Arroyo Grande City Council
October 14, 2025

17 If a facility has inaccessible entrances, the ISA must identify compliant entrances.

Directional signs can be as simple as the ISA with an arrow, but additional content, while not required, can be helpful.

Access aisle markings require repainting.

Access aisle and accessible parking
space slope exceeds 1:48 max slope in
all directions
Truncated domes are located in ramp
slope where no vertical changes are
permitted.

Clear knee and toe space is required at
the breakroom sink. Soap dispenser
exceeds max height of 40”

Paper and seat cover dispensers
encroach on required 12” clear space
above grab bars. Paper dispenser is
located outside of the required range.

18 City of Arroyo Grande ADA transition plan site assessment Date: 3-18-2025 Location: 2 – Council Chambers
Time: 1:30-2 pm Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

The concrete flatwork leading to the doors for council chambers were installed prior to 2008 in the front of the building.

Audio Visual and ADA Improvements within building completed January 2017. o Staircase handrail lacks 12” returns on both ends.
o Handrail required if concrete flatwork slope > 5%. There are 2 ramps in front of council chambers that lack handrails.
o Men’s restrooms grab bar need to be moved. Extend grab bar 24” past toilet. o Men’s door weight max 5 lbs.

Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds (22.2 N) maximum.
o Towel disperser is in the clearance for wheelchair user to use sink. Move towards soap dispenser.
o Women’s restroom door swing shut fast. Adjust spring for compliance. o Mirror too high, lower 1” for compliance.

Accessible mirrors can be located above lavatories or countertops if the bottom of the reflecting surface is 40″ maximum above the finish floor (§603.3). o Women’s restrooms grab bar needs to be moved. Extend grab bar 24” past toilet.
o Install a handrail on ramp adjacent to the chamber desk.

Entrance slope exceeds 1:20 walking surface and is considered a ramp. Handrails with wheel rail are required.

19 Raised council seating ramp requires handrails. Slope of ramp 1:20 (s > 5%, or rise of >6”), but was built per plan.

20 City of Arroyo Grande ADA transition plan site assessment Date: 3-25-2025 Location: 3 – Police Department 200 North Halcyon Road
Time: 2 pm Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

Police Building Addition/ Renovation completed 04/2015.  ADA parking compliant
 Inside of restroom compliant. Wall sign on door is compliant. o Restroom missing door sign.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. A clear floor space 18 inches minimum by 18 inches minimum must be centered on the tactile characters.

This placement of the clear floor space provides unobstructed standing space at the sign for reading by touch.
o Adjust restroom door weight, exceeds 5 lb operating pressure.

Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds (22.2 N) maximum.

Remove the door stop in ramp landing, impeding ADA path of travel.

21 City of Arroyo Grande ADA transition plan site assessment Date: 3-25-2025 Location: 4 – Fire Station #1 140 Traffic Way Time: 1:30 pm Circle: Facilities - Signalized intersections - Parks
Notes: Areas readily available to the General Public including restrooms.

No remodel, CIPs or renovations found.

Non-compliant handicap parking.
o No ADA parking signs.

Signs must be at least 60″ high measured to the bottom edge so that they are visible while vehicles are parked in a space. Signs can be on posts, or where feasible, on walls or suspended from ceilings (an 80″ minimum headroom clearance is required at signs suspended above circulation paths (§307.4)). ISA designations on the parking surface, even if required by a state or local government, cannot substitute for aboveground signs that remain visible at all times. o Slope of parking spot and access aisle > 2% maximum.
o The ramp cannot be in the access aisle which it currently is. o No accessible path of travel from parking lot to main entrance. Impeded by outdoor staircase.
o Outdoor staircase missing cane rail below stairs from height of 80” to ground. o No elevator in the building to 2nd floor.

Restrooms. Door pull side requires 18” horizontal clearance to handle. Door push side requires 12” horizontal clearance to handle.
o Cabinets in the hallway adjacent to restrooms impede access into restroom.

Does not meet 44” width clearance requirement.
 Inside men’s & women’s room compliant.

22 Provide guardrails or other barriers if vertical clearance is less than 80 inches.

Guardrail or barrier must be a maximum of 27 inches above the finished surface.

City of Arroyo Grande ADA transition plan site assessment Date: 3-25-2025 Location: 5 – Women’s Club 211 Vernon
Time: 1 – 1:30 pm Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

Kitchen Remodel completed 7/2018.

ADA Improvements completed 5/2018.
 ADA ramp for main entrance compliant
o Newer ADA parking spots are not complaint. Running and cross-slope in parking spot and access aisle is >2% max.
o Blue paint faded, reapply.
o Soap dispenser in restrooms to high. Max 40” to the moving parts. o Kitchen sink storage leaves no knee-toe clearance.
o Trash bins by side exits door blocks the 12” clearance past the strike. o Side exits need exit signs with braille at waist height. Sign should be 48”-60” from ground to bottom of text.
o Main entrance door swing reduces ramp landing.
o Wall and Door restroom signs missing from both restrooms & are required.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. A clear floor space 18 inches minimum by 18 inches minimum must be centered on the tactile characters.

This placement of the clear floor space provides unobstructed standing space at the sign for reading by touch.
o Trash can in restroom entry impedes minimum clear width of 44” for hallways.

23 Towel Dispenser above max height of 40” Trash can reduces clearance required access of 44” width.

No access provided at stage No accessible pedestrian connection to right of way.

24 Path of travel from accessible parking
space to entrance requires maintenance,
cross slope and running slope exceed
maximums.

Striping requires maintenance.

Provide 2% slope max in every direction at parking and access aisle.

25

26 City of Arroyo Grande ADA transition plan site assessment Date: 3-25-2025 Location: 6 – Elm Street Modular – 1221 Ash Street
Time: 2:15 – 2:30 pm Circle: Facilities - Signalized intersections - Parks
Notes: Areas readily available to the General Public including restrooms.

Modular office installed Fall 2024.
o Repaint handicap blue striping (faded).
o Access aisle on passenger side for “Van accessible” spot. Only 1 of 2 spots is van accessible but signs indicate both are “van” accessible. Change 1 of the sign.
o Parking width for “Van” accessible spot needs to be 9’ wide, one spot currently only 8’.
o Adjust ramp landing to connect sidewalk to metal ADA ramp. DG path okay, rock path currently in place not sufficient. Needs to be “firm, stable, and slip resistant”. Path from sidewalk to metal ramp is ≈ 6’ long. o Lacks signage (blue arrow) from parking to ADA entrance. o Cabinet in women’s restroom impedes 60” minimum width clearance. Push to corner.
o Door signage over required max height, wall signs outside of required distance to opening.
o Restroom wall signs not visible. Should be 48” to 60” above ground and within 18” of door frame on door handle side.
o Instahot and broom and dustpan reduces required knee-toe clearance.

Knee and toe space must be at least 30″ wide and up to 25″ deep measured to the leading edge of the clear floor space. The specifications allow space for plumbing, enclosures, and supports outside the minimum clearances. No object can protrude into the required clearances (other than the dip of the overflow at lavatories and sinks).

27 Storage impedes required clear floor space.
60” diameter circle for turning space.

Towel and Soap dispensers are over
40” max height to operable parts.

Move broom and dustpan.

Where knee and toe space is required at an element, it must be at least 17″ deep.

Beyond a depth of 8″ measured from the leading edge, the 27″ minimum high knee clearance can reduce 18″ (to the 9″ toe space) over a 3″ span.

28 Door sign should be 48”-60” from ground
to bottom of text.

Seat cover dispenser encroaches on
required 12” clearance above grab bars.

29 City of Arroyo Grande ADA transition plan site assessment Date: 3-25-2025 Location: 7 – Corporation Yard – 1375 Ash Street Time: 2:10 pm Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

Building A (new) completed 11/2015.

Building B upgrades completed 12/2017.

Restroom window install in building A completed 12/2020. o Repaint blue striping for ADA parking.
o Path of travel from Right of way exceeds running slope of 5% and changes in level exceed ¼”.
o Restroom storage cabinet in the way, slide into corner. o Breakroom kitchen towel dispenser and soap placed too high. 40” max height to operable parts.
o Towel and Soap dispensers are over 40” max height to operable parts. o Mirror installed above 40” to reflective surface.
o Storage reduces clear floor/ knee-toe space.
o Trash can and paint cans reduces required knee-toe clearance.

Knee and toe space must be at least 30″ wide and up to 25″ deep measured to the leading edge of the clear floor space. The specifications allow space for plumbing, enclosures, and supports outside the minimum clearances. No object can protrude into the required clearances (other than the dip of the overflow at lavatories and sinks).
o Cabinet in women’s restroom impedes 60” minimum width clearance.

Trash bin impede 60” diameter turning space. Trash bin impede minimum clear floor space of 56” minimum by 60” width.

30 Only restroom in building A. Storage impedes required clear floor space of 56” and turning space diameter
of 60”.

31 Where knee and toe space is required at an element, it must be at least 17″ deep.

Beyond a depth of 8″ measured from the leading edge, the 27″ minimum high knee clearance can reduce 18″ (to the 9″ toe space) over a 3″ span.

32 City of Arroyo Grande ADA transition plan site assessment Date: 3-18-2025 Location: 8 – Old city hall 214 E Branch Time: 2:15 - 2:30 pm Circle: Facilities - Signalized intersections - Parks
Notes: Areas readily available to the General Public including restrooms.

Rented out to REMAX between January – December of 2011. Handicap ramp and rail installed prior to March 2008.
o Stair handrail noncompliant. Too high, must be 34-38” max from concrete to top of rail. Install a second rail bar beneath the existing. Handrail does not extend at both ends for 12” returns.
o Wheel stop on ramp rail too tall and not compliant. 2” to 4” max. o Only 1 ADA entry and exit into unit A. No accessible entrance/exit into unit B unless going through unit A.
 Running slope was 8.2% and cross slope 0.6% on ramp.
 Front door entry 35” wide and met clear width requirement of 32” minimum.  Door swing met maximum 5 lbf opening force applies to all accessible doors. o Lacks ADA exit door signage.
o Restrooms not ADA accessible.
 2 doors in P.O.T. 32” wide and met clear width requirement of 32” minimum. o Restroom door entry width only 24” wide and does not meet clear width requirement of 32” minimum.
o Men/ Women’s restroom lacks door signage. Wall signage insufficient.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. o Not enough clear floor space within restrooms or turning space. 60” diameter circle turning space requirement. Minimum clear floor space of 56” by 60” width.
o Mirror placement exceeds 40” max from existing grade for bottom of mirror.

Accessible mirrors can be located above lavatories or countertops if the bottom of the reflecting surface is 40″ maximum above the finish floor (§603.3). The bottom of the reflecting surface of mirrors not located above lavatories or countertops must be 35″ maximum above the finish floor.

Exit signs (located at exits) and signs identifying permanent spaces, such as stairways, floor levels, and areas of refuge, are required to meet tactile and visual criteria. Signs providing direction to such spaces and to exits must comply as visual signs, but not as tactile signs. Instructional content included on signs, such evacuation instructions, also must meet visual criteria but not those for tactile characters.

33 Edge protection at ramp rails exceed height
prohibiting passage of 4” sphere.

No changes in level are permitted
within the ramp surface.

34 Door sign should be 48”-60” from ground to bottom of text. Wall signs should be 48” to 60” above ground and within 18” of door frame on door handle side.

35

36 City of Arroyo Grande ADA transition plan site assessment Date: 5-30-2025 Location: 9 – James Way and Oak Park Blvd Time: Circle: Facilities - Signalized intersections - Parks Pedestrian Push Buttons and Accessible Pedestrian Signals Checklist o #2 & #4 ramps met
ADA exception, but #2
ramp should be
replaced due to
unpaved area which
can make PPB
inaccessible.

Notes:
o 1 & 3 are Pismo Beach and non-compliant
placed at 52” above EG.
o 2 - One PPB is noncompliant since placed at
50” above EG and other PPB is non-ADA
pushbutton.
o 2 - Unpaved area by PPB is causing a 32”
depth obstruction making it inaccessible.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.

Date: 5-30-2025 Location: 10 – Mason St & E Branch St
All ramps met ADA exception,
safe harbor or is newer than
2012.

Notes:
o 1, 2, 4 – 1 of 2 PPBs is non-ADA push button.
o 1 – curb obstruction is 4 inches tall, but less
than 10 inches in depth. PPB is/should be ADA
accessible. Railing obstruction is noncompliant
since height is greater than 34 inches.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.
1 2
3 4
James Way
N Oak Park Blvd
1 2
3 4
E Branch St
Mason St

37 Date: 6-2-2025 Location: 11 – Traffic Way and W Branch Street o No ramp present at #4
PPBs, crosswalk
thermoplastic only on
HMA. Install ramp for
safety.

All other ramps met ADA
exception or safe harbor.

Notes:
 All PPBs are ADA pushbutton.
o 3 – Curb obstruction is 3.5” inches in height but
25 inches in depth making the PPB inaccessible.
o 4 – Curb obstruction is 6” inches in height but 20
and 27 inches in depth making the PPBs
inaccessible.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.

Date: 5-30-2025 Location: 12 – Traffic Way and Fair Oaks Avenue All ramps are newer than
2012, met ADA exception or
safe harbor.

Notes:
 All PPBs are ADA pushbuttons.
 Audible indications during walk interval and
braille on plates.
o No Vibrotactile indication during walk interval.
o 2 - I of 2 PPB pole is more than 10 feet from
edge of curb, shoulder or pavement and does
not meet design requirement or exception.
o 2 – Retaining curb obstruction is 4” inches in
height but more than 24 inches in depth making
the PPB inaccessible.
 3 – Curb obstruction is 4” inches in height but
less than 10 inches in depth. PPB is/ should be
ADA accessible.

Date: 5-30-2025 Location: 13 – Traffic Way and Valley Rd Notes:
 All PPBs are ADA pushbuttons.
o No Audible or Vibrotactile indication during walk
interval.
1 2
3 4
W Branch St
Traffic Way
1 2 3
Fair Oaks Ave
Traffic Way
1 2 3
Fair Oaks Ave Valley Road

38 All ramps met ADA
Exception, but #1 ramp
should be replaced.

Date: 6-2-2025 Location: 16 – Grand Avenue and Courtland Street All ramps met ADA exception
or are newer than 2012.

Notes:
 All PPBs are ADA pushbutton.
o No Audible or Vibrotactile indication during walk
interval.

Date: 6-2-2025 Location: 17 – Grand Avenue and Elm Street o #1 and #3 ramp needs
to be replaced.
#2 ramp met ADA exception
and #4 ramp is newer than
2012.

Notes:
 4 of 8 PPBs are ADA pushbutton.
o 4 of 8 PPBs are Non-ADA pushbutton.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.

Date: 5-30-2025 Location: 19 – Rancho Parkway and West Branch Street
#1 and #2 ramps met ADA
exception.

Notes:
 All PPBs are ADA pushbutton.

Non-ADA Pushbutton: ADA pushbutton:

1 2
3 Grand Ave
Courtland St
4 1
2 3
Grand Ave
Elm Street
4 1
2 W. Branch StRancho
Parkway

39 o No Audible or Vibrotactile indication during walk
interval.

40 Date: 6-2-2025 Location: 20 – West Branch Street & Town Center Dr #1 and #2 ramps met ADA
exception.

Notes:
 All PPBs are ADA pushbutton.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.

Date: 6-2-2025 Location: 21 – E Grand Avenue pedestrian signal – 1040 E Grand
o Crosswalk painted
with PPBs, but no
existing ramps at #1
or #2.

Notes:
 1 of 2 PPBs are ADA pushbutton.
o 1 of 2 PPBs are Non-ADA pushbutton.

Non-ADA Pushbutton: ADA pushbutton:

o No Audible or Vibrotactile indication during walk
interval.
1 2
W. Branch StTown
Center Dr
1 2
1040 E
Grand Ave
1053 E
Grand Ave

41 City of Arroyo Grande ADA transition plan site assessment Date: 5-20-2025 Location: 22 – Strother Park – 1150 Huasna Road
Time: 9 am – 9:30 am Circle: Facilities - Signalized intersections - Parks
Notes: Areas readily available to the General Public including restrooms.

Restroom building roof replacement completed July 2018.

Play structure replacement completed March 2018.

Rain Garden completed April 2017.

Concrete flatwork for ADA improvements completed ≈2009-2010, parking spots only restriped for ADA, no records found.

Van accessible parking spot must have its own access aisle.

Van accessible stall if width >= 132” and access aisle width is >= 60”.

Van accessible stall if width >= 96” and access aisle width is >= 96”. 1 Van parking spot and 3 regular parking spot sign designated for ADA.  Van spot is 10’(120”) wide and 18’ long near the restrooms.  Slope of parking spot is <2% in both directions.
 Access aisle for van spot is 10’(120”) wide and 18’ long.  Slope of access aisle is <2% in both directions.
 Reg. spot adjacent to access aisle is 13’(156”) wide and 18’ long.  Slope of parking spot is <2% in both directions.
 Other 2 parking spots near BBQ pit compliant (13’ wide by 18’ long), 1 could be designated as “Van” but the access aisle would need to be corrected. o Slope may not be compliant (<2%) for storm water drainage to DI for these 2 spots.
o Blue Paint faded. Restripe.
 Restroom door signs compliant.
o Restroom wall signs adjacent to door missing.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. o Women’s restroom soap dispenser at 45” above ground (lower since 40” max to operable parts).
o ADA stall toilet paper dispenser at 49” above ground. Lower since 48” max above ground but maintain 12” clearance above grab bar & clearance of 7”-9” from toilet.
o Sink drains and supply lines to be wrapped.
o Both restroom sinks confined at only 32” width and does not comply with clear floor space requirement in an alcove at 36” minimum.
o Men’s restroom missing mirror. If installing mirror, place bottom of mirror 40” max from the ground.
o Men’s restroom soap dispenser at 47”, lower to 40” max. o Men’s restroom toilet paper dispenser high and needs to be lowered.

Toilet paper dispensers shall comply with 309.4 and shall be 7 inches (180 mm) minimum and 9 inches (230 mm) maximum in front of the water closet measured to

42 the centerline of the dispenser. The outlet of the dispenser shall be 15 inches (380 mm) minimum and 48 inches (1220 mm) maximum above the finish floor and shall not be located behind bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.
18″ x 18″ clear floor space centered on tactile characters.

Clear floor space at lavatories and
most sinks must provide a forward
approach and include knee and toe
space clearance. It is advisable, but
not required, that the clear floor space
be centered under the fixture. The
knee and toe space must underlie the
bowl, faucet controls, and other
operable parts of the fixture and must
be 17" to 25" deep. If the clear floor

43 space is obstructed on both sides for
more than half the depth, such as with
alcoves, additional clearance is
required for maneuvering.

44 City of Arroyo Grande ADA transition plan site assessment Date: 5-21-2025 Location: 23 – Rancho Grande Park – 500 James Way
Time: 8 am - 8:30 am Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

No record of any renovations. Built prior to 2010, around 2002/2003. 4 parking stalls designated for Accessible Parking. 3 of 4 spots with “van” signs but only 2 can be van accessible. Van accessible parking spot must have its own access aisle.

Van accessible stall if width >= 132” and access aisle width is >= 60”.

Van accessible stall if width >= 96” and access aisle width is >= 96”.

Evaluated 2 parking near BBQ pit and did not evaluate other 2 spots. o Add missing tow away signs at each entrance to parking area or adjacent to accessible parking spaces.
o Blue paint faded, repaint.
o Stall and access aisle does not meet slope requirements. Provide 2% slope in every direction at parking and access aisle.
o Only 1 stall is van accessible and is the one whose passenger side opens to access aisle. Van accessible stall is 144” wide, 228” long and access aisle is 108” wide 228” long.
o Replace other van accessible sign with a regular sign. Minimum width of 96”.

Accessible spaces must be identified by signs with the International Symbol of Accessibility (ISA) (§703.7.2.1).

Restrooms:
 Women’s restroom wall sign adequately placed at 50” above ground (48”-60” max).
 Dryer and sink adequately placed (40” max to operable parts).  Mirror placed at 40” max above the ground from bottom.  Sink drains and supply lines adequately wrapped.
o Women’s restroom soap dispenser at 43” from ground. Lower to 40” max to operable parts.
o Both restroom door signs missing.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. o Men’s restroom wall sign broken, replace.
o Mirror in men’s restroom 42” off ground to bottom of mirror. Lower mirror so bottom of mirror is 40” max from the ground.
o Lower soap dispenser and hand dryer in men’s restroom. 40” max from the ground to operable parts, currently at 43” and 44”.
o Toilet paper dispenser in both restrooms current placement above grab bar, but in 12” clearance for grab bar. Needs to be relocated, must not be higher than 48” off ground. Or utilized the existing toilet paper dispenser below grab bar as well. Slide dispenser above grab bar 7”-9” away from the toilet.

45 Toilet paper dispensers shall comply with 309.4 and shall be 7 inches (180 mm) minimum and 9 inches (230 mm) maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be 15 inches (380 mm) minimum and 48 inches (1220 mm) maximum above the finish floor and shall not be located behind bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.

46

47 City of Arroyo Grande ADA transition plan site assessment Date: 3-18-2025 Location: 24 – Short Street Restrooms
Time: 2-2:15 pm Circle: Facilities - Signalized intersections - Parks
Notes: Areas readily available to the General Public including restrooms.

Last remodeled before 2010, no records found.
o Both restroom toilet paper dispensers too high and in 12” clearance space above bar. Place below grab bar for handicap stalls, or raised 12” above grab bar but 48” max from ground.
o Both doors missing door signs.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character.  Wall signs are adequately placed.
o Plumbing under sinks unwrapped.
o Mirror to high in both restrooms. 42” from ground.

Accessible mirrors can be located above lavatories or countertops if the bottom of the reflecting surface is 40″ maximum above the finish floor (§603.3). The bottom of the reflecting surface of mirrors not located above lavatories or countertops must be 35″ maximum above the finish floor.
o ADA parking stall ramp and path of travel blocked by green waste garbage cans.

Gazebo skipped.

Paper dispensers located in required
12” clear space above grab rails and
outside of required location.

Mirror and soap dispensers are installed
higher than 40” to operable parts/ reflective
surface. Sink drains and supply lines to be
wrapped.

48 Changing table shall not be in
accessible stalls.

Olohan Accessible Parking
Striping requires maintenance to
define no parking area at access
aisle
Curb ramp must remain clear with no changes
in level at ramp or landing surfaces.

49

50 City of Arroyo Grande ADA transition plan site assessment Date: 3-18-2025 Location: 25 – Heritage Square Restroom & Gazebo Time: 2:30-2:45 pm Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

New restrooms were built in 11/2017.
o Paper dispenser placed high above grab bar. Lower to below grab bar.

Toilet paper dispensers must be within accessible reach from the water closet. They can be located below or above (but not behind) grab bars, though it is important that non-recessed dispensers be outside the 12″ minimum high clearance above the bar yet not exceed the 48″ maximum height (measured to the outlet) of the dispenser. o Missing door sign with braille. Existing signage not sufficient.

Raised characters and braille on signs must be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest tactile character, and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest tactile character. o Soap dispensers placed too high. 40” max from ground to operable parts.

Gazebo
o Ramps where concrete flatwork slope > 5%, missing handrails. o No accessible parking spaces.

Slope at gazebo access exceeds 1:20 and is considered a ramp. Edge protection may be required if landscaping drop off exceeds ½”.

51 Paper dispenser not located in required range (48” max from ground) and encroaches on 12” clear space requirement above grab rails. Trash bin impede 60” diameter turning space. Trash bin impede minimum clear floor space of 56” minimum by 60” width.

52 City of Arroyo Grande ADA transition plan site assessment Date: 5-21-2025 Location: 26 – Soto Sports Restrooms 1221 Ash Street
Time: 11 am - 11:30 am Circle: Facilities - Signalized intersections - Parks Notes: Areas readily available to the General Public including restrooms.

No record of any renovations. Built prior to 2010.
2 parking stalls designated for Accessible Parking Spaces.

Van accessible stall if width >= 132” and access aisle width is >= 60”.

Van accessible stall if width >= 96” and access aisle width is >= 96”. o Add missing tow away signs at each entrance to parking area or adjacent to accessible parking spaces.
o Blue paint faded, repaint.
o 1 stall missing post and parking sign. Accessible spaces must be identified by signs with the International Symbol of Accessibility (ISA) (§703.7.2.1). o This stall is van accessible since width of stall is 108” and access aisle width is 96”.
o Stall and access aisle does not meet slope requirements. Provide 2% slope in every direction at parking and access aisle.
 Parking stall with sign is slope compliant <2% in both direction.  Signage is correct (not a van accessible spot).
o Access aisle does not meet slope requirements. Provide 2% slope in every direction at parking and access aisle.

Restrooms:
 Door and wall restroom signs adequately placed (48”-60”).  Dryers adequately placed (40” max to operable parts).  Sink drains and supply lines adequately wrapped.
o Men’s restroom trash can in corner impedes clear floor space and impedes access to dryer. Replace with smaller can or relocate.
o No mirror in men’s restroom. Bottom of mirror, 40” max from the ground if installing a mirror.
o Lower soap dispenser in men’s restroom. 40” max from the ground to operable parts, currently at 45”.
o Lower soap dispenser in women’s restroom. 40” max from the ground to operable parts, currently at 42”.
o Both restroom sinks confined at only 32” width and does not comply with clear floor space requirement in an alcove at 36” minimum.
o Toilet paper dispenser in both restrooms current placement above grab bar, but in 12” clearance for grab bar. Needs to be relocated, must not be higher than 48” off ground.

Toilet paper dispensers shall comply with 309.4 and shall be 7 inches (180 mm) minimum and 9 inches (230 mm) maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be 15 inches (380 mm) minimum and 48 inches (1220 mm) maximum above the finish floor and shall not be located behind bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.

53 Clear floor space at lavatories and most sinks must provide a forward approach and include knee and toe space clearance. It is advisable, but not required, that the clear floor space be centered under the fixture. The knee and toe space must underlie the bowl, faucet controls, and other operable parts of the fixture and must be 17" to 25" deep. If the clear floor space is obstructed on both sides for more than half the depth, such as with alcoves, additional clearance is required for maneuvering.

ATTACHMENT 2

ATTACHMENT 3

PUBLIC COMMENTS
Thank you for the opportunity to review and comment on the Draft ADA Transition Plan 2025. On behalf of the San Luis Obispo County Arts Council, I would like to commend the City for its commitment to improving access for all residents and visitors. As you continue to refine the plan, I respectfully submit the following recommendation:

Consider budgeting funding toward artist-led outreach initiatives and public art integration as part of your ADA Transition Plan.

Inspired by the Los Angeles County Cultural Policy, which recognizes arts and culture as essential public services, we urge the City to embed creative, inclusive strategies that go beyond compliance to foster genuine accessibility and belonging.

Recommendations:

1. Artist-Led Outreach & Engagement
o Consider adopting a model similar to LA County’s Cultural Strategist program, integrating artists into planning and policy teams.
o Contract artists—especially those with lived disability experience—to lead community storytelling, design workshops, and ADA engagement sessions.

2. Accessible Public Art in Capital Projects
o Dedicate a small percentage (e.g., 1%) of ADA-related capital improvement budgets for inclusive public art (murals, sensory installations, tactile signage).
o Ensure these artworks are accessible and co-created with the disability community.

3. Arts & Accessibility Advisory Group
o Form a working group of artists, advocates, and people with disabilities to guide implementation, help evaluate success, and foster community trust.

4. Accessible Communications
o Budget for ASL interpretation, Braille, large print, and multilingual audio formats to ensure full participation in ADA-related meetings and arts events.

5. Training & Inclusive Workforce Development
o Support training and internships for emerging artists with disabilities or those interested in accessibility design, creating career pathways while expanding your local talent pool.

These strategies have been proven in Los Angeles County to increase civic participation, strengthen neighborhood identity, and ensure that accessibility efforts are not only compliant, but welcoming and meaningful.

The San Luis Obispo County Arts Council is available to assist with planning, identifying artists, and codeveloping pilot programs that could bring these ideas to life in Arroyo Grande. Please don’t hesitate to reach out if we can be of service. I'm more than happy to speak about these suggestions with your Council members.

Thank you for your leadership in advancing accessibility in our region.

Sincerely,
Jordan Chesnut

Item 9.i.

MEMORANDUM
TO: City Council
FROM: Brian Pedrotti, Director of Community Development BY: Natalie Riddering, Planning/Engineering Permit Technician SUBJECT: Acceptance of an Easement and License Agreement DATE: October 14, 2025
RECOMMENDATION:
1) Adopt a Resolution authorizing the City Manager to execute an easement deed for PG&E on City-owned parcel 007-462-001 and a license agreement for the establishment of the easement; and
2) Find that the action is not a project subject to the California Environmental Quality Act (“CEQA”) because it has no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060, subd.(c)(2)-(3), 15378.) or, alternatively, that it is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) (the “common sense exemption”).

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

The proposed easement will allow for the installation and maintenance of PG&E facilities across a City-owned parcel (APN 007-462-001) to benefit the owners of 1243 Huasna Road. As the proposed easement would alter City-owned property to benefit a private party, it is subject to the provisions of Article XVI, Section 61 of the California Constitution, which prohibits the use of public resources for private benefit (commonly referred to as the "gift of public funds").

To ensure compliance, the value of the easement was appraised at $425.57. A License Agreement will be executed to authorize the establishment of the easement and the installation of PG&E facilities, contingent upon payment of the appraised value by the property owner of 1243 Huasna Road.

1https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CONS&sectionNum=SEC. %206.&article=XVI

Item 9.i.

City Council
Acceptance of an Easement and License Agreement
October 14, 2025

BACKGROUND:

The City-owned parcel (APN 007-462-001) is a 7.16-acre property located northeast of Huasna Road and Pearwood Avenue, near Strother Park. The City acquired the property for drainage purposes, specifically to address a flooding issue that had impacted homes along Pearwood Avenue. The flooding was caused by runoff originating from Zogata Way, Gularte Road, and Tract 1819 (County jurisdiction). The runoff is detained in a 2.5-acre portion of the 7.16-acre property. The remaining 4.66 acres of the property consist of an oak-studded hillside knoll above the small valley that functions as the stormwater detention basin.

The proposed easement is being requested by the owners of 1243 Huasna Road, a private property located outside of the City limits. The easement will enable the owners of 1243 Huasna Road to relocate two existing meters on their property. The two meters need to be relocated to accommodate future development of the property.

ANALYSIS OF ISSUES:

The proposed easement will encumber the City-owned parcel near Huasna Road, APN 007-426-001. Although the parcel was acquired for drainage purposes most of the site does not serve that function. The location of the proposed easement will span the paved driveway section used to access the parcel. The proposed easement will connect to an existing public utility easement that runs along the rear lot lines of properties on the east side of Pearwood Avenue.

As the easement is intended for facilities operated by PG&E, easement documents for recordation were prepared by PG&E staff. City staff have reviewed the submitted documents and determined they are sufficient for recordation. Additionally, the City’s Public Works Department has reviewed the proposed utility installation and has identified no anticipated impacts to existing City infrastructure.

The easement will be located on City-owned land and will benefit a private property; therefore, the City has prepared a license agreement to support the establishment of the easement. The agreement requires payment of the appraised easement value, totaling $425.57, and requires that as-built plans be submitted to the City upon completion of the installation. These provisions are intended to ensure compliance with the California Constitution and to maintain accurate records of utilities located on City property in the event future work could potentially conflict with those facilities.

ALTERNATIVES:

1. Adopt a Resolution authorizing the City Manager to execute an easement deed for PG&E on City-owned parcel 007-462-001 and a license agreement for the establishment the easement; or

Item 9.i.

City Council
Acceptance of an Easement and License Agreement
October 14, 2025

2. Do not adopt a Resolution authorizing the City Manager to execute an easement deed for PG&E on City-owned parcel 007-462-001 and a license agreement for the establishment the easement; or

3. Provide other direction to staff.

ADVANTAGES:

Acceptance of the proposed PG&E easement at APN 007-462-001 will allow the property owners of 1243 Huasna Road to relocate two existing utility meters, thereby enabling future development of their parcel. The easement also ensures PG&E infrastructure will be maintained in a manner consistent with PG&E’s requirements. The license agreement will facilitate the payment of the appraised value of the easement and submittal of asbuilts of the facilities installed.

DISADVANTAGES:

City staff will need to account for the presence of PG&E facilities within the easement area when performing any future work in or around the existing driveway.

ENVIRONMENTAL REVIEW:

Find that the action is not a project subject to the California Environmental Quality Act (“CEQA”) because it has no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060, subd.(c)(2)-(3), 15378.) or, alternatively, that it is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) (the “common sense exemption”).

PUBLIC NOTIFICATION AND COMMENTS:

The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2.

ATTACHMENTS:

1. Resolution

ATTACHMENT 1
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO

GRANDE AUTHORIZING THE CITY MANAGER TO EXECUTE AN
EASEMENT DEED FOR PG&E ON CITY-OWNED PARCEL 007-462-001

AND A LICENSE AGREEMENT FOR THE ESTABLISHMENT OF THE

EASEMENT
WHEREAS, the owners of the real property located at 1243 Huasna Road, Arroyo Grande CA desire to relocate two PG&E meters on their property; and WHEREAS, PG&E requires an easement across City-owned parcel APN 007-462-001 to facilitate the relocation of the two meters for the owners of 1243 Huasna Road, Arroyo Grande CA; and
WHEREAS, the City desires to grant PG&E the easement deed for installation and maintenance purposes of utilities, described and depicted in Exhibit “A”; and WHEREAS, said PG&E easement will encumber City-owned parcel APN 007-462-001 to benefit a private property owner, requiring payment of the appraised easement value of $425.57 to comply with Article XVI, Section 6 of the California Constitution; and WHEREAS, the City has prepared a license agreement, Exhibit “B”, to condition receipt of payment for the appraised value of the easement, plans for PG&E’s utility installation, and record drawings of the utilities installed within the easement.

NOW, THEREFORE, the City Council of the City of Arroyo Grande does hereby resolve as follows:

1. Recitals. The above recitals are true and correct and are incorporated herein by reference.

2. Grant of Easement Deed. The City Manager is authorized to execute the Easement Deed, granting the easement to PG&E described and depicted in Exhibit “A” on behalf of the City.

3. License Agreement. The City Manager is authorized to execute the License Agreement attached hereto as Exhibit “B”, with the property owners of 1243 Huasna Road on behalf of the City.

4. Certification and Recordation. The City Clerk shall certify to the adoption of this Resolution and cause the Easement Deed, along with the License Agreement, to be recorded in San Luis Obispo County’s Office of the Clerk-Recorder.

RESOLUTION NO.

PAGE

5. The City Council hereby determines that the action is not a project subject to the California Environmental Quality Act (“CEQA”) because it has no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060, subd.(c)(2)-(3), 15378.) or, alternatively, that it is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) (the “common sense exemption”).

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 14th day of October, 2025.

RESOLUTION NO.

PAGE

CAREN RAY RUSSOM, MAYOR
ATTEST:

JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:

MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:

ISAAC ROSEN, CITY ATTORNEY

EXHIBIT A
Utility Distribution Easement (02/2020)
RECORDING REQUESTED BY AND RETURN TO:

PACIFIC GAS AND ELECTRIC COMPANY
300 Lakeside Drive, Suite 210
Oakland, CA 94612
Attn: Land Rights Library
Location: City/Uninc
Recording Fee $
Document Transfer Tax $
[ ] This is a conveyance where the consideration and
Value is less than $100.00 (R&T 11911).
[ ] Computed on Full Value of Property Conveyed, or
[ ] Computed on Full Value Less Liens
& Encumbrances Remaining at Time of Sale
[ ] Exempt from the fee per GC 27388.1 (a) (2); This
document is subject to Documentary Transfer Tax
(SPACE ABOVE FOR RECORDER'S USE ONLY)
Signature of declarant or agent determining tax
LD# 2232-13-10028 EASEMENT DEED
ARROYO GRANDE REDEVELOPMENT AGENCY, a public body, corporate and politic, hereinafter called Grantor, hereby grants to PACIFIC GAS AND ELECTRIC COMPANY, a California corporation, hereinafter called Grantee, the right from time to time to excavate for, construct, reconstruct, replace (of initial or any other size), remove, maintain, inspect, and use facilities and associated equipment for public utility purposes, including, but not limited to electric, gas, and communication facilities, together with a right of way therefor, on, over, and under the easement area as hereinafter set forth, and also ingress thereto and egress therefrom, over and across the lands of Grantor situated in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows:
(APN 007-462-001)
The parcels of land described and designated PARCEL 1 and PARCEL 2 in the deed from the City of Arroyo Grande to Grantor dated June 22, 2010 and recorded June 24, 2010 as Document No. 2010029131, San Luis Obispo County Records.

The easement area is described as follows:

The strip of land of the uniform width of 10 feet, lying 5 feet on each side of the alignment of the facilities as initially installed hereunder. The approximate locations of said facilities are shown upon Grantee’s Drawing No. 35577504 attached hereto and made a part hereof.

Grantee agrees that on receiving a request in writing, it will at Grantor’s expense, survey, prepare and record a “Notice of Final Description” referring to this instrument and setting forth a description of said strip of land.

EXHIBIT A
Utility Distribution Easement (02/2020)
Grantor further grants to Grantee the right, from time to time, to trim or to cut down, without Grantee paying compensation, any and all trees and brush now or hereafter within said easement area, and shall have the further right, from time to time, to trim and cut down trees and brush along each side of said easement area which now or hereafter in the opinion of Grantee may interfere with or be a hazard to the facilities installed hereunder, or as Grantee deems necessary to comply with applicable state or federal regulations.

Grantor also grants to Grantee the right to use such portion of said lands contiguous to said easement area as may be reasonably necessary in connection with the excavation, construction, reconstruction, replacement, removal, maintenance and inspection of said facilities.

Grantor hereby covenants and agrees not to place or construct, nor allow a third party to place or construct, any building or other structure, or store flammable substances, or drill or operate any well, or construct any reservoir or other obstruction within said easement area, or diminish or substantially add to the ground level within said easement area, or construct any fences that will interfere with the maintenance and operation of said facilities.

Grantor further grants to Grantee the right to apportion to another public utility (as defined in Section 216 of the California Public Utilities Code) the right to excavate for, construct, reconstruct, replace, remove, maintain, inspect, and use the communications facilities within said easement area including ingress thereto and egress therefrom.

Grantor acknowledges that they have read the “Grant of Easement Disclosure Statement”, EXHIBIT “A”, attached hereto and made a part hereof.

The legal description herein, or the map attached hereto, defining the location of this utility distribution easement, was prepared by Grantee pursuant to Section 8730(c) of the Business and Professions Code.

This document may be executed in multiple counterparts, each of which shall be deemed an original, but all of which, together, shall constitute one and the same instrument.

EXHIBIT A
Utility Distribution Easement (02/2020)
The provisions hereof shall inure to the benefit of and bind the successors and assigns of the respective parties hereto, and all covenants shall apply to and run with the land.

Dated: , .

ARROYO GRANDE REDEVELOPMENT
AGENCY a public body, corporate and politic
By:

Print Name:

Title:

I hereby certify that a resolution was adopted on the day of , 20 , by the authorizing the foregoing grant of easement.

By Title

EXHIBIT A
Utility Distribution Easement (02/2020)
State of California
County of )
On , before me, Notary Public,
Insert name
personally appeared
,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
(Seal)
Signature of Notary Public

CAPACITY CLAIMED BY SIGNER
[ ] Individual(s) signing for oneself/themselves
[ ] Corporate Officer(s) of the above named corporation(s) [ ] Trustee(s) of the above named Trust(s)
[ ] Partner(s) of the above named Partnership(s)
[ ] Attorney(s)-in-Fact of the above named Principal(s) [ ] Other
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

EXHIBIT A
Utility Distribution Easement (02/2020)

GRANT OF EASEMENT DISCLOSURE STATEMENT
Pacific Gas and Electric Company
EXHIBIT “A”
This Disclosure Statement will assist you in evaluating the request for granting an easement to Pacific Gas and Electric Company (PG&E) to accommodate a utility service extension to PG&E’s applicant. Please read this disclosure carefully before signing the Grant of Easement.
 You are under no obligation or threat of condemnation by PG&E to grant this easement.  The granting of this easement is an accommodation to PG&E’s applicant requesting the extension of PG&E utility facilities to the applicant’s property or project. Because this easement is an accommodation for a service extension to a single customer or group of customers, PG&E is not authorized to purchase any such easement.
 By granting this easement to PG&E, the easement area may be used to serve additional customers in the area and may be used to install additional utility facilities. Installation of any proposed facilities outside of this easement area will require an additional easement.  Removal and/or pruning of trees or other vegetation on your property may be necessary for the installation of PG&E facilities. You have the option of having PG&E’s contractors perform this work on your property, if available, or granting permission to PG&E’s applicant or the applicant’s contractor to perform this work.

Additionally, in order to comply with California fire laws and safety orders, PG&E or its contractors will periodically perform vegetation maintenance activities on your property as provided for in this grant of easement in order to maintain proper clearances from energized electric lines or other facilities.  The description of the easement location where PG&E utility facilities are to be installed across your property must be satisfactory to you.
 The California Public Utilities Commission has authorized PG&E’s applicant to perform the installation of certain utility facilities for utility service. In addition to granting this easement to PG&E, your consent may be requested by the applicant, or applicant’s contractor, to work on your property. Upon completion of the applicant’s installation, the utility facilities will be inspected by PG&E. When the facility installation is determined to be acceptable the facilities will be conveyed to PG&E by its applicant.

By signing the Grant of Easement, you are acknowledging that you have read this disclosure and understand that you are voluntarily granting the easement to PG&E. Please return the signed and notarized Grant of Easement with this Disclosure Statement attached to PG&E. The duplicate copy of the Grant of Easement and this Disclosure Statement is for your records.

EXHIBIT A
54-RS-16
......
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See Detail
Approximate Location
19 cl 10' Utility Easement
18 ()
16 ()
6 14
13 TRACT NO. 176
�9
s��
5 6-MAPS-77
4 3
z
Section 23, NW¼ of NW¼ 1
City, Rancho, Subdivision, Etc.

Arroyo Grande
() 00�
12 Legend
P.U.E. Per 6-Maps-77
() Existing Pole Line
--------- Easement Delineation
Grantor's Property Line
Property Line

SCALE DATE
1 "= 70' 4 4 25

SECTION TOWNSHIP RANGE
23 32S 13E
MERIDIAN COUNTY: San Luis Obis o APPLICANT: Karina Marchese MOM F.B.: N A DR.BY: m22f CH.BY: 13b0 Los Padres 35577504 35577504 LD# 2232-13-10028 PG&E DIVISION AUTHORIZ DRAWING NO.

Unless otherwise shown
all courses extend to or
along all boundaries or lines
Arroyo Grande
Redevelopment Agency
Doc# 2010029131
APN: 007-462-001

EXHIBIT B

RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:

CITY OF ARROYO GRANDE
ATTN: CITY CLERK
300 EAST BRANCH ROAD
ARROYO GRANDE, CA 93420

GRANT OF LICENSE AND AGREEMENT AFFECTING REAL PROPERTY
THIS Grant of License and Agreement Affecting Real Property (“AGREEMENT”) is entered into as of , 2025, by and between the CITY OF ARROYO GRANDE, (“CITY”), a municipal corporation organized under the laws of the State of California, and ROGER AND PAMELA J. MARCHESE, AND JASON AND KARINA MARCHESE (“LICENSEE”).

WHEREAS, the CITY owns a public facility parcel in Arroyo Grande, California, San Luis Obispo County Assessor’s Parcel No. 007-462-001, as generally depicted in Exhibit “A” attached hereto and incorporated herein by this reference (“PROPERTY”).

WHEREAS, the LICENSEE desires to install certain utility improvements across a portion of the PROPERTY (“STRUCTURE”).

WHEREAS, the CITY is willing to allow LICENSEE to install the STRUCTURE over the PROPERTY so long as it does not interfere with, or cause damage to, CITY’s use, maintenance and operation of the PROPERTY and/or the improvements located therein, and LICENSEE complies with the terms set forth herein.

NOW, THEREFORE, in consideration of the terms and conditions contained herein, the parties agree as follows:

1. Recitals. The above recitals are true and correct and are incorporated herein by this reference.

2. Grant of License. CITY hereby grants to LICENSEE a license during the Term, as defined in Section 6 unless earlier terminated herein, to install and allow the STRUCTURE to be placed along a portion of the length of the drainage swale, San Luis Obispo County Assessor’s Parcel No. 007-462-001, Arroyo Grande, as depicted in Exhibit “A,” subject to the following terms and conditions:
a. LICENSEE shall submit plans and specifications for installation of the STRUCTURE to the CITY, no later than thirty (30) days prior to commencement of the installation. LICENSEE shall promptly provide CITY as-built plans of the STRUCTURE upon completion of its installation;

EXHIBIT B
b. LICENSEE may not modify the STRUCTURE without written approval from the CITY, which may be withheld in its sole discretion. Any such modification shall comply with any and all instructions and guidance from CITY intended to prevent interference with or damage to the PROPERTY and improvements located therein; c. LICENSEE shall remit payment of Four Hundred Twenty Five and 57/100 Dollars ($425.57) upon execution of this License for use of the PROPERTY as outlined herein. Payment shall be a condition precedent to LICENSEE’s right to use the PROPERTY and shall be deemed consideration solely for the limited license granted herein.
d. LICENSEE agrees to pay for any and all costs for the maintenance, repair, or replacement of the PROPERTY or any improvements located in the PROPERTY damaged as a result of or caused by, in whole or in part, the installation of the STRUCTURE within the PROPERTY.
e. Upon termination, revocation, abandonment or cessation of this AGREEMENT, LICENSEE agrees, at its sole cost and expense, to restore the PROPERTY to the substantially same condition in which it was prior to the installation of the STRUCTURE. If LICENSEE fails to complete such restoration within thirty (30) days following termination, CITY may perform such restoration, and LICENSEE shall reimburse CITY for all costs incurred, together with administrative costs within 10 days’ notice.

3. No Interest in Land Granted. Nothing herein shall be deemed to grant to LICENSEE any fee interest, leasehold, easement, or other possessory interest in the PROPERTY, or any portion thereof, or any exclusive right or special status to negotiate or purchase. This AGREEMENT grants a limited revocable license upon specified terms and no more.

4. Access to Property. CITY shall have the right to use the PROPERTY at all times so long as such use doesn’t materially and unreasonably interfere with LICENSEE’s use as outlined herein. CITY shall also have the right, upon reasonable notice (except in the case of emergency, in which no notice shall be required), to enter the PROPERTY for inspection, maintenance, repair, or to ensure LICENSEE’s compliance with this AGREEMENT.

5. Indemnification. LICENSEE shall indemnify, defend (if so requested by the CITY, and with counsel reasonably acceptable to the CITY), and hold the CITY, its elected and appointed officers, officials, employees, agents, consultants, contractors, and assigns (severally and collectively, any “Indemnitee”), harmless from any loss, expense or other cost (including, without limitation, attorneys’ fees) related to any claim, action, lawsuit or other proceeding, whether administrative, at law or in equity, brought or maintained by or on behalf of any person or entity (other than LICENSEE or any Indemnitee) against any Indemnitee as a result of any act

EXHIBIT B
or omission of LICENSEE and its contractors, agents, employees, and invitees relating to this AGREEMENT, except to the extent that any such claim, action, lawsuit, or other proceeding was caused by an Indemnitee’s gross negligence or willful misconduct. The provisions of this Section 5 shall survive the revocation or termination of this AGREEMENT.

6. Term; Revocation. This AGREEMENT shall be effective upon the date specified above and shall terminate upon LICENSEE’s completion of the installation of the STRUCTURE and delivery of as-built drawings (the “TERM”). Notwithstanding the foregoing, the CITY may immediately revoke this AGREEMENT without notice for a breach of or failure to comply with any of the terms and conditions set forth herein or if CITY, in its reasonable discretion, determines that the actions of LICENSEE are illegal, unsafe or a liability to CITY; the CITY may revoke this AGREEMENT without cause upon thirty (30) days written notice to LICENSEE.

Additionally, CITY may revoke this AGREEMENT upon thirty (30) days’ written notice if CITY determines that the PROPERTY is required for a public project or other municipal purpose. Upon revocation, LICENSEE shall restore the PROPERTY to its original condition in accordance with Section 2(e).

7. Insurance. Prior to the commencement of installation or any maintenance, LICENSEE shall obtain, and name the CITY as an additional insured, a policy or policies (which may be a combination of primary coverage and umbrella policies) of commercial general liability insurance. The limits of such insurance shall be at least Two Million Dollars ($2,000,000) in the aggregate and shall provide coverage for limited contractual liability, premises, and personal injury coverage.

8. Notice. Any notice which either party may desire to give to the other party under this AGREEMENT must be in writing and may be given by personal service, delivery by a reputable document delivery service provider (such as but not limited to Federal Express), or by United States mail (USPS) sent Certified/Postage Prepaid/ Return Receipt Requested, and addressed to the address of the party as set forth below or at any other address as that party may later designate by written notice.

To CITY: City of Arroyo Grande
Attn: City Manager
300 East Branch Street
Arroyo Grande, California 93420
With copy to: Isaac Rosen
Best Best & Krieger LLP
300 South Grand Ave., 25th Floor
Los Angeles, CA 90071
To LICENSEE: Roger and Pamela J. Marchese
1243 Huasna Road
Arroyo Grande, CA 93420

EXHIBIT B
Jason and Karina Marchese
1243 Huasna Road
Arroyo Grande, CA 93420

9. Assignment. LICENSEE shall not assign, transfer, sublicense, or encumber this AGREEMENT or any rights hereunder without the CITY’s prior written consent, which may be withheld in CITY’s sole discretion. Any attempted assignment without consent shall be void.

10. Compliance. LICENSEE shall comply with all federal, state, and local environmental laws and shall not use, generate, release, or store any hazardous substances on the PROPERTY. LICENSEE shall indemnify CITY from any claims, costs, or liabilities arising from a violation of this Section. LICENSEE’s obligations shall survive the revocation or termination of this AGREEMENT.

11. Binding Effect. This AGREEMENT shall be binding upon the successors in interest to any kind to the property.

12. Attorney’s Fees. In the event of legal action to enforce the terms and conditions of this AGREEMENT, the prevailing party shall be entitled to recover their costs, including reasonable attorney fees.

13. Amendment. This AGREEMENT may not be amended or altered except by an instrument in writing executed by the CITY and the LICENSEE.

14. Partial Invalidity. Any provision of this AGREEMENT that is unenforceable or invalid or the inclusion of which would adversely affect the validity, legality, or enforcement of this AGREEMENT shall have no effect, but all remaining provisions of this AGREEMENT shall remain in full force.

15. Governing Law/Jurisdiction. The validity, meaning, and effect of this AGREEMENT shall be determined in accordance with California law. Jurisdiction for any action commenced regarding its terms of interpretations shall be in the state court of property jurisdiction for the County of San Luis Obispo.

EXHIBIT B

SIGNATURE PAGE TO GRANT OF LICENSE AND AGREEMENT

AFFECTING REAL PROPERTY
IN WITNESS WHEREOF, the parties have executed this agreement on the day and year first written above.

CITY OF ARROYO GRANDE
Matthew Downing, City Manager
ATTEST:

Jessica Matson, City Clerk
APPROVED AS TO FORM:

Isaac Rosen, City Attorney
Property owner
Roger Marchese
Pamela J. Marchese
Property owner
Jason Marchese
Karina Marchese

EXHIBIT B

EXHIBIT A

MAP OF PROPERTY

Item 9.j.

MEMORANDUM
TO: City Council
FROM: Brian Pedrotti, Director of Community Development BY: Andrew Perez, Planning Manager
SUBJECT: Adoption of an Ordinance Amending Title 16 of the Arroyo Grande Municipal Code Regarding Supportive Housing, Transitional Housing, and Low Barrier Navigation Centers
DATE: October 14, 2025
RECOMMENDATION:
1) Adopt the Ordinance adding Section 16.52.280 to Title 16 of the Arroyo Grande Municipal Code relating to supportive housing, transitional housing, and low barrier navigation centers; and
2) Find that the Ordinance is exempt from review under the California Environmental Quality Act (CEQA) because it will not result in a direct or reasonably foreseeable indirect physical change to the environment (State Guidelines Section 15060(c)(2) and 15061(b)(3)).

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

No financial impact is projected.

BACKGROUND:

On January 26, 2021, the City Council adopted the 2020-2028 Housing Element. The Housing Element was certified by the State Department of Housing and Community Development (HCD) on May 5, 2021. The Housing Element includes numerous programs that the City must initiate to implement the policies and achieve the quantified objectives listed in the Housing Element. Planning staff reports the status of each of the programs to HCD in the annual progress reports submitted to the State. The proposed Code amendments would implement Housing Element Programs J.2-2 and J.2-3 to address requirements affecting the regulation of supportive housing, transitional housing, and low barrier navigation centers, as defined in State law, through the creation of a new section in Chapter 16.52 of the AGMC.

Item 9.j.

City Council
Adoption of an Ordinance Amending Title 16 of the Arroyo Grande Municipal Code Regarding Supportive Housing, Transitional Housing, and Low Barrier Navigation Centers
October 14, 2025

The Planning Commission reviewed the development code amendments at its meeting on September 2, 20251. The Planning Commission was supportive of the amendments as proposed and adopted a Resolution recommending that the City Council adopt the proposed Ordinance. At a public hearing on September 23, 20252, the City Council introduced the Ordinance as proposed.

ANALYSIS OF ISSUES:

The Ordinance amendments are now ready for adoption. The Ordinance amendments will become effective thirty (30) days after adoption.

ALTERNATIVES:

The following alternatives are provided for the Council’s consideration:

1. Adopt the Ordinance as proposed;

2. Modify the Ordinance amendments and direct staff to return at a future public hearing to introduce the modified amendments; or

3. Provide other direction to staff.

ADVANTAGES:

Adoption of the Ordinance will establish a process for the development of supportive housing, transitional housing, and low-barrier navigation centers that would serve a vulnerable segment of the population. It will also implement two housing programs from the City’s Housing Element related to special needs housing.

DISADVANTAGES:

None identified.

ENVIRONMENTAL REVIEW:

The proposed development code amendment has been determined to be exempt from CEQA review pursuant to State CEQA Guidelines Sections 15060(c)(2) and 15061(b)(3).

The development code amendment would establish transitional housing and supportive housing as permitted uses in all zones where other residential uses are currently allowed, subject to the same development standards that apply to other dwellings of the same type in the same zone. Similarly, the development code amendment would allow low barrier navigation centers as an allowed use in mixed use zones and nonresidential zones that allow multifamily residential uses. The Ordinance would not change the amount of physical development that is currently allowed pursuant to the existing development code.

Allowing the proposed uses in zones where residential development is already permitted by-right or conditionally would not alter the residential nature of the affected zone. Further, the Ordinance would assure that the City’s development code is consistent with the City’s

1 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=15749 2 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=15998

Item 9.j.

City Council
Adoption of an Ordinance Amending Title 16 of the Arroyo Grande Municipal Code Regarding Supportive Housing, Transitional Housing, and Low Barrier Navigation Centers
October 14, 2025

Housing Element and applicable State Housing laws. As a result, there is no possibility that the project may have a significant effect on the environment.

PUBLIC NOTIFICATION AND COMMENTS:

The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2.

ATTACHMENTS:

1. Ordinance

65501.00002\44121143.1
ATTACHMENT 1
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE ADDING SECTION 16.52.280 TO TITLE 16

OF THE ARROYO GRANDE MUNICIPAL CODE RELATING

TO SUPPORTIVE HOUSING, TRANSITIONAL HOUSING, AND

LOW BARRIER NAVIGATION CENTERS
WHEREAS, on May 5, 2021, the California Department of Housing and Community Development certified the City’s sixth cycle (2020-2028) Housing Element; and WHEREAS, the Housing Element profiles the City’s compliance with various state housing laws; and
WHEREAS, Housing Element program J.2-2 directs the City to amend the Municipal Code to comply with Assembly Bill 2162 to allow supportive housing without discretionary review in all zoning districts that allow multifamily housing or mixed-use development; and WHEREAS, Housing Element program J.2-3 directs the City to amend the Municipal Code to comply with Assembly Bill 101 to allow low-barrier navigation centers for the homeless pursuant to Government Code Sections 65660–65668; and
WHEREAS, this ordinance creates section 16.52.280 to establish development standards for supportive housing, transitional housing, and low barrier navigations centers; and WHEREAS, on September 2, 2025, the Planning Commission conducted a duly noticed public hearing to consider the staff report, recommendations by staff, and public testimony concerning the ordinance. Following the public hearing, the Planning Commission voted to forward the ordinance to the City Council with a recommendation in favor of its adoption; and WHEREAS, on September 23, 2025, the City Council conducted a duly noticed public hearing to consider the ordinance, including: (1) the public testimony and agenda reports prepared in connection with the ordinance; (2) the policy considerations discussed therein; and (3) the consideration and recommendation of the Planning Commission; and WHEREAS, the City Council of the City of Arroyo Grande, at its regularly scheduled public meeting on September 23, 2025 introduced this Ordinance to add Section 16.52.280 to Title 16 of the Arroyo Grande Municipal Code; and
WHEREAS, all legal prerequisites to the adoption of the ordinance have occurred.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES ORDAIN AS FOLLOWS:

ORDINANCE NO.

PAGE 2
SECTION 1. Incorporation. The above recitals are true and correct and are incorporated herein by this reference.

SECTION 2. Environmental. The City Council finds that this ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines section 15060(c)(2) and 15061(b)(3) because it will not result in a direct or reasonably foreseeable physical change in the environment; and the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The development code amendment would establish transitional housing and supportive housing as permitted uses in all zones where other residential uses are currently allowed, subject to the same development standards that apply to other dwellings of the same type in the same zone. Similarly, the development code amendment would allow low barrier navigation centers as an allowed use in mixed use zones and nonresidential zones that allow multifamily residential uses. The Ordinance would not change the amount of physical development that is currently allowed pursuant to the existing development code.

Allowing the proposed uses in zones where residential development is already permitted byright or conditionally would not alter the residential nature of the affected zone. Further, the Ordinance would assure that the City’s development code is consistent with the City’s Housing Element and applicable State Housing laws. As a result, there is no possibility that the project may have a significant effect on the environment.

SECTION 3. Required Findings. In accordance with section 16.16.040(E) of the Arroyo Grande Municipal Code, the City Council hereby makes the following findings:

1. General Plan. The ordinance’s amendments to the AGMC are consistent with the General Plan and necessary and desirable to implement the provisions thereof.

Specifically, Housing Element program J.2-2 compels the City to comply with AB 2162 by allowing supportive housing and transitional housing projects by right in specified zones, consistent with State law. This ordinance effectuates and implements program J.2-2 by establishing development standards for these uses. Additionally, program J.2-3 directs the City to update the Municipal Code to allow low barrier navigation centers as required by State law. This ordinance effectuates and implements program J.2-3 by specifying areas in which they are allowed and the development standards for establishing the use. For these reasons, the ordinance’s amendments to the AGMC are consistent with the General Plan and necessary and desirable to implement the provisions thereof.

2. Health, Safety, and Welfare; Illogical Land Use Pattern. Adoption of the ordinance will not adversely affect the public health, safety, and welfare as it updates the AGMC to allow ministerial review of housing projects for those with special needs as required by State law. Finally, this ordinance will not result in an illogical land use pattern as it is not amending the City’s zoning map.

3. Consistency with Title 16. This ordinance is consistent with the purpose and intent of AGMC Title 16 because it does not alter or revise the type or intensity of allowed uses and ensures that the provisions thereof are consistent with the City’s Housing Element.

ORDINANCE NO.

PAGE 3

4. Environmental. See Section 2 above.

SECTION 4. Code Amendment. The definitions for “Supportive Housing” and "Transitional Housing” of Section 16.04.070 “Definitions” of Chapter 16.04 “Introductory Provisions and Definitions” of Title 16 “Development Code” are hereby deleted in their entirety and Section

16.04.070 shall be automatically adjusted alphabetically.

SECTION 5. Code Amendment. Table 16.32.040-A of Section 16.32.040 “Use regulations for residential districts” of Chapter 16.32 “Residential Districts” of Title 16 “Development Code” is hereby amended to reference Section 16.52.280 for “Supportive housing,” “Transitional housing” and “Low Barrier Navigation Centers” as shown in the attached Exhibit “A-1,” and incorporated by reference.

SECTION 6. Code Amendment. Table 16.36.030(A) of Section 16.36.030 “Uses Permitted Within Mixed Uses and Commercial Districts” of Chapter 16.36 “Commercial and Mixed Use Districts” of Title 16 “Development Code” is hereby amended to reference Section 16.52.280 for “Supportive housing,” “Transitional housing” and “Low Barrier Navigation Centers” as shown in the attached Exhibit “A-2,” and incorporated by reference.

SECTION 7. Code Amendment. Section 16.52.280 is hereby added in its entirety to Title 16, Chapter 52 of the Arroyo Grande Municipal Code as shown in the attached Exhibit “A-3,” and incorporated by reference.

SECTION 8. Publication. A summary of this ordinance shall be published in a newspaper published and circulated in the City of Arroyo Grande at least five days prior to the City Council meeting at which the proposed ordinance is to be adopted. A certified copy of the full text of the proposed ordinance shall be posted in the office of the City Clerk. Within 15 days after adoption of the ordinance, the summary with the names of those City Council members voting for and against the ordinance shall be published again, and the City Clerk shall post a certified copy of the full text of such adopted ordinance.

SECTION 9. Effective Date. This ordinance shall become effective 30 days after adoption.

SECTION 10. Severability. Should any provision of this ordinance, or its application to any person or circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void, that determination shall have no effect on any other provision of this ordinance or the application of this ordinance to any other person or circumstance, and, to that end, the provisions hereof are severable. The City Council declares that it would have adopted all the provisions of this ordinance that remain valid if any provisions of this ordinance are declared invalid.

SECTION 11. Records. The documents and materials associated with this ordinance that constitute the record of proceedings on which the City Council’s findings and determinations are based are located at 300 E. Branch Street, Arroyo Grande, CA 93420. The City Clerk is the custodian of the record of proceedings.

ORDINANCE NO.

PAGE 4
On motion by Council Member ______, seconded by Council Member _______, and by the following roll call vote to wit:

AYES:

NOES:

ABSENT:
the foregoing Ordinance was adopted this ____ day of _______, 2025.

ORDINANCE NO.

PAGE 5
___________________________________

CAREN RAY RUSSOM, MAYOR
ATTEST:
___________________________________

JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
________________________________

MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
___________________________________

ISAAC ROSEN, CITY ATTORNEY

ORDINANCE NO.

PAGE 6
EXHIBIT A-1

USE RE RH RR RS SF VR
D2.4a

MF MFA MFVH MHP

18. Supportive Housing Pursuant to Section 16.52.280

19.Transitional
Housing
Pursuant to Section 16.52.280

20. Low Barrier
Navigation Centers
Pursuant to Section 16.52.280

ORDINANCE NO.

PAGE 7
EXHIBIT A-2
Allowed Land
Uses and Permit
Requirements—

LAND USE

IMU TMU
D2.11

VCD HCO
D-2.4
VMU D2.11
HCO D2.4
GMU FOMU HMU OMU 1
D-2.20
RC
F. RESIDENTIAL
USES
Supportive
Housing Pursuant to Section 16.52.280
Transitional
Housing Pursuant to Section 16.52.280
Low Barrier
Navigation
Centers
Pursuant to Section 16.52.280

ORDINANCE NO.

PAGE 8
EXHIBIT A-3

16.52.280 – Transitional Housing, Supportive Housing, and Low Barrier Navigation Centers
A. Purpose and Definitions.

1. Purpose. These provisions are intended to allow transitional housing and supportive housing, as defined in Government Code Section 65582, and low barrier navigation centers, as defined in Government Code Section 65660, consistent with State law to ensure equality of treatment for all residential uses regardless of the occupant. Supportive housing helps provide housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives. Transitional housing is a subset of supportive housing used to facilitate the movement of people experiencing homelessness into permanent housing and independent living. A low barrier navigation center acts as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. This section implements Housing Element programs J.2-2, J.2-3, and state law requirements applicable to transitional housing, supportive housing, and low barrier navigation centers. If this section conflicts with state law, state law shall govern.

2. Definitions.
“Low Barrier Navigation Center” has the same definition as Government Code Section 65660(a), as amended from time to time.
“Supportive housing” has the same definition as in Government Code Section 65582(n), as amended from time to time.
“Target population” has the same definition as in Government Code Section 65582(p), as amended from time to time.
“Transitional housing” has the same definition as in Government Code Section 65582(q), as amended from time to time.

B. Transitional Housing and Supportive Housing

1. General Application. Transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those provisions and development standards that apply to other residential dwellings of the same type in the same zone. Additionally, supportive housing shall be a use

ORDINANCE NO.

PAGE 9
by right in all zones where multifamily and mixed uses are permitted, as provided in Government Code Section 65650 et seq.

2. Supportive Housing, Use by Right. To qualify for approval as a use by right, supportive housing must satisfy all of the requirements of Government Code Section 65650 et seq., including:
a. Units within the development are subject to a recorded affordability restriction for 55 years;
b. One hundred percent of the units, excluding managers’ units, within the development are dedicated to lower income households and are receiving public funding to ensure affordability of the housing to lower income Californians. For purposes of this paragraph, “lower income households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code. The rents in the development shall be set at an amount consistent with the rent limits stipulated by the public program providing financing for the development.
c. At least 25 percent of the units in the development or 12 units, whichever is greater, are restricted to residents in supportive housing who meet criteria of the target population. If the development consists of fewer than 12 units, then 100 percent of the units, excluding managers’ units, in the development shall be restricted to residents in supportive housing.
d. The developer shall provide the City with the information required by Government Code Section 65652 pertaining to the developer’s plan for providing supportive services for residents, with documentation demonstrating that supportive services will be provided onsite to residents in the project, as required by Government Code Section 65651, and describing those services, which shall include:
i. The name of the proposed entity or entities that will provide supportive services.
ii. The proposed funding source or sources for the provided onsite supportive services.
iii. Proposed staffing levels.
e. Nonresidential floor area shall be dedicated for onsite supportive services and administrative office space in the following amounts:
i. For a development with 20 or fewer total units, at least 90 square feet shall be provided for onsite supportive services.
ii.For a development with more than 20 units, at least 3 percent of the total nonresidential floor area shall be provided for onsite supportive services that are limited to tenant use, including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens. iii.The total floor area dedicated to administrative office space shall not exceed 25 percent of the total floor area.

ORDINANCE NO.

PAGE 10
f. The developer replaces any dwelling units on the site of the supportive housing development in the manner provided in paragraph (3) of subdivision (c) of Government Code Section 65915.
g. Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop, a sink, and a refrigerator.

3. Parking Exception. If the supportive housing development is located within onehalf mile of a public transit stop, no parking spaces are required for the units occupied by supportive housing residents per Government Code Section 65654.

4. Reduction in Residents. Notwithstanding any other provision of this section, the City shall, at the request of the project owner, reduce the number of residents required to live in supportive housing if the project-based rental assistance or operating subsidy for the supportive housing project is terminated through no fault of the project owner, but only if all of the following conditions have been met:
a. The owner demonstrates that it has made good faith efforts to find other sources of financial support.
b. Any change in the number of supportive service units is restricted to the minimum necessary to maintain project’s financial feasibility. c. Any change to the occupancy of the supportive housing units is made in a manner that minimizes tenant disruption and only upon the vacancy of any supportive housing units.

5. Processing Timelines. The City shall notify the applicant whether their supporting housing use application is complete within 30 days of receipt of an application to develop supportive housing in accordance with this section. The City shall complete its review of the application within 60 days after the application is complete for a project with 50 or fewer units, or within 120 days after the application is complete for a project with more than 50 units.

C. Low Barrier Navigation Centers

1. Low barrier navigation centers are allowed as a use by right, as defined in subdivision (i) of Government Code Section 65583.2, in any zone that allows mixed use and nonresidential zones that allow multifamily uses. Low barrier navigation centers shall not be subject to a planned development permit or a conditional use permit if the application is in compliance with the following development and management standards:
a. The low barrier navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing; b. b. The low barrier navigation center is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect individuals to permanent housing. "Coordinated entry system" is generally described as a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal

ORDINANCE NO.

PAGE 11
Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals;
c. The low barrier navigation center complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code; d. The low barrier navigation center has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information Systems, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations; and

2. Within 30 days of receipt of an application for a low barrier navigation center, the City shall notify the applicant whether the application is complete pursuant to Government Code Section 65943. Within 60 days of receipt of a completed application for a low barrier navigation center, the City shall act upon its review of the application.

Item 10.a.

MEMORANDUM
TO: City Council
FROM: Brian Pedrotti, Director of Community Development BY: Andrew Perez, Planning Manager
SUBJECT: Amendments to Title 16 of the Arroyo Grande Municipal Code Regarding Urban Lot Splits and Two-Unit Developments
DATE: October 14, 2025
RECOMMENDATION:
1) Introduce an Ordinance amending Sections 16.20.180 and 16.32.060 of the Arroyo Grande Municipal Code regarding urban lot splits and two-unit developments; and 2) Find that the Ordinance is exempt from review under the California Environmental Quality Act (CEQA) because it will not result in a direct or reasonable foreseeable indirect physical change in the environment (State Guidelines Section 15060(c)(2) and 15061(b)(3)).

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

No financial impact is projected.

BACKGROUND:

SB 9 was signed by Governor Newsom on September 16, 2021, and became effective January 1, 2022. SB 9 consists of two components that aim to address the housing shortage by allowing more dense development on single family parcels by allowing the subdivision of a single-family zoned lot into two lots (“urban lot splits”) and also allowing the construction of up to two primary units on a single-family zoned property (“two-unit projects”). These provisions can be used in concert, so that an applicant could subdivide an existing parcel and build two units on each parcel. SB 9 also requires cities to approve urban lot splits and two-unit development projects ministerially, without discretionary review or hearing.

On June 28, 2022, City Council adopted Ordinance No. 716 to establish a local ordinance to regulate urban lot splits and two-unit developments within the parameters of State law at that time. To date, five (5) applications for urban lot splits have been approved since the adoption of the ordinance.

Item 10.a.

City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code Regarding Urban Lot Splits and Two-Unit Developments
October 14, 2025

Planning Commission
The proposed development code amendments were presented to the Planning Commission at its meeting on September 16, 20251. The Commission adopted a Resolution recommending the City Council adopt the Ordinance as proposed.

ANALYSIS OF ISSUES:

Senate Bill 450 (SB 450), which became effective on January 1, 2025, limits a city’s ability to impose objective standards that do not apply uniformly to development within the underlying zone, unless the SB 9-specific standards are more permissive. It also prohibits imposing standards for urban lot splits that are not related to the design or to improvements of a parcel. Finally, it also establishes a 60-day deadline for a city to take action on a completed application for an urban lot split or two-unit development proposed pursuant to SB 9. Amendments to the City’s ordinance are required to comply with State law as amended by SB 450.

Development Standards
The City’s existing regulations for two-unit development are contained in Arroyo Grande Municipal Code (AGMC) Section 16.32.060. Currently, AGMC Section 16.32.060.G contains objective design standards that regulate the massing, articulation, colors, materials, and screening of two-unit developments, but since these standards do not apply to any other development types in the city’s zones where two-unit developments are allowed, they have been removed from this code section as part of these code amendments.

In certain circumstances, two-unit developments proposed in accordance with SB 9 are eligible for relief from the general setback requirements, such as four-foot side and rear setbacks. While these setbacks are already codified in the AGMC Section 16.32.060, the proposed code amendments specify that no setback is required for existing structures or new structures constructed in the same location and to the same dimensions as an existing structure that is demolished to accommodate a two-unit development, to ensure consistency with State law. The code amendment also specifies that the front setback required by the underlying zone would remain applicable to the two-unit developments but may be reduced as to not prohibit the construction of up to two (2) units of at least 800 square feet each.

Unit Configuration
AGMC Section 16.32.060 is consistent with State law in most situations, and in certain cases is more permissive, with regard to the number of units that can be established through an urban lot split and two-unit development. For instance, parcels that are created through an urban lot split where the resulting parcels are at least ten thousand (10,000) square feet are eligible to develop a two-unit development and an accessory dwelling unit

1 https://pub-arroyogrande.escribemeetings.com/filestream.ashx?DocumentId=15969

Item 10.a.

City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code Regarding Urban Lot Splits and Two-Unit Developments
October 14, 2025

(ADU) on each of the newly created parcels, for a total of up to six (6) units on the original parcel. The proposed amendments would allow a two-unit development, developed pursuant to AGMC Section 16.32.060.D, to add an ADU on any parcel that is eligible for two-unit development that is greater than 10,000 square feet, regardless of how it was created. Since the adoption of Ordinance No. 716 in 2022, there have only been five (5) urban lot split applications approved, and none of those approvals have subsequently constructed more than one unit on the newly created lot. Furthermore, State ADU law requires the City to ministerially approve up to three units [primary dwelling, ADU, and Junior Accessory Dwelling Unit (JADU)] on single family zoned lots, with no minimum lot size requirement. A JADU is a distinct living space of no more than 500 square feet, wholly contained within an existing single-family home, equipped with independent living, sleeping, eating, and cooking facilities.

Shot Clock
The proposed ordinance now clarifies that the City will take action on an application for an urban lot split or two-unit development within 60 days of the application being deemed complete. It also specifies that adverse impacts on the physical environment is not a valid basis for denying a SB 9 application. As amended, the only valid basis for denying an application is an adverse impact on public health and safety. “Specific, adverse impact” is defined in Government Code Section 65589.2, and means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. Because the SB 9 process is ministerial, the City has found that staff is able to process past applications within this shot clock period and anticipates that this will continue for future applications.

Urban Lot Splits
SB 450 clarifies that cities are only able to regulate standards for a lot split such as dimensions and access, but not future development on a parcel. The City’s current ordinance requires an applicant to submit a building permit application to develop a newly proposed parcel in conjunction with an application for an urban lot split. SB 450 prohibits the City from imposing this requirement, and therefore, it has been removed from the AGMC Section 16.20.180. The amendments require the property owner to provide for access and utilities for parcels that do not front on a public road. Development on parcels created through an urban lot split would still be restricted to residential uses, which include home occupations that obtain a home occupation permit, because these are defined as accessory to the primary use as a residence. The ordinance amendments also specify that an urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (SMA) and includes remedies to cure any violations of the SMA.

ALTERNATIVES:

The following alternatives are provided for the Council’s consideration:

Item 10.a.

City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code Regarding Urban Lot Splits and Two-Unit Developments
October 14, 2025

1. Introduce the Ordinance amending regulations for urban lot splits and two-unit developments and finding that the adoption of the Ordinance is exempt from CEQA;

2. Modify as appropriate and introduce the modified Ordinance;

3. Do not introduce the Ordinance and provide direction to staff on specific revisions; or

4. Provide other direction to staff.

ADVANTAGES:

The development code amendment would bring the City’s ordinance into conformance with State law. Additionally, the ordinance amendments reduce barriers to pursue urban lot splits and two-unit developments which may result in additional residential development.

DISADVANTAGES:

None identified.

ENVIRONMENTAL REVIEW:

The Ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines section 15060(c)(2) and 15061(b)(3) because it will not result in a direct or reasonably foreseeable physical change in the environment; and the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Development consistent with the regulations of SB 9 are approved ministerially and therefore, not subject to the provisions of CEQA. Further, the Ordinance would assure that the City’s development code is consistent with applicable State law. As a result, there is no possibility that the project may have a significant effect on the environment.

PUBLIC NOTIFICATION AND COMMENTS:

The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. A public hearing notice was published in the New Times on October 2, 2025.

ATTACHMENTS:

1. Ordinance

ATTACHMENT 1
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE AMENDING SECTIONS 16.20.180 AND

16.32.060 OF THE ARROYO GRANDE MUNICIPAL CODE

REGARDING URBAN LOT SPLITS AND TWO-UNIT

DEVELOPMENTS
WHEREAS, on September 16, 2021, the Governor signed into law Senate Bill (SB) 9 that, among other things, added Government Code Sections 65852.21 and 66411.7 and amended Government Code Section 66452.6 allowing additional housing units on properties within residential zoning districts; and
WHEREAS, SB 9 went into effect on January 1, 2022; and
WHEREAS, SB 9 allows a local jurisdiction to adopt an ordinance that provides ministerial approval of 1) no more than two housing units on a lot within a single-family residential zoning district (two-unit developments); and 2) urban lot splits; and WHEREAS, on June 28, 2022, the City Council adopted Ordinance No. 716 to implement SB 9 by adding Sections 16.20.180 and 16.32.060 to Title 16 of the Arroyo Grande Municipal Code; and
WHEREAS, on September 19, 2024, the Governor signed into law SB 450 amending Government Code Sections 65585, 65852.21, and 66411.7 related to two-unit developments and urban lot splits; and
WHEREAS, SB 450 when into effect on January 1, 2025; and WHEREAS, the proposed amendments to the Arroyo Grande Municipal Code (AGMC) implement the requirements of SB 450 bringing Sections 16.20.180 and 16.32.060 of Title 16 into conformance with State law; and
WHEREAS, the City of Arroyo Grande has duly initiated amendments to AGMC; and WHEREAS, the Planning Commission of the City of Arroyo Grande, after giving notices thereof as required by law, held a public hearing on September 16, 2025 concerning this code amendment and carefully considered all pertinent testimony and the staff report offered in the case as presented; and
WHEREAS, the City Council of the City of Arroyo Grande has, after giving notice thereof as required by law, held a public hearing on October 14, 2025, concerning the amendments to AGMC Sections 16.20.180 and 16.32.060; and

ORDINANCE NO.

PAGE 2
WHEREAS, the City Council of the City of Arroyo Grande, at its regularly scheduled public meeting on __________, 2025 introduced this Ordinance to amend Section

16.20.180 to Title 16, Chapter 20 and 16.32.060 to Title 16, Chapter 32 of the Arroyo Grande Municipal Code; and
WHEREAS, the City Council has carefully considered all pertinent testimony and the staff report, its attachments and all supporting materials referenced therein or offered in the matter as presented at the public hearing.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES ORDAIN AS FOLLOWS:

SECTION 1. Incorporation. The above recitals and findings are true and correct and are incorporated herein by this reference.

SECTION 2. Environmental. The City Council finds that this ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines section 15060(c)(2) and 15061(b)(3) because it will not result in a direct or reasonably foreseeable physical change in the environment; and the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Development consistent with the regulations of SB 9 are approved ministerially and therefore, not subject to the provisions of CEQA.

Further, the Ordinance would assure that the City’s development code is consistent with applicable State law. As a result, there is no possibility that the project may have a significant effect on the environment.

SECTION 3. Required Findings. In accordance with section 16.16.040(E) of the Arroyo Grande Municipal Code, the City Council hereby makes the following findings:

1. General Plan. The ordinance’s amendments to the AGMC are consistent with the General Plan and necessary and desirable to implement the provisions thereof.

Specifically, Housing Element policy A.1 which encourages the adoption of programs, and procedures to attempt to meet the present and future needs of residents of the City, and to aim at providing the fair-share regional housing need allocated for each income classification, within identified governmental, market, economic, and natural constraints. Additionally, Housing Element policy A.10 directs the City to review and revise its development regulations, standards, and procedures to encourage increased housing supply, as needed. This ordinance effectuates and implements policies A.1 and A.10 by amending standards for urban lot splits and two-unit developments to encourage residential development. For these reasons, the ordinance’s amendments to the AGMC are consistent with the General Plan and necessary and desirable to implement the provisions thereof.

2. Health, Safety, and Welfare; Illogical Land Use Pattern. Adoption of the ordinance will not adversely affect the public health, safety, and welfare as it updates

ORDINANCE NO.

PAGE 3
the AGMC to allow ministerial review of urban lot splits and two-unit developments as required by State law. Finally, this ordinance will not result in an illogical land use pattern as it is not amending the City’s zoning map.

3. Consistency with Title 16. This ordinance is consistent with the purpose and intent of AGMC Title 16 because it does not alter or revise the type or intensity of allowed uses and ensures that the provisions thereof are consistent with the City’s Housing Element.

4. Environmental. See Section 2 above.

SECTION 4. Code Amendment. Section 16.20.180 of Title 16, Chapter 20 of the Arroyo Grande Municipal Code is hereby amended as shown in the attached “Exhibit A2,” and incorporated by reference.

SECTION 5. Code Amendment. Section 16.32.060 of Title 16, Chapter 32 of the Arroyo Grande Municipal Code is hereby amended as shown in the attached “Exhibit A3,” and incorporated by reference.

SECTION 6. Publication. A summary of this ordinance shall be published in a newspaper published and circulated in the City of Arroyo Grande at least five days prior to the City Council meeting at which the proposed ordinance is to be adopted. A certified copy of the full text of the proposed ordinance shall be posted in the office of the City Clerk. Within 15 days after adoption of the ordinance, the summary with the names of those City Council members voting for and against the ordinance shall be published again, and the City Clerk shall post a certified copy of the full text of such adopted ordinance.

SECTION 7. Effective Date. This ordinance shall become effective 30 days after adoption.

SECTION 8. Severability. Should any provision of this ordinance, or its application to any person or circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void, that determination shall have no effect on any other provision of this ordinance or the application of this ordinance to any other person or circumstance, and, to that end, the provisions hereof are severable. The City Council declares that it would have adopted all the provisions of this ordinance that remain valid if any provisions of this ordinance are declared invalid.

SECTION 9. Records. The documents and materials associated with this ordinance that constitute the record of proceedings on which the City Council’s findings and determinations are based are located at 300 E. Branch Street, Arroyo Grande, CA 93420. The City Clerk is the custodian of the record of proceedings.

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On motion by Council Member ______, seconded by Council Member _______, and by the following roll call vote to wit:

AYES:

NOES:

ABSENT:
the foregoing Ordinance was adopted this ____ day of _______, 2025.

ORDINANCE NO.

PAGE 5
___________________________________

CAREN RAY RUSSOM, MAYOR
ATTEST:
___________________________________

JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
________________________________

MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
___________________________________

ISAAC ROSEN, CITY ATTORNEY

ORDINANCE NO.

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EXHIBIT A-2

16.20.180 Parcel Maps for Urban Lot Splits
A. Purpose and Scope.

1. This section implements Government Code Section 66411.7 to provide an owner of property in a single-family zoning district a method to subdivide a parcel for the purpose of housing development.

2. Urban lot split means the subdivision of an existing legal parcel in a single-family zoning district to create no more than two new parcels in accordance with the requirements of this section and Government Code Section 66411.7, as it may be amended.

3. In the event of conflict between state law and this section, state law shall control.

B. Application and Approval.

1. A parcel map for an urban lot split must be prepared by a registered civil engineer or licensed land surveyor in accordance with Government Code Sections 66444—66450 and this section, and submitted for approval to the city engineer. A fee in an amount established by city council resolution must be paid concurrently with the submission of the parcel map.

2. The city engineer is the approval authority for parcel maps for an urban lot split under this section. The city engineer shall approve a parcel map for an urban lot split if the engineer determines that it meets all of the requirements of this section and Government Code Section 66411.7, as it may be amended.

3. The City shall approve or deny an application for a parcel map for an urban lot split ministerially without discretionary review.
a. An application for an urban lot split shall be considered and approved or denied within 60 days from the date the city receives a completed application.

If the city has not approved or denied the completed application within 60 days, the application shall be deemed approved.
b. If the city denies an application for an urban lot split, the city shall, within 60 days, return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant.

4. The owner and applicant shall hold the city harmless from all claims and damages related to the approval within this section and its subject matter

5. The owner and applicant shall reimburse the city for all costs of enforcement, including attorney’s fees and costs associated with enforcing the requirements within this section.

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C. The following supplemental information is required to be submitted with a parcel map to establish compliance with the construction plans and all provisions of this code and applicable state law:

1. A map of appropriate size and to scale showing all of the following:
a. Total area (in acreage and square feet) of each proposed lot; b. Location and dimensions of existing and proposed property lines; c. Zoning district;
d. The location and use of all existing structures;
e. All required zoning setbacks for the existing and proposed lots; f. The location of all existing water, sewer, electricity, storm drain, or gas service lines, pipes, systems, or easements;
g. The location of all proposed new water, sewer, storm drain, lines, pipes, or systems;
h. The location of any proposed easements for access or public utilities to serve a lot created by the subdivision;
i. The location of any existing trees larger than four inches in diameter measured four feet six inches above the base and any such trees proposed for removal;
j. Any area of the parcel that has a slope of twenty-five (25) percent or greater by way of contours at five-foot intervals;
k. Name and dimensions, including right-of-way and improved area, of public and private streets or public alleys adjoining the parcel; l. Curb, gutter, sidewalk, parkway, and street trees: type, location, and dimensions;
m. Location of existing or proposed driveway dimensions, materials, and slope (including cross slope); and
n. Location of existing or proposed pedestrian pathway access to the public right of way.

2. An affidavit signed by the owner, under penalty of perjury under the laws of California, that:
a. The proposed urban lot split would not require or authorize demolition or alteration of any of the following types of housing:
i. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.

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ii. Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.
iii. A parcel or parcels on which an owner of residential real property has exercised the owner's rights under Section 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code to withdraw accommodations from rent or lease within fifteen (15) years before the date that the development proponent submits an application.
iv. Housing that has been occupied by a tenant in the last three years. b. The parcel has not been established through prior exercise of an urban lot split under this section.
c. Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel under the provisions of this section.
d. The owner intends to occupy one of the housing units located on a lot created by the parcel map as their principal residence for a minimum of three years from the date of the recording of the parcel map. This requirement does not apply to an applicant that is a “community land trust,” as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code, or is a “qualified nonprofit corporation” as described in Section 214.15 of the Revenue and Taxation Code.
e. Rental terms of any unit created in the subdivision shall not be less than thirty-one (31) consecutive days, nor shall rental terms allow termination of the tenancy prior to the expiration of at least one thirty-one-day period of occupancy by the same tenant.
f. The uses allowed on a lot created by the parcel map shall be limited to residential uses.

D. Subdivision Map Act Compliance

1. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Gov. Code § 66410 et. seq., “SMA”), and all objective, implementing requirements within this Code, including within this Title 16, Land Divisions, except as otherwise expressly provided in this section.

2. If an urban lot split violates any part of the SMA, the city’s land division regulations, including this section, or any other legal requirement:
a. The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract.

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b. The city has all the remedies available to it under the SMA, including but not limited to the following:
i. An action to enjoin any attempt to sell, lease, or finance the property
ii. An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
iii. Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to ten thousand dollars, or both; or a misdemeanor.
iv. Record a notice of violation.
v. Withhold any or all future permits and approvals.
c. Notwithstanding Section 66411.1 of the SMA, no dedication of rights-ofway or construction of offsite improvements is required for an urban lot split.

E. Design and Improvement Requirements.

1. A parcel map may subdivide an existing legal parcel to create no more than two parcels of approximately equal lot area. One parcel shall not be smaller than forty (40) percent of the lot area of the original parcel proposed for subdivision and neither parcel shall be smaller than one thousand two hundred (1,200) square feet.

2. Each parcel must be served by a separate water service meter and a separate sewer connection.

3. Each parcel shall either drain to a developed drainage easement or in accordance with the city's standard specification and engineering standards.

4. Easements as required for public services and facilities along all natural watercourses as necessary for flood control, maintenance, and improvement shall be dedicated.

5. The parcel must satisfy the requirements specified in subparagraphs (B) to (K) inclusive, of paragraph (6) of subdivision (a)of Government Code Section 65913.4 as that section read on September 16, 2021 .

6. The parcel cannot be located within a historic district or property included in the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance.

7. The location and orientation of new lot lines shall meet the following standards:

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a. Front lot lines shall conform to the minimum public street frontage requirements of the Development Code.
b. Each parcel shall have equal lot width and lot depth, consistent with the minimum lot sizes described in subsection D.1, above. Lot depth shall be measured at the midpoint of the front lot line. Lot width shall be measured by a line connecting two points on opposite interior lot lines that will result in a line parallel to the front lot line.
c. New lot lines must be straight lines, unless there is a conflict with existing improvements or the natural environment in which case the line may not be straight but shall follow the appropriate course.
d. Lot lines shall be located within physical locations such as the top of creek banks, at appropriate topographical changes (top or bottom of slopes etc.) or at locations which separate existing and proposed land uses. e. Lot lines shall be contiguous with existing zoning boundaries. f. The placement of lot lines shall not result in an existing accessory building or accessory use on a lot without a main building or primary use on the same lot, as defined in the Development Code.
g. Lot lines shall not render an existing structure as nonconforming in any respect (e.g. setbacks, floor area ratio, parking), nor increase the nonconformity of an existing nonconforming structure. This requirement does not apply if the setback requirement relates to an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure.

F. Access Standards.

1. Each lot shall front upon or have access to a public street, or be served by an access easement. Access shall be provided in compliance with these standards:
a. Vehicle access easements serving a maximum of two units shall meet the following standards:
i. Easement width shall be a minimum of ten (10) feet and a maximum of sixteen (16) feet, unless a wider driveway is required by the California Fire Code due to distance of the structure from the easement, or as needed to meet the driveway and parking standards in the city's standards.
ii. The minimum length for a vehicle access easement is twenty (20) feet. No maximum easement length shall be set. If easement length is more than seventy-five (75) feet, a vehicle turnaround shall be provided.

ORDINANCE NO.

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iii. No residential structure shall be closer than three feet to the easement.
b. Vehicle access easements serving three to four units shall meet the following standards:
i. Easement width shall be a minimum of twenty (20) feet. ii. The minimum length for a vehicle access easement is twenty (20) feet. No maximum easement length shall be set. If easement length is more than seventy-five (75) feet, a vehicle turnaround shall be provided.
iii. No residential structure shall be closer than five feet to the easement.
c. Where a lot does not abut a public street, and where no automobile parking spaces are required or proposed for the residential development, a vehicle access easement is not required. An easement providing pedestrian access to a street from each lot shall be provided meeting the following standards:
i. Easement width shall be a minimum of five feet;
ii. Pedestrian access easements shall not exceed two hundred (200) feet in length.

2. Vehicle access easements shall not be located closer than twenty-five (25) feet to an intersection.

3. Access and provisions for fire protection consistent with the California Fire Code shall be provided for all structures served by an access easement.

4. Surfacing of easements, pedestrian walkways required within easements, and turnaround dimensions shall meet the requirements of the California Fire Code, the city's engineering standards, and the parking design standards in the Development Code.

5. Lots taking access by an easement must record a shared maintenance agreement for the driveway. The agreement shall be recorded prior to or concurrently with the final map.

G. Map Requirements.

1. The content and form of a parcel map shall meet all the requirements of Government Code Sections 66444—66450.

2. The parcel map shall show all easements for public utilities necessary to serve each lot created by the subdivision.

3. The parcel map shall show all easements necessary to provide each lot with access to the public or private street or alley abutting the original parcel.

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4. The parcel map shall contain a declaration that:
a. Each lot created by the parcel map shall be used solely for residential dwellings;
b. That rental of any dwelling unit on a lot created by the parcel map shall not be less than thirty-one (31) consecutive days, nor shall rental terms allow termination of the tenancy prior to the expiration of at least one thirty-one-day period occupancy by the same tenant.
c. The lot is formed by an urban lot split and is therefore subject to the city’s urban lot split regulations, including all applicable limits on dwelling size and development.

H. Concurrent Processing With Other Ministerial Permits for Housing Development.

1. No development, including grading or vegetation removal, shall commence on either lot, concurrent or subsequent to an urban lot split, unless it is approved with a valid building permit for the construction of a housing development and complies with all the objective development and design standards outlined for two-unit residential development or accessory dwelling units in Section

16.32.060 of this code, or any other adopted objective design standards in effect at the time a complete application is submitted.

2. A building permit for development on an urban lot split cannot be issued until the parcel map is recorded.

3. The city engineer shall deny an urban lot split if the building official has made a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

I. Prohibition of Further Subdivision.

1. A lot created by a parcel map under this section shall not be further subdivided under the authority of Gov. Code Section 66411.7, as it may be amended.

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EXHIBIT A-3

16.32.060 Two-Unit Residential Development.

A. Purpose and Intent.

1. It is the intent of these regulations to provide opportunities applicants to propose housing development projects of no more than two residential units on one legal parcel, within single-family residential zones, consistent with state law and local regulations. Such proposed housing developments will be considered ministerially, without discretionary review or a hearing, provided that the requirements of this section are met. In the event of an inconsistency between this section and Government Code Section 65852.21, Government Code Section 65852.21 shall prevail.

2. The city may only deny an application for a proposed housing project submitted under this section if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. If the building official does not make such written finding, the city shall ministerially approve, without discretionary review or a hearing, an application for a proposed housing development project under this section if the proposed housing development is located within the city, and meets all of the following requirements:
a. The parcel is not located in:
i. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993);
ii. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the farmland mapping and monitoring program of the Department of Conservation;
iii. Very high fire severity zones, except if the site has adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development; iv. A hazardous waste site, unless the site has been cleared by the state for residential use;
v. Delineated earthquake fault zones, unless the development complies with applicable seismic protection building code standards; vi. Special flood hazard areas (100-year flood zones), unless the site has been subject to a FEMA letter of map revision issued to the city

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or the site meets FEMA requirement necessary to meet minimum flood plain management criteria of the National Flood Insurance Program;
vii. A regulatory flood way identified in a FEMA map, unless the development has received a no-rise certification;
viii. Lands identified for conservation in an adopted natural resource protection plan, habitat for protected species, or under a conservation easement; and
ix. A historic district or property designated pursuant to a local ordinance or included on the state historic resources inventory. b. The proposed development would not require demolition or alteration of any of the following types of housing:
i. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to moderate, low, or very low incomes; ii. A unit that has been occupied by a tenant within the past three years; and
iii. A rent-controlled unit.
c. The parcel subject to the proposed housing development is not a parcel on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application. d. The development is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance.

B. Restrictions. A qualifying two-unit residential project shall be subject to the following restrictions:

1. The development and use of the dwelling units shall only be valid and permitted based on the terms established in this section.

2. The dwelling unit(s) shall not be rented for a period of less than thirty-one (31) consecutive days, nor shall rental terms allow termination of the tenancy prior to the expiration of at least one thirty-one-day period of occupancy by the same tenants.

C. Ministerial Approval of Two-Unit Residential Development Projects.

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1. The community development director or his/her designee shall ministerially review and approve or deny a two-unit residential development application within sixty (60) days from the date the city receives a completed application. If the community development director or his/her designee has not approved or denied the completed application within 60 days, the application shall be deemed approved. No public hearing shall be required.

2. If the community development director or his/her designee denies an application for a proposed housing development, the permitting agency shall, within the 60-day time period, return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant.

3. The applicant shall be required to obtain a building permit, and comply with other applicable construction permit requirements prior to the construction of the dwelling units.

D. Unit Configurations. For the purpose of this section, "unit" means any dwelling unit, including, the primary residential unit, accessory dwelling unit, or the junior accessory dwelling unit. The new unit in a two-unit residential development may be permitted in the following configurations:

1. One new unit created through the conversion of existing space within an existing residential unit.

2. One new unit created through the conversion an existing accessory building, including garages.

3. One new unit created through an addition to an existing residential unit or an existing accessory building.

4. One newly constructed unit detached from and located on the same lot as an existing residential unit. A residential unit that is attached from a detached accessory building, but not another residential unit. If the newly constructed unit is attached to an existing primary by a breezeway or porch, it is considered attached.

5. Two newly constructed attached units on a vacant lot.

6. Two newly constructed detached residential units on a vacant lot.

7. A two-unit residential development in any of the configurations described above may be added to a newly created lot concurrently with an approval for a parcel map for an urban lot split, pursuant to AGMC Section 16.20.180, Parcel Maps for Urban Lot Splits.

8. An accessory dwelling unit, designed in accordance with AGMC Section

16.52.150, may be proposed as one of the two units constructed pursuant to this section. On lots that are larger than ten thousand (10,000) square feet in

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size, one additional accessory dwelling unit may be added in addition to a twounit development, for a total of three units on the newly created parcel.

E. Parking.

1. Pursuant to Government Code Section 65852.21(c), one off-street parking space is required for each new primary dwelling unit, unless the parcel is located within one-half mile of a high-quality transit corridor as defined in subdivision (b) of Section 21155 of the Public Resources Code or a major transit stop as defined in Section 21064.3 of the Public Resources Code or there is a car share vehicle located within one block of the parcel.

2. All required parking spaces, driveways, and maneuvering areas shall be paved and permanently maintained with asphalt or concrete to applicable requirements as codified in AGMC 16.56.070.

F. Front Setbacks.

1. Structures must conform to the front setback that is imposed through the underlying zone, provided that this requirement will not apply if necessary to avoid physically precluding the construction of up to two-units on the lot or either of the two units from being at least eight hundred square feet in floor area.

G. Rear and Side Setbacks.

1. No setback shall be applied to existing structures or structures constructed in the same location and to the same dimensions as an existing structure that is proposed for demolition to accommodate a two-unit development.

2. For projects not meeting the requirements of subsection 1 above, a minimum four-foot setback shall be provided from side and rear lot lines.

H. All objective zoning standards, objective subdivision standards, and objective design standards that apply uniformly to development within the underlying zone apply to housing development projects proposed under this section, provided that the standards do not physically preclude the construction of up to two units of at least eight hundred (800) square feet.

I. Building and Safety

1. All structures built on the lot must comply with all current local building standards.

J Utility and Service Areas.

1. All new dwelling units must connect to city utilities in accordance with Section

13.12.060 of Title 13.

Item 11.a.

MEMORANDUM
TO: City Council
FROM: Sheridan Bohlken, Director of Recreation Services SUBJECT: Tourism Marketing Report FY 2024-25
DATE: October 14, 2025
RECOMMENDATION:
1) Receive and file the Tourism Marketing Report FY 2024-25 forwarded by the Arroyo Grande Tourism Business Improvement District (AGTBID) Advisory Board for FY 2024- 25; and
2) Find that the recommended actions are not subject to the California Environmental Quality Act (“CEQA”) because these efforts have no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060 (c)(2) and (3), 15378).

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

The City contracts with Commune Communications to provide marketing services on behalf of the AGTBID at a cost not to exceed $250,000 for FY 2025-26.

BACKGROUND:

The AGTBID was formed in July 2013 to promote Arroyo Grande as a tourist destination.

The AGTBID is funded by a 2% assessment collected on stays at lodging establishments within the City. These funds are used for marketing, promotions, sponsorships, and programs designed to increase overnight visitation and associated Transient Occupancy Tax (TOT) revenue.

Historically, the AGTBID Marketing Report was presented in the spring of each calendar year. To better align reporting with the City’s fiscal year and provide more direct connection to TOT collection data, the Marketing Report has been shifted to cover the most recent fiscal cycle. This alignment ensures transparency and a direct connection between marketing activities, results, and the City’s TOT revenue performance.

In accordance with the Arroyo Grande Municipal Code (AGMC), the annual Assessment Report will continue to be presented each March as required. For clarity on the purpose

Item 11.a.

City Council
Tourism Marketing Report FY 2024-25
October 14, 2025

and difference between the Marketing Report and the Assessment Report, the following distinctions are provided for the Council’s reference:

Marketing Report: A performance-based review of the City’s tourism marketing activities funded by AGTBID assessments.
 Campaigns, initiatives, and sponsorships completed during the prior fiscal year.  Marketing outcomes such as impressions, clicks, visitation data, and media coverage.
 Partnerships and public relations efforts that elevate Arroyo Grande’s visibility.  An evaluation of how these activities support tourism growth.

Assessment Report: A statutory requirement under the AGMC and the Streets and Highways Code Section 365331regarding an annual report.  A description of district boundaries and lodging establishments subject to the 2% assessment.
 A financial summary of funds collected in the previous fiscal year and planned expenditures for the upcoming fiscal year.
 A recommendation to City Council to levy and collect the annual assessment for the next fiscal cycle.
 Compliance with state and local law, ensuring transparency and authorization of the Tourism Business Improvement District (TBID) program.

ANALYSIS OF ISSUES:

The Marketing Report FY 2024-25 (Attachment 1) provides a comprehensive review of Arroyo Grande’s tourism marketing efforts and outcomes. Advancements to note since the last reporting period include Year Over Year (YOY) growth in Paid Media Performance metrics with an increased reach from 5.22M to 5.88M, Return On Investment (ROI) metrics through advertising using Location Visitation Reporting (LVR), as well as achieving a 39% YOY increase in Instagram followers compared to 23% the previous year. Other key highlights include:

1. Paid Media Performance:
 4.13M+ total digital impressions and 1.75M+ video impressions.  49,794 clicks generated, with an overall click-through rate (CTR) of 1.21%, exceeding the industry benchmark of 1.12%.
 Location Visitation Reporting (LVR) tied ad exposure to 1,478 incremental visits and 576 unique visitors, with an average cost of $21.10 per visit.

2. Website Engagement and Updates:
 VisitArroyoGrande.org recorded 45,655 paid search sessions, 23,566 organic search sessions, 21,384 organic social sessions, and 8,485 direct sessions.  Organic search showed the highest engagement rate (60.03%), reflecting strong Search Engine Optimization (SEO) performance and alignment with visitor interests.

1 https://law.justia.com/codes/california/code-shc/division-18/part-6/chapter-3/section-36533/

Item 11.a.

City Council
Tourism Marketing Report FY 2024-25
October 14, 2025

 Website improvements included enhanced user flow to hotel and “Book Now” pages, boosting soft conversions for lodging properties.  Dedicated content supported community needs, including updates during the Traffic Way Bridge construction project, as well as seasonal blog posts, holiday promotions, and emergency messaging.

3. Transient Occupancy Tax (TOT):
 TOT collections for FY 2024-25 totaled $1.41 million, a 1.07% increase year-overyear.  Growth was tempered by a reported 16% decline in Canadian arrivals to California, as noted by Visit California, which impacted regional visitor demand in Q1.

4. Visitation by Market:
 Arroyo Grande continues to attract strong per-capita visitation from “Nurture Markets” (Fresno, Bakersfield, Monterey/Salinas) and growth opportunities remain in larger “Feeder Markets” (Los Angeles, San Francisco, Sacramento, San Diego).

5. Visitation by Destination:
 Paid media contributed significantly to lodging awareness, generating 291 lodging visits (126 unique).
 The Village remains the top destination with 1,187 visits attributed to media exposure.

6. Completed Initiatives and Co-Ops:
 Partnered with Visit SLO CAL on cooperative programs, including placements in the county’s visitor magazine, participation in the “Unpacking” social video series, and contributions to the Turns Well Taken regional campaign.  Conducted a co-op with Sojern to increase the economic impact of digital advertising activity.
 Collaborated with the Central Coast Tourism Council on statewide promotions, including a Sunset Magazine travel award nomination, PHOENIX Magazine campaign, and media placements highlighting Arroyo Grande dining, attractions, and seasonal itineraries.
 Additional visibility was secured through local partner ad placements in Edible Magazine and South County Chamber of Commerce’s Visitor Guide..

7. Campaign Development:
 A new creative campaign, “That’s Arroyo Grande,” was developed and tested to highlight the City’s unique charm and launched in early FY 2025–26.  Out-of-home (OOH) advertising was introduced for the first time with three Highway 101 billboards, complementing ongoing digital, social, and video strategies.

8. Community Sponsorships:
 A total of $8,500 in sponsorships supported local events, including $3,500 for Santa’s Magical Village and $5,000 for Holiday Lights in the Village.

Item 11.a.

City Council
Tourism Marketing Report FY 2024-25
October 14, 2025

ALTERNATIVES:

The following alternatives are provided for the Council’s consideration:

1. Receive and file the marketing report; or

2. Request modifications or additions to the marketing report; or

3. Provide other direction to staff.

ADVANTAGES:

The Tourism Marketing Report provides the City Council with a clear annual review of marketing activities for AGTBID and outcomes, aligns the Marketing Report with fiscal year TOT reporting, and demonstrates measurable returns on investment through LVR data and TOT trends.

DISADVANTAGES:

No disadvantages to receiving this data has been identified.

ENVIRONMENTAL REVIEW:

The recommended actions are not subject to the California Environmental Quality Act (“CEQA”) because these efforts have no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, §§ 15060 (c)(2) and (3), 15378).

PUBLIC NOTIFICATION AND COMMENTS:

The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2.

ATTACHMENTS:

1. Tourism Marketing Report FY 2024-25

ARROYO GRANDE, CA
Marketing Report
FY2024 - 2025
ATTACHMENT 1

2024-2025 ANNUAL REPORT 2 ARROYO GRANDE, CA

TABLE OF CONTENTS
Overview and Goals
Communications Strategy
Geography
Completed Initiatives
Results to Date
PR & Partnerships
Sponsorships
03 06
10 12
16 26
28 1
2 3
4 5
6 7

2024-2025 ANNUAL REPORT 3 ARROYO GRANDE, CA

OVERVIEW & GOALS
1

2024-2025 ANNUAL REPORT 4 ARROYO GRANDE, CA
Trish Kesselring Board Member 12/2028
Sarah Kunkle Vice Chair 12/2026

OVERVIEW & GOALS
Advisory Board
The AGTBID Advisory Board consists of
individuals with expertise in the lodging
and tourism industry, including owners
of lodging businesses within the AGTBID.

These members are appointed by the City
Council and play a vital role in promoting
Arroyo Grande as a travel destination,
funded by a 2% assessment charged by
lodging partners for this purpose.

Name
Sean Dasmann Chair 12/2026
Chiasa Nakazono-Klapper Board Member 12/2028
Jeannie Miranda Board Member 12/2026
Position Exp. Term
The Arroyo Grande Tourism Business
Improvement District (AGTBID) has a plan
in motion to reach travelers whose interests
and behaviors align with the genuine
experiences found in our area. These
travelers are ready to discover the magic of
Arroyo Grande—a town differentiated by its
charming atmosphere, striking scenery, and
access to some of the Central Coast’s most
sought-after experiences.

2024-2025 ANNUAL REPORT 5 ARROYO GRANDE, CA
Marketing Objectives
Communications Goal
Arroyo Grande TBID’s plan to increase tourism
involves expanding to new audiences while driving
greater differentiation and distinctiveness:

We need to ignite a spark
that makes people want
to visit our area,
while giving them a clear
reason to choose
Arroyo Grande over all the
other options available.

Attract new visitors from top feeder
markets by inspiring a new audience to
consider SLO and Arroyo Grande as a
vacation destination
Increase Arroyo Grande’s share of
overnight stays among visitors to the
5 cities and SLO County by creating a
distinctive proposition and voice for
Arroyo within the broader region
1 2

2024-2025 ANNUAL REPORT 6 ARROYO GRANDE, CA

COMMUNICATIONS STRATEGY
2

2024-2025 ANNUAL REPORT 7 ARROYO GRANDE, CA

COMMUNICATIONS STRATEGY
Positioning Statement:

There’s Just Something in the Air
There are plenty of places to shop, dine,
and play on the Central Coast, but there is
something different about Arroyo Grande.

Whether it’s the charm of the historic
downtown, the cozy neighborhood feel, the
best weather in the region, or the locals’
passion for their community, AG has a
unique, indefinable character that must be
experienced to be truly understood.

Arroyo Grande is SLO for those in the know.

2024-2025 ANNUAL REPORT 8 ARROYO GRANDE, CA
Communications Architecture
There’s Just
Something in the Air
What’s AG?
Many people in key feeder
markets are unaware or
have low familiarity with
what AG has to offer.

Inspire
Reach travelers where
they go to get inspired,
and establish Arroyo
Grande as a destination
that they aspire to visit.

Moments to Share
Use social media,
programming
opportunities in the city,
influencer marketing,
and broad reach media
to create shareable
snapshots of AG’s unique
charm.

Social Media
Influencer Marketing
Display
OOH
CTV / Video
Why AG?
Those who are aware of
Arroyo Grande, may not
understand what makes
us different from other
destinations in the area.

Convince
Connect with interested
travelers around shared
passions and human storytelling that gives them
a reason to discover more
about AG.

Storytelling
Use longer form video,
image, and text stories to
communicate the unique
culture and emerging
character of AG, while
connecting with shared
passions of travelers.

Display
Organic Social
Web
How do I do AG?
Those who would like to
visit may not know where
to stay, dine, and play or
be exposed to less wellknown assets of the city.

Capture
Make AG travel
information and
experiences more
engaging and easy to
discover .

For Those in the Know
Capture interested
travelers with targeted
paid media and search,
while curating content for
different types of travelers
in easy-to-navigate digital
experiences.

Search
Display
Social Media
Web
AG has an unique, indefinable character that
must be experienced to be truly understood.

It’s SLO for those in the know.

2024-2025 ANNUAL REPORT 9 ARROYO GRANDE, CA
Media Mix
FY 2024
Media Mix

33.3%

18.2%
12%

11.8%

9.2%

9.1%

1.9%

34.7%

22.2%

16.7%

12.5%

8.3%

5.6%
CTV
Organic Social
Display
Paid Social
Pre-Roll
E-Newsletter
Print

CTV/OTT
Paid Search
Display Banners
Paid Social
Pre-Roll
Interstitials
New!
New!
New!
FY 2025
Media Mix
Beginning in Q2, we shifted our media mix and marketing activities to prioritize paid media investment targeted to new, potential visitors and de-prioritized marketing activities targeting known audiences and the local community.

The media mix is now being optimized towards channels that are effective at driving visitation to Arroyo Grande as tracked by mobile device IDs.

2024-2025 ANNUAL REPORT 10 ARROYO GRANDE, CA

GEOGRAPHY
3

2024-2025 ANNUAL REPORT 11 ARROYO GRANDE, CA

GEOGRAPHY
Grow Nurture
Focus on expanding visitation from major growth markets while continuing to increase share of Nurture markets
High volume markets with lower
per-capita visitation, suggesting
opportunity for growth
Los Angeles
San Francisco
Sacramento
San Diego
Low / Mid volume markets with high
per-capita visitation, suggesting a high
conversion opportunity
Fresno
Monterey / Salinas
Bakersfield
San Francisco
Sacramento
Los Angeles
San Diego
Fresno
Monterey
Bakersfield

2024-2025 ANNUAL REPORT 12 ARROYO GRANDE, CA

COMPLETED INITIATIVES
4

2024-2025 ANNUAL REPORT 13 ARROYO GRANDE, CA

COMPLETED INITIATIVES
Completed Proposed Activities From FY2025
During FY24/25, Visit Arroyo completed
proposed activities, including a photo and
video shoot to support the “Time Well Spent”
creative campaign, a Co-Op marketing
test with Sojern to measure the economic
impact of marketing activity, and previously
scheduled blog posts and newsletters. In
addition, Arroyo Grande TBID secured ad
placement in Edible Magazine (Winter Digital
Issue) for illustrated holiday map as well as
an influencer partnership with CCTC California
Gold Pass Media.

In addition to the paid media test with Sojern,
and in partnership with Visit SLOCal, Arroyo
Grande TBID also executed a variety of
marketing programs to help increase visibility
for Arroyo Grande with visitors to the region.

In Q2, Arroyo Grande hosted Lisa Gipson
from San Diego Family Magazine helping
generate coverage with the important family
traveler demographic. Arroyo Grande was also
featured in a recent episode of Visit SLOCals
“Unpacking” social media video series. Arroyo
Grande secured placement with ads in Visit
SLOCal’s visitor magazine, the South County
Chamber of Commerce Visitor’s magazine,
and Sunset magazine, which are distributed
across the region. Lastly, our own Swinging
Bridge and Lopez Lake are featured in a
custom SLOCaledition of the Monopoly board
game, which is for sale online and retailers
across the region.

Arroyo Grande TBID’s owned media work
focused on maintaining an active social
media presence, including event promotions,
holiday celebrations, and emergency response
messaging for the LA fires. Arroyo Grande
TBID collaborated with Visit SLO CAL and Visit
California, covering topics including “What’s
New in 2025”, “New Year’s Eve Celebrations”,
and the “CA Calendar.” Arroyo Grande TBID
participated in Visit SLO CAL Travel & Tourism
Customer Service Training and supported
the CCTC Fam Trip Influencer with Discover
California. $5,000 was approved for local event
sponsorships. We also increased the number of
vacation rentals on the website from 5 to 17.

2024-2025 ANNUAL REPORT 14 ARROYO GRANDE, CA
Hired new marketing agency
In Q2 of FY2025, Arroyo Grande TBID
engaged Commune Communication as
their new agency of record for marketing
communications. Since the initial kickoff, the
AGTBID has been working with Commune
to develop a refreshed marketing strategy,
including a more distinctive brand positioning
and creative voice, a revised marketing
strategy, as well as a new attribution model
for marketing effectiveness and optimization.

Launched new paid media
strategy and attribution model
The first step of the transition to a
new marketing strategy was the rapid
implementation of a revised media mix and
data attribution strategy. Marketing activities
have been re-prioritized with a heavier
emphasis on paid channels and awareness
building activities that target potential visitors
from Arroyo Grande’s top feeder markets.

Using location-based, mobile ID data, AGTBID
and Commune identified top markets both in
terms of volume and per capita visitation. Paid
efforts launched immediately in November
to begin driving visitation activity from top
feeder markets, as well as beginning to collect
visitation data to inform future marketing
efforts. In an effort to prioritize reach and
paid media exposure to new audiences,
certain activities like blog posts, newsletters,
and organic social media have been deprioritized as these channels primarily reach existing audiences or the local community.

In addition to helping identify key growth
opportunities, mobile device ID data is being
collected to analyze the performance of
paid media efforts at driving incremental
visitation to Arroyo Grande and member
hotels. Included in this is the addition of Days
Inn as part of the lodging options available to
potential travelers. An initial report on location
visitation was provided to the AGTBID board
in February. These findings not only provide
valuable benchmarks for future performance,
they have led to specific optimization
recommendations, including an increased
focus on CTV/OTT, as well as an upcoming test
of OOH billboards on HWY 101.

Developed new
campaign concept
In an effort to further differentiate Arroyo
Grande from other regional destinations,
Commune developed a fresh, distinctive
tourism campaign concept. With the help of
local talent recruited via social channels to
model in the ads themselves, the campaign
captured the unique, authentic charm of
Arroyo Grande—breaking the common
conventions of tourism advertising to make
Arroyo Grande stand out in the region.

Commune tested campaign visuals and
creative copy headlines to uncover the
highest-performing assets, leading to our
winning “That’s Arroyo Grande” campaign,
slated for launch later this year.

2024-2025 ANNUAL REPORT 15 ARROYO GRANDE, CA
Kept a city informed during
bridge construction
Throughout the much-needed Traffic Way
bridge construction project, we kept residents
and visitors up to date on local business
access with a comprehensive outreach
campaign. Tactics included regular social
media updates, a dedicated blog page, a
recurring section in the Visit Arroyo Grande
newsletter, a special construction update
landing page, and printed flyers distributed
locally.

Created unique outreach
collateral for local lodging
To promote mid-week stays and hotel specials,
we developed a suite of custom collateral—
flyers, coasters, and table tents—featuring
clever copy and an elevated visual style
tailored to each participating property.

Established a new blog
workflow
The Visit Arroyo Grande content library grew
significantly with the launch of a new blog
workflow, publishing two SEO-optimized posts
per month beginning in May and June. Topics
included a historical itinerary of the town, an
overview of Arroyo Grande’s coastal charm, a
guide for plant lovers, and tips for enjoying a
farm-fresh summer.

Increased our social media
posting cadence
We produced 18–20 pieces of organic content
monthly for Instagram and Facebook,
enhancing our presence and driving
engagement across both platforms.

Developed first-ever billboard
campaign
We purchased three billboards along the
101 (one standalone and two side-by-side)
promoting Arroyo Grande visits and making
drivers aware of the charming and exciting
town just down the road. Based on the results
of this maiden billboard effort, we anticipate
adding new outdoor placements to our media
mix in the next fiscal year.

Tested new campaign creative
We launched over half a dozen new digital ad
creatives, testing variations in copy, visuals,
and featured attractions. Through a datadriven approach, we evaluated performance based on metrics like click-through rate,
cost per click, and engagement. The topperforming concept—“That’s Arroyo Grande”— is set to launch early in the new fiscal year.

2024-2025 ANNUAL REPORT 16 ARROYO GRANDE, CA

RESULTS TO DATE
5

2024-2025 ANNUAL REPORT 17 ARROYO GRANDE, CA

RESULTS TO DATE
Along with a shift in paid media strategy,
starting in Q2, we initiated a new attribution
model for paid media, allowing us to track
the incremental impact of paid placements
on visitation to member hotels and short term
vacation rentals. This data uses mobile device
IDs to connect exposure to advertising with
actual visits to specific locations in Arroyo
Grande. This data, along with occupancy and
Transit Occupancy Tax reporting provides
a more complete picture of Arroyo Grande
TBID’s performance, while allowing the
marketing team to make smarter decisions
about audience targeting, marketing mix, and
messaging.

The City of Arroyo Grande experienced an increase in YOY TOT revenue (1.07%).

CTR
Total Video Impressions
Total Digital Impressions
Total Clicks
Business Results
Paid Media

1.21%

1.75 M+

4.134M+
49,794
Transit Occupancy Tax (TOT)
2019-2020
$926,026
2022-2023
$1,519,395
2020-2021
$1,016,301
2023-2024
$1,398,882
2021-2022
$1,472,554
2024-2025
$1,413,790

2024-2025 ANNUAL REPORT 18 ARROYO GRANDE, CA
Location Visitation Reporting (LVR)
complements occupancy and TOT data to
provide insight into the incremental impact of
paid media on visitation to specific locations
within Arroyo Grande. We are able to track
individuals who are exposed to our advertising
using their Mobile Device ID. We have
polygons set for the Arroyo Grande Village
and each of our hotels, and can therefore
determine when those ad exposed individuals
visit one of these locations.

Note on Short-Term Rentals
Short-term rental properties (such as vacation homes and Airbnb-type listings) are not included in visitation reporting. This is because:
• Data accuracy: Many short-term rentals double as private residences or are only available seasonally, making it
difficult to confirm whether a detected visit represents an actual stay.
• Strategic focus: Since the start of our engagement,
reporting has prioritized insights that directly support Transient Occupancy Tax (TOT) growth—principally driven by hotels.
• Data consistency: The number and location of short-term rentals change frequently, which would require constant reconfiguration of our reporting systems and reduce the reliability of year-over-year comparisons.

Paid Search
Organic Search
Organic Social
Direct
45,655
Sessions
23,566
Sessions
21,384
Sessions
8,485
Sessions

22.95%
Engagement

60.03%
Engagement

22.68%
Engagement

30.5%
Engagement
Total Exposed
Visits
Overall Cost Per
Unique Visitor
Total Exposed
Unique Visitors
Overall Cost Per
Exposed Visit
Location Visitation Reporting
VisitArroyoGrande.org Results
1,478 576 $54.17 $21.10
The primary drivers to VisitArroyoGrande.org
for FY2025 were paid search and cross-network
display ads. Organic search had the highest
engagement rate, indicating strong SEO
performance and alignment with visitor intent.

2024-2025 ANNUAL REPORT 19 ARROYO GRANDE, CA
Visitation by Location
On a per capita basis, Arroyo Grande continues to attract a higher percentage of visitors from our “Nurture” markets and from the Bay Area.

The marketing team is exploring opportunities to increase media exposure in LA and the Bay Area to continue capitalizing on growth opportunities in those markets.

ALL MARKETS

GROWTH MARKETS
Exposed
Visits
Total: 1,478
Exposed
Unique Visits
Total: 576
Population
Growth Markets
Nurture Markets
All Bay Area
All SoCal Area
988 375 13,175,753
490 201 1,247,217
365 136 1,335,372
623 239 4,639,394

2024-2025 ANNUAL REPORT 20 ARROYO GRANDE, CA
Visitation by Destination
In addition to tracking by feeder market, we are able to track visitation to specific locations within Arroyo Grande, including all local lodging establishments.

When combined with website behavior data, we can better analyze marketing impact on driving consideration, purchase intent, and conversion for specific properties, as well as AG as a whole.

While the majority of initial visits are to the village, paid media has created a significant lift in visits to our hotel properties, while also bringing in more visitors to the village who may convert to overnight stays on future trips. Furthermore, user flow optimizations to the website have improved visitation to hotel pages and book now pages on the visitarroyogrande.org website.

Exposed
Visits
Total: 1,479
Exposed
Unique Visitors
Total: 576
Website
Hotel Page
Soft Conversions
Website
Book Now
Soft Conversions
The Village
Location
Aloha Inn
Best Western
Casa Grande
Hampton Inn
& Suites
Days Inn
(was Pismo)
The Agrarian
Hotel
Beachway
Inn
Arroyo
Village Inn
1,187
Total across
all Hotels: 291
Total across
all Hotels: 126
Total across
all Hotels: 290
Total across
all Hotels: 341
39 450 - -
15 64 63
55 17
35 73 83
11 21 21
83 23
25 36 34
10 29 41
51 7
23 50 72
7 17 27

2024-2025 ANNUAL REPORT 21 ARROYO GRANDE, CA
Exposed Visitation by Month
50 100
150
200
250
300
0 As media exposure accumulates and tourists begin following through on their travel planning, visits resulting from ad exposure month over month have steadily increased, helping to drive down our Cost-Per-Visit and improving ROI.

Exposed Visits
Nov 24 Dec 24 Jan 25 Feb 25 Mar 25 Apr 25 May 25 Jun 25 Exposed Visitors Trendline for Exposed Visitors
Trendline for Exposed Visits

2024-2025 ANNUAL REPORT 22 ARROYO GRANDE, CA
Cost Per Visit and Cost Per Visitor
$20
$40
$60
$80
$0
Cost Per Visit
Dec 24 Jan 25 Feb 25 Mar 25 Apr 25 May 25 Jun 25 Jul 25 Cost Per Visitor

2024-2025 ANNUAL REPORT 23 ARROYO GRANDE, CA
TOT vs. LVR IMPRESSIONS
50 100
150
200
0 There is a strong correlation between LVR advertising activity and TOT revenue, suggesting that consistent advertising pressure in market helps support occupancy and TOT goals.

Nov 24 Dec 24 Jan 25 Feb 25 Mar 25 Apr 25 May 25 Jun 25 LVR Impressions TOT Revenue

2024-2025 ANNUAL REPORT 24 ARROYO GRANDE, CA
Exposed Visitation by Tactic
Based on the first few months of activity CTV/OTT has proved to be the most effective tactic at driving visitation to Arroyo Grande and will continue to provide the foundation of the plan, while interstitials and display play a complementary role in driving cost-effective reach and web traffic.

Exposed
Visits
Total: 1,831
Exposed
Unique
Visitors
Total: 199
Total
Impressions

2.94M+
Total
Media
Spend
per Tactic
Total
Exposed
Visits per
1K Impressions
Cost per
Visit per
Tactic

CTV/OTT
Ad Tactic
Pre-Roll
Video
Standard
Display
Billboards

4.14-7.31
High Impact
Interstitials
1,083 769 440,263 2.46 $16,925 $15.62
3 3 167,270 0.02 $2,427 $809.10
91 62 202,078 0.45 $2,706 $29.94
582
72 328
37 2,130,319
20,598
$13,642
$9,450

0.27 3.49
$23.43
$23.43

2024-2025 ANNUAL REPORT 25 ARROYO GRANDE, CA
Performance Against Benchmarks
With the introduction of location visitation reporting (LVR) the Arroyo Grande TBID team used the first few months of activity to establish performance benchmarks against key paid media KPIs. Continual optimization has already demonstrated improvement against most key metrics. While most metrics have improved, the need to convert more visitors to overnight stays remains an issue to address in the coming months.

Benchmark Current
% +/-
Benchmark
CTR
Soft Conversion
Rate
Metric
Cost per Exposed
Unique Visitor
Hotels as %
of Total Visits
Cost per
Exposed Visit

1.12%
.56%

1.21%

1.27%
+8.04%
+126.79%
$125.78 $54.17 -58.93%
$67.34 $21.10 -68.67%
21% 20.33% -10.43%

2024-2025 ANNUAL REPORT 26 ARROYO GRANDE, CA

PR & PARTNERSHIPS
6

2024-2025 ANNUAL REPORT 27 ARROYO GRANDE, CA
With so many incredible destinations in California, standing out requires a strong and strategic presence. This year, we forged new partnerships with three influential tourism organizations, earning Arroyo Grande increased exposure and access to regional and statewide PR opportunities that highlight our unique charm.

PR & PARTNERSHIPS
Visit California
We worked with the state’s official tourism
marketing agency to keep Arroyo Grande top
of mind across California. Our content pitches
included:

1. Unforgettable Father’s Day adventures for
outdoor enthusiasts and foodie dads alike

2. An “Around the World” guide to Arroyo
Grande’s global dining scene

3. A “Vacay the Arroyo Grande Way” primer
to inspire 101 road-trippers to stop and
explore
We also participated in a State of Tourism
conference call with Governor Newsom and
council members from across the state,
reinforcing our presence at the statewide level.

Visit SLO CAL
As the nonprofit destination marketing
organization for San Luis Obispo County,
Visit SLO CAL plays a key role in promoting
the beauty and vibrancy of our region. Our
collaboration helped spotlight Arroyo Grande
through efforts such as:

1. A Father’s Day pitch highlighting adventure
and culinary experiences

2. Partnering on the Turns Well Taken
campaign, contributing to pre-production
planning for a 30-second TV commercial

3. Participation in the “Unpacked” content
series, offering an insider’s view of Arroyo
Grande’s appeal
Central Coast Tourism Council
Dedicated to marketing California’s Central
Coast both in-state and nationally, the Central
Coast Tourism Council provided an ideal
platform to amplify Arroyo Grande’s message.

This year, we contributed several engaging
pitches, including:

1. A co-op with Sunset Magazine nominating
Arroyo Grande for a reader-voted travel
award

2. A splashy summer itinerary featuring water
adventures from Lopez Lake to Mustang
Waterpark

3. A “new and noteworthy” roundup featuring
Luca’s Deli and its authentic Sicilian family
dining experience

4. A spotlight on the Central Coast’s premier
summer concert series at Heritage Square
Park

5. A co-op with PHOENIX Magazine aimed at
enticing desert dwellers to enjoy our cooler
climate and laid-back vibe

2024-2025 ANNUAL REPORT 28 ARROYO GRANDE, CA

SPONSORSHIPS
7

2024-2025 ANNUAL REPORT 29 ARROYO GRANDE, CA
Visit Arroyo Grande is proud to sponsor residents who use their time and talents to leave a lasting mark on our community. From visual artists and musicians to community changemakers, we support those making a name for themselves while calling the Central Coast home. This year, our budget included sponsorships for residents and experiences making spirits brighter during the holiday season, including $3,500 for Santa’s Magical Village and $5,000 for Christmas Lights in the Village.

SPONSORSHIPS

2024-2025 ANNUAL REPORT 30 ARROYO GRANDE, CA

ARROYO GRANDE, CA