re:;elll~es CeAsel'YatieR E:eF\.iee laRB use
eapability dassifieatisA; er (b) Ejllalif,'iRII fer ratiR!j 80 thl'el:l!jh 199 iR the
Sterie IABe!( FatiRII. whether a single parcel or contiguous parcels, that if
irrigated, qualifies for rating as Class I or Class II in the USDA Natural
Resources Conservation Service land use capability classification whether
or not the land is actually irrigated, provided that irrigation is feasible.
(This definition is derived from the Local Government Reorganization Act
of 2000 as reorganized and amended in 2000. Section 56064(a))
Agl-1.2 Public facilities are permitted on agricultural and natural resource land
when required by health, safety, or welfare of the public.
Agl-1.3 Either Agriculture or Agriculture Preserve zoning are consistent with the
Agriculture classification of the plan.
Agl-2 Designate as Conservation/Open Space (C/OS) or County Rural Lands all non-
prime Ag lands with important natural resource or open space values that the
community intends to conserve.
A,C/OS - 1
Agl-2.1 Areas with a GOS designation shall be subject to special measures
and/or programs designed to conserve natural resources and protect the
community from their loss, including measures or programs that may be
developed subsequent to adoption of this General Plan Update.
Agl-3 Support existing programs and develop strategies to retain areas of prime farmland
soils in agricultural use and other Conservation/Open Space (C/OS) areas in a
natural, undeveloped state.
Agl-3.1 Encourage Williamson Act participation by agricultural landowners. An
inventory of parcels under Williamson Act contract within the City shall
be maintained by the Community Development Department and the
status of those contracts reported to the Planning Commission and City
Council. The City's objective shall be 100% enrollment of statutory
qualified parcels bearing an Ag designation. The City's aim shall be to
maintain contiguity of Ag and C/OS parcels and avoid fragmentation of
areas having prime farmland soils or non-prime Conservation/Open
Space designation.
Agl-3.2 Encourage dedication of conservation easements over parcels having
Conservation/Open Space (C/OS) designation. An inventory of
conservation easements and similar restrictions within the City shall be
maintained by the .Community Development Department and reported
annually to the Planning Commission and City Council. The City's
objective shall be to maintain 100% of the Conservation/Open Space
designation under interim or permanent open space or conservation
easements.
Ag1-4 Establish and apply a significance criterion (threshold of significance) for CEQA
analysis, as provided by California Government Code Section 15064.7, that
considers loss of prime farmland soils as a significant adverse environmental
impact.
Agl-4.1 Loss of prime farmland soils shall refer to their unavailability for
agricultural use. Loss may occur through natural causes or development
such as coverage (e.g., paving, construction of buildings, etc.), or
conversion to urban/suburban use (Including residential yards/gardens
and aetiYe recreational areas). Cessation of agricultural use shall not
constitute loss so long as the parcel remains fallow or is allowed to
revert to a natural undeveloped state. Site improvements that are
intended to support agricultural operations - such as grading, irrigation
or drainage facilities, unpaved roads, or farm buildings and structures --
shall not constitute loss so long as the improvements do not substantially
diminish the capability of agricultural operations on the parcel or within
the area and the improvements are directly related to agricultural
production on the site.
Agl-4.2 Possible mitigation for loss of areas having prime farmland soils 5IIa!!
iRvelve, at a FRiRiFR~FR, may indude cermanent protection of prime
farmland soils iR aRetller s~itaele leeatieR at a ratio of :e! 1: 1 with
regard to the acreage of land removed from the capability for
agricultural use. Permanent protection may involve, but is not limited to,
A,C/OS - 2
dedication of a perpetual agriculture or conservation easement or other
effective mechanism to ensure that the area chosen as mitigation shall
not be subject to loss of its prime farmland soils. Suitability of location
shall be determined by the City COuncil. The aim shall be to protect and
preserve prime farmland soils primarily within and contiguous to City
boundaries, secondly within the Urban Land Use Element area, and
thirdly within the larger Arroyo Grande Valley and La Cienega Valley
within the Area of Environmental COncern. Other potential mitigation
measures for loss of areas having prime farmland soils indude payment
of in-lieu fees or such other mitigation acceptable to the City COundl.
Agl-4.3 Since prime farmland soils occur naturally and are geographically
specific, the only means for mitigation to less than significant is
preservation. The City's aim shall be to maintain contiguity of Ag and
etos parcels and avoid fragmentation of areas having prime farmland
soils. The City shall avoid development of prime farmland soil areas by
directing growth potential to more suitable urban locations. Only after
the imposition of available mitigation and consideration of alternatives to
avoid the proposed action, may the City Council approve development on
prime farmland soils subject to overriding considerations as permitted by
California Government Code Section 15093.
Agl-5 COnserve topsoil by encouraging cooperation between property owners, agriculture
operators and growers, agencies and organizations that will result in effective soil
conservation practices.
Agl-5.1 Assure that city streets, drainage systems and other infrastructure do not
adversely impact agricultural lands and that the roads, drainage and
utility systems are properly maintained.
Agl-5.2 Actively encourage conservation of soil resources.
Agl-5.2.1 Make available to area farmers, in conjunction with Natural
Resource COnservation Service, voluntary guidelines for farming
operations on erodible soils.
Agl-5.3 Minimize flood damage potential to farmland.
Agl-5.3.1 Assure that urban developments incorporate adequate runoff
and drainage detention and flood control.
Ag2 Allocate and conserve ground and surface water resources for agricultural use
and minimize potential Fringe Area and urban development that would divert
such resources from agriculture.
Ag2-1 Maintain water resources for production agriculture, both in quality and in quantity,
so as to prevent the loss of agriculture due to competition for water with urban
development.
A,etOS - 3
Ag2-1.1 Minimize County Fringe Area and urban development that would
adversely affect: (1) water supplies and quality or (2) groundwater
recharge capability needed for agricultural use.
Ag2-2 Identify groundwater recharge areas that are pertinent to agricultural water usage.
Ag2-2.1 For purposes of this policy, 'groundwater recharge area' refers to all
areas with suffICient soil permeability or appropriate geologic structure
such that surface water penetrates to one or more subterranean aquifers
that are currently used or could reasonably be used in the future for
agricultural irrigation.
Ag2-2.2 The location and suitability of groundwater recharge areas shall be
identified in CEQA analyses and considered with regard to impacts on
agricultural land uses.
Ag2-3 Ensure that urban land use and Residential Rural or Suburban development
projects result in 1\0 net decrease in groundwater recharge and no adverse effect
on agricultural water supplies.
Ag2-3.1 Require mitigation measures that result in no net decrease in
groundwater recharge.
Ag2-4 Detention, retention and recharge basins shall be designed as open space and
habitat resources in addition to flood control and other functions associated with a
development. Their extent and engineering shall permit establishment of
vegetative growth and utilization for passive recreation or compatible agricultural
uses. The design of such Facilities shall include specific operation and
maintenance programs that ensure that the capacity is not reduced.
Ag2-5 Encourage water conservation by both agricultural and urban water users.
Ag2-5.1 Require water conserving design in urban development proposals.
Ag2-5.2 Distribute irrigation standards for urban area agricultural uses.
Ag3 Current acreage of agricultural uses within Arroyo Grande's Area of
Environmental Concern shall be maintained.
Ag3-1 Except as provided in Ag 1-1, designate all lands currently in agricultural use, and
vacant lands having been in agricultural use for at least six (6) months within the
past ten (10) years, as Agriculture (Ag).
Ag3-1.1 Agricultural use shall include grazing by domesticated animals (e.g.
horses, cattle, sheep, goats, etc) or other animals (e.g. buffalo, ostrich,
deer, etc.) managed for commercial or conservation purposes; tending of
,mimals (e.g. chickens, rabbits, etc.) for commercial products (e.g., eggs,
meat, fur) or for conservation purposes (e.g., wildlife refuge); cultivation
of food crops intended for human or animal consumption, including
products requiring substantial processing after harvest; cultivation of
flowers, trees or ornamental flora, including landscaping materials; active
A,qas - 4
management of orchards or vineyards; or any other activity where the
soil and climate provide an essential component of commercial
productivity .
Ag3-1.2 Commercial value and significance with regard to agricultural use shall
refer to the purpose of the activity rather than to any particular
economic threshold. The criterion is whether the activity is pursued with
the intent to sell agricultural products, directly or indirectly and whether
profitable or not. Activity pursued for. personal consumption or pleasure
(e.g., keeping a horse for family riding, a goat for household milk, or a
small vineyard for home vinting) does not qualify as an agricultural use.
Ag3-1.3 Agricultural land shall encompass parcels with agricultural uses and one
or more residential structures and/or outbuildings designed to shelter or
contain animals or store agricultural products or equipment and supplies.
Ag3-1.4 Parcels with no agricultural uses, of a primarily residential nature, shall
be considered residential. Parcels with no agricultural uses, which
contain uses related to and supportive of agricultural operations, shall be
considered agricultural.
Ag3-1.5 Vacant or undeveloped agricultural land shall refer to fallow cropland,
grazing land or land supporting other agricultural uses as identified in
AG3-1.1, that is not in productive use at the time of any designation
action or re-designation request.
Ag3- 2 Outside the City limits and within Arroyo Grande's Area of Environmental Concern,
designate those lands identified in San Luis Obispo County's General Plan as
Agriculture, which are currently in agricultural use or have been in agricultural use
for at least six (6) months within the past ten (10) years, as Agriculture (Ag).
Ag3-2.1 County designation shall be as determined as of December is, 1998, the
date of adoption by the Board of Supervisors, of the County's Agriculture
& Open Space Element
Ag3-2.2 Should landowners of parcels in this area request consideration for
inclusion within the City's Sphere of Influence and/or annexation to the
City of Arroyo Grande, the request shall be evaluated based on the City's
criteria for Agriculture designation and zoning, and be subject to all
policies and regulations pertaining to that use.
Ag3- 3 Agricultural land shall be considered as two sub-types: Prime and non-prime.
Because of soil and slope conditions, and non-expandable nature of these areas,
prime Agriculture areas shall have the highest priority for protection from
conversion to urban uses.
Ag3-3.1 Prime Agriculture shall comprise what are commonly referred to as
"bottom lands" within the Arroyo Grande Valley, Huasna Valley, Cienega
Valley and Los Berros Valley. These are typically flat, irrigated, and in
intensive crop production.
A,GaS - 5
Ag3-3.2 Non-prime areas shall comprise what are commonly referred to as "grass
lands" on hillsides and sloped areas generally southeast, east and north
of the urban area. These are typically non-irrigated and support grazing
or dry-land crops.
Ag3-4 Encourage the expansion of agricultural land uses.
Ag3-4.1 Encourage requests for re-classification of lands in Residential Rural and
Residential Suburban and/or Urban land use districts to the Agriculture
district.
Ag3-5 All Ag-designated lands shall be considered 'Agricultural Preserve' for Land
COnservation Act (Williamson Act) purposes and eligible to enter into Williamson
Act contracts to the extent that statutory qualifications are satisfied.
Ag3-5.1 Promote Williamson Act contracts on Ag-designated properties within the
City limits and the City's Area of Environmental COncern. The City's aim
shall be 100% participation of qualified Ag-designated properties that
are otherwise not protected in perpetuity.
Ag3-5.2 Encourage the County to support participation in the Williamson Act
program by Ag-designated properties within the Area of Environmental
Concern under jurisdiction of the County. The City's aim shall be 100%
participation of qualified Ag-designated properties that are otherwise not
protected in perpetuity.
Ag3-6 Encourage lot mergers and consolidations within the Ag district, and among
properties seeking inclusion into the Ag district, that would meet minimum parcel
size requirements for Williamson Act participation and City standards for
Agriculture uses.
Ag3-6.1 Establish incentives for lot mergers and consolidations. The City's aim
shall be 100% of Ag-designated properties to be qualified for Williamson
Act participation and compliant with City standards.
Ag3-7 Where lot mergers and consolidations are impractical, encourage the establishment
and maintenance of small-scale agricultural uses, specialty crops, and specialized
animal facilities.
Ag3-7.1 Discourage rural residences as the primary use on existing small Ag
designated parcels.
Ag3-7.2 Advise owners of legally non-conforming Ag parcels that City policy
promotes continued agricultural use including specialty crops and right-
to-farm adjoining Ag properties.
Ag3-8 Encourage the establishment and succession of agricultural usage.
Ag3-8.1 Cooperate with the County Agricultural COmmissioner and Farm Advisors
to distribute information encouraging establishment of agricultural uses
A,C/OS - 6
and conversion to higher value crops to preserve Agriculture and
conserve Conservation/Open Space lands.
Ag3-9 Discourage subdivision of Ag designated property.
Ag3-9.1 The minimum parcel size for new land division of Ag designated parcels
that are irrigated shall be 20 acres.
Ag3-9.2 The minimum parcel size for new land division of Ag designated parcels
that are non-irrigated shall be 40 acres.
Ag3-10 Where land division of an Ag designated property is proposed, the resulting parcels
shall be designed to ensure the long-term protection of agricultural resources.
Ag3-10.1 Refer proposed divisions of Agriculture lands to the County Agricultural
Commissioner for review and advisory comment as to whether the
proposed parcels would be sustainable as agricultural parcels.
Ag3-10.2 Require that Ag parcels meet Williamson Act eligibility standards and
enter into Williamson Act contracts if not otherwise protected in
perpetuity.
Ag3-10.3 Require that divisions of Ag designated parcels include covenants,
conditions and restrictions (CC&Rs) notifying subsequent owners that
land is an Agricultural reserve and that the City supports its 'Right-to-
Farm' Ordinance.
Ag3-1O.4 Restrict the building sites of a subdivided Ag parcel to no more than 1
acre.
Ag3-10.5 Accessory buildings or structures shall be sited to minimize disruption of
agricultural operations, avoid conversions of productive farmland, and
take maximum advantage of existing infrastructure.
Ag3-1O.6 Maintain existing irrigation infrastructure.
Ag3-11 Allow residential density of no more than two primary dwelling units on each legal
parcel of 20 acres or larger within the Ag category. Allow no more than one
primary dwelling unit on each parcel of less than 20 acres.
Ag3-12 Except as provided below, permit only Ag-related uses in areas designated
Agriculture (Ag).
Ag3-12.1 Ag-related shall mean activities and structures associated with the
growing and/or production of agricultural products for income.
Ag3-12.2 Incidental activities (such as roadside stands or bed-and-breakfast/farm
stay accommodations) may be permitted, so long as those activities are
related to the primary use, are clearly secondary to agricultural use, and
that all building sites in the aggregate compose less than 1 acre of
conforming (or less than 10% of the non-conforming) parcel size and are
A,C/OS - 7
situated such that they do not impinge upon the agricultural activities of
the parcel and/or the Ag district.
Ag3-13 Discourage conversion of land within Ag designated areas to non-Agriculture uses.
Ag3-13.1 Cooperate with the County, special districts, and agricultural
organizations/agendes to establish urban service and urban reserve lines
that will protect agricultural land and stabilize agricultural uses within the
Area of Environmental Concern.
Ag3-14 Consider re-classification into urban use of an Ag parcel (or contiguous set of
parcels) within City boundaries or Sphere of Influence, only if and when the parcel
or set of such parcels is less than minimum size and is widowed from other
agricultural uses.
Ag3-14.1 'Widowed' shall refer to a parcel or set of parcels being surrounded (on
all sides) by existing urban uses, such that it lacks contiguity with or
connection to other areas of agricultural use.
Ag3-14.2 In cases considered for re-designation, the parcel(s) shall be adequately
served by appropriate infrastructure and any development application
shall be subject to environmental analysis as referenced in AOSCE Policy
Agl-4.
Ag3-15 Re-designation requests shall avoid leapfrogging of parcels in agricultural use that
would result in other Ag parcels being widowed, including uses within County
jurisdiction as well as uses within City.
Ag4 Support continued economic viability of agriculture as a specialized site-specific
industry.
Ag4-1 Support increased productivity and enhancement of markets and/or Ag uses, such
as vineyards, in appropriate areas, especially in locations that would retain Ag.
Lands and/or improve or reestablish agricultural productivity.
Ag4-1.1 Continue support of the Farmers Market in Arroyo Grande on a regular
basis in one or more appropriate locations.
Ag4-2 Support the development of new techniques and new practices in agricultural
production.
Ag4-2.1 Favorably consider proposals for agricultural uses and practices that are
compatible with surrounding uses.
Ag4-2.2 Minimize the burden to agricultural operators of any review and
permitting requirements by the City.
Ag4-2.3 Affirm the Qty's Right to Farm Ordinance and its extension to new
techniques and practices.
Ag4-3 Provide incentives for landowners to maintain land in productive agricultural uses.
A,qOS - 8
Ag4-3.1 Encourage the establishment of small-scale agricultural uses, specialty
crops, and specialized livestock facilities other than processing on
existing small land parcels in the Ag category.
Ag4-4 Allow incidental visitor-serving and incidental retail use and facilities in Ag
designated areas that are beneficial to the agricultural industry and are compatible
with long-term agricultural use of the land. Such uses shall be clearly incidental
and secondary to the primary agricultural uses of the site, and meet the criteria of
Ag3-12.2.
Ag4-4.1 Visitor-serving uses may include tourism facilities such as bed-and-
breakfast/farm stay lodging or food-serving establishments. Such uses
shall be of a small-scale nature with discrete signage.
Ag4-4.2 Incidental retail uses may involve on-site, area-specific or product-
specific promotion and marketing of agricultural products, such as wine
tasting at a vineyard. Such uses shall be of a small-scale nature with
discrete signage.
Ag4-4.3 Locate visitor-serving and incidental retail uses on the least productive
agricultural lands unless there are no other feasible locations
Ag4-5 Promote the establishment of service commercial type uses related to the support
of local agricultural production outside Ag areas.
Ag4-5.1 Locate Ag related service commercial uses in commercial or industrial
districts with convenient access to areas of agricultural production.
Service commercial type uses may include, but are not limited to, farm
equipment rental and repair services, veterinary services, and bulk
supplies.
Ag4-6 Promote the establishment of compatible industrial facilities that support local
agricultural production, processing, packing, and related industries.
Ag4-6.1 Compatible industrial facilities include facilities that are fully enclosed and
do not generate dust, odors or other emissions that may adversely affect
residents or workers. Such facilities may include small-scale wineries,
breweries, ice manufacturing, and other facilities as evaluated on a case-
by-case basis.
Ag4-6.2 Incompatible agricultural facilities of an industrial nature may include
poultry operations, hog farms, feed lots, feed and grain mills, meat-
packing plants, food processing plants, produce packing sheds, and
certain types of transportation facilities for agricultural products and
supplies, as evaluated on a case-by-case basis.
Ag4-6.3 Locate agriculturally .related industrial facility uses in commercial or
industrial districts with convenient access to areas of agricultural
production.
A,C/OS - 9
Ag5 Promote coexistence of agricultural and urban land uses.
AgS-l Affirm the Right-to-Farm Ordinance.
AgS-l.l Extend Right-to-Farm provisions to new areas that are adjoining lands
approved for addition to the Agriculture district.
AgS-2 Establish criteria for buffers between Agriculture and non-Agriculture land uses.
AgS-2.1 Buffers shall be established on all parcels proposed for non-agricultural
development adjacent to agricultural uses, when the property is exposed
to agricultural operations.
AgS-2.2 No portion of any new residential structure shall be located doser than
100 feet from the site of agricultural operations. Greater distances may
be required based upon site-specific circumstances.
AgS-2.3 The buffer area shall be fenced and landscaped in such manner to
discourage human and animal movement between the urban and
agricultural areas and to screen urban uses from dust and wind-borne
materials.
AgS-2.4 The buffer area shall contain a minimum 20 feet depth of landscaping.
Plantings shall be sufficiently dense and mature to provide aerosol
protection within the first year of establishment.
AgS-2.5 Buffer standards associated with non-residential structures and roadways
shall account for the type of use, building orientation and building and
roadways design.
Ag5-3 Land use conversions shall not adversely affect existing or potential agriculture
production on adjacent lands designated Ag.
Ag5-4 Design special assessments that are equitable with regard to benefits, such that
agricultural landowners are not disproportionately assessed for services that accrue
to urban residents more than farmers or ranchers. Examples of such urban
services include fire protection, park and recreation services and neighborhood
street lighting.
Ag5-5 Minimize trespassing into agricultural areas, through signage, access restrictions,
fines and other available means
Ag5-6 Establish a grievance or arbitration committee to mediate land use disputes
between farmers and adjoining non-farm residents.
Ag 6 Agriculture classification shall include minimum development standards:
Ag6-1 Ag zoning classifications shall prescribe minimum parcel sizes of 20- acres for
cultivated, irrigated and/or prime agricultural land, and 40 acres for non-cultivated,
non-irrigated and/or non-prime agricultural lands.
A,C/05 - 10
Ag6-2 Ag Zoning classifications shall allow 1 dwelling unit per 10 acres and accessory
structures provided all buildings comply with Ag. 3-10.4, Ag3-10.S and Ag3-11.
CONSERVATION and OPEN SPACE OBJECTIVES and POUCIES
C/OSl Protect visually accessible scenic resources.
C{OSl-1 Identify and protect scenic resources and view sheds associated with them
C/OS1-1.1 For purposes of this policy, a 'scenic resource' may refer to agricultural
land, open spaces, hillsides, ridgelines, canyons, valleys, landmark trees,
woodlands, wetlands, streambeds and banks, as well as aspects of the
built environment that are of a historic nature or unique to the City.
C/OS1-1.2 For purposes of this policy, a 'view shed' refers to locations from which a
scenic resource is visible. Such locations may be privately owned but
generally accessible to the public. Public vantage points, such as travel
paths (roadways, trails) or public facilities (schools, parks, etc) are
especially important view sheds to maintain.
C/OS1-1.3 Establish designated scenic corridors along public roads and highways
that have unique or outstanding scenic attributes, such as views of
prominent hills, mountains or canyons; views of stands of trees or
wildflowers; views of the Pacific Ocean or streams.
C/OS1-1.4 Locate structures, roads and grading on portions of a site so as to
minimize visual impact. Locate developments below prominent
ridgelines and hilltops such that they are not silhouetted against the sky.
C/OS1-1.S Use natural landforms and vegetation to screen development.
C/OS1-1.6 Minimize signs, especially freestanding signs. Secure removal of non-
conforming signs within scenic corridors as part of discretionary
development projects.
C/OS 1-1.7 Prohibit off-premise advertising signs in all Agriculture,
Conservation/Open Space, and Residential designated areas of the City
and planning area.
C/OSl-2 Identify unique landforms and designate them as Conservation/Open Space
(C/OS) to require or encourage their protection, conservation and{or
preservation.
C/OS2 Safeguard Important environmental and sensitive biological resources
contributing to healthy, functioning ecosystem.
C/OS2-1 Designate all streams and riparian corridors as Conservation/Open Space (C/OS).
C/OS2-1.1 'Streams' and 'riparian corridors' shall include buffer area corresponding
at least to natural vegetation and/or creek bank.
A,C/OS - 11
C/OS2-1.2 Preserve stream and riparian corridors in their natural state except that
periodic flood control maintenance consistent with State and Federal
permits shall be allowed.
C/OS2-1.3 Where feasible, maintain a grading and building setback of 25 feet from
the top of stream bank. Locate buildings and structures outside the
setback. Except in urban areas where existing development exists to the
contrary, prevent removal of riparian vegetation within 25 feet of the top
of stream bank.
C/OS2-1.4 Creekside trails may be designed within stream and riparian corridors
and building setback providing design and grading are consistent with
State and Federal permits and are sensitive to natural vegetation and
include landscape mitigation.
C/OS2-2 Identify unique or sensitive habitat areas and designate them Conservation/Open
Space CC/OS) overlay.
C/OS2-2.1 Designate wetlands as Conservation/Open Space.
C/OS2-3 Identify and designate Conservation/Open Space CC/OS) other public or private
properties containing scenic resources or public vistas of scenic Importance.
C/052-4 Identify and protect wildlife corridors that link habitat areas as
Conservation/Open Space (C/OS).
C/OS2-4.1 Encourage agricultural landowners and managers of Conservation/Open
Space to adopt range and farmland management practices that will not
interfere with the movement of wildlife through their properties.
C/052-4.2 Public or private developments that require discretionary permit or
propose a land division, shall avoid disturbance of significant wildlife
corridors, and/or wetlands identified by City or County environmental
studies.
C/OS2-4.3 When evaluating discretionary proposals as part of the CEQA process,
require mitigation measures that would re-establish damaged or
disturbed corridors and provide for long-term viability.
C/053 Plan for a well-maintained system of footpaths and non-vehicular trails that
provide access to areas of non-urban environment.
C/OS3-1 In Residential Rural and Suburban County areas and developments in the
unincorporated portions of the planning area, and In all urban land use
developments adjoining possible trail alignments within the City, provide for
equestrian, hiking and biking trails, particularly those providing access to schools,
parks and community facility activity areas.
C/OS3-2 Access trails shall not conflict with Agriculture use or significantly disturb
environmentally sensitive resources.
A,C/OS - 12
C/054 Preserve historic and cultural resources of public interest that reflect the
legacy of earlier human settlement.
C/054-1 Identify historic and cultural resources that should be protected as C/05
combining designations.
C/054-2 Avoid disturbance of archaeological and culturally sensitive sites.
C/054- 3 Encourage acquisition of significant designated C/05 sites by public agencies,
historical or conservation organizations for preservation and restoration where
feasible, or require private conservation by adaptive reuse if not.
C/054-4 Protect the character of significant historical features and settings by C/05
designation. Maintain a listing of historic and cultural resources.
ClOSS Conservation/Open Space classification shall Include minimum development
standards:
C/055-1 C/05 zoning classifications shall prescribe minimum parcel sizes of 5 acres, 10
acres or 20 acres (eg. C/05-5) as determined appropriate by the City based on
existing parcel size or sensitivity to development.
C/055-2 C/05 zoning classifications shall allow 1 dwelling unit per parcel, provided all
buildings and related grading and infrastructure complies with Ag3-10.4 and
Ag3-1O.5 related to conservation of natural resources.
C/OS6 The City of Arroyo Grande shall manage land use and limit its urban
development potential to that which can be sustained by the available water
resources and serviced by circulation and other infrastructure.
C/056-1 Water resources currently available include 1200 acre feet annually of
groundwater extraction from Arroyo Grande Basin, 2290 acre feet annual
entitlement from Lopez Lake and 100 acre feet per year from the Pismo
formation. The 3590 ac. ft!year minimum supply during drought conditions is
estimated as capable of supporting a City of 'i9;4OO 20,000 residents (at m 160
gpd per capita average consumption).
C/056-1.1 The City shall consider more efficient water utilization and conservation
measures in subsequent Water Manaaement Master Plan amendments to
reduce average annual per capita consumption Including the Best
Management Practices already identified. The Oty will monitor water
use by type and density of land use Including agriculture, residential,
office and commercial. The City will reflect any changes to regional
water resources available to the City by periodic amendment to the City's
Water Master Plan.
C/056-2 Residential Rural and Residential Suburban uses In the unincorporated Arroyo
Grande Fringe Area utilize individual wells and septic systems located in the
Arroyo Grande Creek watershed which cumulatively impact water quantity and
quality available for agriculture and urban uses.
A,C/OS - 13
Implementation Measures
Ag/C/OS.l Designate all deed-restricted open space, identified as part of a Planned
Development entitlement or Specific Plan, as Permanent Open Space (P/OS).
Ag/C/OS.2 Re-designate all open space, which becomes deed-restricted through
voluntary dedication or in conjunction with development activities, as
Permanent Open Space.
Ag/C/OS.3 Maintain an inventory of P/OS and C/OS designated open space, along with
specific restrictions.
Ag/C/OSA Encourage private landowners to voluntarily protect and maintain open space
resources on their properties.
Ag/C/OS.S Encourage and support efforts to protect lands containing open space
resources by state and federal agencies, the County, special districts, and
non-profit and conservation organizations,.
Ag/C/OS.6 Encourage application of Williamson Act programs and ConselVation/Open
Space easements to all eligible private properties.
Ag/C/OS.7 Coordinate efforts to acquire significant conselVation and Permanent Open
Space lands with other public agencies and conselVation organizations.
AQ/C/OS.8 Actively seek available grants and aid programs from state and federal
agencies and private foundations to fund acquisition and maintenance of
Open Space and Agriculture lands.
Ag/C/OS.9 Actively seek contributions of land, development rights, easements, and
money from individuals and corporations, both for preselVation of open
space and recreation land in general and for acquisition of specific priority
properties. Consider using San Luis Obispo Parks, Open Space and Trails
Foundation as a vehicle for donations and gifts.
Ag/C/OS.IO Encourage the use of cluster land divisions and cluster development that will
locate development on the least environmentally sensitive portions of
properties where the balance of land is preselVed in Permanent Open Space.
Ag/C/OS.l1 Where a landowner proposes a land division, the proposed parcels shall
maintain or enhance the long-term protection of Open Space.
Ag/C/OS.12 Park sites and recreation areas shall protect scenic and environmentally
sensitive resources, and shall not conflict with Agriculture uses.
Ag/C/OS.13 Develop a Strategic Action Plan for Agriculture and Open Space preselVation
(prioritize locations, identify actions, responsible entities, funding, timing,
and performance monitoring).
Ag/C/OS.14 Consider an impact mitigation fee program as adjunct to, or in lieu of, direct
dedication of off-site Agriculture or conselVation easement.
A,C/OS - 14
Ag/C/OS.15 Establish a fund for the purchase of Permanent or Conservation/Open Space
easements and investigate all available revenue sources for funding,
including:
a. grants/loans from State or Federal agencies;
b. grants/loans from private foundations/organizations;
c. citywide tax or participation in countywide tax; and,
e. mitigation fees
Ag/CfOS.16 Assist in developing a public education and outreach program relative to
conservation easements (personal advantages) and permitted uses and
activities on easement areas.
Ag/CfOS.17 Collaborate with the County, SLOCOG and/or adjacent jurisdictions (e.g.,
Cities of Pismo Beach, Grover Beach and Oceano CSD) to develop a "model
agricultural conservation easement" document to be used as the basis for
negotiation with individual property owners.
Ag/C/OS.18 Establish a program that provides the City with a low cost option or
contractual arrangements with agricultural landowners to acquire "right of
first refusal" with regard to acquisition when the owner becomes interested
in selling a property.
Ag/C/OS.19 Establish or contract with an existing Land Trust to administer ownership of
Ag parcels and manage agricultural activities.
Ag/CfOS.20 The City should initiate a program for riparian corridor acquisition, wetland,
restoration and storm Water Pollution Prevention programs.
A,C/OS - 15
County Fringe Area
Single Family Residential
Multiple Family Residential
Special Needs/Home Occupations
Offices
Mixed Use
Village Core
Regional Commercial/Business Park
Service Commercial & Industrial Uses
Community Facilities
SP & PD Combining Designations
Growth Management
Town Character & Community Design Principles
FRINGE AND URBAN AREA
LAND USE ELEMENT
CITY COUNCIL Adoption Draft, October 3, 2001
COUNTY FIUNGE AREA
To the northwest, north and southeast of the City of Arroyo Grande, the County's San Luis Bav Area Plan _
In!2n.d classifies large subareas as "Residential Rural" (RR) and "Residential Suburban" (RS) land use
categories generally composing the "Arroyo Grande Fringe Area". It should be noted that the prime
agricultural soils of Arroyo Grande Valley and Qenega Valley are MQI included In this unincorporated area
residential fringe, but are appropriately classified Agriculture.
The County's General Plan Land Use Element includes a report Framework for Plannina that describes the
purpose and character of the Residential Rural classification as follows:
RESIDENTIAL RURAL
Puroose
a. To provide for residential development at a iow density compatible with a rural character and life-
style which maintains the character of the open countryside and is compatible with surrounding
agricultural uses.
b. To allow limited, compatible non-residential uses commensurate with rural parcel sizes.
c. To emphasize residential uses in areas where agriculture is clearly a secondary use, or where
agriculture is not feasible yet large open space areas are maintained as part of a residential life-style.
d. To encourage agricultural and other open space uses as part-time or incidental "hobby" activities such
as horse raising or specialty farming.
Character
a. Areas of existing small-acreage parcels no more than three miles form urban reserve lines that are not
commercially viable for agriculture, where the average parcel size within any contiguous area is below
19 acres.
b. Areas that are outside of urban and village areas and connected to them by county-maintained roads,
although exceptions may be observed for existing older subdivided areas.
c. Areas with slopes generally les than 30%.
d. Areas with marginal agricultural soils.
e. Areas with a rural landscape high in visual quality (for example, woodlands, hills, rock formations,
existing agriculture and ag accessory buildings) where clustering of allowed densities to less sensitive
portions of a site Is encouraged to be required through planning area standards.
f. Areas generally free of fragile natural resources.
g. Areas where growth will not be premature with respect to utility and public service capacities, or in
conflict with agricultural, commercial, or industrial uses. Light agricultural uses are to be encouraged.
h. Areas where horses and other similar farm animals are allowed accessory to residential uses.
i. Areas where public services demands are limited, septic tanks and individual wells can suffice for
required water and sewer capability.
LUE - 1
The purpose and character of the Residential Suburban classification as outlined in the County's Framework for
Plannino are:
RESIDENTIAL SUBURBAN
Puroose
a. To allow for single-family residential development on estate sized lots in a semi-rural suburban setting
within the urban and village areas or in older existing rural subdivisions.
b. To allow limited, compatible non-residential uses which complement suburban neighborhoods such as
animal raising or hobby farming.
c. To designate areas for lower density residential expansion within urban and village boundaries.
d. To encourage clustering of allowed densities where there are important open space attributes that are
a community resource or where sensitive habitats exist.
Character
a. Areas at the outer portions of communities where open space Is prominent, with residences on parcels
ranging form one to five areas in size.
b. Areas within urban or village reserve lines, but outside urban service lines and programmed for less
than full urban services (see Table H).
c. Although there are several areas of the residential suburban category outside urban and village
reserve lines, such as Squire Canyon, Arroyo Grande Fringe and Tract 7, those areas are designated to
recognize existing areas of small lots. Those areas should not be expanded and new areas not
created except within urban and village reserve lines.
d. Areas where soil conditions will enable septic systems to serve adequately on larger parcels.
e. Areas where the majority of land contains slopes less than 30% (with increased lot sizes required a
slope increases) and where land with slopes less than 20% Is available for building sites on all
proposed parcels.
f. Areas with a landscape or vlewshed of high visual quality (for example, woodlands, hills, rock
formations, existing agriculture and ag accessory buildings) where clustering of allowed density to less
sensitive portions of a site Is encouraged.
g. Areas of generally marginal agricultural iand.
h. Areas generally free of fragile natural resources.
I. Areas where growth will not be premature with respect to utility and public service capacities, or in
conflict with agricultural, commercial or industrial uses.
j. Areas where horses and other similar farm animals are allowed accessory to residential uses.
k. Areas where small-scale neighborhood commercial and service uses may be appropriate in limited
areas if consistent with individual community and Land Use Ordinance standards.
LUE - 2
County Residential Rural and Residential Suburban classified areas of the Arroyo Grande Fringe
and Area of Environmental Concern (AEC) should not be exoanded and new areas should not be
created.
The Residential Suburban area southeast of Arroyo Grande is predominantly composed of Tract
1256 which is subject to specific Planning Area Standards outlined in the San Luis Bav Area _
l!J!gnQ LUE. These standards Include a minimum parcel size of 2.5 acres (unless the LUO
requires larger) and also require a Development Plan for more than one dwelling unit per lot.
To the northwest and north, however, the County LUO for the Residential Suburban category
currently allows new land divisions ranging from one to three acres depending on average slope
and water or sewer facilities proposed or provided. For slopes less than 16% the minimum
parcel size is 1 acre while parcels with 16 to 30% average slope require 2 acres, unless neither
community water and sewer are provided, requiring 2.5 acre minimum parcel size. Average
slopes in excess of 30% require 3-acre minimum parcel sizes.
The Arroyo Grande Fringe Planning Area Standards require new land division applications for
Residential Rural or Residential Suburban. . . "provide information to demonstrate. . .that:
(1) adequate groundwater resources are available to serve the proposed land division, and
(2) each proposed parcel can accommodate an individual sewage disposal (septic) system."
It is unfortunate that the Residential Suburban category north of the City implies one-acre
minimum parcel sizes: This intense development, If continued, may deplete limited
groundwater resources and produce water quality problems assocJated with septic systems in
often sloping and clay type hillside solis. The lack of adequate roads and the high fire hazard
and marginal response time are further reasons that one-acre parcels outside the URL are
inappropriate.
Unless areawide groundwater resources are proven adequate and it is proven that ground water
quality will not be adversely affected by cumulative development of greater intensity, the City
interprets that existing Planning Area Standards should preclude further minimum standard new
land divisions.
The County LUO criteria for Residential Rural category parcels Includes 'remoteness, fire
hazard and fire response time, access and slope."
For the Arroyo Grande Fringe RR, the remoteness test, measured on the shortest public road
between the URL and site Is generally less than 5 miles enabling 5-acre minimum parcel sizes.
The fire hazard/response time criteria from the CDF stations is generally 15 minutes or less
enabling 5 acre minimum parcel sizes in either moderate or high and very high hazard areas.
The access test enables 5-acre minimum parcels where 40 feet right-of-way and County gravel
road standards are improved and organized or public maintenance is provided. The slope test
for RR category in the Arroyo Grande Fringe requires parcels of 5 acres for 0 - 15% average
slope: 7 acres for 16 to 30% slope and 10 acres for over 30% average slope.
OBJECTIVES AND POLICIES
LU (Fringe) l-The City requests that the County amend its Land Use Element to reduce
Residential Rural and Residential Suburban land uses and density within
Arroyo Grande's Fringe Area and Area of Environmental Concern
(AEC)/Plannlng Area.
LU(Fringe) 1-1 County Residential Rural and Residential Suburban classified areas in the Arroyo Grande
Fringe and Area of Environmental Concern should not be expanded and new areas
should not be created.
LUE - 3
LU(Fringe) 1-2 The County should require 2 Y2 acre minimum parcels for all Residential Suburban Land
divisions in the Arroyo Grande Fringe Area or 5-acre minimum where slopes exceed
30%.
LU(Fringe) 1-3 LAFCOand South County Sanitation District should exclude the Printz, Noyes and Oak
Park Road areas from the SCSD Sphere of Influence.
LU(Fringe) 1-4 The City, LAFCO and South County Sanitation District should expand the Sphere of
Influence to the southeast to include the Williams property.
LU(Fringe) 1-5 The County should establish "road impact fees" for all of the Residential Rural RR and
Residential Suburban RS areas in the Arroyo Grande Fringe and to the southeast of the
City. The fee should be set based on cost studies to correct deficiencies already
apparent on State Highway and County roads serving these areas, similar to the fees
currently imposed on South County Nipomo area developments.
LU(Fringe) 1-6 Caltrans and the County of San Luis Obispo shall minimize further private driveways from
existing parcels by requiring shared common access to adjoining parcels where feasible, and
requiring new land divisions In the Residential Suburban RS to also conform to the same
Planning Area standard as the Residential Rural RR regarding Highway 227 access.
LUE - 4
URBAN LAND USE ELEMENT
RESIDENTrAL DENsrTY, ZONING AND POPULATION DENISTY
Residential land uses, ranging from large-lot single-family homes to multiple-family apartment buildings are the
predominant uses within the City of Arroyo Grande. Most of the land within the City designated for residential
use has been developed. The demand for additional residential development is evidenced by requests for
conversion of non-residential classifications to residential designations as well as requests to increase the
density allowed within residential and non-residential classifications.
Residential density, zoning categories and population density shown on the Urban Land Use Element, Map 3
are summarized on Table; LU-1.
Residential Density. Table LU-l
Oassification DU Densitv Consistent Zonino/Min Lot Size Person~Household AnoroximatE!
PQculation Densitv
Persoru;/ acre
Agriculture (Ag) 1 du/1Oac. Gen or Exclusive Agriculture/ a,a 2.4p/du &.3 0.24jac
20 ac. (currently 10 ac. In Oty)
1 du/20ac. 9d5 0.12/ac
Conservation/ 1 du/1Oac. OS&PF a,a 2.4 .. &.3 0.24 per/ac
Open Space(C/OS)
1 du/5ac. Sac, 1Oac, & 20 ac. {h6 0.5/ac.
County Residential 1 du/5ac County RR/5 - 10ac a,a 2.4 .. {h6 0.5/ac
Rural (RR)
County Residential 1 du/2Y2 ac. * County RS (Proposed) a,a 2.4 .. ~ 1.0 per/ac
Suburban (RS)
(County LUO currently allows 1 -3 ac. lots)
Single Family Residential (SFR)
Very Low Density (VLD) ldu/2 Y2 ac. RE/2 V. ac. ~2.4" ~ 1.0 per/ac.
Low Density (LD) 1 du/l V. ac. RH/1 V. ac. (cluster) a,a 2.4 .. ~ 1.6 per/ac
1 du/ lac. City RR/l ac. a,a 2.4 ~, a,a 2.4 per/ac
Low Medium Density(LM) 2.5 du/lac. City RS a,a 2.4 .. M 6.0 per/ac
Medium Density (MD) 4.5 du/ac City SF a,a 2.4 " H,5 10.8 per/ac
Multi-Family Residential (MFR)
Medium High Density (MHD)
Townhouse/Condo 9.0 du/ac City MF 2.0 p/du 18.0 p/ac
Mobile Home Park (MHP) 12.0 du/ac MHP-MHD 1.5 p/du 18.0 p/ac
High Density (HD) 14 du/ac City MFA 2.0 p/du 28.0 p/ac
Apartments
Very High Density(VHD) 25 du/ac Senior Residential 2.0 p/du 50.0 p/ac
Mixed Use (MU)
Village Core (VC) 25 du/ac See 2.0 p/du 50.0 p/ac
Office (0) Devt.
PD, SP and CF Code
WE - 5
Map 3
Urban Land Use Element
LUE - 6
SINGLE FAMILY RESIOENTIAL
LU2 - AccOmmodate a broad range of Single Family Residential (SFR) housing densities within
the City.
LU2-1 Accommodate the development of equestrian and estate density residential uses in appropriate
areas designated as Single-Family Residential Very Low Density (SFR-VLD).
LU2-1.1 Allow a maximum density of 004 dujacre (1 duj2.5 acres) within the designation
SFR-VLD areas (zoned RE andjor County RS).
LU2-1.2 Permit the keeping of large animals on lands within the SFR-VLD designation where
parcels are a minimum of 2V2 acres.
LU2-2 Accommodate the development of Residential Hillside cluster development and large lot
conventional subdivisions in appropriate areas, classified as Single Family Residential Low
Density (SFR-LD).
LU2-2.1 Allow a maximum density of 0.67 dujacre (1 duj1.5 acres) within appropriate SFR-LD
areas (zoned Residential Hillside RH). Encourage clustered subdivision or Planned
Development to retain steeper slopes, drainage, natural vegetation and other site
features as Conservation Open Space.
LU2-2.2 Accommodate the development of large lot conventional subdivisions (lduj1ac)
within appropriate SFR-LD areas (zoned City RR).
LU2-2.3 Conditionally permit the keeping of large animals andjor orchards and vineyards on
lands within the SFR-LD designation where parcels are a minimum of 1 acre.
LU2-2A Ensure that all residential hillside development, regardless of density, does not
excessively intrude on the natural slope and terrain of the hillside, including:
. Density that is commensurate with the steepness of slope
. Discouraging excessive use of retaining walls, intrusive grading and
removal of native oak trees
LU2-3 Accommodate the development of suburban, residential units in appropriate areas designated
as Single-Family Residential - Low-Medium Density (SFR-LMD).
LU2-3.1 Allow a maximum density of 2.5 dujacre within lands designated as SFR-LMD (zoned
City's Residential Suburban).
LU2-4 Accommodate the development of urban, single-family residential units in areas designated as
Single-Family Residential - Medium Density (SFR-MD).
LU2-4.1 Allow a maximum density of 4.5 dujacre within the SFR-MD designation, and
encourage neo-traditional or modern subdivision depending on the character of
adjoining existing development.
LU2-4.2 The Development Code may provide for alternative development standards, and
increased density (maximum of 10%) in all SFR districts where superior neo-
traditional subdivision design is proposed.
LUE - 7
LU2-S In all Single Family Residential districts the Development Code may allow accessory guest
and/or secondary studio units as conditional uses.
LU2-6 Permit compatible home-based businesses (home occupations) in all residential areas, subject
to applicable economic development element policies and Oty of Arroyo Grande Development
Code and other regulations.
MULTIPLE FAMILY RESIDENTIAL
LU3 - Accommodate a broad range of Multiple Family Residential (MFR) and special needs
housing types and densities within the City.
LU3-1 Accommodate the development of medium high density detached or attached multiple family
residential units in areas designated as Multiple-Family Residential - Medium High Density
(MFR-MHD).
LU3-1.1 Allow a maximum density of 9 du/acre within the MFR-MHD designation.
LU3-1.2 Require developments within MFR-MHD to provide amenities such as common open
space and recreation areas.
LU3-2 Accommodate the development of mobile home parks in areas designated as Multiple Family
Residential - Mobile Home Park (MFR-MHP).
LU3-2.1 Allow a maximum density of 12.0du/acre within the MFR-MHP designation.
LU3-2.2 Require MFR-MHP developments to provide amenities such as common open space
and recreation facilities.
LU3-2.3 Encourage the location of mobile home parks in areas having direct access to major
transportation routes and in close proximity to Community Facilities Mixed Use or
Regional Commercial facilities.
LU3-2.4 Allow Mobile Home Parks that do not adversely affect adjoining residential uses.
LU3-3 Accommodate the development of apartment buildings as well as condominium and townhouses
in areas designated as Multiple-Family Residential - High Density (MFR-HD).
LU3-3.1 Allow a maximum density of 14.0 du/acre within the MFR-HD designation in areas
(zoned MFA).
LU3-3.2 Require developments within MFR-HD areas to provide amenities such as common
open space and recreational areas.
LU3-4 Accommodate the development of apartment buildings and group housing in areas classified as
Muitiple Family Residential - Very High Density (MFR-VHD).
LU3-4.1 Allow a maximum density of 2S du/acre within the MFR-VHD designation.
LU3-4.2 Enable development of very high density multi-family residential uses in locations
with good access to major transportation routes and In close proximity to Community
Facilities, Offices, Regional Commercial and/or Mixed Use zones.
LU3-4.3 Allow for apartment buildings that do not adversely affect surrounding residential
uses.
LUE - 8
LU3-4.4 Encourage senior and other special needs housing facilities within the MFR-VHD
designation.
LU3-5 Provide adequate housing for senior citizens, low- and moderate-income households, and other
populations with special needs.
LU3-5.1 Accommodate the development of housing facilities for senior citizens, low- and
moderate-Income households, and populations with other special needs, such as the
physically challenged. Allow for development of housing for low and moderate-
income households, special needs populations, and senior housing within Single
Family Residential Medium Density (SFR-MD) and Multiple Family Residential and
Mobile Home Park (MFR and MHP), PD and SP, Village Core, and .Mixed-Use areas
(VC and MU).
LU3-5.2 Permit "Congregate Care" and "Assisted Uving" facilities, which provide support
services for seniors, within Multi-Family Residential designations (MFR-MHD, MFR-
HD, MFR-VHD), PD and SP, Village Core or Mixed Use areas (VC, MU).
LU3-5.3 Permit "Convalescent Care" facilities, which provide continuous medical care, within
Village Core and Mixed Use (V, MU) or within Multi-Family Residential Very High
Density: Office, Village Core or Mixed use areas, where they are adjacent to or
contiguous with Community Facilities, Offices or Regional Commercial areas.
LU3-5.4 For special needs housing of a congregate nature, allow single occupant
bedrooms at a density of 50 bedrooms per acre, considered equivalent to 25
du/ac.
LU3-6 Encourage the deveiopment of special needs housing in locations with good access to public
transit and shopping facilities.
LU3-7 Require that special needs housing projects Include appropriate leisure and/or recreational
amenities for its residents.
LU3-8 Provide up to a 25% density bonus for developments within Single Family Residential and Muiti-
Family Residential categories VC, or MU designations that reserve at least 25 percent of the
total units for senior or special needs populations.
OFFICES
LU4 Provide for a diversity of medical facilities and professional office uses to complement
the character and serve the population of Arroyo Grande by designating as Office (0)
appropriately located areas of the City.
LU4-1 The Office 0 classification shall provide areas for the establishment of office-based working
environments for general, professionai and administrative offices, medical and health care
facilities generally along Halcyon Road between E. Grand Avenue and Fair Oaks Avenue and
other convenient iocations.
LU4-2 The Office classification shall be leeat-ed aRe ee!3i!jAee iA sueR a fflaflAer as te complement, and
not conflict with, adjoining resiaeAtlal aKas aRa f3Fevic:k a eaffi(3I:JS lilte eFlvireRfFleFlt
development. Features such as pedestrian oriented pJazas, landscaped street yards and off-
street parking areas, outdoor seating, fountains and similar amenities are encouraged. The
maximum floor area ratio (FAR) shall be 0.5.
MIXED USE
LUE - 9
LU5 Community commercial, office, residential and other compatible land uses shall be located
In Mixed Use (MU) areas and corridors, both north and south of the freeway, In proximity to
major arterial streets.
LU5-1 Provide for a diversity of retail and selVice commercial, offices, residential and other compatible
uses that support multiple neighborhoods and the greater community, and reduce the need for
external trips to adjacent Jurisdictions, by designating Mixed Use areas along and near major
arterial streets and at convenient, strategic locations in the community.
LU5-2 The MU category shall provide areas for businesses offering the provision and sale of general
merchandise, hardware/building materials, food, drugs, sundries and personal selVices which
meet the dally needs of a multi-neighborhood area (trade area populations range from 15,000
to 20,000 people; roughly equivalent to the size of Arroyo Grande). T.,.pieal B~siAesses iR ti'te
~1U eaee~6r,' iRCIl:Jse ~eAeFaI FFlEffRBmJise aAsler JafSler specialty stares stJeA as SblpefFFlafltets,
Rar=awaFe/a(3plicaAce 6b1t1ets, BtdlaiA~ material/heme im(9R3'+'CFFleAt stares, afu:J 5er=vleeS/effiees
af a eafAfA~Rlty seale. Typical businesses in the MU category indude general merchandise
and/or specialty stores such as supermarkets, hardware/appliance outlets, building
materials/home improvement stores, restaurants, and general selVices/offlcers, business plazas
and parks. Mixed use development shall be compatible in size and scale to ensure preselVatlon
of the "rural setting and small town character" of the Oty. This category encompasses
agriculturally-related businesses and selVices such as veterinary selVices and other farm
support/supply.
LU5-3 Ensure that all projects developed in the MU areas Indude appropriate site planning and urban
design amenities to encourage travel by walking, bicycling and public transit.
LU5-4 Conditional use permits shall be required for selVice stations, car washes, drive through
windows and other automobile oriented uses and for all commercial uses adjoining residential
classified areas.
LU5-5 "Define different Mixed Use overlay or combining designations concurrent with Development
Code revision for General Plan consistency to darlfy allowed, conditionally permitted and
prohibited uses in each MU subarea."
LU5-6 Allowable uses within the MU category shall not Include uses that adversely affect surrounding
commercial or residential uses, or contribute to the deterioration of existing environmental
conditions In the area.
LU5-7 Plan for a revitalized East Grand Avenue Mixed-Use corridor that has less of a strip-commercial
aspect and more coordinated, mixed-use boulevard ambiance with distinct activity subareas
including "Gateway, Midway and Highway" districts..
LU5-8 Provide for different combinations, configurations and mixtures of commercial, office and AigII
EIeA5ity residential uses designating the East Grand Avenue, EI Camino Real and Traffic Way
corridors as Mixed Use (MU).
LU5-8.1 Accommodate the continuance and development of retail commercial, professional
offices, eating and drinking establishments, banks, bakeries, dell/cafes, specialty
shops, outdoor dining/sidewalk cafes, household goods sales, food sales, drugstores,
personal selVices, tourist accommodations, cultural facilities and similar uses in the
Mixed Use corridors. (See ED4-2, LU5-7 and 5-8 and LUS-10)
LU5-8.2 Enable Mixed-Uses and development intensities to be increased in the Mixed Use
corridors to promote pedestrian activity, provide better shopping opportunities and
LUE - 10
discourage incompatible commercial service uses in areas adjoining residential uses
or classifications.
LU5-B.3 Promote the development of buildings along a landscaped sidewalk frontage.
Promote rear yard parking by discouraging front yard parking and encouraging
private, shared or public parking facilities be located to the rear of buildings or side
streets In Mixed Use corridors.
LU5-9 All revitalization, redevelopment and new development projects in Mixed Use corridors shall
include appropriate site planning and urban design amenities to encourage pedestrian travel
and encourage bike and transit access as well as automotive.
LU5-1O The City aFtE! in cooperation with the Chamber of Commerce .....iII eeepefate .....i~ and area
property and business owners will te develop a Conceptual Master Plan for the East Grand
Avenue corridor. The Conceptual Master Plan should consider adaptive re-use of existing
buildings, and identify buildings having characteristics worth preserving and integrating into a
coordinated distinctive design motif for each functional segment: Highway Midway and
Gateway.
LU5-1O.1 Promote development of a high intensity, mixed-use, pedestrian activity node
centered on the Courtland Street/East Grand Avenue Intersection as a priority
example of revitalization of this corridor segment known as Gateway.
LU5-1O.2 Accommodate multiple family housing at a maximum density 25du/ac., FAR of 1.5,
and total building height no greater than tAFee (3) steries 35 feet.
LU5-10.3 Promote development of distinctive Mixed Use center in the Midway area between
Elm and Halcyon Streets.
LU5-1O.4 Require that Mixed-Use developments be designed to mitigate potential conflicts
between the commercial and residential uses (eg., noise, lighting, security, vehicular
access) and provide adequate amenities for residential occupants.
LU5-11 Promote a mixture of RI~R eeRsity residential and commercial uses along Mixed Use corridors
including substantial landscaping and streetscape improvements.
LU5-11.1 Encourage the development of mixed-use structures that accommodate housing
above lower level retail, office or other commercial uses.
LU5-11.2 Accommodate the development of free-standing multi-family dwelling units on a
minimum site area of 20,000 square feet at a density of up to 25 units per gross
acre. Require that free-standing units be designed to convey a high-quality image.
LU5-11.3 Provide functional design induding of specialized open spaCe, such as squares,
courtyards and greens whose frequent use is encouraged through placement and
design, such as in proximity to public transit stops.
LU5-11.4 Promote public transit-oriented development by allowing density bonuses and Mixed
Uses with shared or public parking reduction to conventional individual parking
requirements.
LU5-11.5 Develop phased implementation programs for streetscape improvement along Mixed
Use Corridors, including financing strategies, which provide for elements such as
landscape, street furniture, slgnage and pedestrian-scaled lighting.
LUE - 11
LUS-11.6 The Mixed Use zone will address noise compatibility problems as part of
Development Code revisions including design standards and Conditional use
provisions.
VILLAGE CORE
LU6 The historic Village Core (VC) area shall be sustained, enhanced and expanded as the
symbolic, functional and unique business center of the City, with diverse mixed uses
emphasizing pedestrian-orlented activities and providing for the needs of residents and
tourists.
LU6-1 Designate the historic downtown area as Village Core (Ve). The primary purpose of the area
designated VC is to provide for the continuation and development of commerdal, office,
residential, recreational and community fadllty land use types that reflect and are compatible
with the historic, small town nature of the original Arroyo Grande Village area.
LU6-2 Within the Village Core designation appropriate land uses shall indude a wide variety of
commercial uses, emphasizing retail and low intensity tourist related functions. Typical uses
include specialty retail (handicraft shops, art galleries, book stores, curio antique stores, flower
shops), commerdal services, restaurants, convenience markets, cultural fadlltles, financial
institutions, vocational and trade schools, and bed and breakfast Inns.
LU6-3 Office uses are permitted to the extent that they do not become the predominant ground floor
use or detract from the overall pedestrian character. Ovic offices and meeting facilities, as well
as public park and recreational uses are encouraged within and adjoining the VC area.
LU6-4 Ground floor residential uses shall be conditionally permitted. Upstairs apartments are
encouraged in conjunction with ground floor commercial uses.
LU6-S Village Core developments shall emphasize uses that contribute to the vitality of the whole,
creating pedestrian traffic and Interest, as outlined In the Design Guidelines for the Arroyo
Grande Village.
LU6-6 The Village Core encourages the development of outdoor dining and other similar uses provided
that they do not impede pedestrian use of the sidewalks.
LU6-7 All revitalization, redevelopment and new development projects in the Village Core shall include
appropriate site planning and urban design amenities to encourage pedestrian travel.
LU6-a Prohibit drive-through commercial structures and other commerdal uses dependent on direct
automotive access and disruptive to pedestrian orientation in the Village Core.
LU6-9 Extend the Village Core (Ve) designation along Station Way and Traffic Way.
LU6-9.1 Maintain a distinctive visual and physical environment for the southern gateway
streetscape in accordance with the Design Guidelines for the Arroyo Grande Village.
These Include the use of consistent street trees, landscape (planters), street furniture
(benches, trash receptacles, news racks, etc.), street and crosswalk paving, curb,
sidewalk and landscape buibouts, pedestrian-scaled lighting, identification and
directional signage, and other appropriate pedestrian scale elements.
LU6-9.2 Unk individual buildings with each other through the use of walkways, in addition to
sidewalks and encourage shared or common parking.
LUE - 12
LU6-9.3 Integrate improvements into the design of Individual sites and public streetscape that
fadlitate transit access to the Village Core, such as bus shelters and recessed turn-
outs consistent with historic character and particular location.
LU6-9.4 Discourage private parking facilities placed along and visible from Branch Street or
Traffic Way street frontage. Encourage public or shared off-street parking behind
street frontage buildings.
REGrONAL COMMERcrAL AND BUSrNESS PARK
LU7 Regional Commercial and Business Park uses shall be located along the freeway corridor.
LU7-I Designate Regional Commerdal (RC) or Business Park (BP) uses in proximity to the US-lOI
freeway, where adequate access is provided to/from the freeway system and adjacent arterial
roads.
LU7-2 The RC ciasslficatlon shall provide areas for retail and selVlce businesses selVlng the regional
population (trade area typically exceeding 50,000 people - roughly equivalent to the Five-Cities
area). Businesses allowed to locate in RC areas shall include major retail commerclai tenants
associated with a regional mall, "power center" or "outlet center".
LU7-3 The Business Park (BP) classification shall include major office uses, such as corporate
headquarters or regional selVice centers, research and development fadlltles, and/or major
community facilities. At a minimum, one or more major businesses whose individual footprint
exceeds 50,000 square feet should be incorporated Into a Regional Commercial or Business Park
development.
LU7-4 Freestanding sit-down restaurants selVing the traveling public, and automobile sales of a
regional nature such as dealerships, may also be included as conditional uses in the RC or BP
areas. Freestanding or drive-through fast-food restaurants and overnight commercial lodging
facilities without conference facilities shall be prohibited In RC and BP areas.
LU7-5 A Specific Plan or property development plan must be approved prior to any land division or
other development approval of projects in the RC and BP areas. The Specific Plan or property
development plan shall stipulate phasing of construction and responsibility for public fadllty and
Infrastructure improvements. RC and/or BP development plans shall Include Park and Ride lots,
bike lockers, bus shelters and/or similar alternative transportation and transit fadlltles provided
by the developer.
LU7-6 Design of projects in RC or BP areas shall include appropriate standards to establish adequate
buffers and land use compatibility between commercial and residential uses or other uses on
surrounding properties and provide for appropriate drculatlon improvements to assure safe and
adequate regional access.
LU7-7 BP areas may also contain commercial selVices that are required to support business
development, and retail fadlitles that support business operations, including but not limited to
sales areas for manufacturers, printing, copy and mailing/shipping/distribution selVlces,
restaurants, and branch financial Institutions.
LU7-B Projects in BP areas shall be located with direct access to arterial or non-residential collector
streets, and developed In a campus-like setting with standards for landscaping, building fa,ade
treatments, signage, pedestrian/employee amenities, etc., including but not limited to
consideration of the following:
a. arrange buildings around common pedestrian walkways and public places
(piazas, outdoor dining, etc.);
LUE - 13
b. development of pedestrian walkways, arcades, and/or other visual elements to
Interconnect individual buildings;
c. use of common architectural design vocabulary (materials, colors, design
character, etc.);
d. use of extensive landscape in open areas and parking lots, including broad
landscaped setbacks from principal peripheral streets;
e. location of parking to minimize views from principal peripheral streets;
f. enclosure of storage areas with decorative screening or walls;
g. use of consistent and well-designed public and informational signage; and
h. installation of elements defining the key entry points and activity locations.
SERVICE COMMERCIAL AND rNDUSTRrAL USES
LU8 Automobile-related uses, including dealerships, service/repair uses, and light Industrial
uses shall be conditionally permitted uses in Mixed Use and Regional Commercial areas to
assure that their design and operations are compatible with adjacent uses.
LU8-1 Permit the continuation of gasoline stations and supporting automotive service facilities in
appropriate locations adjoining freeway access or at strategic major arterial street intersections
provided that their design and operation are compatible with adjacent uses. Require that
expansions or modifications of existing facilities be designed to convey a high quality
architectural and landscape character, consistent with the overall character of the Oty.
COMMUNrTY FACrUTrES
A wide variety sf ~~Blie aAd iRstltuljaRal uses are sj3fead threu!jRaut Arffl'fa GraRde. Saffle af these faejJjlj€)3
se~'C: immcaiatel'l Sl;lrF6I;1RaiR~ resiaeRts, wAlle e~eFs seFYe tRe ~eReral eemmuAlty. .ftJfhal:lgR all af these
I;Ises aeAeflt the S6ffUftI:JRity iR .same .....ay, same sf tt:lese I:Jses !fiB'! else result IR leealizea eeffiJ*l~Bility issl:Jes,
StieR as preeleFfls related te ffilffie, Reise, BRei air Elblality. The e8Rstc:JeratlaA af 13I:JI3lie aAa iAst:itl:JtleAall:Jses iF!
tRis eleFFlcAt eCAOCFS BFel:lA8 tAe 31;119191'( aRe leeatlaAS af faeHitjes iF! FeistieR te o<lstlAgJ BAa I9laAAea laRa l:lses
with the Glty.
A variety of public and quasi-public uses, serving neighborhood, community or regional needs, are located
throughout the City. These community facilities are beneficial to the Oty, but their location, nature of
operation, and scale sometimes creates compatibility Issues such as noise, traffic, lighting and other problems.
Additional public and Institutional uses will be considered based on the diversity, need and location relative to
existing and planned land use and drculation. The Parks and Recreation Element of this General Plan provides
more detail regarding these types of Community Facilities.
LU9 Pfe't:ide fer 8ft adequate swppl-,.- af G8IRMIIRitr raeilities (Cf) at leeatisRS te aeesIR1R8date
sHiRRI 8Rd ,laRRed pHillie BRd iRRit:wti8Ral Hses.
Provide for an appropriate maintenance, development and placement of Community
Facilities (CF) relative to existing and planned land uses.
LU9-1 The Community Facilities (CF) designation includes public or institutional uses that provide a
community facility or service. The uses allowed in this designation include but are not limited to
the following: cemeteries, churches, lodges, City Hall, city yard, fire and police stations, places
of general public assembly, senior centers, women's centers, museums, other facilities that are
LUE -14
primarily contained within a structure, and public or private schools, parks, playgrounds and
sports complexes, South County regional center and other public agency facilities.
LU9-2 Community facilities other than schools, parks and recreation areas may also be conditionally
permitted In any other land use designation based on the specific function of the facility,
compatible with the site and environs. Schools, parks and recreation facilities may be
conditionally permitted in or adjoining residential neighborhoods or mixed use areas where the
facilities are Intended to serve the areas in which they are located.
LU9-3 Balance the supply and size of Community Facilities with the existing and planned demand for
the services they provide based on the General Plan Land Use Element.
LU9-4 Ensure that new developments provide opportunities for recreation that are commensurate with
the level and type of development. Ensure that recreational uses are compatible with
surrounding uses and with sensitive resources that may be present.
LU9-5 Ensure that new developments provide opportunities for school facilities and education that are
commensurate with the level and type of development. Ensure that school sites are compatible
with surrounding uses and with sensitive resources that may be present.
SPECJnC PLAN, PLANNED DEVELOPMENT AND C/OS COMBrNING DESZGNA770NS
LUl0 Utilize Conservation/Open Space, Planned Development and/or Specific Plan districts or
combining designations for areas of special site development concerns.
LUlO-1 Where environmental resources require special consideration and/or conventional land use
classifications alone may be Inadequate to avoid or mitigate potential Impacts, the Oty may
utilize the Conservation/Open Space classification as a "combining designation" to reduce or
control land use and development standards otherwise allowed.
LU10-1.1 C/OS combining designation shall reduce the intensity or density of development to
the minimum lot size prescribed and all grading and construction shall be subject to
conditional use permit approval.
LU10-2 For relatively large properties or sites Involving diverse adjoining land uses or unusual or
unique features, the City may utilize a "Planned Development" or "Specific Plan" combining
designation or land use classifications.
LU10-2.1 Planned Development (PD) combining designation shall require any use or
development (more than one dwelling) to be subject to PD zoning approval as
described In the Oty of Arroyo Grande Development Code.
LU10-2.2 Specific Plan (SP) classification shall require any use or development (more than
one dwelling) be subject to preparation and adoption of a Specific Plan pursuant
to Article 8 (Sections 65450-65456) of State of California Planning, Zoning and
Development Laws.
LU10-2.3 Encourage appropriate use of Specific Plans, and/or Planned Development
combining designation with beneficial features that could not otherwise be achieved.
Examples of such features include clustering houses and maintaining open spaces,
mixed use, and a design that is sensitive to the site as a whole and It's setting.
LUE -15
GROWTH MANAGEMENT
LUll Promote a pattern of land use that protects the integrity of existing land uses, area
resources and infrastructure and involves logical jurisdictional boundaries with
adjacent communities and the County.
LUll-1 Require that new developments be at an appropriate density or intensity based upon
compatibility with the majority of existing surrounding land uses.
LU 11-1.1 As part of the development review process, treat the densities and Intensities
outlined In the Land Use Element as the maximum allowable; do not approve the
maximum allowable density or Intensity unless the proposed project Is consistent
with the provisions and intent of the Arroyo Grande General Plan and Oty
ordinances.
LUll-1.2 Require that adequate buffering and setbacks be provided between dissimilar uses.
LUll-1.3 Where a question of compatibility exists, require the new use to conform to the lower
intensity use.
LUll-1.4 Restrict new urban single family, multiple family, and mobile home uses to infill areas
adjacent to existing developments of similar density.
LUll-2 Require that new development should be designed to create pleasing transitions to surrounding
development.
LU 11-2.1 As part of the development review process, new development or the alteration or
enlargement of existing development should be viewed not as freestanding projects,
but as part of a neighborhood, or as part of the entire community.
LUll-2.2 Require that the new structures relate to the prevailing existing, or planned scale of
adjacent development.
LUll-2.3 Require that setbacks from streets and adjacent properties relate to the scale of the
structure and the width of the street.
LUll-2.4 Require that new developments be designed so as to respect the views from existing
developments; provide view corridors which are oriented toward existing or proposed
community amenities, such as a park, open space, or natural features.
LUll-2.5 Design development projects within the Oty of Arroyo Grande to provide screening
as necessary to shield neighboring properties from the adverse effects of that
development.
LUll-3 Intensity of land use and area population shall be limited to that which can be supported by the
area's resource base, as well as drculation and infrastructure systems.
LUll-3.1 Umit the number of dwelling units within the Oty to that which Is consistent with the
long-term availability of resources needed to support area population and that which
public services and fadlltles can adequately support.
LUll-3.2 Permit new developments only where and when adequate water services can be
provided, and the provision of adequate water service can be ensured by providing
system-wide water Improvements in advance of needs.
LUE - 16
LUll-3.3 Consistent with Orculation Element objectives and policies, particularly CT2, require
new developments to mitigate traffic Impacts to maintain an acceptable Level of
Service. Ensure that the approval of development proposals will not Increase the
traffic on a Oty street or roads In unincorporated areas Including State Highway 227.
aee';e the reaeJ'I.~'i's edstiRg eapaelt( Sf Le";el af SePi'lee C at tAe peale A8t1r Any
project that would degrade the Level of Service at the peak hour per Oty circulation
policies will require a Statement of OVerriding Considerations or CEQA findings.
LUll-3.4 Where the construction of master planned water facilities Is not practical, permit the
construction of Interim facilities only to the extent that the financing and construction
of ultimate facilities are not Jeopardized.
LUll-3.5 Prior to the issuance of commercial or industrial building permits, or the recordation
of residential tract or parcel maps, ensure the availability of adequate fire flow by
requiring the testing of all fire hydrants in the vicinity of the project at the applicant's
expense. In the absence of adequate flows, require either the installation of on-site
fire protection devices or Improvements that upgrade the area's water system to
accommodate adequate flows, prior to combustible construction.
LUll-3.G Ensure that adequate sewer service capacity exists or will be available In a timely
manner for a proposed development.
LUll-3.7 Maintain current Information concerning the capability of public police and fire
protection services and facilities provided by the City, Schools and other agencies
within the City.
LUll-3.8 Monitor the Impact and intensity of land uses on area circulation to ensure that the
circulation system is not overburdened.
LUll-3.9 As part of the CEQA review process, the short- and long-term generation of air
pollutants will be assessed using Air Pollution Control District criteria to determine the
potential Impacts of proposed projects.
LUll-4 Ensure that all extensions of services and utilities to facilitate land use changes are
accomplished In a manner consistent with the provisions and intent of the Arroyo Grande
General Plan.
LUll-4.1 Prior to permitting a major extension of services or utilities to facilitate changes In
land use, conduct a thorough review of all social, economic, and environmental
factors associated with that extension; require the Implementation of appropriate
mitigation measures or prohibit the extension.
LUll-4.2 Ensure that existing residents and businesses are not burdened with the cost of
financing infrastructure aimed at supporting new development.
LUll-4.3 URless ethef'{,"ise aj:jj3reveel by the City, Ensure that public water, sewer, drainage
and other facilities needed for a project are constructed prior to or concurrent with
development.
LUll-4.4 Require that existing public services and facilities deficiencies affecting an
undeveloped area be corrected prior to or concurrent with the extension of facilities
to serve the area.
LUll-4.5 Review development projects for their Impacts on public services and facilities
Including, but not necessarily limited to, roadways, water, sewer, fire, police, parks,
school facilities, and libraries. If a development project will cause the level of public
LUE -17
service or facility provision to fall below the standards maintained by Arroyo Grande
and/or the standards of applicable service agendes, require that appropriate on-and
off-site improvements be provided either through conditions of approval,
development fees, or establishment of assessment districts. If such Improvements
cannot be provided, decline approval of the project.
LUl1-4.6 Encourage all public service agendes to keep current Information regarding their
service capabilities. Conduct an annual review of user charges, development fees,
and public fadlities impact mitigation fees in accordance with AB 1600 to ensure that
the charges are consistent with the costs of improvement and maintenance.
LU 11.5 The City of Arroyo Grande shall seek logical and recognizable jurisdictional
boundaries In cooperation with the adjacent CIties of Pismo Beach and Grover Beach,
Oceano CSD, the County and Local Agency Formation Commission (LAFCO), subject to
mutual approval.
LU 11-5.1 Oak Park Boulevard is and shall remain the common boundary between Arroyo
Grande and Pismo Beach.
LU 11-5.2 The City of Arroyo Grande shall utilize distinctive street name and
Identification/entry signage, and where feasible, landscaping and architectural features to
reinforce the separate identity of the adjoining urban developments.
LU 11-5.3 The City of Arroyo Grande shall refer any proposed development within the
watershed of Meadow Creek and/or the approximate area west of Equestrian Way and
Vista Drive for review and comment by the City of Pismo Beach prior to approval of any
further development that may impact the drainage, traffic, or municipal services and
facilities shared by these adjoining Cities.
LU 11-5.4 The City of Arroyo Grande will request that the City of Pismo Beach refer any
proposed developments within the watershed of Meadow Creek and/or the approximate
area known as Toucan Terrace planning sub-area of Oak Park Heights for review and
comment by the City of Arroyo Grande prior to approval of any further development that
may impact the drainage, traffic or municipal services and facilities shared by these
adjoining Cities.
LU 11-5.5 The Cities of Arroyo Grande and Pismo Beach shall consider joint powers and
other methods of cooperation to correct any apparent service or fadllty deficiencies (such
as fire/emergency response time, park and recreation provisions, drainage improvements,
and Oak Park Boulevard traffic enforcement) to efficiently provide munidpal services to
adjoining areas of the respective jurisdictions.
LU 11-5.6 Oak Park Boulevard is and shall remain the approximate common boundary
between Arroyo Grande and Grover Beach. Portions of the City of Grover Beach, which
extend east of Oak Pak Boulevard will be evaluated by both jurisdictions and LAFCO to
determine the most logical and efficient jurisdictional boundary.
LU 11-5.7 The City of Arroyo Grande shall utilize distinctive street name and identification
signage, and where feasible, landscaping and architectural features to reinforce the
separate identity of the adjoining urban developments.
LU 11-5.8 The City of Arroyo Grande shall refer any proposed development within the
watershed of Meadow Creek and/or the approximate area west of Hillcrest and Elm Streets
for review and comment by the City of Grover Beach prior to approval of any further
LUE - 18
development that may impact the drainage, traffic or municipal services and facilities
shared by these adjoining Cities.
LU 11-5.9 The City of Arroyo Grande will request that the City of Grover Beach refer any
proposed developments within the area generally east of 14th Street (primarily portions of
the East Grover Beach neighborhood planning area) be referred for review and comment
by the City of Arroyo Grande prior to approval of any further development that may impact
the drainage, traffic or munidpal services and fadlities shared by these adjoining Cities.
LU 11-5.10 The Cities of Arroyo Grande and Grover Beach shall consider joint powers and
other methods of cooperation to correct any apparent service or facility defldencies (such
as fire/emergency response time, park and recreation provisions, drainage improvements,
and Oak Park Boulevard traffic enforcement).
LU 11-6. The City of Arroyo Grande shall cooperate with the County of San Luis Obispo, the Oceano
Community Services District and LAFCO to establish more logical and recognizable jurisdictional
boundaries between adjoining urban areas and to provide appropriate separation or identity.
LU 11-6.1 Generally, The Pike is and shall remain the boundary between the City of Arroyo
Grande and Oceano CSD.
LU 11-6.2 The City of Arroyo Grande shall utilize distinctive street name and
identification/entry signage and where feasible, landscaping and architectural features to
reinforce the separate identity of the adjoining urban developments.
LU 11-6.3 The City of Arroyo Grande shall refer any proposed development generally south
of Farroll Avenue and west of Halcyon Avenue for review and comment by the Oceano CSD
and County of San Luis Obispo prior to approval of any further developments that may
impact the drainage, traffic or municipal services and facilities shared by these adjoining
community areas.
LU 11-6.4 The City of Arroyo Grande will request that the County and Oceano CSD refer
any proposed developments east of 22nd Street and north of Paso Robles Street for review
and comment by the City of Arroyo Grande prior to approval of any further development
that may impact the drainage, traffic or municipal services and fadlities shared by these
adjoining areas.
LU 11-6.5 The City of Arroyo Grande will cooperate with the County and Oceano CSD to
preserve the agricultural land and remaining forest west and south of Halcyon as a
permanent open space separation between Arroyo Grande and Oceano.
LU 11-6.6 The City of Arroyo Grande will cooperate with the County to preserve all
remaining valley floor prime agricultural land within Cienega Valley, particularly those
properties adjoining Arroyo Grande Creek both inside and outside Arroyo Grande City limits
south of Freeway 101 and west of Valley Road.
LU 11-6.7 The City of Arroyo Grande will request that the County preclude all proposals to
increase density or intensity of development within the Rural Residential designated areas
of Arroyo Grande Fringe Area north of the City and the Nipomo Mesa east of Highway 1
and south of Los Berros Road due to potential adverse traffic impacts, public facilities and
service defidencies.
WE -19
LU 11-6.8 The City of Arroyo Grande will request that the County preclude all proposals to
expand or to increase density or intensity of development within the Residential Suburban
designated hillside subdivisions southeast of Arroyo Grande City limits, north of Los Berros
Road and west of EI Campo Road due to potential adverse traffic Impacts, public facilities
and service deficiencies.
LU 11-6.9 The City of Arroyo Grande shall request that the County preserve all Agriculture
designated lands, whether prime or non-prime solis, east of Arroyo Grande City limits on
both sides of Freeway 101 in both the San Luis Bay and South County Planning Areas.
LU 11-6.10 The City of Arroyo Grande shall cooperate with the County and LAFCO to
consider annexation of the Frederick/ALC property (known as Arroyo Unda Crossroads) and
Williams property provided that such future City expansion provides for permanent
agricultural and open space buffer adjoining Freeway 101, the east and north sides of
potential urban development of the proposed Sphere of Influence area.
LU 11-6.10.1 The City of Arroyo Grande may consider the annexation of the
unincorporated portion of the Arroyo Unda Crossroads and Williams properties within
the proposed Sphere of Influence when all of the following findings are made:
a) The proposed annexation will not deplete the water resources required for potential
General Plan development within other parts of the City nor divert water resources
needed for current and future Agriculture irrigation;
b) Clear compatibility exists with the community's basic identity as a rural, small town
community; the goals and desires of the people and the aty of Arroyo Grande as a
whole; and with the community's available resources and urban services;
c) The proposed annexation is consistent with the goals and objectives of the 2001
General Plan Update, particularly in regard to protection of Agriculture and open space
lands;
d) Significant economic development benefits will be derived by the City upon
annexation;
e) Significant social and economic interdependence and interaction exist between the
City and the areas proposed for annexation;
f) Adequate infrastructure and services have been or shall be provided in accordance
with current City standards;
g) The proposed annexation will generate sufficient revenues to adequately pay for
the provision of City services and related mitigation measures; and,
tI) Arty aet....efSe iffi~ads asseeiateeJ 'uith aRR~tieR aAa I:Ir13aA !:I5e, J3aFtietllarl'; tfafflc
mitigaa6R meastlfes, are mitigates te less tABR sigAifieaRt sr smtemeRt af s'..erFiaiRg
ooflside:fatiaR is adapted by ttle City.
LU 11-7. Support the preparation of reasonable regional land use and transportation planning. The
City of Arroyo Grande shall work with San Luis Obispo County and San Luis Obispo Council of
Governments to further regional land use and transportation plans as a means of coordinating
South County planning efforts.
LUE - 20
TOWN CHARACTER and COMMUNITY DESIGN GUIDEUNES
The essence of Arroyo Grande's desirability is reflected in its small town character and rural setting. This
character encompasses a wide range of components including the scale and Intensity of existJng development;
the rate, scale, and intensity of new development; the existence and proximity of agricultural lands and open
spaces, induding natural hillsides, Arroyo Grande and Tally Ho creeks. It also extends to its rural residential
fringe and agricultural environs, and includes preselVation of historical structures, especially within the Village
Core area. The retention of this character is one of the basic purposes of planning and growth management,
according to the citizens of Arroyo Grande.
LU12 Components of "rural setting" and "small town character" shall be protected.
LU12-1 Recognize agriculture, natural hillsides, dean air quality and linear open spaces along Arroyo
Grande and Tally Ho creeks as valuable components of the City's rural setting and essential
elements worthy of conselVation and preselVation.
LUI2-1.1 Emphasize the retention of the natural environment over its conversion to urban
forms.
LUI2-1.2 Incorporate existJng natural features into project design. Where removal of natural
elements is unavoidable, reintroduce natural elements into project design.
LUI2-1.3 Incorporate provisions of the Agriculture, Open Space and ConselVation Element
(AOSCE) into the review of land development proposals.
LU12-2 Except for narrow, two and three-story structures within the Village Core and other designated
Mixed-Use areas, limit the scale of buildings within both the urban and rural portions of Arroyo
Grande to low-profile, horizontal forms; design buildings to be compatible with Arroyo Grande's
historic small town character.
LUI2-2.1 In general, limit the height of buildings to t\"le steriEis ef no more than 3G 35
feet.
LU12-2.2 Utilize roofs having low, long spans made of slate, concrete shingles, clay tiles
or similar materials. Avoid metal and flat composition roofs.
LUI2-2.3 Provide building elevations that are well-articulated in order to break up building
bulk. Incorporate one-story elements in two-story structures.
LUI2-2.4 Ensure that row-type townhouses within the urban portions of Arroyo Grande are
constructed such that each unit is varied in its setback and/or architectural
treatment,
LUI2-2.5 Residential units within new single family neighborhoods shall be required to
provide recognizable variations in their front and side yard setbacks.
LU12-2.6 Nee-traditional residential developments should maximize a feeling of openness.
Modem single family subdivisions should utilize variable setbacks and orient road
axes to open space areas and areas of visual Interest.
LUI2-2.7 Use appropriate and simple roof forms, including shed, gable, and hip roofs, alone
or In combination, to achieve a variety of roof lines along the streetscape; avoid
unarticulated flat roofs.
LUE - 21
LU12-2.8 Design smali lot single famiiy and multiple famliy residential projects in such a
manner as to group dweliings around common open space and/or recreational
features.
LU12-2.9 In higher iRteRSlty density projects with opposing garages or carports, turn
individual units and orient them to avoid the monotony of parking corridors.
Alternately, stagger parking areas and provide appropriate landscaping.
LU12-2.10 Incorporate architectural treatments that enhance the appearance of exterior wali
elevations of bulidlngs and screen walis. Include:
. Uniform materials and consistent style in exterior elevations.
. Use secondary accent materials and colors to highlight bulidlng features and
provide visual Interest.
LU12-2.11 Detaii multi-story bulidlngs to reduce their vertical appearance as much as possible,
except for historic bulidlngs in the Village Core and new bulidlngs in other Mixed-Use
areas. In ali such areas, Include:
. . A greater level of architectural detaiis at the ground level than at upper levels.
. Articulate separate floor levels with horizontal bands or by stepping them back
from public viewing areas.
LU12-2.12 Incorporate variations in the setback and massing of the buliding bulk of large struc-
tures along major streets to provide variety and visual Interest to the streetscape.
LU12-3 PreselVe scenic vistas and retain a feeling of "openness" in new developments.
LU12-3.1 Vary setbacks along roadways to avoid a monotonous street scene.
LU12-3.2 Minimize the Instaliatlon of solid walis along area roadways unless they are needed
for a specific screening, safety, or noise attenuation purpose. Where feasible,
provide instead a landscaped berm or wide, open area with Informal clusters of
trees, defined by split rali or simliar fencing.
LU12-3.3 Where construction of a solid wali that will be visible along a public street is
necessary, provide landscaping such as trees, shrubs, or vines to soften the
appearance of the wali, and to reduce undue glare, heat, and reflection.
LU12-3.4 The use of any fencing or walis should be consistent with the overali design theme
of the development or adjoining existing developments:
. Where they are needed, fences or walis should relate to both the site being
developed and surrounding developments, open spaces, streets, and pedestrian
ways.
. Fencing and walis should respect existing view corridors to the greatest extent
possible.
LU12-3.5 Require the provision of open space and recreation areas within the urban
residential portions of the aty. Within the rural residential portions of the planning
area, emphasize the preselVatlon natural landforms and vegetation.
LU12-3.6 Design and landscape multiple famliy residential projects to provide pleasing views
from the windows of individual units.
. Provide a diversity of views from the windows of multiple famliy units, including
distant open views, closer views of greenery, and some views of human activity.
LUE - 22
. If some windows must look out onto blank walls, plant fast growing vines on
such walls to enhance the appearance.
LU12-3.7 Permit clustering of residential units If the following criteria are met:
. The clustering of dwelling units is proposed pursuant to a Specific Plan
(Government Code Section 65540), Planned Development, or similar
mechanism.
. The overall permitted density of the project area Is not exceeded.
. The resulting project will not require a greater level of public services and
facilities than would an equivalent non-clustered project.
. The result of clustering residential units is a more desirable and environmentally
sensitive development plan which creates usable open space areas for the
enjoyment of project residents and which preserves significant environmental
features.
. The project development pattern, Including the net density of developed area
and proposed lot sizes which result from clustering, are compatible with
surrounding areas.
LU12-3.8 Permit hillside development projects only when the following criteria are met:
. The natural contour of the hillside Is preserved and removal of native oak trees
is minimized.
. Excessive, Intrusive hillside grading Is not required In order to satisfy density
proposals of the project
. Extensive retaining walls are not required to satisfy density and safety proposed
by the project.
If these criteria cannot be met, the density of the project shall be reduced or the
project shall be denied.
LU12-4 Incorporate a sense of "place:' privacy, and security Into Planned Developments and multiple
family projects. The Development Code should provide for design exceptions for senior and
special needs housing.
LU12-4.1 Maintain the function and quality of multi-family resldentiai deveiopments by
orienting buildings and living spaces at right angles to each other for privacy, and by
adequate provision of private open space areas such as patios and balconies for
each unit.
LU12-4.2 Provide each building or unit of a multiple family project with some unique elements
to create a sense of place and identity.
. Design individual units within a project so as to be distinguishable from each
other, providing them with separate entrances and entry paths.
. Design the common space of each building cluster so that the size, dimensions,
grading, planting and site furniture of each are different.
LUE - 23
. Provide every dwelling unit with a usable private garden, yard, patio, or balcony
area.
LU12-4.3 Provide back and front entrances to planned and multiple family dwellings which are
clearly Identified and distinguished from each other. Where dwellings have two
doors, differentiate between formal and informal entries through the location of
guest parking, sidewalk design, address identification, and pathways.
LU12-4.4 Where there is limited separation of windows from nearby public or common
spaces, fencing, planting, or grade differentials should be used to ensure privacy.
LU12-4.5 Locate windows within planned and multiple family residential projects so that
surveillance of semi-private public spaces and pedestrian paths is possible from
frequently used rooms without permitting close-In view from those areas to the
dwelling.
LU12-4.6 Units should be designed so that windows in adjacent units or in units across streets
are offset.
LU12-5 Preserve significant historic and cultural landmarks.
LU12-5.1 Require that new development, including signs, within or adjacent to the Village
Core area be compatible with the historical architecture of the Village; implement
the provisions of the Design Guidelines for the Arroyo Grande Village.
LU12-6 Require that residential street design be sensitive to existing landforms, and minimize traffic
volumes on local residential streets.
LU12-6.1 Incorporate provisions into the Development Code which would discourage non-local
through traffic on local streets, and require maintenance of two points of access to
all residential neighborhoods.
LU12-7 Enhance pedestrian level activity within residential and commercial areas.
LU12-7.1 Utilize "street furniture" (planters, benches, drinking fountains, newspaper racks,
bike racks, trash receptacles) to create and enhance urban open spaces within
commercial areas and to emphasize historical and rural architectural themes.
LU12-7.2 Commercial buildings and projects should be designed so as to have a central plaza
or main visual focus or feature.
LU12-7.3 Through the site plan review process, ensure that commercial facilities are oriented
to the pedestrian by the incorporation of seating areas, courtyards, landscaping,
and similar measures.
. Buildings should be designed and sited so as to present a human scale
environment, including identifiable pedestrian spaces.
. Uses within pedestrian spaces should contribute to a varied and lively
streetscape.
. Buildings facing pedestrian ways and plazas should incorporate design features
that provide visual interest at the street level.
. Except in the Village Core and other Mixed-Use areas, where buildings should
generally be located at the sidewalk, building setbacks along major streets
should be varied to create plaza-like areas which attract pedestrians whenever
possible.
LUE - 24
. Discourage wide expanses of parking lot between the sidewalk and the front of
commercial buildings and provide safe, easily identiflable pedestrian access
through the parking lot from multiple access points.
. Parking facilities should be convenient, well-designed, usable, aesthetically
attractive, landscaped (with large shade trees) and comply with aty design
standards and guidelines.
LU12-7.4 Where appropriate to building architecture, provide covered verandas along the
fronts of commercial structures.
LU12-7.5 Establish a program of public art emphasizing historical, westem, and rural themes
in parks, public buildings, and public open spaces.
LU12-7.6 Reflne the Circulation Element to Include an Integrated pedestrian circulation
network linking the Village Core and Mixed Use areas, schools, shopping, community
facilities, and multiple family residential areas. (See also cr 3-3).
LU12-B Emphasize the incorporation of landscape themes and extensive landscaped areas into new
development; provide landscaping and open spaces as an integral part of project design to
enhance building design, public views, and Interior spaces; provide buffers and transitions as
needed; and facilitate energy conservation.
LU12-B.l Require that landscaping integrate with, complement, and Improve the visual
character of the natural environment of the area; require that landscaping also
relate to and complement the architecture of adjacent structures.
LU12-8.2 Emphasize urban planting schemes which minimize the use of water and which
incorporate natural looking clusters of plants rather than highly structured,
geometric schemes with trees and shrubs planted at regular intervals.
LU12-8.3 Include in landscaped areas a combination of trees, shrubs, vines, ground cover,
flowers, and turf as appropriate and compatible with the surrounding environment
and project design theme.
. The selected combination of landscape materials shall be arranged in a
harmonious manner.
. The proportion of hardscape materials within any required landscape area may
not exceed 20 percent.
LU12-8.4 Coordinate landscape design with drainage plans for Individual projects to maximize
percolation of surface water from the site. Employ swale designs in landscaped and
turf areas to slow down runoff and maximize percolation.
LU12-8.5 Emphasize the use of native and drought tolerant plantings In area landscaping.
LU12-9 Encourage the provision of custom homes or homes that simulate a rural, small town, custom
home atmosphere.
LU12-9.l Within the unincorporated rural/residential and residential/suburban portions of the
community, and all single family residential areas as well as low-density Planned
Development areas, emphasize custom homes on large sites.
LU12-9.2 If custom homes are not proposed, residential tract applicants shall provide required
floor plans and elevations at the time of application submittal to provide a wide
variety of design choices and diversity of appearance as shown in the table below.
LUE -25
~-:Jr" ~> """",,!!,,",,-~,,,p~,~,>
'if" '!till > '" , ""I. "~."".'111:,; ;'
!W. ~ ~ jii, ~ , ~'v \1~" ("
<-20 3 3
21-40 4 3
41-60 5 4
61-80 6 4
81-100 7 4
>100 1 additional for each 20 dwellings over 100
* Includes reverse footprints.
LU12-9.3 Emphasize the use of natural materials such as rough sawn wood, stone, stucco, and
brick facade.
LU12-9.4 Emphasize building colors In earth tones and complementary accents In muted
shades of reds, blues, greens, browns, grays, and yellows. Avoid a monochromatic
appearance of residential areas through the use of complementary accents.
LU12-9.5 On wood frame structures having a primarily stucco exterior, cover a minimum of 25
percent of the front facade with a complementary color and material.
LU12-9.6 Break up front facades with entries and/or other recesses and projections to avoid
flat fronts.
LU12-9.7 Incorporate variations in building heights by incorporation of one-story elements
into two story structures, use of a combination of roof styles, and grade variations.
LU12-1O Ensure that residential accessory uses and buildings are consistent with the primary residential
character of the area, as well as the overall small town character of Arroyo Grande.
LU12-1O.l Prohibit accessory uses or hobbies that would create additional traffic or need for
signage or parking, and ensure that the primary use of garage areas is for parking cars.
LU12-l0.2 Require that the design of accessory structures be compatible with the architectural
character of the site and surrounding area.
LU12-l0.3 Require that accessory structures be set back a sufficient distance from property lines
so as not to detract from the value of adjacent properties.
LU12-11 Commercial centers shall be developed in a manner that is architecturally harmonious with a defined
theme consistent with the rural, small town character of Arroyo Grande.
LU12-lLl Ensure the implementation of the Design Guidelines for the Arroyo Grande Village.
LU12-11.2 Require that materials, textures, colors, and architectural detailing be consistent with
the specified design theme consistent with Arroyo Grande's small town character.
LU12-l1.3 Large roof or building masses should be discouraged and architectural variations
encouraged.
LU12-l1.4 Encourage the use of earth tones that reinforce compatibility with the rural character of
Arroyo Grande; avoid a monochromatic appearance through the use of complementary
accents in muted shades of reds, blues, greens, browns, and yellows.
LUE - 26
LU12-11.5 Recesses, reveals, projections, architectural trim, and other elements shall be
encouraged to enhance the architectural image of structures.
LU12-l1.6 Shadow pattems created by architectural elements such as overhangs, projections,
or recession of stories, balconies, reveals, and awnings are encouraged In order to
contribute to a building's character and aid In dimate control.
LU12-11.7 The following design elements shall be encouraged in conjunction with the design
and construction of commerdal buildings:
. Richness of surface and texture, emphasizing surfaces such as rough sawn
woods, split face block, stucco, and facade brick.
. Approximately equal building wall ratio to non-wall (e.g., window, arcade)
. MUlti-planed, pitched roofs.
. vegetation integrated with bulldi\1g walls, roofs and details such as trellises
and espaliers.
. Roof overhangs.
. Regular or traditional window rhythms.
LU12-11.B The following architectural elements shall be discouraged in conjunction with the
construction of commercial buildings:
Highly reflective surfaces over the majority of the facade which is visible to the
public.
. Large, blank walls.
. Flat roofs without mansards.
. Precision concrete block.
. Metal or plastic siding.
. Irregular window shapes and rhythms.
LUl2-11.9 Develop specific design criteria where feasible for commerdal areas not expected
to develop as unified centers, In the form of conceptual approaches that integrate
landscaping, driveways and parking into functionally unified wholes.
LU12-l2 Balance the need for signs within commercial areas as a means to identify businesses with
the small town character and rural setting of the community.
LU12-l2.l Design commerdal developments with a precise concept for adequate slgnage;
indude provisions for sign placement and number, as well as sign scale in
relationship to the building, landscaping and readability as an integral part of the
slgnage concept.
LU12-l2.2 Ensure that signs are integrated into the overall site and architectural design
theme of commercial developments.
LU12-l2.3 Require that sign placement, heights, size, materials, proportions, and design
within the commercial areas be consistent with the low-profile nature and scale
of the community.
LUE - 27
LU12-12.4 Require that sign color be compatible with building color. In general, limit the
number of primary colors to no more than two with a secondary color used for
accent or shadow detail.
LU12-12.5 Avoid freestanding pole signs In favor of monument-type signs, wall signs,
and/or secondary projecting slgnage.
LU12-12.6 In designing signs and sign messages, emphasize utilization of fewer words to
create a dean, understandable message. In general, use symbols only If they
are easily recognizable or represent a definable logo.
LU12-12.7 Minimize the size and simplify the shape of signs to avoid sign "dutter".
LU12-12.8 Permit signs attached to the underside of a projecting canopy or protruding over
a sidewalk or right-of-way as a special sign only If they provide pedestrian-scale
atmosphere and enhance the building front.
LU12-12.9 Require that window signs be designed so as to be pleasing, aesthetically
enhance shop fronts, geared to the pedestrian, and be at eye level.
LU12-12.10 Develop a community signage scheme for street corridors, public buildings and
selected entrances to the community and Its sub-communities.
LU12-13 Provide appropriate screening for necessary "urban-style" fadlltles, structures, and features.
LU12-13.1 Require that the placement and screening of satellite dishes, solar systems, and
other appurtenances be accomplished in such a manner that minimizes or
eliminates the obtrusiveness of these fadlltles. Establish setbacks within the rear
yard for satellite installations, as well as to establish screening standards.
LU12-13.2 Require unobtrusive placement and screening of appurtenances such as soiar
collectors, air conditioning units, and pool equipment.
LU12-13.3 Require that trash endosures, loading areas, mechanical equipment, and outdoor
storage areas be screened from public view as appropriate; design endosures
and screening with materials which are compatible with the project's
architecture, and which do not detract from the rural, small town character of
the community.
LU12-13.4 'Require that on-site utilities and/or andllary equipment within commerdal areas
be located in an inconspicuous area or vaulted under ground away from public
view.
LU12-13.5 Where on-site utilities and/or ancillary equipment Is required to be in public view,
require that they be screened with a combination of materials that best suit the
overall project design theme.
LU12-13.6 Require that commerdal loading areas be oriented away from the street and
from residential edges.
. If loading areas cannot be so located, require that they be screened from
public view.
. Access to service bays of automotive uses shall be from the interior of the
site.
LUE - 28
LU12-13.7 Require that service station bays, repair garages, and other automobile-related
uses proposed at corner locations be oriented away from the street frontage.
. Orient service areas away from street frontage and provide building
elevations and architectural details consistent with the overail design theme
toward the street.
. Design aca:ss to service bays of automotive uses from the interior of the
site.
LU12-13.B Require that ground mounted equipment Inddental to commerdal development
be appropriately screened with soild wails and/or landscaping. Locate equipment
away from the front of the building. Require that screening material be similar or
complementary to adjacent architecture and materials.
LU12-13.9 Require that commercial loading ana 8'a5R eneJssl:Il'€: areas be screened from
public view areas and adjacent residential developments, and be located an
appropriate distance from adjacent residential structures.
LU12-13.10 Require the design and construction of enclosures for trash, recydlng bins and
green waste containers to indude the foilowlng criteria:
. Match the existing building architecture
. Use materials consistent with adjacent buildings
. Avoid conflicts with loading dock areas
LU12-13.ll Prohibit roof mounted equipment other than television antennas and solar
coilectors within residential areas.
LU12-13.12 Require that roof-mounted equipment on commerdal structures be screened
from public view.
. Require that roof screens be solid and continuous, and that equipment be
covered by continuous grills or louvers.
. Require that roof screens be sheathed in a matching or complementary
material to the exterior building material.
. Prohibit the use of picket fence screening.
. Minimize the rooftop location of mechanical plants and distribution networks.
Where necessary, enclose such fadlities within efficient roof-top penthouses.
LU12-14 Development Code property development standards and proposed DesIgn Guldeilne revisions
shail consider refinement to outdoor lighting design, heJght, placement and Intensity levels to
minimize unnecessary glare, energy use, intrusion onto adjacent properties or public spaces.
Factors such as night sky visibility, safety, security/motion and light sensor, controls, timers
and aesthetic compatibility should be part of outdoor lighting design considerations.
LUE - 29
Objectives and Policies
Streets and Highways, Standards
Level of SelVice
Alternative CirculationfTransportation Systems
Transit & School Buses
Bike & Pedestrian
Recreation Trails
Truck & Emergency Routes
Scenic Routes
Coordinated Land Use and Circulation
Planning and Funding
Implementation Measures
CIRCULATION/TRANSPORTATION
ELEMENT
CITY COUNCIL Adoption Draft, October 3, 2001
OBJECTIVES AND POLICIES
Streets and Highways Standards
cn. Plan and develop a coordinated and efficient, functional classification system
of local streets and highways throughout the community that designates the
purpose and physical characteristics of the roadway, composed of the five
categories. (See Pllbile .....'FlIS SIiIlllllaPds fer Seel:i'R aRd deslgR)1
en-l State Freewav 101. 4 to 6 lane with interchange access: Caltrans design
standards or as mutually approved. Typically 120' or more.
en-2 Maior Arterial Street - 4 lane with or without median; City controlled ac:c:ess, on-
street parking optionali indude bike lanes, sidewalks, transit turnouts and other
design features: 80' - WQ! 104' r of w.
en-3 State Hi9hwav 227 or Minor Arterial Streets - 2 to 4 lanes with or without
median/turn lane: State or City controlled access, on-street parking optionali
indudes bike lanes, sidewalks, some transit and other design features: 64' - 84'
104'
rofw.
Crl-4 Collector Streets - 2 lanes with or without turn lane, controlled access, on-street
parking optional; indudes bike lanes, sidewalks, some transit and other design
features: 64! 84' r of w.
cr l-S Local Streets - 2 lanes, access and on-street parking; Indudes some bike lanes,
sidewalks on one or both sides, other design variables in hillside, cul-de-sac, or
other special conditions: ~ 42' - 60' r of w.
crl-6 All street standards shall be reviewed and revised as determined appropriate
induding optional features such as landscaped medians, curb bulbouts and
parkways and/or street trees and similar design amenities when approved by the
City. Alternative local street standards for neo-traditional subdivisions or Planned
Developments/Specific Plans will also be considered.
Level of Service
CT2. Attain and maintain Level of Service (LOS)'C' or better on all streets and
controlled Intersections.
CT2-1 Where deficiencies exist, mitigate to an LOS 'D' at a minimum and plan
improvement to achieve LOS 'C' (Los 'E' or 'F' unacceptable = significant adverse
impact unless Statement of Overriding Considerations or CEQA Findings
approved). The design and funding for such planned improvements shall be
sufficiently definite to enable construction within a reasonable period of time.
CT2-2 The City should conduct periodic traffic counts, monitor selected streets and
model arterial and collector street network to determine where LOS 'C' is not
attained and provide a current baseline for development project impact analyses.
CE -1
m-3 ReqUire that General Plan Amendments, Rezoning Applications or development
projects involving 20 or more estimated peak hour trip additions provide traffic
studies according to City g\:lielelines LOS policy, including subsequent
amendments and refinements.
C1"2-3.! Traffic studies shall include roadway capacity, safety and design analysis
using Highway Capacity Manual methodology.
C1"2-3.2 Traffic studies shall describe possible mitigation measures available to
attain LOS 'C' or better and project-related methods of funding.
C1"2-3.3 Public Works Director should meet with applicants prior to application to
discuss study scope, probable impacts and mitigation.
C1"2-4 The City should periodically review LOS policy and actual system performance to
identify model deficiencies and consider Capital Improvement Programs,
mitigation measures and/or policy revision and refinement.
CE- 2
Circulation[Transportation Element Map
CE - 3
CirculationfTransportation Element Map - 2
Transit Routes Existing
Transit Routes Proposed
Truck and Emergency Routes
CE - 4
Circulation/Transportation Map-3
Scenic Routes
Bikeways and pedestrian Facilities
Recreation Trails
(Refer to Parks and Recreation Element)
CE - 5
Alternative Circulation and transportation Systems
CT3. Maintain and improve existing "multi-modal" circulation and transportation
systems and facilities, to maximize alternatives to new street and highway
construction.
CT3-l In cooperation with SCAT and CCAT or other operators, provide for safe and
efficient transit system for local and regional travel, particularly for youth,
elderly, low-income or disabled persons.
CT3-Ll The City should encourage convenient routes and schedules on arterial
and/or collector streets including stops, shelters, bus benches, turnouts,
park and ride, transfer and other facilities or features to be provided in
connection with new developments.
CT3-1.2 The City should encourage major employers to promote use of public
transit and/or provide van/car pools, private shuttles or other trip
reduction (flex time, telecommuting, bike) and transportation demand
management.
CT3-2 Cooperate with Lucia Mar Unified School District to plan improved school bus
transportation system, including parking and loading, maintenance and storage,
bike ad sidewalk access facilities.
CT3-2.l Consider shared corporation yard to relocate existing maintenance and
storage from residential neighborhoods.
CT3-2.2 Program a priority system of school bus routes, stops/shelter, sidewalks
and bike lanes to serve schools and parks and link with other transit and
alternative transportation.
CT3-3 Promote non-motorized bike and pedestrian circulation facilities to serve all areas
of the City and linking with regional systems, with priority coordination with
school, park, transit and major public facilities.
CT3-3.1 Improve bike lanes and sidewalks serving all school, parks, and selected
transit and community facilities as priority system, including
neighborhood connections in addition to conventional streets.
CT3-3.2 Plan and prioritize Village Core and E. Grand Avenue Mixed Use corridor
improvements.
CT3-3.3 Update City Bikeway Plan to meet State guidelines to seek increase
regional and state iffij3r-e'/effieAt funding assistance.
CT3-4.4 Plan and prioritize greenway trail network along Arroyo Grande, Tally Ho
and Meadow Creeks and linking with other open space or recreational
trails within the City and region.
CT3-4 Design and designate efficient truck and emergency access routes utilizing the
arterial and collector street network to minimize impact on local streets,
particularly residential neighborhoods.
CE - 6
CT3-4.l Truck routes should coordinate with County and adjoining Cities
designated routes and avoid traversing residential areas.
CT3-4.2 Emergency access design standards should limit cul-de-sac lengths,
provide a logical grid or connected system of local streets providing at
least two directions of neighborhood access, and minimize through traffic
on local streets, particularly traversing single family residential
neighborhoods.
CT3-S The City should designate a connected system of "scenic streets and highways"
and consider specific design guidelines and landscaping standards appropriate to
this network for resident and visitor enjoyment.
CT3-S.l The basic scenic route system should include these streets and highways
as shown on the Circulation Element Map.
CT3-S.2 Discourage on-street parking in Agriculture areas to enhance visibility
and minimize trespassing.
CT3-S.3 Develop adequate publiC or shared off-street parking lots conveniently
located behind and beside buildings in Village COre and Mixed Use
Corridors, according to area design guidelines.
COordinated Land Use and Circulation
Cf4. Ensure compatibility and complementary relationships between the
circulationl transportation system and existing and planned land uses,
promoting environmental objectives such as safe and un-congested
neighborhoods, energy conservation, reduction of air and noise pollution,
transit; bike and pedestrian friendly characteristics.
Cf4-l Promote "transit-oriented developments" and coordinated, compatible land use
pattern by encouraging multiple family residential and special needs housing in
Mixed Use COrridors, Village COre and near Office, Regional COmmercial,
Business Park and major Community Facility areas.
Cf4-1.1 Transit routes should serve E. Grand Avenue Mixed Use corridor, Village
COre, and West Branch street Regional COmmercial areas.
CT4-1.2 Future transit loop to serve Halcyon/Fair Oaks, Offices, Village COre,
James Way and Rancho Parkway residential areas.
Cf4-1.3 Consider higher density allowance and reduced parking requirements
within one-quarter mile of transit routes when updating Development
COde.
CT4-2 Utilize the circulation system as a positive element of community design,
including street trees and landscaped parkways and medians, special streetscape
features in Mixed Use corridors and Village COre, undergrounding of utilities,
particularly along major streets.
CE -7
Planning and Funding
CTS. Coordinate circulation and transportation planning and funding of collector
and arterial street and highway Improvements with other local, County,
SLOCOG, State and federal agencies. Request County contribution to major
street Improvement projects.
CTS-l Update the Regional Transportation Plan to include the Circulation and
Transportation Element of the City of Arroyo Grande General Plan Update.
crS-2 Request that Caltrans, SLOCOG and the County give high priority to
Brisco/Halcyon and Traffic Way/EI campo interchange improvements to Freeway
101.
crS-3 Ask the County to establish a "Road Impact Fee" within Arroyo Grande Fringe
and other non-Agriculture areas of the Arroyo Grande Area of Environmental
Concern, and add to the fees for South County/Nipomo Mesa area based on cost
studies for needed improvements (including portions of City street systems
impacted by regional traffic increases) to serve new development.
CTS-4 Review and revise City circulation and transportation impact fees associated with
new development in Arroyo Grande to assure either facility and system
improvements and/or in-lieu fee payments to maintain adequate facilities and
services at LOS 'c' to General Plan buildout, including regional traffic increase
and funding assistance.
crs-s Define and preserve "study area" corridors and alternatives for future freeway,
arterial and collector street connections, extensions, completions, reconstruction,
widening, frontage road alternatives or extensions, and/or other improvements
to Circulation and Transportation networks until cooperative resolution of
Element revisions and/or Capital Improvement Programs. (See PSR and other
study areas on Circulation Element).
crS-S.l Include Brisco/Halcyon Project Study Report (PSR), Traffic Way/EI
Campo PSR and its western connection and other north, west and
eastside study areas.
crS-S.2 Establish "plan lines" for widening, extension or realignment when
determined by design and environmental analysis, including proposed
funding and priority schedule estimates. (None adopted/Add to CE).
crS-S.3 When new development occurs in vicinity of study areas or plan lines,
and where legally and financially feasible, require all or portion of rights-
of-way and improvements associated with new development.
crS-6 Encourage Caltrans, SLOCOG and the County to refine and maintain a regional
traffic model to assist in regional and local circulation and transportation
planning, CIP funding and new development project environmental analysis.
crS-6.l Request that the Caltrans, County and SLOCOG evaluate Nipomo Mesa
cumulative growth and development impacts on Arroyo Grande area
circulation and transportation systems prior to Willow Road or other
interchange alternative construction.
CE - 8
eTS-6.2 Request that the County, Caltrans and SLOCOG consider proportional
participation in Los Berros, EI Campo, Traffic Way, Fair Oaks, Valley and
Halcyon Road improvements between Highway 1 and Freeway 101-
eTS-] Utilize assessment and improvement districts and other supplemental private
funding to correct local area deficiencies such as inadequate parking, transit and
streetscape enhancement or completion of local street or trail segments that
benefit the area.
Implementation Measures CE1 through CE8 have been deleted per Council direction.
CE-9
Introduction
Objectives and Polices
Affordable Housing Incentives
Mixed Use Areas
Housing Conservation
HOUSING ELEMENT
CITY COUNCIL Adoption Draft, October 3, 2001
HOUSING ELEMENT
Introduction
A Housing Element is required by California law to establish policies and programs that will
support provision of adequate housing supply for citizens of all income levels, and to address
relevant local housing issues. The 2001 General Plan Update summarizes the Housing Element
objectives and policies adopted in 1993. After 2000 federal census data has been received and
evaluated by the City, a current analysis of recent residential development trends, and proposed
programs to reduce barriers to affordable housing production, improve rehabilitation and
encourage new construction will be added by General Plan amendment.
Housing implementation measures, to be added later in 2001-2, are based on regional "fair share
allocations" prepared by San Luis Council of Governments (SLOCOG) and reflecting State of
California Department of Housing and Community Development (HCD) estimates of housing
needs.
Obiectives and Policies
Affordable Housina Incentives
Hl. Encourage a continuing supply of affordable housing to meet the needs of
existing and future Arroyo Grande residents in all income levels.
H1-1. The City shall utilize incentives for production of affordable housing including:
a) allowing "granny units" in specific conditions in all single-family residential zones;
b) allowing manufactured housing that conforms to local design guidelines on legal
parcels in all residential zones; and,
c) providing density bonuses and similar incentives for low income, special needs
and senior housing developments, all in accordance with State and Municipal laws.
Hl-2. The City shall review and periodically amend its' Development Code and design review
regulations and procedures to streamline permit processing and minimize application and
development review costs.
Hl-3. The City shall give priority to processing of housing projects that provide for low and
moderate income residents and shall consider fee waiver or reductions when requested as an
incentive for low-income housing. Priority includes expedited development and design
review, concurrent tract and permit processing, and exemption or priority from City growth
management or resource allocation programs controlling market rate housing production.
Hl-4. The City shall designate in the General Plan and consistently zone sufficient land and
appropriate residential densities to accommodate the identified housing needs, and shall plan
infrastructure, public facilities and resource system improvements to sustain a wide variety of
housing types consistent with the General Plan buildout capability, and resource and
infrastructure constraints.
H1-S. The City shall continue to enable and encourage attached multiple-family, senior,
mobile home and special needs housing, in appropriate locations and densities as part of the
General Plan Urban Land Use Element. These multiple family residential alternative housing
types tend to be more affordable than preferred single family residential low and medium
density developments.
HE -1
Hi-G. The City shall consider cooperation with non-profit and other developers for loan
and/or grant applications to provide low and moderate-income housing.
Hl-7. The City shall require that approved General Plan amendments and/or zoning
amendments that increase allowed residential density on a property shall allocate at least
25% of the increase enabled be developed for low and moderate income households.
Hl-7.l. Such low and moderate-income housing units may be either for rent or sale,
but shall remain affordable for a term to be determined on a case by case basis but not
less than 10 years. Sites on which fewer than 12 units are allowed shall be excepted
from on-site construction requirements, but the City shall consider an "in-lieu affordable
housing fee" payment instead of low and moderate-income housing construction. The
fee shall be equal to t.5% 3% of the estimated value of new construction as computed
for building permit, and utilized by the City for qualified low and moderate income
housing construction, site acquisition, rehabilitation or acquisition of such units.
Hl-7.2. Secondary (granny) units which otherwise comply with State and local
requirements may be applied to the requirements for low and moderate income housing
if available to qualified residents.
Hl-S. New housing subdivisions or developments of 50 or more units shall provide at least
10% of the total units as affordable to low income households, subject to approval of a
density bonus of at least 10%.
Hl-S.l. New housing subdivisions or developments of at least 25 units but fewer than
50, shall provide at least 5% of the total units as affordable to low income households,
subject to approval of a density bonus of at least 5%.
H 1-S.2. Low income housing units may be either for rent or sale, but shall remain
affordable for a term to be determined on a case by case basis but not less than 10
years.
Hl-S.3. For subdivisions or developments of less than 25 units, or in other cases where
the City determines that it is not practical or feasible to comply with on-site construction
of such units, the City may allow as alternatives: a) the dedication of land sufficient to
accommodate the required number of low income housing units; or b) payment of in-lieu
affordable housing fee. The fee shall be equal to ~ 3% of the value of new
construction as computed for building permit, and utilized by the City for qualified low
and moderate housing construction, site acquisition, rehabilitation or acquisition of such
units; c) the City may require the developer to fund an analysis to determine which
alternatives would best enable the provision of low income household housing units.
Hi 8 ~ TAe jgelieies eutliRed fer l1e.1\' ABusiR!j er subei'/isieAs aFe Ret iRteRdcd te BC
additieAal te these iRvel...iR!j Rew iilcReFBI j9laR afl'leAelfI'ICRts aReI Fe ZBRil1ii1s, .I\'AicA
iAdl::u:fe greater reflblireffieRts aRa l3aAt:Jses.
Hl-S.4. For developments or subdivisions involving four or fewer units requested
exception shall be granted and in-lieu fee payment or alternatives allowed.
HE - 2
Mixed Use Areas
H2. The City shall encourage housing compatible with commercial uses and promote
"Mixed Use" and "Village Core" zoning districts to fadlltate residential uses to be
integrated Into such areas.
H2-1 Ensure appropriate densities for a diversity of new low and moderate income housings
as well as market rate housing in all residential and mixed use zones, the Oty shall offer
density bonuses for such housing in all districts. The maximum density bonus of 25% is
encouraged to disperse affordable housing and avoid excessive concentration or inefficient
administration.
H3. Housing for low income households shall not be concentrated into a single
building or identifiable portion of the development or subdivision but rather
dispersed throughout and integrated into the development as determined acceptable
based on site constraints, size and design.
H3-1. Affordable housing for low and moderate-income households shall, to the extent
practical, be distributed throughout the City and not concentrated in a particular area or
neighborhood. It is recognized that multiple family and special needs housing are most
feasible in higher density residential zones which shall be located consistent with General
Plan and zoning policies.
H3-2. The City shall require that affordable housing produced with density bonus incentives
or public assistance be constructed and available concurrent with market rate housing in the
same development.
H3-3. The City shall encourage multiple family residential and Mixed Use housing
developments in locations where adequate public facilities and services are available,
consistent with other General Plan and Development Codes land use polices and regulations.
Housina Conservation
H4. Conserve and rehabilitate the City's older housing stock, particularly to provide
more affordable housing.
H4-1. The City shall continue to contract and coordinate with the San Luis Obispo Housing
authority to maintain Section 8 rental housing assistance to qualified households.
H4-2. The City shall continue to apply for Community Development Block Grant (CDBG)
funding for rehabilitation of low income housing for both owner occupied and rental units.
Rehabilitation of second story residential units in the Village COre and/or Mixed Use housing
within the East Grand Avenue corridor shall be considered for priority for such programs.
H4-3. The City shall require 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. Where necessary, residents displaced by abatement action shall
be eligible for relocation assistance.
HE - 3
H4-4. The City shall conserve existing low income apartment rental units by discouraging or
controlling the rate of conversion to ownership condominiums, unless such units are also
committed to affordable ownership housing with residents given priority to purchase.
H4-5. The City shall encourage the conservation of existing mobile home parks, but where
redevelopment is deemed appropriate the City shall seek replacement housing opportunities
and provide relocation assistance to eligible residents.
HE - 4
Introduction
Objectives, Policies and Implementation Measures
Emergency Preparedness
Water Hazards
Fire Safety
Geologic and Seismic Hazards
Other Hazards
SAFETY ELEMENT
CITY COUNOL Adoption Draft, October 3, 2001
Introduction
This Safety Element has two basic principles:
. be ready for disaster, and
. manage development to reduce risk.
The first part of this element addresses the. first premise - emergency preparedness. Most natural
disasters will require the combined efforts of our emergency service providers.
The remaining sections of the element describe various types of disasters, focusing principally on fire,
flood and geologic hazards. The purpose of these sections are to describe the physical effects of the
disaster and provide standards for reducing the risk of exposure to the haZilrds. When distilled, the rules
are quite simple: build above the floodwaters, where the fire fuel is low, and on stable ground.
Residents of the City of Arroyo Grande are subject to a variety of natural and human-caused hazards.
Natural hazards are processes such as earthquakes, landslides, flooding, and wildfires, and have been
occurring for thousands, even millions of years. These natural processes have played an essential role in
shaping the topography and landscape of Arroyo Grande, and become "hazards" when they disrupt or
otherwise affect the lives and property of people. Human-caused hazards often occur as a result of
modern activities and technologies. These potential hazards can include the use of hazardous materials,
and buildings that may be unsafe during a strong earthquake.
To minimize loss from hazards, resources must be committed. While it would be desirable for
communities to provide the maximum level of safety from all potential hazards, this is generally not
feasible. Therefore, hazard reduction efforts are often based on the concept of risk reduction. Risk that is
associated with natural and human-caused hazards can be separated into three general categories for the
purposes of this element:
Acceptable Risk. This is the level of risk below which no specific action by government is deemed
to be necessary to further reduce the consequences of a hazard.
Unacceptable Risk. This is the level of risk above which specific action by government is deemed
necessary to protect life and property.
Avoidable Risk. This is a hazardous risk that can be averted while still achieving the individual or
public objective.
In making land use decisions, the severity and the probability of loss should be considered.
The Safety Element is one of several Elements that comprise the General Plan. Section 65300.5 of the
California Government Code requires the General Plan and its Elements to be "an integrated, internally
consistent and compatible statement of policies..."
The Safety Element is closely linked to the Land Use and Open Space Elements of the General Plan. The
Land Use Element designates the general distribution of land uses within the planning area, as well as
standards for population density and building intensity. To avoid unreasonable public risk, the Land Use
Element takes into account the public safety hazard identification and evaluation in the Safety Element.
By limiting development density in areas that may be subject to significant geologic and other safety
hazards, the risk of loss of life and property can be minimized. One of the purposes of the Open Space
Element is to preserve open space for public health and safety, Including areas that require special
management and regulation because of hazardous or special conditions (e.g., earthquake fault zones,
flood plains, unstable soil areas, and high fire risk areas).
SE - 1
The Safety Element provides a general evaluation of potential public safety hazards in the City. The
hazard identification and evaluation is based on general information available at the time of the Element's
preparation. No site specific evaluations were performed for this Element.
The Safety Element is intended to be used for general land use planning purposes only, and should be
used to identify where detailed site investigations should be required for new development. I
I
,
Legal Requirements for Preparing a Safety Element
The Safety and Seismic Safety Elements first became mandatory parts of the General Plan in 1975
requiring cities and counties to adopt, at a minimum, General Plan policies relating to fire safety, flooding,
and geologic hazards. In 1984 the State Legislature expanded the list of mandatory issues that were to
be evaluated in the Safety Element to provide the direction and resources to help reduce death, injuries, I
property and environmental damage, and the economic and social dislocation resulting from natural
hazards. While it is required to focus on fire, flooding, geologic, and seismic hazards, jurisdictions may
address any relevant safety issues that are considered important.
To make land use decisions that minimize the potential for loss of life, injury, and property damage from
natural and human-caused hazards, it is necessary to have an understanding of the causes and potential
effects of the hazards that may affect the City of Arroyo Grande.
In the following sections, several components appear regularly:
Preparedness. The element begins with this as a separate topic. Each subsequent area has a
preparedness component. It is essential to maintain our ability to respond to natural and man-made
disasters.
Education. An informed citizenry will carry on their activities in a way that reduces the potential for
disaster to occur or be exacerbated and will be better equipped to deal with disasters when they
occur.
Existing Environment. The built environment can be improved to reduce the threat of disaster.
This is geared mostly towards improving structures and their surroundings.
Land Use Planning. Future development should always be planned with careful consideration
toward reducing the threat of property and environmental loss. While many considerations are
involved in development, safety should be paramount.
Each section contains some or all of the following components:
Objective. This is the desired end state or condition that we would like to achieve.
Policy. This defines the approach to achieving objectives.
Implementation Measures. These are specific actions the City or other interested parties should
take. They take the form of standards (regulatory mechanisms) or programs (other advisory actions
that are not regulatory).
SE - 2
1. Emergency Preparedness
OBJECTIVE 51 Attain a high level of emergency preparedness.
Emergency preparedness is necessary to avoid or minimize the loss of life and property as a result of
natural and technological disasters, to reduce the social, cultural, environmental and economic costs of i
disasters, and to assist and encourage the rapid recovery from disasters. An important part of I
preparedness is the careful assessment of risks before an emergency occurs. San Luis Obispo County's
Emergency Response Zones are illustrated in Map 8 of the Technical Background Report.
Policy 51-1 Response !
Support the response programs that provide emergency and other services to the public when a disaster I
occurs. The focus of response activities is saving lives and preventing injury, and reducing immediate
property damage.
Implementation Measures:
Program 51-1.1 Support efforts of and provide funding to the City Fire Department to
ensure the readiness of response teams and the smooth implementation of emergency response
plans. i
Program 51-1.2 Work before disasters occur to make sure there are few or no j
bureaucratic obstacles to performing emergency operations. Support efforts to ensure local
agency compliance with the Standardized Emergency Management System, an emergency
response and coordination system used throughout California.
Program 51-1.3 Establish a program that will reduce the time and effort required to get
permits necessary to perform emergency repair work. To the extent that it can be done
beforehand, provide the Engineering Department with sufficient resources to procure permitting
assistance. (For example, work in riparian corridors may require permits from the U.S. Fish and
Wildlife Service, California Department of Fish & Game, and perhaps the Army Corps of
Engineers.)
Policy 51-2 Emergency Preparedness
Continue to improve preparedness programs that educate and organize people to respond appropriately
to disasters. They include education and awareness programs for individuals, families, institutions,
businesses, government agencies and other organizations.
Implementation Measures:
Program 51-2.1 Support education in the schools that teaches our children how to avoid
dangers and how to behave during an emergency.
Program 51-2.2 Support the efforts of many organizations that provide emergency
outreach and education programs to the region.
Policy 51-3 Coordination
Improve coordination among City, County and State programs, and among others working to reduce the
risks of disasters. This should also include improved coordination with the news media. This will result in
more effective preparedness, response and recovery from disasters.
Implementation Measure:
Program 51-3.1 Continue to improve information transfer to the media during
emergencies. Official liaisons should meet with media representatives on a regular basis to
improve coordination.
SE - 3
Program 51-3.2 Review studies predicting the impacts of earthquake and flood
emergencies on facilities and roadways. Develop revised evacuation routes as necessary.
Policy 51-4 Information Systems and Research
Expand and keep current the database of safety related information. Knowledge about disasters and the
area we live in is growing. New information must be made available to the public and decision makers.
Regularly update the County's geographic information system (GIS) as new information becomes
available.
Implementation Measures:
Program 51-4.1 Work with the County to maintain a Geographic Information System
(GIS) that includes the data layers of this safety element. Continue to build the GIS with
additional information as it becomes available.
Program 51-4.2 Seek from other government, academic and private organizations new
data that can be used for emergency preparedness and response. Endeavor to share information
with other nearby jurisdictions, news media and with private and public organizations.
Program 51-4.3 Revise the City's Emergency Plan, required by the California Emergency
Services Act, according to the policies and projections in the General Plan. The City's emergency
services agencies should review their responsibilities and capabilities in light of this revision, and
consider the potential for over-reliance on mutual-aid agreements during disasters.
Policy 51-5 Risk Assessment
Continue investigations and programs that reduce or eliminate long-term risks. Ensure that new
development in the City is designed to withstand natural and manmade hazards to acceptable levels of
risk. Risk assessment activities, effectively carried out, can improve the efficiency and reduce the cost of
response and recovery from disasters.
Implementation Measures:
Program 51-5.1 Structural Committee. Maintain a County-wide committee of building
professionals who review City regulations, building code updates and other information in order
to maintain the currency of our codes and procedures.
Program 51-5.2 Develop additional training for building and safety personnel to keep up
with current knowledge.
Program 51-5.3 Revise the City's building regulations to incorporate all safety
requirements called out in the General Plan. All new construction, especially public facilities, in
the City should be built according to the adopted Building and Rre Codes.
Program 51-5.4 Identify structures not conforming with earthquake, fire or flood
standards, and require conformance with acceptable levels of risk through programs such as
structural rehabilitation, occupancy reduction, and demolition and reconstruction.
Critical Facilities
These are structures and services that provide emergency assistance after a major disaster. They include
police and fire stations, schools, hospitals and roadways that are designated evacuation routes.
Policy 51-6 Critical Facilities, Recovery and Reconstruction
After a major disaster, assist public and private efforts that must be made for short-term and long-term
rebuilding, the provision of housing for those displaced, resumption of services, and resumption of
business and government functions. In order to make this effort effective, critical facilities must be
maintained and upgraded as technology and population demands increase.
SE - 4
Implementation Measures:
Program 51-6.1 Provide comprehensive assistance to all agencies and organizations
involved in disaster recovery through planning, engineering and funding. Maintain critical
facilities for responsiveness to disasters.
Program 51-6.2 The City's Headquarters Fire Station and City Hall are located in portions I
of the historic Village Core that may be damaged or destroyed by natural hazards such as
flooding, or more catastrophic dam failure inundation. These critical facilities should be
relocated. I
I
I
SE - S
2. Water Hazards
OBJECTIVE 5-2: Reduce damage to structures and the danger to life caused by flooding,
dam failure inundation, and other water hazards.
Exposure of the public to water-related hazards can result from flooding, dam failure, and erosion.
Dam failure inundation would result from the sudden failure of a dam and the release of the impounded
water. Although it is very unlikely that a large modern dam would suddenly fail, the effects of this hazard
could be catastrophic. Therefore, this hazard is evaluated in this chapter.
Flood Hazards
Flooding generally occurs in response to heavy rainfall events when streams, rivers, and drainage
channels overtop their banks. Flooding may also occur in low-lying areas that have poor drainage, even
during moderately sized storms. Many factors can increase the severity of floods, including fires in
watershed areas, the placement of structures or fill material in flood-prone areas and areas of tidal
influence, and increased runoff that results from the development of impervious surfaces such as
roadways and rooftops. For planning purposes, the flood event most often used to delineate areas
subject to flooding is the 100-year flood. This is an event that statistically has a one percent chance of
occurring in any given year. Areas within the 100-year flood plain in San Luis Obispo County are
indicated in Map 5 of the Technical Background Report.
Areas of potential 100-year flooding in Arroyo Grande include portions of the creek channels that traverse
the City: Canyon/Meadow Creek on the west side of the City, Corbett Canyon, Tally Ho and Arroyo
Grande Creeks on the east side of the City, and Los Berros Creek in the southeastern portion of the City.
Although inundation areas are generally located along creek channels, adjacent properties could be
adversely affected in isolated areas. Near the convergence of Corbett Canyon and Arroyo Grande Creeks,
the 100-year floodplain widens and impacts properties between Crown Terrace and Mason Streets. The
floodplain along Arroyo Grande Creek also widens slightly on the north and south sides of Highway 101.
Policy 52-1 Flood Hazards
Strictly enforce flood hazard regulations both current and revised. Federal Emergency Management
Agency (FEMA) regulations and other requirements for the placement of structures in flood plains shall be
followed. Maintain standards for development in flood-prone and poorly drained areas.
Implementation Measures:
5tandard 52-1.1 Discourage development, particularly critical facilities, in areas of high
flood hazard potential. Do not allow development within areas designated as the 100-year flood
plain that would obstruct flood flow or be subject to flood damage. Do not allow development
which will create or worsen known flood or drainage problems.
standard 52-1.2 Discourage single road access into areas that could be closed during
floods. Additional access ways should be planned to develop areas having only one access.
standard 52-1.3 Review development plans for construction of structures in low-lying
areas, or any area which may pose a serious drainage or flooding condition. Susceptibility to
damage from flooding should be determined based on the lOO-year flood.
Policy 52-2 Reduce Flood Damage
Reduce flood damage in areas of the City known to be prone to flooding.
SE - 6
Implementation Measures:
Program 52-2.1 Inventory and reevaluate where appropriate known local flood prone
areas in the City. Develop a prioritized list of proposed capital improvement projects for low-
lying, flood prone areas.
Program 52-2.2 Seek funding to implement capital improvement projects for low-lying,
flood prone areas.
Program 52-2.3 When reviewing proposals for potential development of water reservoirs,
retention ponds, or drainage channels, require an evaluation of potential inundation areas and
design proven to withstand potential seismic activity.
Dam Inundation
Dam inundation is the flooding of lands due to release of impounded water resulting from the failure or
overtopping of a dam. Although the probability of this type of hazard occurring is highly unlikely, it
warrants consideration in the Safety Element because there are several dams and reservoirs in San Luis
Obispo County. Those areas with potential for dam inundation are indicated in Map 6 of the Technical
Background Report.
Dam failures can result from a number of natural or human causes. Earthquakes, improper siting, fast
rising flood waters, erosion of the dam face or foundation, and structural/construction flaws can all
contribute to a dam breach and ensuing release of impounded water. Other reservoir-related flooding
events have resulted from massive, fast-moving landslides that have displaced large volumes of water
contained in a reservoir. Such a rapid displacement of water can cause large quantities of water to travel
over the dam, resulting in downstream flooding.
The severity of downstream effects resulting from a dam failure will be directly related to the manner in
which the dam fails. The failure of a dam could cause flooding, injury, loss of life, and property damage
due to inundation, erosion, debris and sediment deposition. Other effects include damage to community
infrastructure and interruption of public services. Health hazards from the release of sewage may also
result.
Major Dams near Arroyo Grande
San Luis Obispo County Flood Control owns and operates Lopez Dam, which is located northeast of the
City of Arroyo Grande. Lopez Reservoir has an approximate 51,000 acre-foot capacity. Lopez Dam is
under the jurisdiction of the State of California Division of Safety of Dams who conduct periodic reviews
to evaluate dam safety. In the event of complete failure of Lopez Dam, water would flow in a westerly
direction following Arroyo Grande Creek, approximately 3,000 feet in each direction of the centerline of
the creek channel. Water flows would pass through the City before reaching the Pacific Ocean, likely
resulting in substantial impacts to life and property.
Policy 52-3 Dam Failure
Minimize the risk of, and those associated with, dam failure.
Implementation Measures:
Program 52-3.1 Work with appropriate agencies at the County, State and federal levels
to assist with the inspection and maintenance of dams to minimize the risk of failure.
Program 52-3.2 Maintain a dam failure evacuation plan including responsibilities for
public officials on emergency notification and evacuation instructions, including use of the
emergency alert system to notify the public.
Program 52-3.3 Prohibit the development of additional critical facilities in areas of
potential dam inundation areas and Program relocation of those currently in risk areas
SE -7
3. Fire Safety
OBJECTIVE 5-3: Reduce the threat to life, structures and the environment caused by fire.
Fires can cause signifICant life, property and environmental losses, and can occur in both urban and rural
settings. Urban fire hazards can be influenced by a variety of factors, including building location and
construction characteristics, access constraints, the storage of flammable and hazardous materials, as
well as inadequate supplies of fire suppression water, and response time for fire suppression personnel.
Fire-related hazards in rural areas generally result from the development of residences in hillside or other
areas with dense vegetation and/or inadequate access, water supply and response time.
Fires are also an important component of the regional ecosystem. Wildlands must burn periodically to
naturally maintain viable environments. Fuel maintenance (controlled burns, mowing, cattle grazing and
other means) is a necessary replacement to uncontrolled wildland fires because of threats to human
habitation. Development patterns in rural lands can reduce the ability to manage fuel and defend "values
at risk",
The majority of Arroyo Grande is located in a generally flat valley that has been developed with urban
and agricultural uses. The northern and eastern portions of the City, however, are hilly and contain
parcels that are within or adjacent to grassland and forested areas. Fire protection for the structures
located within these urban/wildland interface areas may be constrained by heavy fuel loads, steep slopes,
limited access, and possibly limited water supplies. Specific areas of the City identified as having
potential fire suppression deficiencies are listed in the Technical Background Report, while Map 7 of the
Report shows Arroyo Grande as having high fire hazard potential.
Fire suppression and prevention services within Arroyo Grande are provided by the City of Arroyo Grande
Fire Department. The City's only fire station, constructed in 1980, is located at 140 Traffic Way. The Fire
Department is staffed by a fire chief, additional full-time supervisory staff and volunteer fire fighting
crews. The most apparent fire hazards are generally associated with the urban/wildland interface areas
of the City. City Ordinance 472 adopted the 1994 Edition of the Unifonn Fire Code, with several
amendments.
Policy 53-1 Pre-Fire Management
New development should be designed and constructed to minimize fire hazards, with special attention
given to fuel management, adequate water supply for suppression and improved access in higher fire risk
areas.
Implementation Measures:
Program 53-1.1 Identify high value and high risk areas, including urban/wildlife interface
areas, and develop mitigation efforts to reduce the threat of fire.
Program 53-1.2 Require that fire safety personnel review the design of new subdivisions
in high and very high fire hazard areas and require the clustering of lots or buildings as
appropriate, in addition to the maintenance of defensible space around all structures and
vegetation management programs.
Program 53-1.3 Require fire resistant material to be used for building construction in fire
hazard areas. Require the installation of smoke detectors in all new residences.
Policy 53-2 Facilities, Equipment and Personnel
Ensure that adequate facilities, equipment and personnel are available to meet the demands of fire
fighting in the City of Arroyo Grande.
SE - 8
Implementation Measures:
Program 53-2.1 Evaluate population and settlement pattems, incident trends and values
at risk every five years to determine where facilities, equipment and staff need augmentation.
Program 53-2.2 Evaluate fire flow capacities and deficiencies, in relation to ISO ratings,
and develop alternative remedies, if necessary. I
Program 53-2.3 Cooperate with other adjoining jurisdictions including County/CDF, Pismo
Beach and Grover Beach to plan for future equipment, communication systems, station and
personnel requirements. The City's Fire Department is responsible for fleet management,
ensuring that future vehicle needs are identified; replacement schedules and funding
mechanisms are established; maintenance and rotation schedules are developed and met. The
Fire Department is responsible for communicating its needs to the City Council and the City
Managers office.
Policy 53-3 Readiness and Response
Maintain and improve the Fire Department's ability to respond to emergency calls and suppress fires
throughout the City within a maximum response time of six (6) minutes.
Implementation Measures:
Program 53-3.1 Prepare and work to achieve a maximum of six (6) minutes response
time goal. This maximum response time will be based upon density of development, and the
value at risk contrasted with an acceptable level of risk. More concentrated urban uses should be
within four (4) minutes response time.
Standard 53-3.2 Train staff and volunteer fire fighters to a level appropriate to their
position and responsibilities; provide emergency medical care training and job-required
specialized training; maintain and enhance training materials and instruction techniques; and
provide educational incentives for all personnel.
Program 53-3.3 Work to continually improve information resources about the location of
fire hazard areas response constraints and resources and other values at risk within them.
Policy 53-4 Loss Prevention
Improve structures and other values at risk to reduce the impact of fire. Regulations should be
developed to improve the defensible area surrounding habitation, particularly in high risk urban/wildland
interface areas or other areas with access or water supply deficiencies or beyond 6-minute response
time.
Implementation Measures:
Program 53-4.1 Inform homeowners of the dangers and appropriate responses to fire
and ways to prevent loss. Continue to promote the efforts of the Fire Safe Council.
Standard 53-4.2 Require a "defensible space" around structures and values at risk, able
to provide fire fighter with enough room to defend structures and maneuver. Review of
development plans by fire safety personnel to assure adequacy of access for equipment, water
supplies, construction standards, and vegetation clearance.
Program 53-4.3 Coordinate with Public Works to ensure that sufficient water supplies are
available for protection of structures, and encourage built-in fire suppression systems such as
sprinklers, particularly in high risk or hi value areas.
SE - 9
4. Geologic & Seismic Hazards
OBJECTIVE 5-4: Minimize the potential for loss of life and property resulting from geologic
and seismic hazards
Geologic conditions define the stability of the ground below a site, and how that site will respond to the
natural forces of earthquakes and weather. The frequency and strength of earthquakes will depend on
the activity, number and type of faults that pass through or can influence a particular region. Geologic
and seismic conditions are characterized to help assess the vulnerability of development to seismic and
geologic hazards.
Seismic Hazards i
Arroyo Grande is located in a geologically complex and seismically active region. Seismic, or earthquake- I
related, hazards have the potential to result in significant public safety risks and widespread property I
damage. Two of the direct effects of an earthquake that are required to be considered as part of the I
Safety Element include the rupture of the ground surface along the trend or location of a fault, and
ground shaking that results from fault movement. Other geologic hazards that may occur in response to
an earthquake include liquefaction, seismic settlement, and landslide. Other hazards, such as slope
failure, flooding from a dam failure, fires, and structural hazards that may be related to earthquakes, are
evaluated in separate sections of the Safety Element.
Fault Rupture Hazards
Fault rupture refers to displacement of the ground surface along a fault trace. Rupture of the ground
surface along a fault trace typically occurs during earthquakes of approximately magnitude 5 or greater.
Fault rupture can endanger life and property if structures or lifeline facilities are constructed on, or cross
over, a fault. Fault rupture tends to occur along or within a zone of linear traces of previous ruptures
that define the fault zone, and as sympathetic movement on adjacent or intersecting faults.
The Wilmar Avenue fault is a potentially active fault adjacent to the City of Arroyo Grande. The Wilmar
Avenue fault is exposed in a sea cliff in Pismo Beach, and the buried trace of the fault is inferred to strike
northwest-southeast parallel and adjacent to Highway 101 beneath portions of Arroyo Grande. This
potentially active fault poses a moderate potential fault rupture hazard to the City.
Additionally, the inactive Pismo fault underlies portions of Arroyo Grande. However, this inactive fault
poses a very low potential fault rupture hazard to the City. Further studies to evaluate the activity of the
faults are warranted, prior to placing structures near the mapped fault traces. Map 2 of the Technical
Background Report shows the fault hazards in San Luis Obispo County.
Policy 54-1 Fault Information
Information on faults and geologic hazards in the City should continue to be updated. The City will
enforce the General Plan and applicable building codes that require developments, structures, and public
facilities to address geologic and seismic hazards through the preparation and approval of geotechnical
and geologic reports.
Program 54-1.1 The City may require applicants to provide documentation (reports,
technical documents, and plans) be reviewed by an independent consultant licensed with the
State of California to practice in their area of expertise. In such cases, the independent
consultant should review and render an opinion as to whether the documents were prepared in
accordance with standard practices, applicable codes and regulations pertaining to geologic
hazards.
SE - 10
Policy 54-2 Fault Rupture Hazards
Locate new development away from active and potentially active faults to reduce damage from fault
rupture. Enforce applicable regulations of the Alquist-Priolo Earthquake Fault Zoning Act pertaining to
fault zones to avoid development on active faults.
Implementation Measures:
Program 54-2.1 Require geologic studies to be performed, based on the Alquist-Priolo
Earthqauke Fault Zoning Act, so that habitable structures and essential facilities will be sited
away from active and potentially active faults.
Groundshaking Hazards
Groundshaking refers to the motion that occurs in response to local and regional earthquakes, and can
endanger life and safety due to damage or collapse of structures or lifeline facilities. Uniform Building
Code requirements set forth the minimum design and construction standards for structures to resist
seismic forces. These building codes are typically updated every three years to reflect a progressive
review of the performance of structures and lifelines (pipelines, roads, etc.) that have been subject to or
damaged by earthquakes in the past.
The City of Arroyo Grande is near a number of active and potentially active faults capable of producing
strong ground motion in response to seismic events, including Wilmar Avenue, Blind Thrust Point San
Luis, Los Osos, Pecho, Hosgri, Casmalia, La Panza, and San Andreas faults. Table 4-9 in the Technical
Background Report describes the sources of groundshaking in the vicinity of Arroyo Grande. With a high
probability for producing a major earthquake in the near future, the San Andreas fault and offshore
Hosgri faults present the most likely groundshaking to the City. Portions of Arroyo Grande that are
underlain by layers of unconsolidated, recent alluvial soil material have an increased risk of experiencing
the damaging effects of groundshaking.
E3~
SE - 11
Policy 54-31 Reduce Seismic Hazards
Enforce applicable building codes relating to the seismic desi n of structures to reduce the
loss of life and reduce the amount of property damage.
-
Implementation Measures:
Program 54-31.1 Prohibit the construction of development directly astride known active or
potentially active fault zones.
Program 54-31.2 I
Enforce applicable building code regulations pertaining to the design of i
structures and grading relative to seismic hazards. I
Program 54-31.3 Review, amend, and adopt new UnifolTT1 Building Code requirements, i
when necessary, to promote the use of updated design standards.
Program 54-31.4 Encourage investigations to improve the existing characterizations of
faults in areas of existing or proposed development, and their potential to generate damaging
earthquakes, for the purpose of assisting in the design of structures to resist seismic loads.
Implement appropriate design standards and building codes that address local seismic conditions.
Uquefaction and Seismic Settlement
Liquefaction is the sudden loss of soil strength due to a rapid increase in soil pore water pressures
resulting from groundshaking during an earthquake. Seismic settlement is the reduction of volume within
a saturated or unsaturated soil mass due to groundshaklng during a seismic event. Seismic settlement
may occur simultaneously or independent of liquefaction. Liquefaction potential, and its potential to
present a hazard, can only be assessed through site-specific studies and subsurface exploration. Map 3
of the Technical Background Report identifies areas within San Luis Obispo County having high
liquefaction potential. The currently adopted Uniform Building Code requires that the potential for
liquefaction be assessed for the design of all structures.
The magnitude and duration of groundshaking are also important factors in causing liquefaction to occur.
The larger the earthquake magnitude, and the longer the duration of strong groundshaking, the greater
the potential for liquefaction to occur in an area that is susceptible to the hazard. The areas most likely
to be vulnerable to liquefaction are underlain by younger alluvium where groundwater and granular
sediments are both present. Areas potentially underlain by liquefiable alluvium are low lying lands
adjacent to rivers, creeks, beaches, and estuaries.
The portions of the City with high liquefaction potential are those areas underlain by younger alluvium
(Qa), which includes most of the low-lying downtown areas south of Branch Street and along Grand
Avenue. Higher elevation at the west end of the City, and north of Highway 101 and Branch Street, are
underlain by older Quaternary sediments comprised of sand dune deposits (Qos) and the Paso Robles
FolTT1ation (QTp) that have moderate liquefaction potential. Site specific studies are needed to evaluate if
a geologic unit actually contains potentially liquefiable materials, and if they require mitigation for
development.
Policy 54..... Uquefaction and Seismic Settlement
Require design professionals to evaluate the potential for liquefaction or seismic settlement to impact
structures in accordance with the currently adopted Uniform Building COde.
Implementation Measures:
Program 54......1 Enforce current building code requirements that require the potential for
liquefaction to be addressed in the design of structures. Discourage the construction of critical
facilities in areas of potential liquefaction.
SE - 12
Program 54-4.2 Require geotechnical studies to be performed for habitable or important
structures (as defined by the building code) sited in areas having a medium to high potential.
The geotechnical study should evaluate the potential for liquefaction and/or seismic related
settlement to impact the development, and mitigation to reduce these potential impacts, if
needed.
Slope Instability and Landslides
Landslides and slope instability can occur as a result of wet weather, weak soils, improper grading,
improper drainage, steep slopes, adverse geologie structure, earthquakes, or a combination of these
factors. Slope instability can occur in the form of creep, slumps, large progressive translation or rotational
failures, rockfall, debris flows, or erosion. Landslides can result in damage to property and cause
buildings to become unsafe either due to distress or collapse during sudden or gradual slope movement.
Structures constructed in steep terrain, possibly on stable ground, may also experience landslide hazards
if they are sited in the path of potential mud flows or rockfall hazards.
A majority of the existing development in Arroyo Grande is located on gently inclined alluvial valley
sediments, which has low to very low potential for slope stability hazards. However, the residences
located on the hilly terrain north of Branch Street have greater potential for landslide activity.
Additionally, there are relatively steep hillsides and canyons adjacent to the City and as development
moves into those areas, there could be even greater potential for slope stability related concerns. A
thorough geologiC/geotechnical study should be prepared prior to development in hillsides and other high
landslide hazard areas, as mandated by the City's adopted version of the Uniform Building Code. Areas
of potential landslide hazards in San Luis Obispo County are indicated in Map 4 of the Technical
Background Report.
Policy 54-4 Slope Instability
Avoid development in areas of known slope instability or high landslide risk when possible, and continue
to encourage that developments on sloping ground use design and construction techniques appropriate
for those areas. The City acknowledges that areas of known landslide activity are generally not suitable
for residential development.
Implementation Measures:
Program 54-51.1 For developments in areas of known slope instability, landslides, or
slopes steeper than 20 percent, the stability of slopes shall be addressed by registered
professionals practicing in their respective fields of expertise. For subdivisions, such studies
should be performed prior to delineating lot lines and building envelopes.
Program 54-51.2 Do not permit new development in areas of known landslide activity
unless development plans indicate that the hazard can be reduced to a less than significant level
prior to beginning development. Do not permit expansion to existing structures or developments
in areas of known landslide activity except when it will reduce the potential for loss of life and
property.
Program 54-51.3 Require development proposals to mitigate the impacts that their
projects contribute to landslides and slope instability hazards on neighboring property, and
appurtenant structures, utilities, and roads.
Program 54-51.4 Require slope stability evaluations for developments in areas of
moderate or higher landslide risk. Require certification of the proposed building site stability to
the adverse effects of rain and earthquakes prior to the issuance of building permits.
SE - 13
5. Other Hazards
OBJECTIVE 5-5: Reduce the potential for harm to Individuals and damage to the
environment from radiation hazards, hazardous materials, electromagnetic fields, radon, and
hazardous trees.
Radiation Hazards
The Diablo Canyon Power Plant is the primary radiation hazard risk in the region. An uncontrolled release
of radioactive material would have the potential to result in significant health and safety impacts. To
prepare for potential emergency situations that might develop at the power plant, extensive warning,
reporting, and response plans have been developed. Updated information regarding the Emergency
Response Plan is distributed to the public each year. Additional potential radiation hazards include low-
level radioactive waste from medical facilities and elsewhere. The hauling, handling and disposal of these
materials are governed by comprehensive regulations.
Policy 55-1 Radiation Hazards
Maintain a high level of emergency preparedness and information about radiation hazards.
Implementation Measure:
Program 55-1.1 Work with PG&E to review and update information about emergency
preparedness and evacuations related to radiation hazards.
Program 55-1.2 Review the City's Emergency Plan in anticipation of emergency services
which may be required under mutual aid agreements in the event of a radiological accident at the
Diablo Canyon Power Plant. Attention should also be given to potential radiologica~
the trans rtation of radioactive fuel to and from the Diablo Can on Plant.
Hazardous Materials
Due to the quantity and frequency with which hazardous materials are shipped through the region,
transportation-related accidents pose the most significant hazardous material risk to City residents.
Highway 101 runs through the center of Arroyo Grande and is considered a major transportation route
for the shipping of hazardous materials. A major release of hazardous materials on this Highway would
have the potential to expose a significant portion of the City's population to health and safety hazards. In
addition, potential exposure of the public to hazardous materials can result from the numerous oil, fuel
and natural gas pipelines located in the City. Agricultural and household use of hazardous materials also
has the potential to result in their release into the environment.
Hazardous Materials
tential for ex sure to humans and the environment b hazardous substances, .
Implementation Measures:
Program 55-2.1 Review commercial development projects which use, store, or transport
hazardous materials to ensure necessary measures are taken to protect public health and safety.
Program 55-2.2 Work with Caltrans to require all transport of hazardous materials to
follow Caltrans approved routes, with all necessary safety precautions taken to prevent
hazardous materials spills.
SE - 14
Program 55-2.3 Sponsor periodic information or educational programs to inform residents
along approved haul routes of the potential for hazard release. Develop alternate evacuation
routes in case of a spill.
Electromagnetic Fields [EMF]
The transmission of electricity and the use of electrical appliances results in the creation of
electromagnetic fields. At this time, the evidence of potential health hazards from the delivery and usage
of electric power is incomplete and inconclusive. Until the necessary information is available to make
informed decisions about possible health effects resulting from the long-term exposure to
electromagnetic fields, individuals and local jurisdictions may wish to consider adopting an avoidance
strategy which keeps residences and workplaces away from high tension lines. Such a strategy includes
adopting measures to avoid electromagnetic field exposures when it is reasonable, practical, relatively
inexpensive, and simple to do so.
Policy 55-3 EMF
Reduce the potential for health hazards from electromagnetic fields.
Implementation Measures:
Program 55-3.1 Maintain a prudent avoidance strategy relative to high voltage
transmission lines. EMF standards established by the California Energy Commission and Public
Utilities Commission (if any) should be applied.
Program S5-3.2 Continue to monitor the information available regarding EMF hazards.
Program 55-3.3 When practicable, keep higher density development away from large
transmission lines.
Radon
Radon is a naturally occurring gas produced by the breakdown of uranium in soil, rock, and water.
Accumulations of this gas inside structures can become a significant health hazard because radon is
known to cause lung cancer. The threat of radon is very low in a well-ventilated structure. Basements,
which are rare in this region, are common problem areas.
Policy 55-4 Radon
Reduce the potential for health hazards from radon through education.
Implementation Measure:
Program S5-4.1 Sponsor periodic information and education programs to inform the
citizens of Arroyo Grande where the high radon risk areas are and how to prevent problems.
Hazardous Trees
Pine pitch canker is threatening the health of pine trees throughout the region. This disease can result in
the death of a pine tree in a relatively short period of time. If an infected tree is not properly removed, it
can spread the disease. The tree may also become a safety hazard if it becomes uprooted and falls
during a storm. Other trees become hazards because of their age or from storms.
Policy 55-5 Hazardous Trees
Reduce the danger to people and property from trees that are weakened and susceptible to falling or
limb loss during storms by requiring removal.
SE - is
Implementation Measures:
Program 55-5.1 Identify and remove trees within the City that pose potential hazards,
paying particular attention to trees in roadways and pedestrian/bicycle paths.
SE - 16
Objectives and Polices
Noise Standards
Land Use Compatibility/Noise Sensitive Uses
Transportation and Stationary Noise Mitigation
Implementation Measures
NOISE ELEMENT
cm COUNCIL Adoption Draft, October 3, 2001
OBJECTIVES AND POLICIES
Noise Standards
Nl. To protect the citizens of Arroyo Grande from the harmful and annoying
effects of exposure to excessive noise.
PoliCY N1-1 The noise standards of this Element represent maximum acceDtable
noise levels. New development should minimize noise exposure and noise
generation.
N1-l.1 Figure N-1 shows the ranges of noise exposure from transportation noise
sources which are considered to be acceptable, conditionally acceptable
or unacceptable for the development of different land uses. Figure N-1
is used to determine whether mitigation is needed for development and
land uses near major transportation noise sources.
FIGURE N-!
LAND USE COMPATIBILTIY FOR NEW DEVELOPMENT
NEAR TRANSPORTATION NOISE SOURCES
COMMUNITY NOISE EXPOSURE
LAND USE LDN OR CNEL, dB
50 55 60 65 70 75 80
RESIDENTIAL, THEATERS, AAAA AAAA
AUDITORIUMS, MUSIC HALLS CCCC CCCC
UUUU UUUU UUUU
TRANSIENT LODGING-MOTELS, AAAA AAAA
HOTELS, B &. B's, RV PARKS &. CCCC CCCC CCCC
CAMPGROUNDS UUUU UUUU
SCHOOLS, UBRARlES, MUSEUMS, AAAA AAAA
HOSPITALS, NURSING HOMES, CCCC CCCC CCCC
MEETING HALLS, CHURCHES, PRE-
SCHOOL CHILD CARE FACILlTlES UUUU UUUU
PLAYGROUNDS, PARKS AAAA AAAA AAAA AAAA
CCCC
UUUU UUUU
OFFICES AAAA AAAA
Cax. CCCC cccc
UUUU UUUU
INTERPRETATION
AAAA = ACCEPTABLE CCCC = CONDmONALLY ACCEPTABLE UUUU = UNACCEPTABLE
Specified land use is satisfactory. Use should be permitted only after Development is usually not
No noise mitigation measures are careful study & inclusion of protective feasible in accordance with
required. Measures as needed to satisfy the policies the goals of the Noise
of the Noise Element. Element
NE -1
Nl-!.2 In areas where the noise environment is acceptable, new development
may be permitted without requiring noise mitigation.
Nl-!.3 For areas where the noise environment is conditionally acceptable, new
development should be allowed only after noise mitigation has been
incorporated into the design of the project to reduce noise exposure to
the levels specified by the policies listed below.
Nl-!.4 For areas where the noise environment is unacceptable, new
development in compliance with the policies of the Noise Element is
usually not feasible.
PoliCY Nl-2 New development of noise-sensitive land uses shall not be permitted in
areas exposed to existing or projected future levels of noise from transportation
noise sources which exceed 60 dB Ldn or CNEL (70 Ldn/CNEL for playgrounds and
neighborhood parks) unless the project design includes effective mitigation
measures to reduce noise in outdoor activity areas and interior spaces to or below
the levels specified for given land use in Table N-!.
TABLE N-l
MAXIMUM ALLOWABLE NOISE EXPOSURE
TRANSPORTATION NOISE SOURCES
Outdoor Activity Areas' Interior SDaces
Land Use l.dn/CNEL, dB l.dn/CNEL,dB Lsol/2 dB
Residential 603 45 --
Transient Lodging 603 45 --
Hospitals, Nursing Homes 603 45 --
Theaters, Auditoriums, Music Halls -- -- 35
Churches, Meeting Halls, Office Buildings 603 -- 45
Restaurants4 603 45 --
Schools, Libraries, Museums,
Preschools, Child Care Facilities -- -- 45
Playgrounds (including school
playgrounds) 70 -- --
, Where the location of outdoor activity areas is unknown, the exterior noise level standard shall
be applied to the property line of the receiving land use.
2 As determined for a typical worst-case hour during periods of use.
3 Where it is not possible to reduce noise in outdoor activity areas to 60 dB l.dn/CNEL or less
using a practical application of the best-available noise reduction measures, an exterior noise
level of up to 65 dB l.dn/CNEL may be allowed provided that available exterior noise level
reduction measures have been implemented and interior noise levels are in compliance with this
table.
4 Restaurants included with or without outdoor dining or entertainment and/or drive-up windows.
NE - 2
Land Use QJmDatibilitv/NDise sensitive Uses
N2. To protect the economic base of Arroyo Grande by preventing incompatible
land uses from encroachIng upon exIsting or planned excessive noise-
producing uses and traffic.
N3. To preserve the tranquility of residential areas by preventing the
encroachment of excessive noise-producing uses and traffic.
Policy N2&3-1 Noise created by intrusive noise source shall be regulated to prevent
excessive nuisance noise.
Policy N2&3.2 Noise created by new transportation noise sources, including roadway
improvement projects, shall be mitigated so as not to exceed the levels specified
in Table N-l within the outdoor activity areas and interior spaces of existing
noise sensitive land uses.
Policy N2 & 3-3 New development of noise-sensitive land uses shall not be permitted
where the noise level due to existing stationary noise sources will exceed the
noise level standards of Table N-2 unless effective noise mitigation measures
have been incorporated into the design of the development to reduce noise
exposure to or below the levels specified in Table N-2.
TABLE N-2
MAXIMUM ALLOWABLE NOISE EXPOSURE
STATIONARY NOISE SOURCESl
Daytime Nighttime2
(7a.m. to lOp.m.) (lOp.m. to 7a.m.)
Hourly L..c" dB3 50 45
Maximum level, dB3 70 65
Maximum level, dB-Impulsive Noise_ 65 60
'As determined at the property line of the receiving land use. When determining the
effectiveness of noise mitigation measures, the standards may be applied on the receptor side of
noise barriers or other property line noise mitigation measures. Where the noise-sensitive land
uses are parks or playgrounds, add ten (10) decibels to the noise level standards in this table.
2 "Applies only where the receiving land use operates or is occupied during nighttime hours".
3 Sound level measurements shall be made with slow meter response.
_ Sound level measurements shall be made with fast meter response.
NE - 3
Policy N3- 3.1 Noise created by new proposed stationary noise sources or existing
stationary noise sources which undergo modifications that may increase noise
levels shall be mitigated so as not to exceed the noise level standards of Table
N-2 on lands designated for noise-sensitive uses.
Policy N3-3.2 This policy does not apply to noise levels associated with agricultural
operations.
Transoortation and Stationarv Noise Mitieation
N4. To educate the residents of Arroyo Grande concerning the methods available
for minimizing exposure to excessive noise.
NS. To avoid or reduce noise impacts through site planning and project design,
giving second preference to the use of noise barriers and/or structural
modifications to buildings containing noise-sensitive land uses.
Pelicy N4&5-1 The city should require noise mitigation measures where existing noise
levels produce significant neise impacts to noise-sensitive land uses or
where new developments may result in cumulative increases of noise
upon nOise-sensitive land uses.
Policy N4&5-2 New public and private development proposals shall be reviewed to
determine conformance with the policies of this Noise Element
When mitigation must be applied to satisfy the policies of the Noise
Element the following priorities for mitigation shall be observed, where
feasible:
First: Setbacks/open space separation
Second: Site layout/orientation/shielding of noise-sensitive uses with
non-noise-sensitive uses
IIJirQ. : Construction of earthen berms
E2.w:t!!: Structural measures: acoustical treatment of buildings and
noise barriers constructed of concrete, wood or materials other
than earth
N 4&5-3 Where the development of a project subject to discretionary approval may result in
land uses being exposed to existing or projected future noise levels exceeding the
levels specified by the policies in the Noise Element, the City shall require an
acoustical analysis as part of the environmental review under CEQA at the time the
application is accepted for processing. For development not subject to discretionary
approval and/or environmental review, the requirements for an acoustical analysis
shall be implemented prior to the issuance of a building permit.
N 4&5-3.1 At the diScretion of the City, the requirement for an acoustical analysis
may be waived provided that all of the following conditions are met:
NE - 4
Outdoor Activitv Areas
a) The development is for less than five single-family dwellings or for office
buildings, churches or meeting halls having a total gross floor area less than
10,000 square feet.
b) The noise source In question consists of a single roadway or railway for which
up-to-date noise exposure Information Is available. An acoustical analysis will be
required when the noise source in question Is a stationary noise source, or when
the nOise source consists of multiple transportation noise sources.
c) The existing or projected future noise exposure at the exterior of buildings
which will contain noise-sensitive uses or within proposed outdoor activity areas
(other than playgrounds and parks) does not exceed 65 dB Ldn (or CNEL) prior to
mitigation. For playgrounds and parks, the existing or projected future noise
exposure may not exceed 75 dB Ldn (or CNEL) prior to mitigation.
d) The topography In the project area is flat, and the noise source and receiving
land use are at the same grade.
N 4&5-3.2 Interior Spaces
a) Required Noise Level Reduction (NLR) is equal to or less than 30 dB.
b) The development Is for less than five single-family dwellings or for offices,
churches, meeting halls with less than 10,000 sq.ft. floor area.
c) Noise source In question consists of a single roadway for which up-to-date noise
exposure information is available. An acoustical analysis will be required when the
noise source is a stationary noise source or consists of multiple transportation
noise sources.
N 4&5-3.3 General
Effective noise mitigation, as determined by the City is incorporated into the
project design to reduce noise exposure to the levels specified in Tables N-1 or N-
2. Such measures may include the use of building setbacks, building orientation,
noise barriers and the standard noise mitigation packages contained within the
Acoustical Design Manual. If closed windows are required for compliance with
interior noise level standards, air conditioning or a mechanical ventilation system
will be required.
Implementation Measures:
N1-1 If the Community Development Director determines that a noise-sensitive land use
may be exposed to potential noise levels that exceed the standards of the Noise
Element, an acoustical analysis A'IiI'f shall be required.
Nl-2 Where mitigation of existing noise levels in accordance with the policies and
standards of this Noise Element is not feasible, the City Council may reduce or
waive the applicable policies and standards to the degree needed to allow
reasonable use of property, provided noise levels are mitigated to the maximum
extent possible.
NE - 5
Nl-3 Where mitigation of noise levels from a proposed development project in
accordance with policies and standards of this element cannot be achieved, the
City Council may require a reduction in proposed uses relative to size, scale, and
intensity. If excessive noise levels cannot be mitigated, the project shall be
denied. In instances where mitigation measures will reasonably reduce noise
levels near the required standard, the City Council may be flexible in its evaluation
of Policies and Standards. This shall be done on a case-by-case basis.
N2-1 Procedures shall be developed and employed to ensure that noise mitigation
measures required pursuant to an acoustical analysis are implemented in the
development review and building permit processes.
N2-3 The City shall enforce the State Noise Insulation Standards (California Code of
Regulations, Title 24) and Chapter 35 of the Uniform Building Code (UBC).
N2-4 The City shall request the California Highway Patrol, the County Sheriff and City
police department to actively enforce the California Vehicle Code sections relating
to adequate vehicle mufflers and modified exhaust systems.
N3-1 The City shall purchase new equipment and vehicles only if they comply with noise
level performance standards based upon the best available noise reduction
technology. Alternatives to the use of existing noisy equipment, such as leaf
blowers, shall be pursued.
N3-2 The City shall periodically review and update the Noise Element to ensure that
noise exposure information and specific policies are consistent with changing
conditions within the City and with noise control regulations or policies enacted
after the adoption of this element.
N4-1 The City shall make the Acoustical Design Manual available to the public so that
the public can incorporate noise reduction measures into private projects
consistent with the goals and policies of this Noise Element.
N5-1 The City shall consider one or more of the following mitigation measures where
existing noise levels significantly impact existing noise-sensitive land uses or where
cumulative increase in noise levels resulting from new development significantly
impact noise-sensitive land uses:
a. Rerouting traffic onto streets that have low traffic volumes or onto streets that
do not adjoin noise-sensitive land uses.
b. Rerouting trucks onto streets that do not adjoin noise-sensitive land uses.
c. Construction of noise barriers.
d. Lowering speed limits.
e. Acoustical treatment of buildings.
f. Programs to pay for noise mitigation such as low cost loans to owners of noise-
impacted property or establishment of developer fees.
NE - 6
N5-2 The City shall consider adoption of a noise ordinance that provides gUidelines
under which intrusive noise sources would be regulated.
NE -7
Introduction
Objectives, Policies and Implementation Measures
Community Image Enhancement
Light Manufacturing
Agriculture
Retail/Commercial
Tourism
Housing
Development Process
ECONOMIC DEVELOPMENT ELEMENT
CITY COUNCIL Adoption Draft, October 3, 2001
Introduction -
In addition to the City's business retention and expansion program, the City Council's adopted
Economic Development Strategy addresses supporting businesses proposing appropriate projects
within the scope of the General Plan.
The Economic Development Strategy engages and is consistent with previous work conducted by
the Chamber of Commerce and several City-initiated studies including the following:
Economic Opportunities Analysis Final Report (Applied Development Economics)
Approved October 31, 1995
Business Development Marketing Strategy (Applied Development Economics)
Approved January 13, 1998
Redevelopment Plan Implementation Strategy (Urban Futures, Inc.)
Adopted June 8, 1999
Home Based Business Plan (Applied Development Economics)
Approved January 25, 2000
Current Employment Composition -
The San Luis Obispo Council of Governments 1999 Reaional Profile states that an estimated
annual average employment by industry in the San Luis Obispo Region includes 75% of the
county's workforce employed in the areas of Government, Trade, and Services. Retail Trade
alone constitutes 21.2% of the COunty workforce. More specifically, in 1999, San Luis Obispo
County estimated an annual average employment by industry as follows:
Government 25%
Trade 25%
Services 24%
Manufacturing 8%
Finance, Insurance, and Real Estate 5%
Construction and Mining 5%
Transportation and Public Utilities 5%
Farmina 3%
TOTAL 100%
According to the California Employment Development Department, Arroyo Grande's labor force in
April 1999 was 7,190 with 6,950 employed and 240 people unemployed (a rate of 3.4%). Arroyo
Grande's percentage of the countywide employment base was 6.6%. aRe 219 lJeeple
~ReFIIlJle.fE:e (a Fate af 3.1%). Resident population in the City of Arroyo Grande represents 6.5%
of the County's total population. Despite this apparent "jobs-housing balance", Arroyo Grande is
often referred to as a "bedroom" community since many residents commute to neighboring San
Luis Obispo or Santa Maria for employment opportunities.
Creating a balanced economic image for the City is outlined in the Economic Development
Strategy. First and foremost, the existing job base needs to be nurtured and protected. In
ED - 1
addition to the business retention and expansion program, the City of Arroyo Grande needs to
provide additional "base level" jobs for its residents, keeping in mind that the companies need to
meet the community's needs. It is important to recognize the difference between "base level"
and "support level" jobs. Base level jobs bring dollars into the area, while support level jobs
circulate the dollars already within the community. Base level jobs import dollars into the City's
economy while support level jobs keep those dollars from being exported.
OBJECTIVES, POUCIES AND IMPLEMENTATION MEASURES
COMMUNITY IMAGE ENHANCEMENT
OBJECTIVE EDl Create an economic development marketing program to
enhance the City's balanced image and Implement the
Redevelopment Plan Implementation Strategy
EDl-l Develop a long range, comprehensive marketing program to
promote the City, consistent with the City's Redevelopment Plan
Implementation Strategy and the Home-Based Business
Development Plan
EDl-2 Create a balanced economic image for the City of Arroyo
Grande
EDl-3 Encourage investment and create an awareness of local
business opportunities within the Redevelopment Project Areas
EDl-4 Promote awareness of pending improvements and plans for
community development in cooperation with other City departments
EDl-l.l Prepare an annual marketing program consistent
with the long-range, comprehensive marketing program
EDl-1.2 Implement community signage and landscaping
design program as outlined in the Redevelopment Plan
Implementation Strategy
EDl-1.3 Develop coordinated promotional marketing
materials for the City and the Redevelopment Agency,
including advertising, utilizing the Internet
EDl-l.4 Leverage limited marketing dollars with the
Economic Vitality Corporation (EVe) of san Luis Obispo
County, the central Coast Marketing Team, and the
California Trade and Commerce Agency's "Team California"
to increase the visibility of the City's Economic Development
and Redevelopment Programs
EDl-l.5 Cultivate community pride and partidpation by
local residents and businesses
ED-2
EDI-1.6 Conduct, promote, and encourage training
workshops through the Arroyo Grande Valley Chamber of
Commerce, the San Luis Obispo County/Santa Barbara
County Small Business Development Center, and the Cuesta
College Institute for Professional Development
EDI-1.7 Continue implementing community outreach
program including active participation with the Arroyo
Grande Valley Chamber of Commerce, the Village
Improvement Association, and local service clubs
EDI-1.B Promote the Economic Vitality Corporation's
Revolving Loan Fund and Micro-loan programs to Arroyo
Grande businesses
EDl-l.9 Collaborate with support organizations that
contribute to the economic well-being of Arroyo Grande,
including, but not limited to, the Arroyo Grande Chamber of
Commerce, Edna Valley/Arroyo Grande Valley Vintners
Association, Economic Vitality Corporation, Cal Poly, Cuesta
College, California Association for Local Economic
Development, California Downtown Association,
International COuncil for Shopping Centers, American
Economic Development Council, the California
Redevelopment Association, and the UCSB Economic
Forecast Project
OFFICE, MIXED USES, AND UGHT MANUFACTURING
OBJECTIVE ED2 Enhance business retention and expansion consistent with the
General Plan Land Use Policies to promote and enhance baseline
job opportunities within the City for local residents
POliCIES ED2-I Encourage adequate infrastructure to support business
expansions and new development.
ED2-2 Continue outreach and networking with industry groups, real
estate brokers, developers, and others including accountants,
lenders, and attorneys to promote and enhance baseline job
opportunities within the City for local residents.
ED2-3 Encourage City Council/Planning COmmission to identify areas
in the General Plan with opportunities for retaining and expanding
businesses
ED2-4 COntinue to balance economic goals with strong policies and
programs that promote and maintain the community's environment,
quality of life, and rural character
ED - 3
IMPLEMENTATION
MEASURES ED2-l.1 Assist the City's small business community in
retaining and expanding businesses
ED2-1.2 Implement the Economic Vitality Corporation of
San Luis Obispo County's Business Retention and Expansion
Program and review the findings of the business trends to
develop programs and policies appropriate for Arroyo
Grande
ED2-1.3 Continue to coordinate "one-stop" development-
related staff meetings with businesses prior to submission of
any formal applications to City
ED2-1.4 Encourage real estate brokers to share
building/land availability data with Economic Development
Department staff
ED2-1.S Implement elements of the Home-Based
Business Development Plan at appropriate levels, based on
needs of home-based business owners
ED2-1.6 Provide pertinent information on business
development opportunities in Arroyo Grande to business
owners, property owners, tenants, site locators, and other
agencies
ED2-1.7 Identify workforce training services and
programs at Lucia Mar Unified School District, (including
School to Career i.e., work experience, R.O.P.), Cuesta
College's Institute for Professional Development, the Small
Business Development center, the Employment
Development Department, and the Private Industry Council
ED2-1.8 Encourage business participation in the General
Plan Update process
AGRICUL TURE
OBJECTIVE ED3 Encourage and support the retention and expansion of Agriculture
business activities
POUCIES ED3-l Encourage adequate support services and resources to
maintain economically viable commercial agriculture
ED3-2 Recognize and investigate value-added agricultural
opportunities
ED - 4
IMPLEMENTATION
MEASURES ED3-1.1 Collaborate with the San Luis Obispo County
Farm Bureau, the University of California Cooperative
Extension, the Edna Valley/Arroyo Grande Valley Vintners
Association, the Economic Vitality Corporation, and other
organizations to develop and implement agricultural
opportunities that enhance the economic viability of the Oty
and region (i.e. "agri-tourism")
ED3-1.2 Work with the San Luis Obispo County Farm
Bureau, the Edna Valley/Arroyo Grande Vintners Association,
and other organizations in promoting value-added
agricultural opportunities
RETAIL/COMMERGAL
OBJECTIVE ED4 Protect and promote the overall commercial service and
retail business sectors of the local economy
POUOES ED4-1 Promote local patronage and strong performance in
satisfying local demand for goods and services and the creation of
additional jobs
ED4-2 Continue to enhance and increase the retail utilization of the
East Grand Avenue Corridor, the Village Core, Traffic Way, and EI
Camino Mixed Use corridors consistent with the Redevelopment Plan
Implementation Strategy
ED4-3 Implement the revitalization and rehabilitation programs as
outlined in the Redevelopment Plan Implementation Strategy
ED4-4 Maintain and enhance the Village Core as a focal point for
civic and tourist activities
ED4-S Promote a pro-retail and hospitality program
IMPLEMENTATION
MEASURES ED4-1.1 Assist the City's small business community in
retaining and expanding businesses
ED4-1.2 Work with other City departments to ensure
comprehensive design guidelines pertaining to both public
and private improvements, including, but not limited to,
building fac;ade restoration, landscaping, street furniture
installation, undergroundlng of utilities, and the development
of useable parking facilities
ED4-1.3 Assist in the voluntary formation of a Business
Improvement District, a legal entity, as outlined in the
Redevelopment Plan Implementation Strategy
ED - 5
ED4-1.4 Incorporate City's Capital Improvement Program
to include infrastructure projects, including major street
reconstruction, storm drain and sewer improvement, water
capacity improvements, underground utility projects, public
parking improvements, improvements to park facilities,
recreation areas, community facilities, and other public
buildings
ED4-1.S Work with the Village Improvement Association
to preserve its historic function as the City's commercial and
cultural center
ED4-1.6 As detailed in the Redevelopment Plan
Implementation Strategy, encourage the private sector to
develop new retail, office, and hospitality facilities within the
Principal Improvement Areas to expand and diversify the
City's economy
ED4-2.1 While remaining open to development
opportunities elsewhere in the Redevelopment Project Area,
focused redevelopment activities should be targeted to the
aforementioned improvement zones
TOURISM
OBJECTIVE EDS BeeelRe 8A aeti-:e ,attieiJl8At iR the EaR "'wis Obis,s
teu~".\'ide .urls", IIre'...."'s. Develop a strategy in the
City that promotes the importance of tourism
POUCIES EDS-l De'/els!! a str-ate!ilY iA the City that !!f6mst:es the iml!6f1:aAee
ef te~riam. Become an active participant in the San Luis Obispo
Countywide tourism programs
EDS-2 Initiate and enhance special events and promote and
increase those events and sites that are economically viable to
residents and visitors alike
EDS-3 Capitalize on redevelopment and other development
opportunities to promote destination-oriented lodging facilities
IMPLEMENTATION
MEASURES EDS-l.l Financially support the San Luis Obispo County
Visitors and Conference Bureau
EDS-1.2 Participate in the Edna Valley/Arroyo Grande
Valley Vintners Association
EDS-1.3 Work with the hospitality industry to ensure
overall understanding of the importance of customer service
ED - 6
ED5-1.4 Promote and maintain a "tourist friendly"
customer service policy within and among City staff and
departments
ED5-1.5 Work with local event coordinators, including the
Arroyo Grande Valley Chamber of Commerce, Village
Improvement Association, Edna Valley/Arroyo Grande Valley
Vintners Association, and the San Luis Obispo County
Visitors and Conference Bureau to promote special events,
activities, and attractions
ED5-1.6 Assist in planning and executing special events
and promotion focusing on economic development, cultural
awareness and interaction, education, and other civic
causes. Special events, promotions, and activities include
expanded Farmers' Market, street fairs, parades, outdoor
dining/cafes, wine tasting, outdoor music, and concerts in
the park.
ED5-1.7 Develop additional tourist attractions and
lodging in or near the Village Core
ED5-1.8 Work with developers, landowners, and others
to site and design appropriate hotels, motels, bed and
breakfasts, and country inns
HOUSING
OBJECTIVE ED6 Promote development of affordable housing in accordance
with the General Plan
POUCIES ED6-1 Facilitate the maintenance and improvement of existing and
new affordable housing through incentives and appropriate
regulatory streamlining
ED6- 2 Encourage and accommodate mixed-use projects, which
include affordable housing for local workers
IMPLEMENTATION
MEASURES ED6-1.1 Accept higher densities for attached single-
family housing, multi-family housing, and new developments
that include excellent design, landscaping, open space, and
public transportation
ED6-1.2 Implement the residential rehabilitation program
as outlined in the Redevelopment Plan Implementation
Strategy
ED -7
DEVELOPMENT PROCESS
OBJECTIVE ED7 Develop a pro-business community image, including
simplifying and streamlining the approval process
POUCY ED7-! Review the Architectural Review Committee, Planning
Commission, and design or development review processes to
determine how they can be streamlined
IMPLEMENTATION
MEASURES ED7-1.1 Improve guidelines for design and development
review,
EDH.2 Establish clear City standards and thresholds of
acceptability for new developments,
ED7-1.3 Examine the possibility of an administrative
review process as an alternative te the CeAditieflal Use
Peffflits for routine projects that are consistent with the
policies of the General Plan and requirements of the
Development Code and City design and development
guidelines,
ED7-1.4 Continue to coordinate "eme steP!! "staff
advisory" development-related staff meetings with
businesses prior to submission of any formal applications,
enhance comprehensive pre-application information and
assistance and,
ED7-1.5 Provide City staff with ongoing education and
training as to the importance of timely responses.
ED-8
Introduction
Objectives, Policies and Implementation Measures
Neighborhood and Community Park Standards
Cooperation with Other Agencies
Special Needs Recreation
Recreational Trails
Funding and Maintenance
Implementation Methods
PARKS AND RECREATION ELEMENT
CITY COUNCIL Adoption Draft, October 3, 2001
OBJECTIVES, POUCIES, AND IMPLEMENTATION MEASURES
It Is the overall goal of the City of Arroyo Grande to adequately provide for the recreational needs of
Arroyo Grande area residents and visitors. The Parks and Recreation Element should be used as a
guide for development additional park and recreation facilities: It should be recognized that City
facilities also serve residents of adjoining communities and visitors as well as residents of the City.
Neichborhood and Communitv Park standards
Objective PR1 Neighborhood and community park facilities, Including the sports complex,
should be provided at a ratio of four (4) acres of parkland per 1,000 persons.
Policy PR1-1 Neighborhood parks serve as the day-to-day recreational areas of the Oty, and
should Include such amenities as playgrounds, playf!elds, and areas for passive recreation.
Implementation Measure PR1-1.1 Review new development proposals for impacts to
neighborhood park facilities and require dedication of land and/or payment of in-lieu fees
pursuant to Ordinance 313 C.S.
Policy PRl-2 Community parks shall include playf!elds for such activities as baseball, softball,
soccer and football, volleyball and tennis courts, restrooms and picnic areas.
Implementation Measure PR1-1.2 Review new development proposals for impact to
community park facilities and require dedication of land and/or payment of fees pursuant to
Ordinance 313 C.S.
Cooceratlon with other Aaencles
Objective PR2 The City should supplement existing park, recreation and cultural facilities
when needed and economically feasible and cooperate with Lucia Mar Unified School
District, the County and adjoining Cities of Pismo Beach, Grover Beach and Oceano CSD to
provide for operation and maintenance and to develop additional facilities and services.
Policy PR2-1 Pursuant to the objective above, the following are identified as short-term needs
(1-5 years from present) for additional recreational facilities:
PR2-1.1 Actively seek grants through Proposition 12, and other funding for preservation of
Swinging Bridge.
PR2-1.2 Continue creek dedication required by Subdivision Ordinance.
PR2-1.3 Construct Rancho Grande Park capital improvements.
Policy PR2-2 Pursuant to the objective above, the following are intermediate-term needs (5-
15 years from present) for additional recreational facilities:
PR2-2.1 Cooperate with the Lucia Mar Unified School District and/or San Luis Obispo County
Park Division regarding future joint development of a park with swimming pool
and/or multi-purpose room/gymnasium.
PR2-2.2 In cooperation with other agencies, pursue construction of a senior's and/or youth
recreation center.
PR2-2.3 Encourage private development of a golf course and identify a potential County area
in the Pismo Beach Arro 0 Grande Frin e that could accommodate such a facility.
PR - 1
PR2- 2.4 Investigate use of Methodist Campground or Newsom Springs area for regional day
camp/park amphitheater, and/or youth hostel facility.
PR2-2.5 Improve bike lanes or paths that connect to County, Plsmo Beach and Grover Beach
systems and serve priority parks and schools.
PR2-2.6 Encourage private development of equestrian facilities In the Oak Park Acres and/or
adjoining unincorporated areas.
Policy PR2-3 Pursuant to the objective above, the following are long-term needs (10 - 20
years) for additional Commercial recreational facilities:
PR2-3.1 Encourage private development of a miniature golf course by identifying those
areas in the City that could accommodate facilities.
PR2- 3.2 Cooperate with San Luis Obispo County Parks DIvision to ensure that trail systems
within Arroyo Grande link urban area with County trails.
PR2-3.3 Encourage private and concessions by Identifying those areas of the City that could
accommodate such facilities.
Policy PR3 The City should promote recreation programs which meet the special
needs of children, the elderly, and the handicapped.
Implementation Measure 3-1 Continue and expand tAe pre-school programl to meet
existing and future needs.
Implementation Measure 3-2 Disseminate local child care resource Information and
provide referral services to the residents of Arroyo Grande.
Implementation Measure 3-3 Initiate programs and the construction of facilities within
public parks that generate more outdoor and indoor activities for senior dtlzens.
Implementation Measure 3-4 Coordinate an assistance program for elderly citizens
requiring transportation to recreation programs using volunteers.
Implementation Measure 3-5 Provide barrier free access in all new park developments.
Policy 3-6 The City should continually assess the ever-changing recreation needs of the
community.
Implementation Measure 3-6.1 The Parks and Recreation Commission shall review the
Parks and Recreation Element for revision every two years.
Implementation Measure 3-6.2 At large, City-sponsored events, when appropriate, solicit
public input via questionnaires on recreation needs of the City.
Recreational Trails
Objective PR4 A network of recreational trails, bicycle lanes and bikeways should be
established for use by local residents and visitors to the Arroyo Grande Valley.
Policy PR4-1 Trails should be located generally as shown in Figure PR-2.
Implementation Measure PR4-1.1 Review development proposals for consistency with
this element and require easements, dedications, and improvements when necessary.
PR - 2
Implementation Measure PR4-1.2 A regional recreational trail should be established
along the Arrrt'/o Grande Creek greenbelt from Strother Park to the ocean.
Implementation Measure 4-1.3 Proposed trails, especially bicycle lanes which serve as
connections to schools and recreation facilities, shall be given high priority in implementation
Implementation Measure 4-1.4 All established trails shall be identified by slgnage for
identification and access.
Implementation Measure 4-1.5 Safe street crossing provisions shall be incorporated into
any trails/routes crossing major streets.
Fundino and Maintenance
Objective PR5 The City will consider all available financing and acquisition techniques in
the development and maintenance of park and recreation fadlities.
Policy PR5-1 The financing of the City's park and recreation facilities and park system maintenance
should be shared by the City, developers, special districts, and other govemment agencies.
Implementation Measure 5-1.1 The City's Capital Improvement program is a means of
coordinating the acquisition, improvement and rehabilitation of City park facilities.
Implementation Measure 5-1.2 Solicit and make use of, to the maximum extent possible,
any federal and/or state grants, matching funds programs, fees and private donations for the
acquisition of parkland.
Implementation Measure 5-1.3 Establish a volunteer program to reduce the cost of
maintenance and operation of park facilities and recreation programs.
Implementation Measure 5-1.4 Continue to utilize Quimby Ordinance fees and
dedications to the maximum extent feasible, to improve and expand upon parks and recreational
facilities.
Implementation Measure 5-1.5 Implement existing park Master Plans and develop
financing programs for needed improvements.
Policy PR5-2 The City wili cooperate with San Luis Obispo County, the Lucia Mar Unified School
District, other public agencies, and private Interests to combine efforts of Improvement, expansion or
construction of new recreation facilities.
Implementation Measure 5-2.1 Pursue development of joint facilities with the Lucia Mar
Unified School District.
Implementation Measure 5-2.2 Coordinate efforts to establish recreational trails with the
San Luis Obispo County Parks Division.
Implementation Measure 5-2.3 The City encourages commercial recreational facilities in
the City, such as bowling alleys, miniature golf and/or sports complexes.
Policy PRS-3 The City shali improve and/or rehabilitate existing parks and recreation facilities and
maintain them in the best possible condition for maximum public enjoyment.
PR - 3
IMPLEMENTATION METHODS
The financing of improvements described in this Element will require a mix of techniques available to
pay for park development, maintenance, and operations. Several methods of financing new parks and
recreation programs, and renovating and maintaining existing parks are described below. Each
expansion or rehabilitation project should have a flnandng plan prepared that specifies the sources of
revenue to pay for planning, land acquisition, capital Improvements, rehabilitation, and operations and
maintenance. Park and Recreation Facilities should be programmed as part of the Oty's Capital
Improvement Program.
Maintenance and Operation
In order to avoid any deficits or cutbacks in the level of park maintenance, the following actions are
recommended:
User fees: Consider collection of adult user fees and increases over above present level, where
appropriate.
Concessions: Encourage increased concessionaire activities at appropriate facilities (Soto Sports
Complex).
Citizen,
_ and expand If possible. Continue to encourage donations of time
expertise by utility companies, businesses, and Individuals
New Parks and Facilities
The City has a variety of options to fund new park and recreation operating expenses, induding taxes,
fees, bonds, assessments, donations, and lor grants, indudlng the following revenue sources:
Quimby Act: The City will continue to implement the Quimby Act, which requires developers to
provide land and/or fees for the acquisition and development of park and recreation facilities based on
the local standard of four acres of parkland per 1,000 residents.
Federal and State Grants: The City should aggressively seek grants from State and Federal
agencies, induding State Park Bond Act funds, the Land and Water Conservation Fund and any new
grant programs.
Land dedications/easements: As development occurs in areas of the Oty, appropriate land
dedications and easements should be negotiated for park and recreation facilities.
Trail easements: In addition to the conventional park acquisition methods, public trail rights-of-way
can be secured through agreements with public and semi-public organizations, such as utility
companies and flood control districts. Trail development may be accomplished by developers, by
contract with private construction firms, by volunteers (Boy Scouts, riding clubs, etc.), or nominal cost
labor agreements (Honor camps - CMe).
Development impact fees: The City should consider an ordinance establishing development impact
fees for the purpose of financing park improvements, indudlng a portion of transient occupancy tax
and the property transfer tax.
PR - 4
User fees: Designate a portion of adult user fees for new park and recreation facility acquisition.
Citizen participation: Continue to encourage donations, volunteer labor, foundation grants, and
special events.
General Obligation Bonds: The City could consider a general obligation bond to finance needed
park Improvements with a two-third-maJority vote. This option should be considered as a means to
pay for a major share of land acquisition, capital improvements, and the rehabilitation of the park
system outlined in the Parks and Recreation Element.
Revenue Bonds: The City may use revenue bonds to finance land acquisition and capital
improvements for park facilities that generate revenues from user fees or concessions. This technique
would most appropriately apply to equestrian centers, swimming pools, gymnasiums, and other special
purpose facilities which can include user fees.
Cooperation with Other Agencies: The City should directly request financial support from the
County, Cities of Grover Beach and Pismo beach and Oceano CSD to contribute to the operations and
maintenance costs of youth sports and other youth recreation programs serving non-Arroyo Grande
City residents.
PR - 5
6.
MEMORANDUM
TO: CITY COUNCIL
FROM: STEVEN ADAMS, CITY MANAGE~
SUBJECT: TELEVISING OF OCTOBER 9, 2001 CITY COUNCIL MEETING
DATE: OCTOBER 3, 2001
RECOMMENDATION:
Authorize the City Manager to contract for services necessary and allocate $600 to
televise the City Council meeting on October 9, 2001 if adoption of the General Plan is
continued to that meeting.
FUNDING:
It is estimated that the cost for services to televise the meeting will be approximately
$600. The expenditure can be funded from revenue that will be generated from the
Public, Education and Government (PEG) Access Fund being established by Charter
Communications consistent with the City's franchise agreement.
DISCUSSION:
At the direction of City Council, the General Plan public hearings have been televised
on the City's cable government channel. At the September 25, 2001 meeting, interest
was expressed by City Council to televise the October 9, 2001 City Council meeting if
adoption of the General Plan is on the agenda. In order to televise the meeting, the
allocation of $600 is necessary. Staff is also preparing an agenda item for the October
9, 2001 meeting, which will include recommendations for proceeding if the City Council
provides direction to televise meetings on an ongoing basis.
AL TERNA TIVES:
The following alternatives are provided for the Council's consideration:
- Approve staffs recommendation;
- Modify and approve staffs recommendation;
- Do not approve staffs recommendation;
- Provide staff direction.
__._ n__