Agenda packet — Arroyo Grande City Council, March 24, 2026 (part 2 of 4)

Grief Counseling - Our grief counseling team provides individualized and family counseling sessions, plus facilitated support groups and community grief response. Our organization approaches grief as a normal response to dying and death and views each person’s grief as requiring a variety of support options to be made available. Our grief counseling program supports those who need emotional, social, and practical support after an anticipated, sudden, accidental, or traumatic death. A major goal of our grief counseling services is to achieve a meaningful reduction in clients’ self-reported symptoms because of their engagement with our counseling care. Symptoms of grief include—but are not limited to—feelings of disconnectedness or numbness, sadness and yearning, fatigue and decreased sleep, mood swings and tearfulness, waves of anger or other strong emotions, guilt or denial, difficulty handling the functions of daily life, neglecting self-care or other responsibilities, loss of appetite, and other symptoms. Grief counseling supports people as they travel through grief in their own time and in their own way.

In-home Volunteers - Under the direction and facilitation of our Volunteer Services Manager and Care Manager, HSLOC in-home volunteers offer practical help to clients as well as respite care to relieve family caregivers.

Typically, our volunteers help by providing companionship and socialization to clients through reading, singing, actively listening, making crafts, gardening, taking clients out to lunch (as they are able), running errands, helping with light housekeeping and simple meal preparation, transporting clients to appointments, providing scribe services, offering life review and reminiscence, arranging pet therapy visits, providing “normalcy” to those with life-limiting illness and dementia, and holding space for anticipatory grief expression. Our in-home volunteers also help to keep home caregivers mentally healthy as they care for a loved one with dementia or other life-limiting diagnosis. Our volunteers provide social connection to families caring for a dying loved one and can help them to cultivate resilience throughout the anticipatory grief process. Our volunteers support family members of all ages, from youth to seniors, and are a stabilizing source of support for the whole family. Our professional staff are comprehensively informed about a variety of community resources and can make referrals to other services or community agencies when appropriate.

The grief counseling and in-home hospice volunteer programs are fully dependent upon funding from grants, donations, bequests, and fundraising efforts. As a volunteer hospice, we are required to provide services without charge to the clients, their families, or third parties. Our services are available free of charge to all those in the City of Arroyo Grande and surrounding areas who wish to avail of the in-home and counseling support we offer.

Because we are non-medical in our approach and focus on practical, emotional, spiritual, and educational support, our services are not reimbursable by insurance and are often overlooked or lacking for individuals with longer trajectory life-limiting illnesses or those experiencing ongoing grief.

We have been serving Arroyo Grande through in-home volunteer support and grief counseling support for decades. For in-home support, it is vital to recruit and train volunteers from within the communities we serve.

The City of Arroyo Grande has always been a community that has reached out to HSLOC and one we are proud to support. Our organizational model utilizes professional staff to recruit, train, and supervise qualified volunteers. Our staff members also provide direct services to clients, caregivers, and community members. We look forward to continuing to serve clients, caregivers, and families in Arroyo Grande through our in-home hospice volunteer support and grief counseling programs.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

Caring for a spouse, parent, relative or loved one with dementia or other life-limiting illness is an immense undertaking, and primary caregivers often need a variety of practical and accessible support services in order to care for their ailing loved one while staying mentally, physically, emotionally, and financially healthy and well themselves.

This is where Hospice SLO County's trained volunteers come in, visiting homes throughout SLO County for up to four hours per week to provide short-term relief or respite care to primary caregivers while also lending consistent and compassionate support to both the loved one with dementia or other life-limiting illness and their family. Our volunteers are thoroughly trained to provide much-needed emotional support and respite care to home caregivers and those with life-limiting illness. Our training prepares volunteers to not only be excellent listeners with high levels of awareness around dying and grieving, but also informs them how to effectively connect clients and caregivers to our auxiliary support services and relevant community resources.

Our organization also provides grief counseling and anticipatory grief counseling for the family caregivers in our community. Grief counseling facilitates the process towards a state where the bereaved can cope in healthy ways, moving gradually and gently forward from the loss of a loved one. Grief experienced after the death of someone close is among the most painful and stressful of all life events, and is experienced emotionally, physically, mentally, energetically, and spiritually. Grief counseling offers invaluable support to help people tenderly navigate through the process of loss, and relieves the loneliness and isolation that often follow the loss of someone close.

Our organization acknowledges and responds to the understanding that people of all ages and backgrounds are worthy of and can benefit from in-home hospice volunteer and grief support. Enlisting the full breadth and scope of our various support services, all of which are offered free of charge, we aim to rise to meet SLO County’s needs for support through the stages of end-of-life care, home caregiving, loss, grief, and resilience. 50-70 per year
Our organization keeps track of which area within SLO county our clients live, and can identify Arroyo Grande clients. Within our most recent completed fiscal year, a total of 69 individual Arroyo Grande clients have been served by HSLOC with In-home Volunteer Support and/or Grief Counseling (for those grieving the death of a loved one). Of those, 13 clients received In-home Volunteer support and 56 received Grief Counseling support.

Of the 13 clients who received In-home Volunteer support, 7 were female and 6 were male; 3 also received end-of-life vigil support and 1 also received Pet Peace of Mind volunteer support from our volunteers trained in these respective specialty areas. Of the 13 In-home Volunteer clients, ages ranged from 62-93 years; 2 were Veterans, 7 had Cognitive Impairment. Clients' diagnoses ranged from Cancer, ALS, COPD, Alzheimer's, Lewy body dementia, Stroke, and multiple diagnoses. Primary caregivers included the clients' daughter, niece, granddaughter, or spouse; three clients had no primary caregiver.

We currently have ten (10) active HSLOC volunteers who live in Arroyo Grande.

Our organization served 56 Arroyo Grande clients with Grief Counseling support. Of these 56, 44 clients were female and 12 were male. Grief counseling clients ranged from 26-91 years. Of these 56, 22 were grieving the loss of a loved one to a sudden death, 2 were grieving someone lost to suicide, 3 were grieving someone lost to a drug overdose, 1 was grieving the loss of a beloved pet, and 3 were receiving anticipatory grief counseling in preparation for losing a loved one. Clients served had lost a brother, sister, boyfriend, girlfriend, daughter, mother, father, husband, wife, mother-in-law, nephew, twin sister, close friend, pet dog, or were receiving anticipatory grief counseling leading up to their own death or the impending death of a loved one. 50-70 per year

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities We are keenly aware of the consistent and ongoing need for grief support and in-home hospice volunteers among individuals and families in our county. The local need for our in-home volunteer support services can be seen in the steady demand for in-home hospice volunteers our organization receives.

In the most recent fiscal year, HSLOC delivered 2,004 hours of individual/family grief counseling sessions to 208 clients, and 346 hours of group support through facilitated Support Groups to those who needed emotional support after an anticipated, sudden, accidental, or traumatic death. To support those grieving in SLO County, we match individuals with one of our counselors for an initial intake meeting followed by a series of counseling sessions; typically, ten sessions are the standard, but this depends on the individual and there is no cutoff.

In terms of in-home hospice volunteer support, our reporting from the most recent fiscal year showed that we provided 3,467 hours of volunteer service (in-home caregiver respite, pet care support, and end-of-life vigil support) to 66 total clients. A total of 256 calls were fielded by our Volunteer Services staff. We trained 55 community members as new in-home volunteers. We provided dementia-specific Care Management to 151 SLO county residents, 48 of which received in-home volunteers.

We are available to support all those in need throughout SLO County, regardless of their financial situation or cultural background, and we actively strive for inclusivity. We serve those in the low- or fixed-income brackets who may not have access to social services or the means to pay for services. 63 120+
HELPING ARROYO GRANDE RESIDENTS: Our services are available throughout SLO County, and we are actively building our agency’s capacity and dexterity to reach out to and support Arroyo Grande residents. Equity and accessibility are paramount to our organization, and we endeavor to support under-served populations such as those from low-income backgrounds or disadvantaged circumstances who have traditionally had trouble accessing adequate care or support services. Thanks to the generous community grants we received from Arroyo Grande in several recent years, we have been able to reach and serve more clients from the area, and to train volunteers from AG to more conveniently provide in-home support to AG clients and their families.

The need for hospice services has remained constant county wide, and Arroyo Grande residents deserve to benefit from the services we offer. We are dedicating to connecting with grant funding sources so that we can expand our outreach efforts and institutional capacity to serve a greater number of Arroyo Grande residents by providing free-of-charge In-home Volunteer Support and Grief Counseling, as well as auxiliary support services such as comprehensive Care Management, End-of-Life vigil support, and Pet Peace of Mind support. It is from this position that we are extremely grateful for the opportunity to apply for Arroyo Grande Community Grant funding this year. The goal of this project is to increase Arroyo Grande residents’ awareness of and access to our free-of-charge services, and to build our institutional capacity to serve a greater number of Arroyo Grande residents. There are two main parts to the program for which we are seeking AG Community Grant funding: 1) Grief Counseling and 2) In-home Volunteer Support.

Our organization has roughly four decades of experience providing grief counseling in-home volunteers for caregiver support. The programs for which we are seeking grant funding are not new or experimental; rather, they are highly established and impeccably run. We have comprehensive and well-established training program and on-boarding protocol for new volunteers, and a highly effective system for managing existing volunteers. Our comprehensive trainings explore personal attitudes towards death and dying, the history of hospice, current medical and non-medical approaches to end-of-life care, communication skills, anticipatory grief and bereavement, and practical and emotional support needs of clients and families, including sensitive attention to family dynamics. The themes of inclusivity, diversity, and equity are woven throughout all aspects of the training, with an emphasis on empathetic listening. Last year we held three comprehensive 18-hour trainings for new in-home hospice volunteers, training 55 new volunteers who can serve our community.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

A. What are the objectives the program or service seeks to accomplish? B. In what timeframe will those goals be completed? Demonstrate how the goals will be completed prior to June 30, 2026, the conclusion of program year.

C. What is the evaluation methodology for measuring results? How will results be quantified and observed to demonstrate successful implementation of the program/service? Results should be meaningful, measurable, and demonstrate the difference the proposed project makes, or is intended to make, in the lives of the people within the program or receiving the service.

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

E. Outcomes show the quality of the performance and answer the questions: who is better off by providing this program or service? What percentage of residents are assisted or are benefitting from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Increase organizational capacity to train/dispatch hospice volunteers to AG To fortify our organizational capacity to reliably dispatch comprehensively trained volunteers to members of our community (including within the City of Arroyo Grande and surrounding areas) who are in need of support and respite from caring for a loved one with Alzheimer's or other life-limiting illness.
-Hold comprehensive hospice volunteer trainings at least four times per year (quarterly) -On-board new volunteers who can serve clients and families in Arroyo Grande -Provide ongoing support to volunteers serving clients
-Hold additional trainings for specialty areas for continuing hospice volunteers.

FY 2025-26 / ongoing
This will be measured by the number of client homes in which we place hospice volunteers each year, and the number of volunteer hours spent providing caregiver respite.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Support organizational capacity to offer Grief Counseling to AG Residents Support the Grief Counseling staff so they can focus on being present to manage phone screens, initial assessments, and referrals for those who are not appropriate for our services in support of our grieving community.
-Respond to all calls for grief counseling support within 24 business hours. -Offer referrals and resources to anyone not appropriate for our services or anyone who is on the wait list for a grief counselor.
-Follow up routinely with anyone on the wait list to ensure they have access to support and have not been forgotten.
-Connect clients on the wait list with a grief counselor in a timely manner.

FY 2025-26 / ongoing
This will be measured by the number of people who call for support and the number of people who receive services.

This will be measured by the number of AG residents who receive grief counseling and the number of hours/sessions of support.

Spread awareness of our free of charge services and volunteer trainings To increase awareness of and access to our organization's free of charge caregiver support, grief counseling, and auxiliary support services among under-served populations and under-represented geographic areas throughout SLO County, including Arroyo Grande, and to engage community members in volunteer opportunities with our organization -Engage social media communications directed towards Arroyo Grande residents, community organizations, individuals, and businesses who will help us spread the word about our services to those in need.
-Continue to build positive rapport with our network of families, volunteers, and collaborators FY 2025-26 / ongoing
This will be measured by the number of people we reach through our outreach efforts and the number of new client and volunteer inquiries our agency receives as a result of these efforts. Success will be indicated by an increase in the diversity of the basic demographic data of new clients.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

We offer comprehensive training sessions for new in-home hospice volunteers at least four times a year (quarterly). Dates for volunteer trainings are established and advertised. Recruitment of Arroyo Grande residents to our volunteer training is conducted through press releases, communication from current volunteers, outreach, email blasts, and social media. Trainings include 3 hours per week for 6 weeks. We engage in follow up with trainees for background check requirements and match new volunteers with clients who have been assessed for service in Arroyo Grande.

1. Three or more AG residents who sign up and complete the volunteer training (tracked through our database)

2. Three or more AG residents who clear background check and are matched with a client (tracked through our database)

3.Three or more new AG residents served due to expanded volunteer base

4. Number of new service hours for in-home caregiver respite and grief counseling

5. Reduced wait time for access to volunteer support or grief counseling (ideally no longer than 1 week wait between intake and placement)

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

People's Self-Help Housing
1060 Kendall Road
San Luis Obispo CA 93401
✔ 2024/25
$4,500
Kenneth Trigueirro
@ .
( -
June Eastham
@ .
( -
Supportive Housing for Families at Risk of Homelessness 15000

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

People’s Self-Help Housing (PSHH) is the Central Coast’s longest-serving affordable housing nonprofit, providing safe, service-enriched rental communities for low-income households, seniors, veterans, people with disabilities, and families emerging from homelessness. Through its Supportive Housing Program (SHP), PSHH delivers onsite and virtual clinical case management designed to strengthen housing stability and prevent eviction among some of the region’s most vulnerable residents.

SHP services are free, confidential, and voluntary. They are provided by licensed and associate clinical social workers (LCSWs, ACSWs), licensed and associate marriage and family therapists (LMFTs, AMFTs), and one PsyD/psychiatric clinician. Staff specialize in crisis intervention, mental-health support, benefits navigation, conflict mediation, and linkage to county and community resources. These interventions help residents maintain housing, improve safety and well-being, and reduce the need for higher-cost public interventions.

For more than 18 years, PSHH has delivered supportive services across its affordable housing portfolio, integrating property management, compliance, and clinical practice to meet the needs of extremely low- and very low-income households. This work reduces homelessness, advances resident resiliency, and strengthens long-term housing outcomes for the communities PSHH serves.

We build affordable homes with site-based services to strengthen communities and change lives on the Central Coast of California.

San Luis Obispo County
Arroyo Grande, Atascadero, Avila Beach, Cambria, Los Osos, Morro Bay, Oceano, Paso Robles, Pismo Beach, San Luis Obispo, Templeton
Santa Barbara County
Carpinteria, Goleta, Isla Vista, Guadalupe, Lompoc, Santa Barbara, Santa Maria
Ventura County
Santa Paula, Ventura

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SHP provides clinical, housing-stability services that meet these needs directly where residents live. The program is staffed by licensed and associate clinical social workers (LCSWs, ACSWs), and licensed and associate marriage and family therapists (LMFTs, AMFTs). Together, they provide trauma-informed case management, crisis intervention, conflict mediation, benefits enrollment, cost-savings navigation, linkage to community and county resources, and coordinated support for residents who are managing complex health, behavioral-health, or family-system challenges.

The program’s core aim is to help residents build housing security, which we define as the stability that emerges when basic needs, safety, financial footing, and personal goals reinforce one another. Housing security is the aggregate of every other form of household security, and SHP supports residents by co-developing individualized stability plans with residents. These plans identify both immediate stability needs, including income supports, healthcare access, behavioral-health connections, and longer-term goals, such as education, employment, financial resilience, and community participation. SHP’s role is to help residents move toward these goals at a sustainable pace, and to step in early when instability threatens their housing.

This approach allows residents to engage with the community in ways they find meaningful and fulfilling. When residents are not in crisis, they are more able to pursue work, support their families, volunteer, participate in school and neighborhood activities, and contribute to the broader social and economic life of Arroyo Grande. By stabilizing extremely low-income households, SHP directly advances the City’s Housing Element goals related to homelessness prevention, special-needs populations, and long-term affordability, and strengthens the overall resilience of the community.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

The goal of the Supportive Housing Program is to help residents build and sustain housing security. Housing security develops when basic needs, financial stability, health, safety, and personal goals reinforce one another, and SHP’s work is to support residents as they strengthen each of those areas. Because 95% of households are low-income (and 4% are Moderate Income), SHP focuses on the day-to-day and long-term supports that prevent displacement and promote stability.

SHP works with residents to co-develop individualized stability plans that identify immediate needs and longer-range goals.

These plans often include securing or maintaining income, accessing healthcare and behavioral-health services, improving financial footing, addressing family or household challenges, and building the routines that support stable tenancy. The program’s clinical staff provide the guidance and interventions needed to keep residents on track, step in when instability emerges, and strengthen the conditions that allow households to remain safely housed.

A second goal of the program is to ensure that residents are connected to the community resources that support their well-being. SHP links residents to County services, health and behavioral-health providers, veteran supports, safety-net benefits, and cost-savings programs. For many residents, particularly seniors, individuals with disabilities, and households earning 0–30% AMI, these connections are critical to maintaining housing, stabilizing income, and navigating daily challenges.

SHP also aims to support residents in engaging with the community in ways that feel meaningful and sustainable. When households are financially, emotionally, and physically secure, they are able to work, attend school, participate in neighborhood activities, and contribute to the broader civic and social life of Arroyo Grande. The program’s overarching goal is to help residents reach that point of stability and to uphold the supportive-housing commitments identified in the City’s Housing Element.
90 The number of residents served is determined by counting the number of members in every household assisted. Client records are stored in the HIPPA-compliant SHP database, which also tags records for various forms of assistance provided and enabled, allowing tracking and reporting for grant purposes.
80

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities The need for the Supportive Housing Program (SHP) is identified through two primary sources: the City’s Housing Element and the direct experiences of residents living in PSHH’s Arroyo Grande communities. The Housing Element outlines the City’s responsibility to support extremely low-, very low-, and low-income households; seniors; residents with disabilities; large families; and individuals at risk of homelessness. With 95% of PSHH households in Arroyo Grande qualifying as low-income, and 45% as extremely low-income, the demographic profile of these communities aligns directly with the populations the City identifies as having the highest risk of housing instability and the greatest need for supportive services.

Local need is also assessed through continuous feedback from residents. SHP incorporates this information into its ongoing continuous quality improvement process, which tracks emerging challenges, service gaps, and barriers residents face in maintaining stable housing. This resident feedback, combined with the daily observations of SHP’s clinical staff, provides real-time insight into the needs of Arroyo Grande households, including access to benefits, financial insecurity, behavioral-health concerns, conflict resolution, and difficulty navigating public systems.

Together, the Housing Element and SHP’s ongoing resident feedback process establish a clear and measurable local need for on-site, clinically informed housing-stability services. This combination ensures that SHP remains responsive to current conditions in Arroyo Grande and to the City’s long-term housing and homelessness-prevention goals. 10 0
0 People’s Self-Help Housing has more than five decades of experience developing and operating affordable housing and 20 years experience delivering onsite supportive services for low-income households across the Central Coast. The Supportive Housing Program is supported by established policies, data systems, and clinical supervision structures that ensure consistent service delivery and continuity of care.

SHP is staffed by licensed and associate-level clinical social workers and marriage and family therapists who are trained in trauma-informed practice, crisis intervention, benefits navigation, and eviction-prevention strategies. Clinicians work in close coordination with property management, compliance staff, and external partners, allowing for timely response to resident needs and early identification of stability risks. This structure enables the program to maintain regular contact with households, respond to crises as they emerge, and support residents in meeting the goals outlined in their individualized stability plans.

PSHH also maintains strong administrative capacity, including data tracking, quality assurance, and continuous process improvement systems that use resident feedback to refine services.

This ensures that program activities remain aligned with resident needs, City Housing Element priorities, and best practices in supportive-housing services. With experienced staff, established procedures, and long-standing relationships with local service networks, PSHH is well-equipped to carry out the proposed activities and sustain effective, resident-centered services in Arroyo Grande.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

E. Outcomes show the quality of the performance and answer the questions: who is better off by providing this program or service? What percentage of residents are assisted or are benefitting from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Residents assisted
Engage 90 residents in the Supportive Housing Program to complete individualized stability assessments and housing-stability plans that address immediate needs and support long-term housing security.
- Conduct intake assessments and develop or update individualized stability plans. - Provide ongoing clinical case management, crisis intervention, and resource navigation. - Coordinate with County and community partners for benefits access, behavioral-health support, and financial stabilization.
- Maintain regular contact with residents to monitor progress and adjust plans as needed.

Months 1-12 of grant period. Residents are engaged on a rolling basis.

Number of residents enrolled (target: 90); number of stability plans completed or updated; number of service contacts documented. Documentation includes case notes, service logs, and CQI tracking.

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Identify emerging lease-risk indicators (arrears, unit conflicts, safety concerns).

Provide immediate case management intervention and coordination with property management.

Deliver conflict mediation and problem-solving support for resident challenges.

Connect high-risk households to external services that support tenancy (behavioral health, legal aid, safety-net benefits).

Months 1-12 of grant period.

Evaluation draws from tenant database move-out reason report, which reports evictions.

Income increasing and cost savings for clients
Support 20 households in successfully obtaining income-increasing benefits, cost-reduction programs, or other financial resources that strengthen long-term housing stability. - Screen households for eligibility for public benefits, rent relief, healthcare coverage, and cost-savings programs.
- Assist with applications, renewals, and verifications.Coordinate with County behavioral-health, workforce, and financial-assistance programs. - Track benefit approvals and reductions in household cost burden.

Months 1-12 of grant period.

Increased household income or reduced monthly expenses; improvements in residents’ ability to meet basic needs and maintain stable tenancy. Verification through benefit award letters, resident documentation, and SHP tracking systems.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

The Supportive Housing Program (SHP) will provide clinical, housing-stability services to residents at the four PSHH properties in Arroyo Grande. Over the 12-month grant period, SHP will engage 90 residents in individualized stability assessments and case management. Outputs include the creation or updating of stability plans, crisis intervention responses, conflict mediation, and coordinated linkages to County and community resources. SHP will also complete benefit screenings, support households with applications and renewals, and assist at least 20 households in obtaining income-increasing or cost-savings benefits. Staff will document service contacts, stability-plan progress, benefit outcomes, and emerging needs to support continuous quality improvement and ensure consistent delivery across the program year.

SHP aims to strengthen housing security for low-income residents and reduce preventable displacement. Expected outcomes include maintaining a 0% eviction rate among residents engaged in SHP and supporting households in achieving measurable progress on their stability-plan goals, such as increased income, reduced monthly expenses, access to behavioral-health care, or resolution of safety or household conflicts. Residents who receive timely intervention and support are more likely to maintain stable housing, avoid crises, and participate more fully in community life. Through housing retention, improved financial stability, and stronger support networks, SHP helps extremely low- and very low-income Arroyo Grande residents remain safely housed and better equipped to manage the challenges that threaten their stability.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

Positive Ride JAMS, Inc
951 Bakersfield
Pismo Beach CA 93442
1390 Fairway Dr
San Luis Obispo CA 93405
✔ 2025
$2,500
-
Gary Hale
@ .
- -
Sarah Jones
. @ .
- -
Creating Adaptive Recreational Experiences (CARE)
10,000

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

Positive Ride was founded on the principle of inclusivity. Living in a recreation-driven area, we noticed that many outdoor activities were not very friendly to those with adaptive needs. Our goal is to change this by providing adaptive equipment and alternative recreational opportunities for individuals with varying abilities.

To bring our primary program to life, we have partnered with Freedom Trax, an innovative company that has developed a product that transforms standard wheelchairs into motorized all-terrain vehicles. The Freedom Trax system consists of an all-terrain track that attaches to a wheelchair, enabling users to navigate a variety of surfaces.

Our Freedom Trax program empowers wheelchair users to explore environments that were previously inaccessible.

We have also partnered with REI who has allowed us to teach a class on adapting outdoors at their San Luis Obispo store, as well as, hosted a display of the Freedom Trax System and an explanation of our Adaptive Hikimg Program. REI has also givrn us an end cap display descibing our organization and the community service we provide. Through their partnership we have been able to expand our opportunities to serve the community.

As part of our comunity outreach, we have partnered with the City of Pismo Beach to hold a monthly information booth on the pier. During Wheelchair Wednesdays we meet at least 40 people who know someone who would benefit from our organization. During these days, we will also offer free 20 minute excursions on the beach to people with limited mobility. This includes peopkes of all ages including those in motorized wheelchairs and manual wheelchairs, people with braces on their legs, and people who use canes or a walking chair. We have helped and met people from all over, including many locals who come to our Wheelchair Wednesday every month to hang out with us and use the Freedom Trax.

The community can reach us through social media, phone, email, or our website contact forms. We have already brought smiles to the faces of hundreds of community members through our Adaptive Hiking Program alone. We hope to offer additional adaptive programs in the future that will meet the needs of our community.

Our mission is to create memorable and adaptive outdoor recreational experiences for individual who use wheelchairs. We are committed to breaking down barriers and ensuring that everyone has the opportunity to enjoy the great outdoors, irrespective of mobility challenges.

All of San Luis Obispo County including, but not limited to: Arroyo Grande, Arroyo Grande Parks, Lopez Lake Recreation Area, local wineries, Pismo Beach, Grover Beach, Oceano Dunes, Madonna Expo Center, Avila Beach Golf Resort, just to name a few.

We also have traveled to other cities within California if requested by a client.

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This year, we plan to place greater emphasis on our vacation program, which helps individuals design adaptive vacations in the San Luis Obispo County area. We achieve this by vetting local hotels, restaurants, and recreational areas, while offering our Freedom Trax as a transportation and recreational option. These programs and services positively impact the community by opening up opportunities for people with disabilities. We aim to enhance not only our local community but also the experiences of visitors to our beautiful area.

Our vision is for everyone to feel included in nearly all activities and events within San Luis Obispo County. While many individuals of varying abilities already live and vacation here, we have discovered that many are unable to fully enjoy our stunning scenery due to difficulties accessing beaches, hiking trails, or event venues. We have developed a solution that enables these individuals to navigate all types of terrain and venues. With our Freedom Trax, they can move independently without needing someone to assist them, restoring their freedom.

Through our Vacation Vetting program, we simplify the process of finding hotels, restaurants, and activities that accommodate individual abilities. We will provide this information to ensure that everyone can have a fun, safe, and positive experience in San Luis Obispo County.

With the use of Social Media, attending local events, and holding our Wheelchair Wednesdays, the last Wednesday of the month, we have been able to reach thousands of people and have increased our client base and the number of community members we help. We have also reached people from out of town who have made special trips to San Luis Obispo County to be able to utilize our programs.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

The goal of this program is to offer outdoor adventures that are accessible and enjoyable for everyone. By prioritizing inclusivity, we strive to cultivate a community where individuals of all abilities can unite, share experiences, and create lasting memories. We believe that everyone deserves the opportunity to explore nature and participate in recreational activities without barriers. We aim to expand our Adaptive Hiking program to include more ADA-accessible trails in Arroyo Grande and the surrounding areas. Additionally, we seek to broaden our Wheelchair Wednesday event to other cities in San Luis Obispo County, including Arroyo Grande. 1000's
The number of residents served is based on the average number of individuals living with a disability. According to the Centers for Disease Control and Prevention, 1 in 4 adults lives with a disability that hinders their ability to lead a normal life. Our program is not only informed by statistical data but also by the number of individuals we meet daily who know someone with a physical limitation. One in every three people we speak with personally knows someone who has a physical limitation due to aging, a life-changing event, a temporary health issue, genetics, hereditary factors, or other health challenges.
1000's

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities We have observed and experienced firsthand that this subpopulation in our community often faces isolation and exclusion from outdoor activities and community events due to perceptions of their inability to participate. In reality, the only barriers preventing their participation are the lack of adaptable equipment and modifications, as well as limited available programs. 22 10
Currently, we have a limited number of volunteers who team up to take individuals on excursions using the Freedom Trax. We make appointments with those interested in participating and either accompany them to their desired destination within San Luis Obispo County or lend the equipment to someone with a special request. For example, we had a client contact us in September to reserve the Freedom Trax for two of his wedding guests, his wedding was on the beach. Another individual was able to go on the beach for the last time before succombing to pancreatic cancer, it was his dying wish and we were able to make that happen for him. These are the types of activities and requests we strive to fulfill.

While our primary focus is the Freedom Trax and helping people explore adaptive hiking, our long-term goal is to educate individuals, provide a variety of adaptive equipment—such as an adaptive bicycle—and assist families in finding suitable ADA hotels and activities for their vacations on the Central Coast.

To achieve these goals, we need to secure funding for equipment, educational brochures, promotional materials, and travel expenses. Our next step is to obtain funds for staff so they can dedicate their time to our organization without the worry of an unstable income. We aim to establish a dedicated staff who can work collaboratively to enhance Positive Ride, making it a valuable resource for our community and visitors seeking adaptive recreation and vacation options.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

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June 2026
This objective would be evaluated based on the meeting with a city official. If we are given the opportunity we would be able to reach more community members with limited mobility and their families.

Vacation Vetting Program Awareness - receive more sign up forms and clients interested in this service
We would like expand our vacation vetting program to more people. We will begin by creating more Social Media posts advertising this serfvice and encoursaging people to sign up. We will also have flyer or signs at our information booths advertising this service.

June 2026
We will be able to evaluate the success of this service by the number of sign up forms submitted.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

With the Freedom Trax purchased through our last grant, we have successfully met our previous goal of 12 educational excursions and 36 non-educational excursions, helping twice as many people as before. We have established a presence on social media and partnered with R.E.I., the Land Conservancy of San Luis Obispo County, The City of Pismo Beach (to provide monthly Wheelchair Wednesday events) and the Central Coast Concerned Mountain Bikers to provide more adaptive hiking opportunities for our community and visitors. Additionally, we have invested in a full-time Administrative Consultant to streamline our programs, intake forms, scheduling, procedures, and data entry. We have adopted a new online booking system to help our clients easily book their excursions or reservations. We have also added an online Vacation Vetting form to make it easier for clients to sign up and receive their vacation evaluations.

The new grant will enable us to continue supporting the community and expand our current project by providing an additional Freedom Trax. This enhancement will allow for greater outreach and increase the number of participants in each Wheelchair Wednesday Excursion.

Adding another Freedom Trax to our fleet will improve access opportunities for wheelchair users and people with disabilities, enabling them to attend various educational events in San Luis Obispo County. These events include, but are not limited to, the Arroyo Grande James Way Oak Habitat, Inclusive Park, Pismo Preserve, Among the Oaks events, school field trips, Lopez Lake, and more. Additionally, it will enhance access to recreational activities such as concerts, weddings, and sporting events.

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Letter 947 (Rev. 2-2020)
Catalog Number 35152P
Department of the Treasury
Internal Revenue Service
Tax Exempt and Government Entities
P.O. Box 2508
Cincinnati, OH 45201

POSITIVE RIDE JAMS INC
1390 FAIRWAY DRIVE
SAN LUIS OBISPO, CA 93405
Date:
04/11/2024
Employer ID number:
-
Person to contact:

Name: Customer Service
ID number: 31954
Telephone: (877) 829-5500
Accounting period ending:

December 31
Public charity status:
509(a)(2)
Form 990 / 990-EZ / 990-N required:

Yes
Effective date of exemption:

April 2, 2024
Contribution deductibility:

Yes
Addendum applies:

No
DLN:
26053495002704
Dear Applicant:

We're pleased to tell you we determined you're exempt from federal income tax under Internal Revenue Code (IRC) Section 501(c)(3). Donors can deduct contributions they make to you under IRC Section 170. You're also qualified to receive tax deductible bequests, devises, transfers or gifts under Section 2055, 2106, or 2522. This letter could help resolve questions on your exempt status. Please keep it for your records.

Organizations exempt under IRC Section 501(c)(3) are further classified as either public charities or private foundations. We determined you're a public charity under the IRC Section listed at the top of this letter.

Based on the information you submitted with your application, we approved your request for reinstatement under Revenue Procedure 2014-11. Your effective date of exemption, as listed at the top of this letter, is the postmark date of your application.

If we indicated at the top of this letter that you're required to file Form 990/990-EZ/990-N, our records show you're required to file an annual information return (Form 990 or Form 990-EZ) or electronic notice (Form 990-N, the e-Postcard). If you don't file a required return or notice for three consecutive years, your exempt status will be automatically revoked.

If we indicated at the top of this letter that an addendum applies, the enclosed addendum is an integral part of this letter.

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Letter 947 (Rev. 2-2020)
Catalog Number 35152P
For important information about your responsibilities as a tax-exempt organization, go to www.irs.gov/charities.

Enter "4221-PC" in the search bar to view Publication 4221-PC, Compliance Guide for 501(c)(3) Public Charities, which describes your recordkeeping, reporting, and disclosure requirements.

Sincerely,
Stephen A. Martin
Director, Exempt Organizations
Rulings and Agreements

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

Scouting America Los Padres Council
4000 Modoc Rd
Santa Barbara CA
✔ 2024, 2025
$1,500, $500
-
Carlos Cortez
. @ .
- -
Ken Miles
. @ .
- -
Scouting Recruitment and Programs
$1,500

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

Our programs aim to support the community in various ways. We strive to engage boys and girls between the ages of 5 and 20, as well as their families, in the counties of Santa Barbara and San Luis Obispo. Our primary goal is to promote youth leadership and family-based programs on the Central Coast. The Los Padres Council offers a diverse range of programs, including The Outdoor School, Cub Scouts, Scouts BSA, Venturing, and Exploring, all focused on preparing our youth to thrive. We are committed to serving our community's diverse families and making a positive impact on their lives.

Scouting America, Los Padres Council serves the youth of San Luis Obispo and Santa Barbara counties. The council's main goal is to instill ethical values in young people by teaching them the principles of the Scout Law, such as honesty, compassion, and a willingness to help others.

Through various activities, leadership training, community engagement, and outdoor experiences, LPC takes young individuals on a journey of character development.

San Luis Obispo and Santa Barbara Counties.

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Scouting creates a lasting impact by engaging youth from all backgrounds, fostering mentorship between older and younger Scouts, and inspiring lifelong habits of service and stewardship.

Outreach Efforts
We promote Scouting programs through school partnerships, community events, social media, and collaborations with local service organizations. Outreach emphasizes inclusion and accessibility, ensuring every child, regardless of financial circumstance, has the opportunity to participate and benefit from the Scouting experience.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

The goals of Scouting America, Los Padres Council’s program are to:

1. Develop Leadership and Character: Equip youth with strong moral values, self-confidence, and the ability to lead with integrity through outdoor experiences, merit badge work, and service projects.

2. Promote Community Service: Inspire Scouts to engage in meaningful volunteer work that benefits local parks, schools, and civic organizations in Arroyo Grande.

3. Foster Environmental Stewardship: Encourage respect for nature and sustainability through outdoor education and conservation-focused activities.

4. Expand Access and Inclusion: Ensure that every child—regardless of background or financial situation—has the opportunity to participate in Scouting.

5. Strengthen Community Connections: Build partnerships with schools, families, and local organizations to nurture responsible, service-minded citizens who contribute positively to their community. 250
The number of residents served by Scouting America, Los Padres Council’s programs is determined using verified membership records, event registrations, and community outreach participation. Each youth and adult volunteer is registered annually, allowing us to accurately track participants from Arroyo Grande and surrounding areas. In addition, attendance at recruitment events, merit badge clinics, and community service projects helps us measure broader community engagement.

Over the past year, participation in Arroyo Grande has grown steadily, with more families enrolling in Cub Scouts and Scouts BSA programs. This growth reflects the community’s increasing interest in youth leadership development, outdoor education, and service. By maintaining detailed records and evaluating participation trends, we ensure accountability and can clearly demonstrate the expanding reach and positive impact of Scouting across the Arroyo Grande community.
240

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities The local need for Scouting America, Los Padres Council’s programs is determined through community assessments, school partnerships, and demographic data. Many families in Arroyo Grande and surrounding areas face financial barriers that prevent youth from accessing leadership development, outdoor education, and character-building opportunities. Outreach to schools, parent groups, and local organizations has identified high demand for affordable, structured youth programs that build confidence, teamwork, and civic responsibility. Additionally, the success of past recruitment efforts and waitlists for Cub Scouts and Scouts BSA units demonstrate that interest exceeds available opportunities. Funding helps meet this unmet need, ensuring all youth in the community can benefit from Scouting. 41 100
Scouting America, Los Padres Council has over 100 years of experience delivering high-quality youth development programs in Santa Barbara and San Luis Obispo Counties. We have a proven track record of successfully operating Cub Scouts, Scouts BSA, Venturing, and STEM-based programs, serving more than 1,200 youth annually. Our professional staff and trained volunteer leaders have expertise in outdoor education, leadership development, and community service, and are skilled at managing program logistics, safety, and participant engagement.

Our established infrastructure, including Camp Rancho Alegre, program materials, and training systems, ensures we can efficiently implement activities while maintaining high standards.

Strong partnerships with schools, local organizations, and families further enhance our ability to recruit participants, deliver programs effectively, and measure impact.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

Our goal for this grant is to print and distribute BSA recruitment materials to schools and community organizations, host recruitment events in local parks and schools, and provide scholarships for families that financial cannot afford registration fees.

Register new families into BSA programs with the goal of 20 new families in Arroyo Grande and the formation of two new troops.

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1325 West Walnut Hill Lane, P.O. Box 152079 • Irving, Texas 75015-2079 • 972-580-2000 www.Scouting.org

BOY SCOUTS OF AMERICA
EIN # 22-1576300
GROUP EXEMPTION # 1761
FEBRUARY 20, 2025
COUNCIL #053 - LOS PADRES
EIN #951696725

CARLOS CORTEZ

LOS PADRES COUNCIL BOY SCOUTS OF AMERICA
4000 MODOC RD
SANTA BARBARA, CA 93110
Re: Requests for information regarding your council's federal tax-exempt status Dear Carlos:

This letter clarifies the tax- exempt status of your council. The Boy Scouts of America, National Council (d/b/a Scouting America), is recognized as a public charity and tax exempt under IRC Section 501(c)(3), as well as IRC Section 170(b)(1)(A)(vi). We are not a private foundation as described in IRC Section 509(a). A copy of our current tax-exempt affirmation letter is attached.

For tax purposes, your council is a bona fide subordinate organization of the Boy Scouts of America (EIN 22-1576300), in good standing, and covered under the Boy Scouts of America' s group exemption ruling, IRS Ruling No. 1761. Though the council is a separate entity and responsible for its own, independent audit, our exemption ruling extends the same recognition of tax- exempt status to this council as to the Boy Scouts of America National Council.

Each year, the Boy Scouts of America National Service Center submits to the IRS, updates to the list of approved subordinate organizations which includes all local councils and their endowment trusts. Your council's information is on the attached list of subordinates.

On behalf of the many young men and women you serve in your council area, thank you again for all you do for Scouting. Questions, if any, can be directed to Cicely Nelson, VP-Associate General Counsel, Legal Department at [email protected].

Very truly yours,
Roger Krone
President and CEO
Enclosures: 2025 IRS affirmation letter; List of approved subordinate organizations

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

Scouts BSA Troop 414
825 Virginia Dr
Arroyo Grande CA 93420
✔
-
Joe Vernon
@ .
( ) -
Amanda Sorensen
@ .
( ) -
School of the Woods 2026
1000.00

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

Scouts BSA Troop 414 is an all-girl troop based in Arroyo Grande, California, sponsored by the Kiwanis orgainization. The troop is part of Scouting America and is in Scouting’s Cuesta District which serves San Luis Obispo County. The troop provides a program that focuses on leadership development and outdoor skills through traditional scout activities such as camping, backpacking, fire building, knot tying, swimming, first aid, and camp cooking. A key tenant to the organization’s focus on leadership development is that activities are scout-led where the youth members take the lead in planning and executing troop events. Senior, more experienced scouts, provide leadership to newer/younger members. Scout youth are age 11-17.

Community service is a core part of scouting. Troop 414 invests anywhere from 55-75 hours per year in carrying on this tradition by:
- Engaging in park cleanups
- Conducting flag ceremonies for both the city of Arroyo Grande and other organizations such as the Elks & Friends of Scouting
- Food service and clean up for the Elks, Friends of Scouting and other organizations - Assisting where needed in special events such as Girls in Aviation - Participating in community engagement activities including setting up chairs/tables and hiding Easter eggs at Maddux Ranch
- Assisting the community in Repair Cafe's (set up, clean up, and helping facilitate the repair process)

MISSION STATEMENT
The mission of Scouting America is to prepare young people to make ethical and moral choices over their lifetimes by instilling in them the values of the Scout Oath and Law.

While focused in Arroyo Grande, Troop 414 draws members from all over South San Luis Obispo County.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION B: PROGRAM/SERVICE INFORMATION
Describe the program or service to be funded by the Community Service Grant and how the program/service creates a unique, positive, and valuable impact on the community and outreach efforts to publicize this program:
(Attach up to one additional page total, if necessary)
The program that this grant will be used to fund is "School of the Woods 2026." School of the Woods provides a solid foundation of skills and knowledge on which scouts can build as they advance through the scouting program. Through this program, various skills are taught to newer/younger members by senior scouts. These skills include, but are not limited to:
- Nutrition (camp cooking)
- Budgeting (shopping for camp cooking)
- Knots/Lashings (transportation and setup of gear)
- Fire Building/Safety (warmth & camp cooking)
- First aid (be prepared if anything goes wrong)
- Outdoor Ethics and Conservation (environmental stewardship) - Communication (working with the other scouts to execute a successful activity) - Teamwork (relying on your fellow scout for the successful execution of the activity) School of the Woods 2026 will be composed of three primary activities that will build upon themselves with each successive adventure. Each experience will have a different and unique focus, utilizing the foundation that was laid in the previous excursion. The program is intended to allow a scout who may have little to no experience with camping or backpacking to gain the knowledge and confidence to successfully take on these challenges. School of the Woods in future years will provide opportunities for experienced scouts to guide and mentor younger scouts allowing for further leadership development.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

By empowering the scouts with outdoor experience and knowledge, they take that understanding and implement those skills in their daily lives, being prepared such that no matter what life has in store for them, they have a strong foundation of preparation with which to draw from to ensure their future success.

Additionally, by investing in our youth, by development of the above skills, they become an example and influence amongst their peers, thereby spreading the benefits of scouting beyond the troop. They also gain a source of empowering independence with the knowledge they can tackle life's challenges.
30 The number is determined by the number of scouts (or scout families) living within the city limits of Arroyo Grande and including an estimate of their immediate family members, as the scouting program directly affects them.
21

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities Scouting is open to all youth.

The School of the Woods program provides a structure to the skills included in scouting. It ensures a similar foundation is imparted into each scout before more advanced methods are taught. Additionally, it is the older, more experienced scout passing on the knowledge and skills to the younger scouts in this program. Thus ensuring this is a Scout-led program. 00 10+
With the help of this grant to supply needed gear for School of the Woods, our troop will be very well positioned to roll out a rewarding program in the 2026 year. Our troop benefits from a scoutmaster with decades of experience, enthusiastic assistant scoutmasters, and involved parents (all volunteer positions). Our volunteers, combined with the energy of the scouts, is a recipe for success.

Troop 414 was founded in 2019 with only 4 scouts. In 6 short years, the troop has grown to include 17 scouts. Also in that 6 years, several scouts have achieved the rank of Eagle Scout.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

This is accomplished by spending a night away from home, and working with a buddy to set up a tent and cook a camp meal. Additionally, physical fitness objectives are included. - Ensure troop tents are in safe and working condition
- Ensure troop stoves are in safe and working condition - Ensure the troop has sufficient cooking implements for the needed meals Complete before 3/30/26
Included in School of the Woods 1 are many rank advancement opportunities for scouts to work towards the rank of Tenderfoot. If this session of School of the Woods is successful, there will be scouts well on their way to earning their Tenderfoot rank.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Objective # 2
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
Objective # 3
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
School of the Woods 2
This iteration of the program takes the scouts a little further from home for a little longer and focuses on reliance on the patrol (teamwork and cooperation). This is a 2 night camp out that includes first aid, budgeting for meals, and a service project. - Coordinate with the owners of Maddux Ranch for the service project - Ensure sufficient troop tents in safe/working order
- Ensure sufficient troop first aid supplies
- Ensure enough troop cooking implements to support at least 2 patrols Complete before 4/30/26
School of the Woods 2 contains many knowledge items associated with the Second Class rank. Those scouts that attend and successfully complete School of the Woods 2 will be well on their way to achieving the rank of Second Class.

School of the Woods 3
This final phase of the program takes the scout on the trail for two nights to implement the knowledge they have gained thus far and build on it with an emphasis on how it relates to the wilderness.
- Ensure each scout has sufficient gear for a short backpacking trip - Ensure troop backpacking stove is in working order
- Ensure troop water filter is in working order
- Ensure troop tents are in working order
Complete before 5/30/26
The final installment of the School of the Woods program includes elements of the First Class rank. Those scouts that complete School of the Woods 3 will have items completed that will count towards their First Class rank.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

A scout that has completed the School of the Woods program will have learned and demonstrated self-reliance, teamwork, cooperation, first-aid knowledge and fire building/safety.

Those skills above translate to their daily life, at home and school. The scout will be better prepared to handle minor first-aid for both themselves and their friends and family. They will bring responsibility to backyard and camp fires, thus lessening the likelihood of a catastrophic wildfire. The cooperation and teamwork skills they will have gained will translate directly into the classroom resulting in increased responsibility and leadership role

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

Senior Nutrition Program/Meals That Connect
265 South Street, Unit B
San Luis Obispo CA 93401
same
✔ 2025
$9500
-
Laura Kelsay
@ .
- -
Juliane McAdam
@ .
- -
Meals for Seniors in Arroyo Grande
10,000

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

Meals That Connect directly provides no-cost congregate and home-delivered meals to seniors age 60 and over living in Arroyo Grande. All meals are prepared in our central kitchen in San Luis Obispo and delivered daily by refrigerated truck to our local distribution point at the Central Coast Senior Center in Oceano. From there, meals for Arroyo Grande residents are packaged for home delivery and brought directly to seniors by our dedicated volunteers.

Our services include more than nutritious meals. Congregate dining offers seniors a welcoming place for healthy food and social connection, helping reduce loneliness and isolation. For those receiving home-delivered meals, our volunteers provide essential non-medical wellness checks and friendly visits that support safety and independence for older adults living at home. We provide meals five days a week, supplemented with frozen meals for weekends and holidays to ensure uninterrupted nutrition. This program is supported by our countywide team of dedicated professionals—including our executive director, kitchen manager, registered dietitian, and office and kitchen staff— and powered by the efforts of over 400 volunteers. Our work is guided by a volunteer board of directors.

To improve health, reduce isolation, enhance independence, and increase socialization for all SLO County senior residents by providing meaningful connections and free, hot, noon-time meals through area dining rooms and delivering meals to medically homebound seniors.

Direct services are delivered through our network of locally embedded sites across San Luis Obispo County. These include senior centers, community centers, and partner churches located in Paso Robles, Atascadero, Santa Margarita, San Luis Obispo, Cambria, Morro Bay, Los Osos, Oceano (serving Arroyo Grande), Nipomo (serving rural Arroyo Grande), and San Miguel. This localized presence ensures that older adults can access meals and support services within their own communities.

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This program has a unique, positive, and valuable impact on the community for several reasons:

1. We are the only provider in the region offering free daily meals for seniors. This removes cost as a barrier and ensures that older adults—especially those on fixed or very limited incomes—can access consistent nutrition.

2. Congregate dining at our Oceano site offers meaningful social connection. By gathering with peers, seniors reduce feelings of loneliness and isolation, which are significant risk factors for declining physical and mental health.

3. Daily home-delivered meals include social interaction and a non-medical wellness check. Our volunteers often become trusted points of connection, helping identify emerging needs or concerns before they escalate into crises.

4. Nutritious meals support better health and long-term independence. By reducing food insecurity and ensuring adequate nutrition, seniors are better able to manage chronic conditions and safely age in place.

5. The program helps prevent homelessness among at-risk older adults. As highlighted in last fall’s Tribune series, rising expenses are pushing many seniors to the brink of housing instability. By covering a major daily expense—food—our program helps residents remain safely housed.

Outreach and Public Awareness Efforts:

We employ a multi-faceted outreach strategy to ensure seniors—and those who care for them—are aware that support is available:

1. Strong referral networks: Local healthcare providers, hospitals, clinics, and social workers frequently refer seniors to our program.

2. Active participation in cross-agency coordination: Our staff participate monthly in the Adult Services Policy Council, where information is exchanged among countywide agencies serving older adults.

3. Collaboration with community organizations: We work closely with South County Chambers of Commerce and other local partners to increase awareness and reach residents across Arroyo Grande and surrounding rural neighborhoods.

4. On-the-ground visibility: Volunteers and staff routinely share program materials with community centers, faith organizations, libraries, and service providers.

Through these efforts, we ensure that no senior in Arroyo Grande is unaware of, or unable to access, the nutritious meals and supportive connections that help them remain healthy, independent, and engaged in their community.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

The goals of this program are to ensure that every senior age 60 and over who requests our services receives consistent access to nutritious meals and meaningful social support. We will provide balanced, nutritious, and appealing meals five days a week, supplemented with frozen meals for weekends and holidays to maintain continuous food security. In addition, we will offer daily social contact and a non-medical safety check for homebound clients, while providing social engagement opportunities for seniors who participate in congregate dining.

Our primary goal is to continue delivering home-delivered meals to the 163 Arroyo Grande residents we currently serve and to build upon that number as more seniors seek support. We will also maintain our congregate dining program at the Central Coast Senior Center in Oceano, which supports seniors from Oceano, Arroyo Grande, and Pismo Beach; this year, 48 of our congregate participants are Arroyo Grande residents. As demand grows, we aim not only to accommodate all new clients requesting our services but also to proactively expand our reach so that more eligible seniors in Arroyo Grande can benefit from our program. 220
The number of residents served by the program is determined through precise and comprehensive digital recordkeeping. Every senior who participates—whether through congregate dining or home-delivered meals—completes a formal intake process. Each client is then entered into WellSky Aging and Disability, the database used by both the Area Agency on Aging and the California Department of Aging. This system securely tracks individual registrations, meal types, service dates, and delivery records, allowing us to generate exact counts rather than estimates of the seniors we serve.

For congregate meals, clients sign up at least two days in advance, ensuring accurate meal planning and confirming participation. Similarly, all home-delivered meal clients are scheduled through WellSky and documented daily by volunteers and staff, which provides a reliable record of actual meals delivered and clients served.

Because our program is open to any senior age 60 or older with no income or eligibility restrictions, our digital system plays a crucial role in maintaining accurate, unduplicated service counts, monitoring growth in demand, and ensuring that every senior who requests our support is included in our official service numbers.
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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities Statistics clearly demonstrate a strong and growing need for our program throughout San Luis Obispo County, including the city of Arroyo Grande. According to the County Public Health Department’s SLO Health Counts report, 27% of the county’s residents are age 60 or older—a proportion projected to rise to 30% by 2030. As this population grows, so does the number of seniors who are living alone, are homebound due to mobility or health challenges, or are struggling to meet basic needs on limited incomes.

This growing need is reflected in our own service data: demand for meals at several of our dining sites has increased by as much as 30% compared to last year. This surge underscores both the essential nature of our services and the urgency of expanding our capacity to ensure that no senior goes without nutritious meals and the social support that helps them remain healthy and independent.
23 25
400
Meals That Connect has the operational experience, staffing structure, and community partnerships necessary to successfully deliver all proposed services under this grant. For more than five decades, our organization has provided daily meals and supportive services to older adults throughout San Luis Obispo County, including Arroyo Grande and the surrounding rural areas. This long-standing history reflects both our stability and our deep understanding of the nutritional, social, and wellness needs of the seniors we serve.

We maintain a well-established system for preparing, packaging, and distributing meals through both congregate and home-delivered programs. Our kitchens and dining sites operate with trained staff who follow consistent food safety, nutrition, and meal production standards. Across the county, our volunteer network—supported by dedicated site coordinators and program staff—ensures reliable meal delivery, meaningful social contact, and daily wellness checks for homebound clients. Volunteers are trained to follow route protocols, document service in real time, and communicate concerns to staff promptly.

Our organization also has the administrative infrastructure required for accurate recordkeeping and program oversight. We use WellSky Aging and Disability, the database adopted by the Area Agency on Aging and the California Department of Aging, which allows us to maintain precise client records, track meals served, monitor service trends, and ensure compliance with state and federal reporting requirements. This system supports high-quality program management and ensures that services are delivered efficiently and equitably.

Meals That Connect is also deeply embedded in regional networks that support older adults. We maintain strong referral relationships with healthcare providers, social service agencies, and community partners. Our consistent participation in countywide groups such as the Adult Services Policy Council ensures coordination, shared problem-solving, and ongoing alignment with regional needs.

Together, these strengths—experienced staff, robust volunteer engagement, reliable infrastructure, strict data management, and strong community partnerships—position our organization to fully and successfully implement the activities outlined in this grant. Our proven track record demonstrates our ability not only to sustain current services but to expand them as community needs grow.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

The Program Nutritionist and Kitchen Director will design monthly menus to ensure each meal contains 1/3rd of the daily recommended dietary intake.

Drivers from the central kitchen will deliver meals to the dining site where congregate senior diners will eat and the meals will be packaged for delivery to homebound seniors.

FY 2025-26
Number of meals served to Arroyo Grande senior residents will be tracked in the Wellsky Aging & Disabilty database platform.

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Staff will conduct home visits and health assessments to evaluate the overall health status of seniors and their living situation. Staff will make referrals to other agencies where necessary.

FY 2025-26
Review of client surveys and reports
Build congregate dining participation
Increase attendance and participation at the congregate dining site to build community and increase socialization for participants
Bring in outside activities and organizations to engage with the senior clients, such as bingo, singing groups, and working with local high school volunteer programs. Encourage participants to invite their friends.

FY 2025-26
Track the number and variety of activities and the number of senior participants.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

1. Meal Preparation and Service:

MTC will prepare and serve 19,000 nutritious meals to 220 clients in Arroyo Grande. Meals will be delivered to homebound seniors' homes by trained volunteers, ensuring accessibility to those unable to visit the congregate dining site. Seniors not homebound will be served at the congregate dining site, fostering a communal atmosphere and social interaction.

2. Client Assessment for Daily Life Changes:

All active clients will undergo an initial assessment at the beginning of the fiscal year to identify changes in their daily life. Homebound clients will undergo assessments four times a year to monitor changes in their needs and well-being.

3. We will implement a program of ongoing activities and presentations at the congregate dining site in Oceano, and we will track the number of clients participating and their responses to the activities.

1. Meal Preparation and Service:

Seniors receiving daily nutritious meals are expected to exhibit improved health compared to their counterparts who do not receive such meals.

2.Client Assessment for Daily Life Changes:

Seniors participating in assessments, referral services, and nutritional education are expected to have a better chance of extending good health and a reduced likelihood of experiencing depression. They are expected to stay in their own homes longer.

3. Seniors participating in congregate dining activities will enjoy an increased sense of community and belonging and reduced isolation, which will improve their overall well-being.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? □ Yes □ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

San Luis Obispo
San Luis Obispo County YMCA - a branch of Channel Islands YMCA 1020 Southwood Drive
NA

NA NA NA
3,000
2024-25
$2,000.00
-
Douglas Trawick
. @ .
- -
NA
NA
NA
Summer Day Camp
CA 93401

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Our Summer Day Camp creates a unique, positive, and valuable impact on the Arroyo Grande community. Summer Day Camp provides an enriched environment for youth ages 4 – 12 to continue learning during the summer months when school is out. And working/busy parents are assured their children have a safe place to go. We are increasing the output of Summer Day Camp in the Arroyo Grande area next year from 2 camp sessions to 3 camp sessions, creating a need for greater funding. Summer Day Camp will be offered in Arroyo Grande at Ocean View Elementary Explorers, Branch Elementary Trailblazers (4-6 years), and Branch Elementary (7-12 years) serving approximately 100 youth per week.

At Summer Day Camp, we offer our SCALED learning curriculum (STEM, Career Connected Learning, hands-on Arts, Literacy, Education, Diversity and Global Learning) to help kids grow in the classroom and out in the world. STEM projects engage kids in science, technology, engineering, and/or math to practice academic skills, encourage critical thinking, and stimulate investigation, inquiry, and discovery. We also include our Social-Emotional program to help kids develop emotional intelligence skills like self-awareness, selfmanagement, empathy, and cooperation. And we apply our Healthy Eating and Physical Activity (HEPA) program to build a healthier future for the children in the community by creating an environment rich in opportunities for healthy eating and physical activity. And youth develop strong bonds with their peers and staff. These social experiences increase their self-efficacy, boost their confidence, support problem solving, and are critical to overall emotional and physical health.

Our Summer Day Camp benefits Arroyo Grande by enriching the achievement gap, social emotional wellbeing, and healthy well-being of the youth in the community. And it provides a safe and thriving environment for youth to explore personal interests, build self-esteem, and develop interpersonal skills. Financial assistance is offered to families most in need to ensure nobody is turned away from our programs due to an inability to pay.

As outreach efforts to publicize the Summer Day Camp program, San Luis Obispo County YMCA distributes publications to the school district, sends direct email to past and current members/participants, and advertises with physical fliers and banners.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:

Proof of 501(c)(3) status with a copy of the letter from the IRS.

II. CERTIFICATION:

I certify on behalf of _________________________________ non-profit organization, that I have read, understand and agree that the aforesaid information is accurate, factual and current. I understand that an award of funds, if granted, will be for the sole use as reflected in this application form. I further certify that as a condition of receiving funds, an agreement with the City of Arroyo Grande, in a form and content provided by the City of Arroyo Grande, will be signed and executed by a duly authorized representative of said non-profit organization.

I am aware of and certify that our non-profit organization will adhere to all City regulations regarding the 2024-25 Community Service Grant Program including, but not limited to, maintaining non-discriminatory policies, practices and intent. I also, on behalf of our nonprofit organization, agree to indemnify, defend, and hold harmless the City of Arroyo Grande relative to any and all liability that may arise as a result of the use of the City of Arroyo Grande Community Service Grant Fund monies.

Date: _______________ Signature: ______________________________ Executive Director or Designee
______________________________
Board of Director or Officer
San Luis Obispo County YMCA
12/3/2025 Douglas Trawick - Executive Director

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

South County Youth Coalition
P.O. Box 371
Arroyo Grande Ca 93420
✔ 2021
$3,000
-
NicolaGlanville, SCYC Chair
@ .
- -
same as above
same as above
same as above
Youth Fund Program
6,000

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

South County Youth Coalition (SCYC) provides funding to youth living in South County for sports, field trips, school supplies, technology, music lessons, camps, yearbooks, college and career readiness and other enrichment activities. SCYC is able to react quickly to help families in need with basic needs such as food, clothing, gas, utilities, and transportation. In addition, SCYC provides no-cost parenting and child-parent participation classes to foster responsible parenting and healthy families. SCYC collaborates with other non-profits and county agencies to close need gaps in South County and promote increased opportunities for education, recreation and community involvement.

The South County Youth Coalition (SCYC) works to foster a safe and nurturing community which honors cultural diversity,equity, mutual respect and inspires all young people to develop their full potential. We support families by providing parent education opportunities that facilitate responsible and attuned parenting. In addition, we have need-based funding available that provides at-risk youth and families increased educational, economic, recreational, and vocational opportunities without the red-tape they may face elsewhere. We forge strong collaborative partnerships in the community to ensure that we cast a wide net and help as many vulnerable and at-risk students and families as possible. Our board is comprised of community leaders, retired school personnel, health care professionals, student-serving professionals, and parents committed to the improvement of our community.

SCYC serves disadvantaged youth prenatal to 18 years of age and their families. SCYC serves the South San Luis Obispo County from Shell Beach to Nipomo.

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The Youth Fund provides assistance with essentials such as food, clothing, transportation (bus passes and gas cards) as well as support for activities like sports, field trips, and music lessons.

What sets this program apart is its flexibility and its focus on responding to each families real, day-to-day needs. When families face unexpected expenses or financial strain, SCYC is able to react quickly so children don't have to miss out on important experiences and resources.

By reducing these barriers, the Youth Fund helps kids stay engaged in school, participate in community activities and feel supported in their development.

In 2024 SCYC provided 720 youth and families in South County with basic needs and enrichment support. Here are a few examples of the families that we supported:
* A single mom that lost her job and her housing needed food assistance for her three children.
* SCYC provided a clothing gift card to a single parent (faced with severe health issues limiting her ability to work) for her teen boy that had grown out of all of his clothes. * SCYC provided a family that was experiencing financial stress with 2 need-based scholarships for their children to play AYSO soccer in the Fall. * SCYC provided a single mother with 2 children a gift card to Walmart to buy all of the essential supplies for her son to attend 6th grade science camp.

By offering these supports we ease the burden on families who are trying to stretch limited resources to meet their children's needs.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

Our goal is to ensure that every child in need has access to essential supports, helping build a more equitable and inclusive community.
400
Since 1998 SCYC has been collaborating with other non-profits and county agencies to close needs gaps in the South County. Before the COVID-19 pandemic, the majority of our funding went toward need-based scholarships for youth sports, summer/science camps and other enrichment activities.

Since the COVID-19 pandemic we have shifted our focus to address the needs of the community by offering immediate financial assistance to underserved families.

We partner closely with the So. Co. SAFE program (which is a mutli-agency collaborative) to identify and respond to the immediate needs of youth and families in our community. SAFE family advocates are on the front lines, receiving referrals from school district counselors and administrators, behavioral health clinicians, child welfare social workers and other community-based partners.

After meeting with each referred family, the family advocates assess the circumstances impacting their stability and well-being. When financial support is needed, they submit a funding request to SCYC to assist with basic needs or to provide scholarships for enrichment activities.

In 2025 (January1st-September 30th) the SAFE family advocate serving the Arroyo Grande area supported 109 families, 329 residents who live within the Arroyo Grande community. 329

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities The local need for this program is determined by the volume and nature of the referrals we receive each year from the front line partners who work directly with youth and families. In 2024, SCYC provided basic needs support and enrichment scholarships to 720 youth and families reflecting a continued rise in requests for assistance.

Our referral network includes SAFE family advocates, school counselors, administrators, clinicians and social workers. These partners have direct daily contact with families and are the first to recognize the emerging crises or unmet needs. Their insights help us identify gaps in services and ensure our support reaches the families experiencing the most significant hardships.

Because SCYC can respond quickly and without the red tape that often delays other programs, we are able to provide immediate assistance during emergencies. This flexible, rapid-response model allows us to close critical needs gaps in the South County and adapt to evolving trends identified by our trusted partners.
00 8
The South County Youth Coalition has supported youth and families in the South County community since 1998. Our long-standing presence, combined with strong partnerships with county agencies, the school district and local nonprofit organizations enables us to effectively deliver quality services and respond to emerging needs.

Our ability to carry out the proposed activities is strengthened by diversified funding sources, including annual fundraising efforts, grants, and private donations. In 2024, we demonstrated strong fiscal responsibility and direct community impact:
* 29% of our funding went toward basic needs support (food, clothing, toiletries, baby supplies) *9% of our funding went toward enrichment activities for youth ( sports, music lessons, gymnastics, dance, cheer, swim lessons and prom and grad night tickets) *24% of our funding went toward education expenses (science camp, technology, scholarships, college application fees, vocational school fees, AP tests, college supply grants and caps and gowns for graduation).
*18% of our funding went toward free parenting classes and parent-participation classes in the South County.
*5% of our funding was used for administrative costs. As an all-volunteer organization, our overhead remains exceptionally low, allowing the vast majority of our resources to go directly to community impact.

This structure allows SCYC to consistently implement programs, maintain trusted relationships, and ensure that resources reach the families who need them the most.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

When we receive a referral for financial support, we review the request to ensure it meets our criteria and when appropriate, provide the requested assistance. For enrichment activities, SCYC offers an average of $200 per youth each year to help ensure all kids have access to opportunities that support their growth and wellbeing.

Our youth fund program is ongoing.

We evaluate our program using a combination of referral data, service tracking and partner feedback. We track the number of families served, the type of support provided, and the timeliness of our response. SAFE family advocates and community partners regularly provide qualitative feedback on how the support impacted family stability and student wellbeing. This combination of quantitative and qualitative data allows us to assess trends, identify gaps and adjust our focus as needed.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

A full grant award of $6,000 (10% to administrative costs) would allow SCYC to fund $200 need-based scholarships for 27 youth/families.

With a full grant award, SCYC would be able to provide 27 youth/families with a need-based scholarship. This support directly advances our goal of increasing equity in our community by ensuring all youth have access to meaningful opportunities, regardless of financial barriers.

These scholarships help students feel supported, nurtured and cared for which are key factors that strengthen their confidence and self esteem. When children feel valued and included, they experience fewer mental health challenges and are better able to thrive both in and out of school.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:

Proof of 501(c)(3) status with a copy of the letter from the IRS.

II. CERTIFICATION:

Date: _______________ Signature: ______________________________ Executive Director or Designee
______________________________
Board of Director or Officer
✔
South County Youth Coalition
12/3/2025
Nicola Glanville, Chair
Nicola Glanville, Chair

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION A: COVER SHEET
Organization/Agency Name:
(local branch)
Mailing Address:

City: State: Zip:

Physical Address:
(if different from Mailing Address)
City: State: Zip:

Fund Amount Requested: $
Previous Funds Received? Ƒ Yes Ƒ No If Yes, Year Received:

Amount Received:

Tax ID Number:

Executive Director:

Email Address:

Phone Number:

Grant Program Contact:
(if different from Executive Director)
Email Address:

Phone Number:

Program or Service Title:

United Cerebral Palsy, SLO County
3620 Sacramento Drive #200
San Luis Obispo CA 93401
Same
✔
-
Mark Shaffer
@ .
- -
Jody Watty
@ .
- -
805 Games
2,000

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the organization and the community service it provides:

Organization’s Mission Statement:

List Geographic Area(s) Served by the Organization:

United Cerebral Palsy (UCP) is an organization dedicated to the advancement of independence, productivity, and full citizenship for all people with disabilities. UCP's services provide social and recreational programs, individual and family support and educational instruction, youth and adult services, transportation, employment assistance, and advocacy for people with Cerebral Palsy and other developmental disabilities. UCP of San Luis Obispo County has been supporting children and adults with disabilities in San Luis Obispo County for over twenty years. Services are designed to eliminate barriers to full participation in the community for the people served.

Sports Without Limits is an affiliate program and is dedicated to serving children and adults with developmental disabilities by creating inclusive, accessible, and community-centered recreational opportunities. Individuals with developmental disabilities are historically underserved and often lack regular access to programs that promote physical activity, social connection, and community engagement. Our organization works to bridge this gap by offering meaningful, adaptive recreation that ensures every participant is welcomed, valued, and supported.

The 805 Games is our flagship event and is truly one-of-a-kind in San Luis Obispo County. There is no other local program that brings together youth and adults with developmental disabilities for a full day of sports, celebration, and community connection. This event provides participants with a rare opportunity to shine, to be seen, and to experience a day designed specifically for their joy, success, and camaraderie. For many, it is one of the only events where their abilities—not their disabilities—take center stage.

In addition to serving participants, the 805 Games offers tremendous benefits to the broader community. The event brings together hundreds of volunteers—students, service clubs, families, businesses, and community members— who gain firsthand experience supporting and engaging with individuals with disabilities. School-aged students can fulfill community service requirements while developing empathy, leadership, and a deeper understanding of inclusion. This shared experience fosters a more connected, compassionate community and strengthens relationships across all ages and abilities.Through the 805 Games and our growing year-round programs, Best Coast Sports provides vital services that uplift participants, educate the community, and build a more inclusive future for individuals with developmental disabilities.

The mission of United Cerebral Palsy of San Luis Obispo County, California, is to positively affect the quality of life for children and adults with developmental disabilities. UCP of SLO County is committed to creating opportunities that facilitate independence, personal growth, and provide full participation in the community for people with disabilities. Our goal is to help all children and adults with disabilities achieve their highest potential.

San Luis Obispo County. - including all cities, both incorporated and unincorporated.

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The 805 Games is unique in our region; there is no other event of its kind in San Luis Obispo County. For many participants, this is the only local opportunity to engage in a structured, community-wide sports event tailored to their needs. The impact is profound: participants gain a sense of pride, independence, and accomplishment, while families, teachers, and care providers witness meaningful moments of joy, courage, and connection. The event also fosters a strong sense of camaraderie, promoting social inclusion in a setting where participants are celebrated, encouraged, and seen.

Beyond serving individuals with developmental disabilities, the 805 Games provides significant value to the broader community. More than 1,500 volunteers—including school-aged students fulfilling community service requirements—participate each year. This creates meaningful opportunities for youth and adults to learn about disability inclusion, develop empathy, and work alongside individuals with disabilities in a supportive, uplifting environment. The event strengthens community bonds and promotes a more inclusive, understanding, and unified culture throughout the county.

To ensure strong participation and community awareness, we use a comprehensive outreach approach that includes:

Direct communication with schools, transition programs, and adult day programs Partnerships with teachers, administrators, and service providers Digital outreach through social media and community bulletins Volunteer recruitment through local high schools, colleges, service clubs, and businesses Word-of-mouth from families, caregivers, and past participants These outreach efforts ensure that individuals who would benefit most are informed and encouraged to participate, while simultaneously inviting the broader community to engage, volunteer, and support the event.

With the help of this grant, the 805 Games will continue to deliver a one-of-a-kind, high-impact experience that uplifts participants, educates the community, and expands inclusive recreation opportunities across San Luis Obispo County.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Describe the goals of the program/project:

How is the program or service beneficial to Arroyo Grande residents? Number of AG Residents Served by this Program This Year:

Estimated Number of AG Residents Served by this Program Next Year:

Explain How the Number of Residents Served by the Program is Determined:

The primary goal of the 805 Games is to provide a meaningful, inclusive, and celebratory recreation experience for children and adults with developmental disabilities across San Luis Obispo County. This program is designed to promote physical activity, social connection, personal achievement, and community inclusion in a supportive environment where all participants can thrive.
1 Enhance Access to Inclusive Recreation
2 Promote Confidence, Independence, and Skill Development 3 Strengthen Social Connection and Community Belonging
4 Increase Community Awareness and Inclusion
5 Sustain and Grow a Longstanding Community Tradition
6 Promote Health, Wellness, and Joy
These goals work together to ensure that the 805 Games delivers a meaningful, high-impact experience that uplifts participants, enriches families, and strengthens the entire community.

55. The number of residents served is based on direct registrations received from local elementary, middle, and high schools, as well as post–high school transition programs and adult day programs throughout San Luis Obispo County. Participants attend these programs during the day, and their teachers and day program supervisors are responsible for registering eligible individuals for the 805 Games.

Because registration is coordinated through the educational and service providers who work most closely with the residents, we are able to accurately determine participation numbers and ensure that all individuals who would benefit from the event have the opportunity to be included.

This process provides reliable, program-driven data on the total number of residents served each year.
52

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
How is the local need for this program or service determined? Number of Full Time Staff: Number of Part Time Staff:

Number of Volunteers:

Describe your organization’s ability to successfully carry out the proposed activities Individuals with developmental disabilities are historically underserved in communities nationwide, and San Luis Obispo County is no exception. The sustained success and recent growth of this event demonstrate both its value and the significant unmet need it addresses. Over the past two years, participation has increased substantially, with more than 550 individuals attending and over 1,500 volunteers supporting the program. This growth reflects a clear and ongoing demand for inclusive, accessible recreational opportunities.

Need is assessed through direct outreach to teachers, day program supervisors, service providers, and families, who consistently report limited access to adaptive recreation, social connection, and community-based activities for their students and participants. These partners help us identify individuals who would most benefit from participation and highlight gaps in existing services.

Additionally, our organization conducted a formal needs assessment to evaluate the broader landscape of recreational programming for individuals with developmental disabilities. Findings confirmed a shortage of inclusive, community-centered activities and informed our decision to expand offerings beyond the 805 Games. This data-driven approach ensures that our programs are responsive to community needs and designed to meaningfully enhance quality of life for participants.
01 30 and 1,000
The 805 Games have a long and proven history of success, having been offered for more than 30 years. For many years the event was administered by another organization; however, when that organization stepped away, a dedicated group of volunteers mobilized to ensure the Games continued. Over the past two years, this volunteer-led effort has not only preserved the event but has significantly expanded participation—both in the number of programs attending and the total number of individuals served. This continued growth reinforces the strong community demand and confirms our ability to deliver the event effectively.

Our capacity to execute the program is supported by a committed team that includes one part-time staff member and a core group of 30 experienced volunteers. These volunteers bring longstanding relationships with participants, deep familiarity with the event's operations, and a shared commitment to creating a safe, inclusive, and joyful experience. Their continuity and dedication provide a strong foundation for planning, logistics, participant support, and day-of execution.

With decades of proven outcomes, established community partnerships, and a reliable team that has successfully delivered the event year after year, we are confident in our ability to carry out the proposed activity successfully and sustainably.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION C: SCOPE/WORK PLAN AND BUDGET WORKSHEET
Scope of Work or Work Plan
When completing this worksheet, refer to the following questions:

D. Output should indicate the amount of work that would be performed or services rendered if awarded a grant.

E. Outcomes show the quality of the performance and answer the questions: who is better off by providing this program or service? What percentage of residents are assisted or are benefitting from this program or service?
Objective # 1
Program/Service Objectives
Major Tasks to Complete To Achieve Associated Goal
Timeline
Evaluation Methodology
The 805 Games seeks to provide inclusive recreational opportunities for children and adults with developmental disabilities across SLO County, giving participants a safe and supportive environment in which to engage in adaptive sports and team-based activities. The program promotes physical, social, and emotional development while fostering confidence, independence, and skill-building. At the same time, the 805 Games engages the community—families, teachers, caregivers, and volunteers—in meaningful participation that strengthens awareness, understanding, and inclusion of individuals with developmental disabilities. By combining recreation, celebration, and community involvement, the program delivers a unique exp. that uplifts participants and inspires a more connected, inclusive community.

December 2025 – February 2026: Conduct outreach to schools, day programs, and community partners; recruit and train volunteers; secure event site and materials.

March 2026: Finalize participant registrations; confirm adaptive equipment, staffing, and logistics.

April 2026: Conduct pre-event volunteer training and run-throughs; distribute info to participants and families.

May 1, 2026: Host the 805 Games event; day-of activities incl. adaptive sports, team events, and awards.

May – June 2026: Collect feedback, evaluate program outcomes, document impact for reporting and future planning.

All objectives will be achieved by June 30, 2026, the conclusion of the program yea Participant Data: Track total number of participants, programs represented, and demographic information.

Volunteer Engagement: Record number of volunteers, volunteer hours, and roles performed.

Satisfaction Surveys: Collect feedback from participants, families, caregivers, and volunteers on program quality, inclusiveness, and enjoyment.

Observational Assessment: Staff and volunteers will document participant engagement, social interaction, and skill development during activities.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
Program Service OUTPUTS:

Program Service OUTCOMES:

Host one full-day event on May 1, 2026, serving 550+ participants.

Deliver 4 sports opportunities including adaptive sports and team games, as well as recreational challenges.

Mobilize 1,500+ volunteers to assist participants, manage logistics, and provide coaching and supervision.

Distribute awards and recognition to all participants, ensuring each individual is celebrated.

Conduct pre-event outreach and registration with at least 30 programs across San Luis Obispo County, including schools, post-high school programs, and day programs.

Maintain detailed participant and volunteer records to track engagement, demographics, and program reach.

These outputs ensure that every participant receives meaningful recreational opportunities, personal recognition, and social interaction, while the community benefits from active volunteer engagement and strengthened inclusion efforts.

1. Participant Outcomes
Increased confidence and self-esteem: Participants experience pride and a sense of accomplishment through adaptive sports, team challenges, and awards recognition.

Enhanced social connection: Opportunities to interact with peers, caregivers, and volunteers strengthen friendships and social skills.

Improved physical engagement: Participation in adaptive sports and recreational activities promotes physical activity and motor skill development.

Percentage of residents served: The program reaches 100% of registered participants (anticipated 550+), ensuring every individual benefits from the activities.

2. Community Outcomes
Volunteer engagement and skill-building: Over 1,500 volunteers, including school-aged students, gain hands-on experience supporting individuals with disabilities, developing empathy, leadership, and inclusion skills.

Broader awareness and inclusion: Families, teachers, caregivers, and community members gain a deeper understanding of the abilities and potential of individuals with developmental disabilities, fostering a more inclusive community.

3. Long-Term Outcomes
Establishes a sustained culture of inclusion within San Luis Obispo County.

Reinforces the value of recreational programs for individuals with developmental disabilities, supporting continued participation and program growth in future years.

Creates a replicable model for inclusive community events, demonstrating the social and recreational benefits for participants and the community at large.

Through these outcomes, the 805 Games ensures that participants are not only served but are empowered to shine, while the community as a whole benefits from increased awareness, connection, and engagement with individuals of all abilities.

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COMMUNITY SERVICE GRANT APPLICATION 2025-26
SECTION D: PROOF OF NON-PROFIT STATUS
I. SUPPLEMENTAL DOCUMENTATION:

Proof of 501(c)(3) status with a copy of the letter from the IRS.

II. CERTIFICATION:

Date: _______________ Signature: ______________________________ Executive Director or Designee
______________________________
Board of Director or Officer

United Cerebral Palsy SLO
12/4/2025
Michael Morrison
Mark Shaffer

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Item 9.g.

MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works BY: Andrew Perez, Planning Manager
SUBJECT: General Plan Update Progress Report – March 2026 DATE: March 24, 2026
RECOMMENDATION:

Receive and file a progress report on the Comprehensive General Plan Update.

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

The financial and personnel impacts associated with this progress report are included in the budget for the Comprehensive General Plan Update.

BACKGROUND:

The last progress report was provided for the City Council on January 27, 20261.

Subsequently, a study session was held on February 24, 20262, as an opportunity for the City Council to comment and provide direction for revisions to the Preliminary Public Draft General Plan3(Preliminary Draft).

ANALYSIS OF ISSUES:

Staff and the consultant are actively working on revisions to the Preliminary Draft in response to Council's direction on February 24, 2026. These revisions include text amendments, revisions to the proposed policies and implementation programs, and writing new policies and programs where necessary. The incorporation of these revisions will result in the Public Draft General Plan (Public Draft). The Public Draft will be published with the intention of gathering additional comments from the public and outside agencies during a 45-day review period, in accordance with Government Code Section 65352. The outside agencies include neighboring cities, San Luis Obispo County, Caltrans, Lucia Mar

1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=b0e57ebf-a6f0-427b-b090- fa1bdfeff273&lang=English&Agenda=Agenda&Item=42&Tab=attachments 2https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=661c1650-22a5-4167-91df42e815675b95&lang=English&Agenda=Agenda&Item=35&Tab=attachments 3https://planarroyogrande.com/images/AGGPU_Prelim%20PRD_Full_reduced_2025%2011%2020%20M G.pdf

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Item 9.g.

City Council
General Plan Update Progress Report – March 2026
March 24, 2026

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Unified School District, and the San Luis Obispo Council of Governments. A study session with Council will be scheduled during the 45-day review period to discuss the revisions that were made in response to the direction provided at the February 24, 2026, meeting.

Environmental Impact Report (EIR)
The City is required to conduct an environmental analysis of potential impacts associated with the comprehensive update of the General Plan. That analysis is done through the preparation of an EIR, which describes and analyzes the significant environmental effects of the update and discusses ways to mitigate or avoid those effects to the extent feasible.

State law establishes a number of mandatory steps that both guide the scope and preparation of the EIR, and timeframes for public review and comment. The first of those steps is the preparation and publication of a Notice of Preparation (NOP). The NOP notifies the public and other agencies of the City’s intent to prepare an EIR and to solicit guidance about the scope and content of the EIR. There is a 30-day public comment period after the NOP is published, which occurred on March 20, 2026.

Further, the City will schedule a public scoping meeting to invite members of the public and agencies to provide comments on the appropriate scope and content of the EIR. In addition to the NOP, pursuant to Senate Bill 18, the City is required to notify appropriate Native American tribes of the opportunity to conduct consultations for the purpose of preserving, or mitigating impacts to, cultural places located on land within the City’s jurisdiction that may be affected by the adoption of the General Plan. Twelve notices were mailed to tribes on March 5, 2026. The tribes then have 90 days from the date on which they receive notification to request consultation. Separately, pursuant to Assembly Bill (AB) 52, the City is required to give notice to Native American tribes that have submitted a written request for notice and are traditionally and culturally affiliated with the geographic area of the project before the EIR is released. The letters mailed on March 5, 2026, also provided formal AB 52 notice to the tribes. The tribes then have 30 days from the date on which they receive notification to request consultation.

Climate Action Plan (CAP)
Two reports that will inform the Climate Action Plan have been finalized. The Greenhouse Gas (GHG) Emissions Inventory Report (Inventory Report) was prepared to assess emissions within city limits and serves as the foundation for forecasting and setting reduction targets in the updated CAP. The GHG Emissions Forecast and Targets Report (Forecast Report) forecasts future GHG emissions for 2030, 2035, 2040, and 2045 based on the Inventory Report. The Forecast Report provides a projection of how GHG emissions are expected to change within the city, based on changes in population, housing, and employment, as well as under existing State and federal legislation aimed at reducing GHG emissions through 2045. Both reports will be used to develop draft GHG reduction measures for inclusion in the CAP. Development of a community outreach strategy is also underway. Community engagement events will be held to determine which GHG reduction measures will be supported by the community and most likely to achieve the desired outcome of reducing GHG.

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Item 9.g.

City Council
General Plan Update Progress Report – March 2026
March 24, 2026

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ALTERNATIVES:

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

1. Receive and file this progress report on the Comprehensive General Plan Update; or

2. Provide other direction to staff.

ADVANTAGES:

Regular updates to the City Council will inform decision-makers and the community on the status of the project.

DISADVANTAGES:

None identified.

ENVIRONMENTAL REVIEW:

No environmental review is required to receive and file this progress report on the General Plan Update because it has no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. (State CEQA Guidelines, Cal.

Code Regs., tit. 14, §§ 15060, subd. (c)(2)-(3), 15378.) PUBLIC NOTIFICATION AND COMMENTS:

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

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MEMORANDUM
TO: City Council
FROM: Jessica Matson, Director of Legislative & Information Services/ City Clerk
SUBJECT: Supplemental Information
Agenda Item 9.g - March 24, 2026 City Council Meeting
General Plan Update Progress Report – March 2026
DATE: March 24, 2026
Attached is correspondence received prior to 2 p.m. for the above referenced item.

Cc: City Manager
Assistant City Manager/Director of Public Works
Planning Manager
City Attorney
City Clerk
City Website and Public Review Binder
Enc

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From: Peter Williamson
To: public comment
Subject: Public Comment for 3.24 Item 9g
Date: Sunday, March 22, 2026 9:52:31 PM
Attachments: 3.24 9g Consent Public Comment.pdf
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi Jessica,
I am submitting the attached PDF as a public comment regarding item 9g.

Please ship this to all council members at your earliest so they have time to review before Tuesday's meeting.

Thanks,
Peter Williamson
Arroyo Grande Resident

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9g - GENERAL PLAN CONSISTENCY, COST, AND CIRCULATION ALIGNMENT I’m concerned the General Plan is written for people, but the Circulation Element is engineered for cars, and the two do not currently align. That misalignment has consequences for housing feasibility, affordability, safety, and long-term fiscal cost. I urge the Council to pull this item off consent and allow time for a focused technical discussion.

1. The math of growth does not work without a mode split goal The General Plan anticipates 34,000–38,000 residents. At today’s 2.1 vehicles per household, that population produces 30,000–32,000 private vehicles.

Storing and moving that many cars requires:
• ~200 acres of parking — the equivalent of paving over five Villages • 130+ miles of cars bumper-to-bumper — the distance from the Village to the Ventura Pier
• additional right-of-way that contradicts compact infill and walkability A mode split goal is the only policy tool that prevents the City from engineering itself into a future it cannot afford to maintain.

Traditional LOS only measures driver delay. It pushes engineering toward wider lanes, larger intersections, and higher speeds. These designs are expensive to build, expensive to maintain, and directly conflict with the City’s Healthy Communities goals. Replacing LOS with Multimodal LOS (MMLOS):
• aligns engineering with the Land Use Element
• reduces long-term maintenance liabilities
• positions the City for state and federal grants
• avoids costly intersection widening that makes infill housing infeasible MMLOS is now standard practice in cities that want to control long-term costs and support infill.

2. The Land Use Element requires walkability — the Circulation Element must support it The draft Land Use Element includes clear, prescriptive policies:
• LU-4.1: pedestrian- and bicyclist-oriented design
• LU-4.2: safe, convenient neighborhood connections
• LU-3.3: buildings oriented toward pedestrian pathways

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• LU-4.3: parking behind buildings to support walkability Meanwhile, the Circulation Element preserves LOS, omits a mode split goal, and assumes a future vehicle load that only works in a sprawling city. These two visions cannot coexist without reconciliation.

4. Safety and cost realities
Locally, we’ve had 29 severe injuries in five years, most involving people walking or biking. Each severe injury carries an estimated cost of ~$2 million. Compact, slower street design reduces fatal crashes by 47%. A 1% rise in transit mode share reduces traffic deaths by 3%, regardless of city size.

5. The EIR on consent requires internal consistency — and the current draft does not meet that standard
The consent agenda notes that the City is entering the EIR scoping phase. The EIR must analyze transportation impacts, GHG emissions, safety, and internal consistency across all General Plan elements
If the Circulation Element preserves LOS and assumes 30,000+ cars while the Land Use and Healthy Communities Elements call for compact infill, walkability, and reduced vehicle dependence, the EIR will inevitably show higher VMT, GHG emissions, collision exposure, and infrastructure costs.

This creates avoidable legal and fiscal risk for the City and makes infill housing more expensive and harder to approve. A short, focused workshop now is more efficient than trying to correct inconsistencies during the EIR, when changes become more difficult and costly.

6. Practical near-term actions

1. Hold a standalone technical workshop on Circulation + Healthy Communities.

2. Add a directional mode split goal to align engineering with land use and housing feasibility.

3. Replace LOS with MMLOS, or require MMLOS testing on key corridors before adoption.

4. Name core safety design principles so staff can cite them in grants and Caltrans coordination.

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Item 10.a.

MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/ Director of Public Works BY: Patrick Holub, Associate Planner
Andrew Perez, Planning Manager
SUBJECT: Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust
DATE: March 24, 2026
RECOMMENDATION:

Adopt a Resolution denying Appeal Case No. 26-001 and approving Conditional Use Permit 25-001; Construction of Ninety-Two (92) Multi-Family Dwelling Units; Location – 1271 and 1281 James Way; Appellants – Pismo Medical Properties LLC, Arroyo Grande Partners LLC and Ray B. Burnell, Revocable Trust, and Finding the Project Statutorily Exempt from the California Environmental Quality Act Pursuant to Public Resources Code section 21080.66(a).

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:

At the time the appeal was submitted, the appellants paid the required fee of $1,327.20.

This fee is intended to cover costs for processing of the appeal.

BACKGROUND:

The 1.81-acre project site consists of two vacant lots, 1271 and 1281 James Way, which form an “L” shape, located within the Office Mixed Use (OMU) district (Attachment 2).

On January 20, 20261, the project was heard by the Planning Commission, which approved the project by resolution with a 3-0 vote (Attachment 3). On January 30, 2026, an appeal was filed with the City Clerk (Attachment 4) within the required ten calendar days from the date of the Planning Commission’s decision.

1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=c0ee1696-5441-432a-a40ce992f8f0749f&lang=English&Agenda=Agenda&Item=18&Tab=attachments

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Item 10.a.

City Council
Appeal Case 26-002; Appeal of Planning Commission Approval of Conditional Use Permit 25-001; Location – 1271 & 1281 James Way; Appellants – Pismo Medical Properties LLC, Arroyo Grande Partners LLC and Ray B Bunnell Revocable Trust March 24, 2026

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Project Description
The proposal involves the construction of two (2) four-story residential buildings containing a total of ninety-two (92) multi-family residential units, including a community center and fitness area. Specifically, the project includes:
 Studios: 20 units;
 One-bedroom: 58 units; and
 Two-bedroom: 14 units.
 Parking: the project includes 31 one-car garage spaces on-site, and has described a reciprocal parking agreement structure for additional spaces. The applicant seeks a concession for a reduction from the required parking minimum of 99 parking spaces, which is permissible under State Density Bonus Law, and described in additional detail below. Under Density Bonus Law, the City is severely limited in its ability to deny the requested concession to reduce parking spaces otherwise required by the Arroyo Grande Municipal Code.  The project proposes to reserve either 15% of the base density equivalent units to very low-income households or 24% to low-income households, which makes the Project eligible for State Density Bonus Law. Plans for the proposal are included as Exhibit B to the Resolution. Importantly, the City will ensure the project reserves the requisite number of affordable units via the requirement that the applicant execute a recorded, density bonus agreement that will deed restrict those affordable units over a 55-year term, required before the City will issue Building Permits (See Condition of Approval No. 95).

State Law Significantly Restricts City’s Authority to Deny or Condition the Project The proposed project is an eligible Housing Accountability Act (HAA) project because it proposes residential units. This means that the City may only deny or condition the project at a reduced density in the circumstances authorized by the California Legislature pursuant to Government Code Section 65589.5, as explained below.

Under the HAA, if any housing development project — regardless of affordability — complies with the City’s objective development standards2, the City cannot deny the project or reduce its density unless the City makes certain “written findings supported by a preponderance of the evidence.” (Id.) Those findings require a “specific adverse impact”

2 See, as example, Gov. Code § 66300(a)(7): “Objective design standard” means a design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application.

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to public health and safety that cannot be mitigated. (Id., at (j)(1)(A)-(B).) A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (Id, emphasis added.) It is the Legislature’s intent that such a finding is rarely made.3 Staff has evaluated the project and determined compliance with the City’s objective development standards. The HAA exempts any inconsistency with City’s objective standards as a result of concessions or waivers permitted under State Density Bonus Law. (Id., at (j)(3).) Further, the HAA provides that if a city does not notify an applicant of inconsistencies with applicable development standards before an application is deemed complete, then the project is deemed consistent with all unidentified standards as a matter of law. (Id., at (j)(2)(A)-(B))
Further, as an affordable housing project with either 15% of the base density units deedrestricted to very low-income households or twenty-four percent (24%) of the base density units restricted for low-income residents, the HAA further prohibits the City from denying the project unless it can make one of the findings provided for in Government Code section 65589.5(d)(1)-(6). The City does not believe it could meet those findings for denial based on the facts included below, and that the project should be approved:
 The City has not exceeded its Regional Housing Needs Allocation (RHNA) for the project’s income categories (including very-low or low-income units) for the current planning period.
 The City does not believe approving the project will result in unmitigable specific, adverse impacts on the public health or safety. As defined by State law, this would require impacts that are both “significant, quantifiable, direct, and unavoidable,” and impacts that are based on “objective, identified written public health or safety standards, policies, or conditions” in effect when the project application was deemed complete.
 The approval of the project will not violate a specific state or federal law.  The project is not proposed on, or surrounded on at least two sides by, land that is zoned for agriculture or resource preservation purposes and the project will be served by adequate water and wastewater facilities.
 Consistent with state housing law, including the allowances afforded under State Density Bonus Law, the project is deemed consistent with the City’s objective development standards.
 The project does not qualify as a “Builder’s Remedy” project.

3 “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon public health and safety . . . arise infrequently.” (Gov. Code § 65589.5(a)(3))

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For the above reasons, the HAA significantly limits the City’s ability to deny or reduce project density. Staff prepared the attached Resolution that denies the appeal and approves the project, makes the findings necessary to approve the conditional use permit under AGMC section 16.16.050, and documents the project’s compliance with the objective standards of both the City’s General Plan and Zoning Ordinance. Staff and responsible agencies have also added Conditions of Approval designed to ensure that the project can meet the City’s necessary requirements for approval. As conditioned and as described above, no evidence in the record indicates that approving the project would have an unmitigable specific, adverse impact on public health and safety.

ANALYSIS OF ISSUES:

General Plan Consistency
The General Plan Land Use designation of the project site is Mixed Use, which allows residential uses as proposed. The project is consistent with the General Plan goals to build affordable housing, provide urban design amenities that encourage multi-modal travel, promote the mixture of residential and commercial uses in mixed-use corridors, facilitate affordable housing through the application of State Density Bonus Law, reduce parking standards for affordable housing developments, and by providing a 32’ creek setback, consistent with the 25-50 foot development setback suggested in the Conservation and Open Space Element. A full analysis of General Plan consistency is contained in the January 20, 2026, Planning Commission Staff Report4. The Planning Commission determined that the project is consistent with the General Plan through the approval of Resolution No. 2026-02. (Attachment 3) Those same findings are contained in the prepared Resolution denying Appeal Case No. 26-001 and Approving Conditional Use Permit 25-001 (Attachment 1).

Development Standards
Whether by reserving 15% of the base density units for very low-income households or 24% of the base density units for low-income households, under the California Government Code, the project is entitled to a density bonus of up to 50%5. The project is also eligible under State law for three concessions from local, objective development standards that the applicant may select, which result in project cost savings,6 and an

4https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=c0ee1696-5441-432a-a40ce992f8f0749f&lang=English&Agenda=Agenda&Item=18&Tab=attachments 5 Gov. Code, § 65915(f)(2).
6 Gov. Code, § 65915(d)(2)(C); See also Gov. Code, § 65915(k). Rejecting the concession requires a written finding, based on substantial evidence, that the concession either (A) does not result in identifiable and actual cost reductions to provide for affordable housing costs or for affordable rents, (B) would have an unmitigable specific, adverse impact to public health and safety, or (C) is contrary to state or federal law.

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unlimited number of waivers from local, objective development standards that would physically preclude the project with the affordability mix proposed by the applicant. 7 For this project, the applicant originally requested three concessions and three waivers.

A housing applicant is provided wide authority under State law with respect to the specific, objective development standards they select for concessions and waivers, in order to reduce project costs and ensure the project can be constructed with the proposed affordable units, respectively. Government Code section 65915(o) includes a nonexhaustive list of local development standards that can be waived under State Density Bonus Law, including parking, height limits, floor area ratio, and setbacks, all of which were requested by the applicant.

Concessions (a maximum of 3 under State law):

1. Allow the project to be built ten feet higher than the maximum permitted building height, from 35’ to 45’. See Arroyo Grande Municipal Code (AGMC) Section

16.36.020(H)(10);

2. Allow the project to provide one less parking space than the required minimum, providing ninety-eight (98) spaces instead of ninety-nine (99). See AGMC Section

16.56.060(1)(e); City notes that while the project’s original request included a reduction of only one parking space, the applicant would be authorized under Density Bonus Law to seek a broader parking reduction; and

1. AGMC Section 16.36.020(H)(10) limits maximum building size to 50,000 square feet. The applicant is requesting allowance to construct Building A at 77,269 square feet in order to achieve the maximum allowable density;

2. AGMC Section 16.36.020(H)(10) limits floor area ratio (FAR) to 1.0. The applicant is requesting to exceed this allowance with a proposed FAR of 1.3 in order to achieve the maximum allowable density; and

3. AGMC Section 16.48.065 requires a minimum of 350 square feet of open space per unit. The applicant is requesting a reduction in this requirement to approximately 176 square feet per unit to achieve the maximum allowable density.

In addition to these three waivers, the project proposes to build within the required 50- foot setback from Meadow Creek. Although relief from this setback standard was not

7 Gov. Code § 65915(e). Rejecting the waiver requires an unmitigable specific, adverse impact to public health and safety, and if a court finds that the refusal to grant a waiver or reduction of development standards violates Density Bonus Law, then the court must award the plaintiff reasonable attorney’s fees and costs of suit.

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requested by the applicant as a concession or waiver, it was not identified as an aspect of the project that was non-compliant with the City’s development standards at the time the project was deemed complete due to previous approvals on the project site, and therefore cannot be enforced (see Gov. Code §§ 65944(a), 65589.5(j)(2)(A)-(B), also described in additional detail below). Even if this local setback standard could be enforced, the applicant would be eligible to request a waiver for relief under State Density Bonus Law, to the extent that setback standard would physically preclude the construction of the project.

The proposed project’s compliance with development standards is shown in Table 1 below.

Table 1: City Development Standards

8 Per General Plan Land Use Element Table LU-1. State Density Bonus Law requires the City to use the maximum allowable residential density permitted under the City’s land use documents for the site. (Gov.

Code, § 65915(o)(6).)
Development Standard Development Code
Requirement
Proposed Notes
Maximum Density 25 units/acre8 37.3 units/acre Allowed per Density Bonus Law
Lot Size 20,000sf 78,892sf Code Met
Setbacks:

Front 0’-10’ 15’ Code Met
Rear 0’-15’ 12’ Code Met
Side 0’-5 10’ Code Met
Building Size Limits 50,000sf 77,269sf; 25,090sf
Allowable Under
CUP Process and
Density Bonus Law
Floor-Area Ratio 1.0 1.3 Allowed per
Density Bonus Law
Lot Coverage 70% 35.5% Code Met
Height 35’ or three-stories 45’; four-stories Allowed per Density Bonus Law
Parking Lot
Landscaping
10% of gross lot
area for off-street
parking

8.23% Allowed per
Density Bonus Law
Open Space 350sf per Unit 176sf per unit Allowed per
Density Bonus Law
Creek Setback
50’ from top of
bank (Meadow
Creek)
32’ from top of
bank
Allowed per
Density Bonus Law

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Density
Residential density for projects in mixed-use zones is calculated differently than exclusively single- and multi-family residential zoning districts. Pursuant to AGMC Section

16.36.030(C), projects in mixed-use zones use residential density equivalencies to calculate a project’s density. Residential density in mixed-use developments relies on density equivalent units for compliance with density standards. The density equivalent unit system assigns a numerical value to a unit that is determined by the number of bedrooms in the unit, for purposes of calculating project density.

State law provides for a “bonus density” based on the percentage of total units a housing development dedicates to affordable housing at its base density. “Base density” excludes any units permitted by the density bonus. The maximum residential density for projects on properties with the Mixed Use general plan land use designation is 25 dwelling units per acre. At this density, the 1.81-acre site could accommodate 45.25 units without a density bonus. By reserving 15% of the base density units for very low-income households, the project is eligible for three concessions, plus waivers or reductions in development standards pursuant to Gov. Code Section 659159. Alternatively, the project may reserve 24% of the units for low-income households, and still qualify for up to 50% density bonus and the three concessions plus waivers (Gov. Code § 65915(f)(2).). Table 2 below illustrates how the project complies with these requirements.

Table 2: Density Equivalent Units
Residential
Dwelling Unit
Type
Density
Equivalent Project Density
Equivalent Units Number of Units Proposed
Live/Work Unit 0.5 0 0
Studio 0.5 10 20
1-bedroom 0.75 43.5 58
2-bedroom 1.0 14 14
Total: 67.5 92
Pursuant to AGMC Section 16.48.060,
10 rounding up the maximum density is applicable
for mixed-use districts.

Parking

9 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV 10https://library.municode.com/ca/arroyo_grande/codes/code_of_ordinances?nodeId=COOR_TIT16DEC O_CH16.48GEDEST_16.48.060DEDE

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AGMC Section 16.56.060 provides off-street parking requirements for development projects and states that the parking required for residential uses in mixed-use projects does not have to be covered. This project proposes to construct multi-family residential units on two parcels that are located adjacent to the existing non-residential uses. This project proposes to share means of ingress, egress, and parking with the existing nonresidential uses. These shared amenities would result in the existing non-residential and proposed residential uses functioning like a mixed-use development in a practical sense, and therefore, development standards for mixed-use projects were used for evaluating this project for consistency with the development code. State Density Bonus Law allows the project to be evaluated based upon mixed-use zoning with a concession.11 GC Section 65915(p)12 establishes maximum parking ratios for projects that qualify for a density bonus based on the number of bedrooms for each unit. Studio units and onebedroom units are required to provide one (1) parking space per unit, while two-bedroom units are required to provide one and one-half spaces (1.5) per unit. Using these ratios, the project would be required to provide a total of 99 parking spaces. However, the applicant may use State Density Bonus Law to further reduce their parking requirement for a total of 98 parking spaces, as originally proposed, or fewer spaces. Table 3 below provides a breakdown of the required and proposed parking, along with information regarding the requested parking reduction.

Table 3: Parking – Required and Proposed
Unit
Type
Development
Code
Requirement
State DBL
Parking Ratio
Parking
Required
Parking
Provided with
DBL
Concession
Notes
Studio
x20 1 space per unit 1 space per unit 20 spaces
1BR x58
1 space per unit
plus 0.5 guest
spaces per unit
1 space per
unit 58 spaces
2BR x14
2 space per unit
plus 0.5 guest
spaces per unit

1.5 spaces
per unit 21 spaces
Total 99 spaces 98 spaces
Not Met -
Allowable
under
Density

11 Gov. Code § 65915(k)(2)
12 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV

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Unit
Type
Development
Code
Requirement
State DBL
Parking Ratio
Parking
Required
Parking
Provided with
DBL
Concession
Notes
Bonus
Law
Parking for the project has been proposed by applicant as follows:

1. Thirty-one (31) single-car garage spaces under building;

2. Eighteen (18) spaces shared with hotel;

3. Forty-seven (47) non-designated surface parking spaces; and

4. Two (2) designated surface parking spaces.

In total, the application indicates that there are ninety-eight (98) parking spaces available for resident parking.

Landscaping
See Planning Commission Staff Report dated January 20, 2026.

Open Space
See Planning Commission Staff Report dated January 20, 2026.

BASIS OF APPEAL
The subject appeal is included in full in Attachment 4. A brief summary of appellant’s assertions and staff’s responses to those assertions are provided below:
(1) Inadequate and Unenforceable Parking Provisions Due to Binding Reciprocal Easements and Historical Overburdening
Staff Response: Staff cannot opine on the enforceability of the parking easements between private parties; however, staff notes that these “unenforceable” parking easements have been recorded with the Clerk-Recorder for San Luis Obispo County. (See e.g. Appeal, Exhibit A and Exhibit B) The private parking agreements bear limited value to City’s review over this matter and the applicant’s request. Pursuant to GC Section 65915(b)13, a city shall grant incentives or concessions for projects meeting certain criteria contained within this section. By reserving fifteen percent (15%) of the base density units for very low-income household or 24% of the base density units for low-income households, the project is entitled to up to three concessions that provide relief from development standards. Irrespective of the private parking easements, applicant would be eligible to seek a modified concession for a reduction of the parking requirement from 99 to the number of on-site spaces. Government Code section 65915(d) provides the findings required to deny a concession or incentive sought by

13 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV

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a housing applicant, and those findings cannot be made. The concession to reduce parking will result in costs savings to the applicant, the reduction of parking will not a have a specific or adverse impact that cannot be mitigated, and the requested concession is not contrary to State or Federal law. Pursuant to Gov. Code §65589.514, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. With the application of a parking concession, the project is deemed in compliance with state and local requirements.
a. Proposed Parking Does Not Comply with On-Site Parking Regulations Staff Response:

The proposed parking is not inconsistent with Government Code § 65915(p) or AGMC § 16.56.030. A reduction in parking is a standard concession, and a reduction from the minimum parking requirement from 99 spaces to a reduced number of parking spaces is consistent with State Density Bonus Law. This is a quintessential concession and expressly authorized by the Government Code. (See Gov. Code section 65915(k)(1)[Concession or incentive means “a reduction . . . in the ratio of vehicular parking spaces that would otherwise be revised. . . “], see also (p)(5)[“An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision (d)[concessions/incentives]”) Irrespective of the private parking easements, the use of reduced onsite parking is justified under State law. Gov. Code section 65915(p)(4) says that a “development may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.” Thus, in direct contrast with the appellant’s assertion, the original proposal provided onsite parking in the precise manner contemplated by state law. GC Section 65915(p)(6)15 establishes maximum parking ratios for density bonus projects and also provides the City discretion to reduce or eliminate parking requirements for development projects of any type in any location. Moreover, while residential projects adjacent to commercial projects have been treated as mixed-use in the City, state law also allows the project to be evaluated with mixed-use zoning through application of a concession.16 Therefore, the City’s granting of a parking reduction and the applicant’s election to provide shared onsite parking complies with applicable State and City regulations regarding onsite parking.
b. Proposed Parking Does Not Comply with Covered Parking Regulations

14https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65589 .5
15 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV 16 Gov. Code § 65915(k)(2).

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Staff Response:

AGMC 16.04.070 defines mixed-use projects as those that combine commercial and residential uses, where the residential component is typically located above or behind the commercial use. Despite the project’s proposing only residential units, the presence of the existing commercial uses and the nature of the proposal’s shared ingress, egress, and parking amenities justifies the classification of the subject project as a mixed-use development. This interpretation has consistently been applied by City staff and the Planning Commission on a number of projects in the recent past. State Density Bonus Law further authorizes the applicant to have the project be treated as mixeduse through application of a concession.17 As addressed above, a residential project located within a commercial shopping center has historically been categorized as a mixed-use project.

AGMC §16.56.060(e) is inapplicable to a mixed-use project like the one proposed because parking required for residential use in mixed-use projects does not have to be covered (See Table “Off-Street Parking Requirements”, Residential Uses Note). However, even if this were deemed a residential project through an interpretation of AGMC §16.04.070 that is inconsistent with past practice of the City, uncovered parking is nevertheless justified. As a Density Bonus Law project, the housing development may provide onsite parking through tandem or uncovered parking. (Gov. Code § 65915(p)(4).) State law overrides the development standard that appellant identifies. Density Bonus Law also permits a concession to evaluate the project based on mixeduse standards.18 Finally, the applicant could seek to modify its parking concession further and seek an additional reduction of spaces, which could make the uncovered parking spaces argument by appellant moot. c. Binding Easements Limit Applicant’s Ability to Deliver Parking Staff Response:

The appellants assert that the applicant’s existing encumbrances limit their ability to provide the required parking. First, the City is not a party to any private parking agreements, and, therefore, is not legally obligated to enforce any that exist. Those easements generally describe reciprocal parking easements, allowing shared parking on the project site. Second, by dedicating at least 15% of base density units for very low-income households, or twenty-four percent (24%) of the base density units for low-income households, the project qualifies for up to three concessions. (Gov. Code, § 65915(d)(2)(C). The applicant may request a parking concession to reduce the total number of required spaces,

17 Gov. Code § 65915(k)(2)
18 Gov. Code § 65915(k)(2).

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and still be found in compliance with the City’s minimum parking requirements for this project.

Instead, as an HAA project, the City may not disapprove or condition the project at a lower density absent a “specific, adverse impact upon public health or safety . . . based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.” (Gov. Code § 65589.5) The City does not have, and did not identify at the time the application was deemed complete, any standards, policies, or conditions requiring modification to existing private property agreements in order to approve a project.
d. Historical Parking Shortages and City-Acknowledged Issues Staff Response:

The appeal states that the City has acknowledged parking issues at this shared use site through historical entitlement reviews of the subject property. While the City has previously analyzed parking impacts in this location, that analysis was prepared for different applications not before the City now. State law requires that cities make findings to approve or disapprove projects based upon the facts of the application being reviewed. Even City “acknowledgement” of parking “issues” at and near the site does not meet the standard for specific, adverse impacts as defined above in the Government Code.

Moreover, the appellant’s arguments fail to apply the appropriate standard to Council’s review and omit key conclusions of the report. The appellant relies on a 2004 parking monitoring report prepared by Orosz Engineering Group.

Appellant merely asserts there have been “historical issues” previously reviewed by the City, and concludes the “reduced [parking] ratios are insufficient.” However, the same Orosz Engineering Group report appellant relies on concluded, “The data indicated that the site overall has adequate parking available to tenants, patients and patrons.” (Appeal, Exhibit E, p. 91 of 366). The report further discusses that the “management issues” can be

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resolved by encouraging “employees to utilize parking” in another area. (See id.) Thus, the appellant does not present evidence that supports denial of the project based upon the general parking assertions identified in the appeal. (2) Improper Application of Statutory CEQA Exemption (Pub. Res. Code §21080.66) Staff Response:

Attachment 5 provides a thorough analysis of the findings required in order to utilize the statutory exemption provided by AB 130 (Pub. Res. Code §21080.66). Staff has made each of the findings affirmatively and contends that the statutory CEQA exemption does apply to this project.
a. Sensitive Site/Riparian Habitat Exclusion
Staff Response:

Public Resources Code section 21080.66 does not preclude the City from relying on this statutory exemption because it abuts Meadow Creek. Instead, Public Resources Code section 21080.66 permits the use of this exemption only if it meets certain criteria, including that the Project site not be located on wetlands, as defined in the United States Fish and Wildlife Service Manual. (Pub. Resources Code, § 21080.66(a)(6). Here, Exhibit 1 to Attachment 5 contains a letter written by the project’s biologist stating that no wetlands, as defined by the US Fish and Wildlife Service, exist on the project site. Further, the presence of riparian habitat alone on the site does not preclude the City’s reliance on this statutory exemption, as it is not one of the identified criteria under Public Resources Code section 21080.66. As identified in the June 27, 2026, Creekside Junction Project Existing Conditions Biological Resources Assessment and Updated Meadow Creek Waters of the U.S./State Jurisdictional Limits Determination, the Project site is mainly paved and dirt parking lots, with a constructed basin and berm along Meadow Creek supporting upland non-native annual grassland, ruderal areas with patches of coyote brush, and a small stand of coast live oaks and willows on the southeast corner of the site. (Attachment 5, Exhibit 2 ) This cluster of coast live oaks and arroyo willow trees above the top of Meadow Creek bank are in uplands, and not associated with a riparian context. (Id., p. 2.) The project would have no impact on any wetland or riparian habitat. (Id., p. 4.) As for the appellant’s claims that the Project design will risk erosion and non-compliance with Fish & Game Code section 1602, the Project Condition of Approval 76 requires the applicant to submit improvement plans, including erosion control, and be approved by the Public Works Department and/or Community Development Department. Further, AGMC 13.24.120 requires the applicant to implement erosion and sediment control measures prior to, during, and after construction.

The applicant will be required to obtain approval of a Stormwater Pollution Prevention Plan (SWPPP) from the Central Coast Regional Water Quality

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Control Board (CCRWQCB). City staff will review the SWPPP to ensure that the plan is consistent with City requirements prior to approval of the development and construction plans. Therefore, the project satisfies the requirements in AB 130 and Public Resources Code section 21080.66. b. Surrounding Urban Uses Criterion Not Met
Staff Response:

Public Resources Code section 21080.66(a)(3)(A)-(D) requires that the Project site meet any of the following criteria: (1) previously developed with an urban use, (2) at least 75 percent of the site perimeter adjoins parcels developed with urban uses, (3) at least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses, or (4) for sites with four sides, at least three out of four sides are developed with urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are developed with urban uses.

As stated in Attachment 5, criterion 3, approximately 77% of the area within a one-quarter mile radius of the project site is developed with urban uses.

California Public Resource Code Section 2107219 defines urban uses as any residential, commercial, public institutional, transit/transportation passenger facility, or retail use, or a combination thereof. Therefore, the surrounding urban uses criterion is met.
c. Inconsistency with Zoning and General Plan
Staff Response:

As articulated through, State law clearly exempts any inconsistency with General Plan or Zoning standards that are due to the application of density bonus concessions or waivers. (Gov. Code, § 65915(j)(1); Gov. Code § 65589.5(j)(3).) Further, contrary to appellant’s reasoning, Public Resources Code section 21080.66(a)(4)(C) states that “approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Section 65915 of the Government Code shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program.” Additionally, no evidence in the record indicates that approving the project, as conditioned, would have an unmitigable specific, adverse impact on public health and safety.
d. Failure to Meet other Performance Standards
Staff Response:

The City’s tribal consultation efforts regarding the project are included in Attachment 5. Eight separate tribal representatives were notified of the project.

19 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC&sectionNum=21072

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One tribe requested consultation, and consultation resulted in the addition of Condition of Approval Number 143 to the Planning Commission Resolution.

This is in addition to Condition of Approval Numbers 136-142 that are required by AB 130. Tribal consultation for the project concluded consistent with applicable State law on January 2, 2026. As required under Public Resources Code section 21080.66, a Phase 1 ESA has already been provided to the City and as such, this Project satisfies Public Resources Code section 21080.66(c)(1)(A).

Based on the substantial evidence in the record of proceedings, staff has determined that the Project qualifies for the AB 130/Public Resources Code section 21080.66 statutory exemption.
(3) Violation of Creek Setback and Riparian Protection Standards Staff Response:

The 32’ creek setback proposed by the applicant for the project has already been deemed consistent with AGMC § 16.44.050. The HAA provides that if a city does not notify an applicant of an inconsistency with an applicable development standards before the application is deemed complete, the project is deemed consistent with unidentified standards, as a matter of law. (Gov. Code § 65589.5(j)(2)(A)–(B).) This standard was not identified by staff as an inconsistency at the time the application was deemed complete because prior approvals located along Meadow Creek have been approved with a 32’ setback or a substantially similar setback.

Furthermore, the 32’ creek setback is consistent with General Plan policy C/OS2-1.3:
“Where feasible, maintain a development setback of 25 – 50 feet from the top of stream bank or edge of riparian habitat depending on slope, habitat and floodplain characteristics. Locate development outside the setback.” (Agriculture, Conservation and Open Space Element (2007), Arroyo Grande General Plan) Under the HAA, a project is deemed consistent with zoning standards when there is an inconsistency between the zoning code standard and the General Plan standard. (Gov. Code § 65589.5(j)(4)) As a 32’ setback is consistent with the applicable General Plan standard of a setback of 25-50 feet.

By way of additional background, as discussed in a March 24, 2015, staff report to City Council for a previous project at this property, a creek variance setback had previously been approved at 35’ for this site, and staff had previously recommended a variance for the setback at 32’. (Appeal, Ex. F, p. 104 of 366) Staff had previously analyzed that application of the 50’ creek setback standard would “reduce the buildable lot width significantly.” (Id. at p. 113 of 366) That staff report identified that there would be apparent benefits to the creek habitat, where development would “enhance the health and function of the riparian area” by removing invasive species

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and providing revegetation benefits. (Id.) While application of the creek setback standard is now precluded by state law, if the applicant were to request a density bonus waiver under Gov. Code § 65915(e), the applicant would be entitled to an 18’ deviation from the setback requirement to avoid physical preclusion of the project.

Thus, the proposed 32’ foot creek setback is deemed consistent with the City’s development standard by two separate provisions of state law, and the applicant would be entitled to a waiver from the standard because strict application would preclude the applicant from building at the proposed density. (4) Inadequate Traffic and Circulation Analysis
Staff Response:

In compliance with Senate Bill 743, the City has adopted a Transportation Impact Study Guidelines20, which are based on a Vehicle Miles Traveled (VMT) metric rather than the traditional Level of Service (LOS). Based on the City’s VMT screening criteria, the project is not screened out and was required to complete a VMT analysis.

Residential projects that conduct a VMT analysis shall calculate the project VMT per capita using the San Luis Obispo Council of Governments (SLOCOG) travel demand model and compare the results to regional VMT with and without the project’s modeled impacts. As shown in the analysis (Attachment 6), the existing home-based VMT for Arroyo Grande is 20.2 VMT per capita, while the project is expected to result in 12.29 VMT per capita. Per the City’s guidelines, this is more than fifteen percent (15%) below existing VMT and thus, the project would not have a potentially significant impact on VMT. Therefore, the project is consistent with the City’s requirements for evaluating potential traffic and circulation impacts.
(5) The Project Does Not Qualify for Preferential Treatment Staff Response:

This project meets the definition of a housing development project in the HAA. (Gov.

Code § 65589.5(h)(2).) Staff has evaluated the project and determined that it complies with the City’s objective standards. State law exempts any inconsistency as a result of density bonus concessions or waivers. (Gov. Code § 65589.5(j)(3).) Additionally, no evidence in the record indicates that approving the project, as conditioned, would have an unmitigable specific, adverse impact on public health and safety. The project’s required review under applicable State law does not constitute preferential treatment.

ALTERNATIVES:

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

20 https://arroyogrande.org/DocumentCenter/View/9851/Transportation-Impact-Study-Guidelines

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1. Adopt the prepared Resolution denying Appeal Case No. 26-001 and approving Conditional Use Permit 25-001;

2. Modify and adopt the prepared Resolution denying Appeal Case No. 26-001 and approving Conditional Use Permit 25-001;

3. Do not adopt the prepared Resolution take tentative action to uphold appeal Case No. 26-001, and provide direction for staff to return with an appropriate supporting resolution including findings for denial of Conditional Use Permit 25-001; or

4. Provide other direction to staff.

ADVANTAGES:

Denial of the appeal will approve a housing project, provide units specifically reserved for residents qualifying as very low income or low income, and help the City meet its RHNA obligations under its adopted Housing Element . Furthermore, the project was processed in accordance with the HAA and Density Bonus Law.

DISADVANTAGES:

The reduction of required parking pursuant to State law could impact the availability of parking on the shared site. These concerns are expected to be attenuated by conditions of approval included in the prepared Resolution.

ENVIRONMENTAL REVIEW:

In July 2025, the Governor signed a budget trailer bill (AB 130) that includes new and amended statutes, including Public Resources Code section 21080.66, which significantly streamlined the environmental review process for housing projects.

Based on substantial evidence, City staff has determined that the Project is exempt from further environmental review pursuant to Public Resources Code section 21080.66 (Infill Housing Development Exemption). A full analysis of the Project’s eligibility is included in Attachment 5. Accordingly, staff recommends that the City Council find the Project exempt from further environmental review pursuant to Public Resources Code section 21080.66(a).

PUBLIC NOTIFICATION AND COMMENTS:

The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. A public hearing notice was posted at the site and mailed to all property owners within 300’ of the project site on March 12, 2026.

ATTACHMENTS:

1. Resolution

2. Project Location

3. Planning Commission Resolution 2026-002

4. January 30, 2026 Appeal Form

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5. AB 130 CEQA Findings

6. Traffic and Circulation Study

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ATTACHMENT 1
CITY COUNCIL RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE DENYING APPEAL CASE NO. 26-001 AND
APPROVING CONDITIONAL USE PERMIT 25-001;
CONSTRUCTION OF NINETY-TWO (92) MULTI-FAMILY
DWELLING UNITS; LOCATION – 1271 AND 1281 JAMES WAY;
APPELLANTS – PISMO MEDICAL PROPERTIES LLC, ARROYO

GRANDE PARTNERS LLC AND RAY B BUNNELL REVOCABLE

TRUST, AND FINDING THE PROJECT STATUTORILY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66(a)
WHEREAS, the existing project site incorporates two parcels with a combined size of approximately 1.81 acre parcel located at 1271 and 1281 James Way; and WHEREAS, the applicant has filed Conditional Use Permit 25-001 to construct ninety-two (92) multi-family dwelling units; and
WHEREAS, the project qualifies for a density bonus and related incentives and concessions pursuant to State Density Bonus Law (Government Code section 65915) based on the provision of affordable housing units, where at least 15% of the total base density units are restricted as affordable to very low income households or 24% of the base density units are restricted as affordable to low income households, resulting in a maximum allowable density of up to ninetytwo (92) dwelling units after applying a 50% State Density Bonus Law unit increase and density unit equivalents of Arroyo Grande Municipal Code (AGMC) section 16.36.030(C); and WHEREAS, the Staff Advisory Committee considered the project on March 12, 2025, and recommended approval of the project; and
WHEREAS, the Architectural Review Committee considered the project on November 3, 2025, and recommended approval of the project; and
WHEREAS, the Planning Commission considered the project at a duly noticed public hearing on January 20, 2026, and adopted a Resolution No. 2026-002 approving Conditional Use Permit 25- 001; and
WHEREAS, in compliance with the California Environmental Quality Act (CEQA), the Community Development Department has determined that the proposed project is statutorily exempt pursuant to Public Resources Code section 21080.66, a statutory exemption from CEQA review for certain infill housing developments, as documented in the Memorandum for the project (see Attachment 3 of the January 20, 2026 Planning Commission Staff Report); and WHEREAS, on January 30, 2026, Pismo Medical Properties, LLC, Arroyo Grande Partners, LLC, and Ray Bunnell, Trustee of the Ray B. Bunnell Revocable Trust timely filed an appeal of the Planning Commission’s approval of Resolution 2026-002 approving Conditional Use Permit 25- 001; and

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RESOLUTION NO.

PAGE 2
WHEREAS, the City Council considered the project at a duly noticed public hearing on March 24, 2026, in connection with all materials included in Agenda Item 10.a, and all other written and oral testimony presented to the City Council at the public hearing; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

Section 1. Recitals: All recitals above are true, correct, and incorporated herein.

Section 2. CEQA Findings:

The City Council hereby finds that the project is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.66, which became effective on June 30, 2025, with the passage of Assembly Bill 130, and as documented in the Memorandum for the Project (see Attachment 5 of the March 24, 2026 City Council Staff Report), and directs staff to file a Notice of Exemption with the County Clerk and Office of Land Use and Climate Innovation within five business days of the adoption of this resolution.

The City Council hereby makes the following findings:

1. Project Site Size (PRC § 21080.66(a)(1)(A-B)): The project site is 1.81 acres, and therefore is not more than 20 acres.

2. Project Location (PRC § 21080.66(a)(2)(A-B)): The entirety of the project site lies within the incorporated City of Arroyo Grande.

3. Urban Uses (PRC § 21080.66(a)(3)(A-D)): Approximately 77% of the area within a onequarter mile radius of the site is developed with urban uses.

4. General Plan and Zoning Consistency (PRC §21080.66(a)(4)(A-C)): The project, as proposed, is consistent with applicable general plan and zoning ordinances, including the following General Plan Elements: Land Use; Housing; Conservation and Open Space; and Circulation because the project proposes a density that is allowable when calculating the base density and incorporating State Density Bonus law. The Land Use Element establishes a maximum density of 25 dwelling units/acre and the project proposes 37.3 dwelling units per acre, using State Density Bonus Law. Pursuant to State law, a project's density increase under the density bonus law is considered consistent with the general plan. Therefore, the project is consistent with the elements of the General Plan.

5. Minimum Density (PRC §21080.66(a)(5)): The project’s proposed density exceeds onehalf of the applicable density (10du/ac) by proposing a density of 37.3du/ac.

6. Environmental Conditions (PRC §21080.66(a)6)): The proposed project is not located within the coastal zone, nor is it located on prime farmland or within a wetland or a very

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RESOLUTION NO.

PAGE 3
high fire hazard severity zone. Furthermore, the project site is not a hazardous waste site, is not located within a delineated earthquake fault zone, and is not located within a special flood hazard area or a regulatory floodway. The project site has not been identified for conservation in an adopted community conservation plan, is not habitat for protected species pursuant to the Endangered Species Act of 1973, and is not a land under conservation easement.

7. Historic Resource (PRC § 21080.66(a)(7)): The project does not propose or require the demolition of a historic structure.

8. Hotel or Transient Use (PRC § 21080.66(a)(8)): The proposal consists of 92 multifamily residential units and does not include any transient lodging or short-term rentals.

Section 3. Conditional Use Permit Findings (Arroyo Grande Municipal Code §16.16.050(D)):

1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City.

The project site consists of two parcels totaling approximately 1.81 acres and is located within the Office Mixed Use (OMU) district, which allows residential uses subject to approval of a Conditional Use Permit. The proposal involves construction of ninety-two (92) multifamily residential units within an urbanized mixed-use corridor and was processed in accordance with the requirements of AGMC Title 16, including review by the Staff Advisory Committee and Architectural Review Committee, both of which recommended approval.

The project is consistent with the Mixed Use land use designation in the General Plan, which encourages residential development in proximity to commercial, office, transit, and community-serving uses. As documented in the staff report, the project implements multiple General Plan policies, including LU-5-1, LU5-3, LU5-9, LU5-11, CT5-2, and Housing Element policies A.1, A.2, A.3, A.5, A.9, A.10-1, and A.11, by providing increased housing density in the form of infill development, integrating residential uses into a mixed-use area, pedestrian-oriented design, and increasing the supply of affordable housing.

The project proposes to reserve fifteen percent (15%) of the base density units as deedrestricted units affordable to very low income households or 24% of the base density units as deed-restricted units affordable to low income households, qualifying the development for density increases, concessions, and wavers under Government Code § 65915.

Residential density for mixed-use projects in the OMU district is calculated using density equivalency factors pursuant to AGMC §16.36.030(C). Based on these calculations, the project results in ninety-two total (92) units. Increases granted under State Density Bonus Law are deemed consistent with the General Plan and zoning regulations.

2. The proposed use would not impair the integrity and character of the district in which it is to be established or located.

The project site is surrounded by a variety of compatible uses, including a hotel, medical offices, a fitness facility, shopping center, religious facility, and nearby residential neighborhoods. The proposed multifamily development is consistent with the existing and

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planned character of the mixed use corridor along James Way, which will serve the existing commercial uses and integrate with and contribute to a vibrant commercial core.

On November 3, 2025, the Architectural Review Committee evaluated the project, including its parking, building materials, site design and accessibility. The Architectural Review Committee supported the project’s architecture, which utilizes architectural elements designed to reduce perceived massing through articulation, modulation, and varied materials. Landscaping, setbacks, and screening along the eastern boundary adjacent to Meadow Creek further ensure compatibility with nearby residential and open space areas.

As conditioned, the project will integrate appropriately into the district, without impairing its integrity or character, through the urban-oriented site planning, share parking, internal open space, and architectural elements described above.

3. The site is suitable for the type and intensity of use or development that is proposed.

The site is an approximately 1.81ac parcel with existing development and the site is suitable for additional development based on conformance with the City’s development standards and zoning regulations. The site is currently vacant land, and the proposed project will infill on the L-shaped lot, within an incorporated urban area of the City. Existing public infrastructure is available to serve the development, including roadway access from James Way, access to commercial services, and available public utilities.

The size, configuration, and zoning of the site are sufficient to accommodate the proposed two-building, four-story multifamily development, including on-site parking, open space, landscaping, storm water facilities, and emergency access. Accordingly, the site is suitable for the proposed residential use and intensity of such use.

4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety.

The project site is located within an urbanized area served by existing public water, sewer, storm drainage, fire protection, police services, and transportation infrastructure. As detailed in the staff report and conditions of approval, the project will be required to comply with all applicable City engineering standards, fire access and flow requirements, stormwater management regulations, and utility service prior to issuance of building permits and certificates of occupancy. Therefore, there are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety.

5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity.

The proposed use will not be detrimental to the public health, safety or welfare or be materially injurious to nearby properties and improvements because the use is both compatible with adjacent uses and has been properly conditioned to limit its impacts. The project will be developed with appropriate utility connections, curbs, sewer laterals, gutters, and sidewalks necessary to serve the 92 unit development. Additionally, the project proposes a residential use that is compatible with the residential uses east of the project site. Those existing residential uses are further buffered by Meadow Creek, which runs

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along the eastern property boundary. Potential adverse impacts on public health and safety will be satisfactorily mitigated by the proposed conditions such that the use will not be materially injurious to properties or improvements in the vicinity. Among other things, these proposed conditions require illumination of parking spaces for safety, that trash enclosures be screened from public view with screening materials that complement the architectural features of the main building, and limitation on construction and operational activities in accordance with the standards set forth in Chapter 9.16 of the AGMC. Accordingly, the proposed use will not be detrimental to the public health, safety or welfare or be materially injurious to nearby properties and improvements due to its compatibility and the conditions of approval.

SECTION 4. Density Bonus Concessions: In accordance with Government Code §65915, as a project providing either 15% of units restricted to very low income units, or 24% restricted to low income units, the project qualifies for four concessions under Gov. Code §65915(d). The project will receive three concessions as follows:

1. Allow the project to be built ten feet higher than the maximum permitted building height, from 35’ to 45’. See Arroyo Grande Municipal Code (AGMC) Section 16.36.020(H)(10);

2. Allow the project to provide one less parking space than the parking minimum, providing ninety-eight (98) spaces instead of ninety-nine (99). See AGMC Section 16.56.060(1)(e); and

3. Allow the project to provide roughly 2% less of the off-street parking and access gross lot area as landscaping in the interior of the parking area, providing eight and twenty-three hundredths of a percent (8.23%) rather than the minimum of ten percent (10%). See AGMC Section 16.56.130(1)
SECTION 5. Density Bonus Waivers: In accordance with Government Code § 65915(e), the project is eligible for an unlimited number of waivers from development standards that would physically preclude the construction of a development that meets the criteria of Gov. Code § 65915(b). The project will receive three waivers as follows:

3. AGMC Section 16.48.0651requires a minimum of 350 square feet of open space per unit.

The applicant is requesting a reduction in this requirement to approximately 176 square feet per unit to achieve the maximum allowable density.

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SECTION 5. Appeal Findings: Having considered written grounds for the appeal and the additional oral and written testimony presented at the public hearing, and the responses to the appeal provided by staff, the City Council hereby makes the following findings regarding the grounds raised in the appeal (appellant’s assertion is identified in italics):

Assertion 1: Inadequate and Unenforceable Parking Provision Due to Binding Reciprocal Easements and Historical Overburdening. Contrary to the Applicant's assertions that it has the parking rights to accommodate the Project, it cannot deliver adequate, exclusive, or enforceable on-site parking for the 92-unit Project as represented. After applying reduced parking requirements under Density Bonus Law (Gov't Code § 65915), the Planning Commission determined the Project requires 99 parking spaces and granted a concession to allow 98. However, the proposed parking fails to comply with state and local requirements, relies on unenforceable off-site and shared arrangements, and is burdened by longstanding recorded easements.

City Response: Staff cannot opine on the enforceability of the parking easements between private parties; however, staff notes that these “unenforceable” parking easements have been recorded with the Clerk-Recorder for San Luis Obispo County. (See e.g. Appeal, Exhibit A and Exhibit B) The private parking agreements bear limited value to City’s review over this matter and the applicant’s request. Pursuant to GC Section 65915(b)2, a city shall grant incentives or concessions for projects meeting certain criteria contained within this section. By reserving fifteen percent (15%) of the base density units for very low-income household or 24% of the base density units for low-income households, the project is entitled to up to three concessions that provide relief from development standards. Irrespective of the private parking easements, applicant would be eligible to seek a modified concession for a reduction of the parking requirement from 99 to the number of on-site spaces. Government Code section 65915(d) provides the findings required to deny a concession or incentive sought by a housing applicant, and those findings cannot be made. The concession to reduce parking will result in costs savings to the applicant, the reduction of parking will not a have a specific or adverse impact that cannot be mitigated, and the requested concession is not contrary to State or Federal law.

Pursuant to Gov. Code §65589.53, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. With the application of a parking concession, the project is deemed in compliance with state and local requirements..

Sub-assertion (a): Proposed Parking Does Not Comply with On-Site Parking Regulations.

Government Code § 65915(p) and AGMC § 16.56.030 require that reduced parking be located "on-site." Only 31 spaces for the proposed Project (all one-car garages) are truly on-site. The remaining 67-68 spaces are proposed off-site, including shared spaces within the adjacent Oak

2 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO V
3 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=655

89.5

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Park Professional Plaza ("Plaza"). 4 AGMC §§ 16.56.040 and 16.56.050 allow common/shared parking only if the total equals the sum of individual use requirements, spaces are within 500 feet, and facilities are available without interfering with other uses. No agreements exist with Plaza property owners (including Appellants) for shared use, nor has any such arrangement been proposed or conditioned.

City Response: The proposed parking is not inconsistent with Government Code § 65915(p) or AGMC § 16.56.030. A reduction in parking is a standard concession, and a reduction from the minimum parking requirement from 99 spaces to a reduced number of parking spaces is consistent with State Density Bonus Law. This is a quintessential concession and expressly authorized by the Government Code. (See Gov. Code section 65915(k)(1)[Concession or incentive means “a reduction . . . in the ratio of vehicular parking spaces that would otherwise be revised. . . “], see also (p)(5)[“An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision (d)[concessions/incentives]”) Irrespective of the private parking easements, the use of reduced onsite parking is justified under State law. Gov. Code section 65915(p)(4) says that a “development may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.” Thus, in direct contrast with the appellant’s assertion, the original proposal provided onsite parking in the precise manner contemplated by state law. GC Section 65915(p)(6)5 establishes maximum parking ratios for density bonus projects and also provides the City discretion to reduce or eliminate parking requirements for development projects of any type in any location. Moreover, while residential projects adjacent to commercial projects have been treated as mixed-use in the City, state law also allows the project to be evaluated with mixed-use zoning through application of a concession.6 Therefore, the City’s granting of a parking reduction and the applicant’s election to provide shared onsite parking complies with applicable State and City regulations regarding onsite parking.

Sub-assertion (b): Proposed Parking Does Not Comply with Covered Parking Regulations. To avoid AGMC requirements for covered parking in residential/multi-family projects (AGMC §

16.56.060(e)), the Applicant and the Planning Commission improperly classify the Project as "mixed-use". AGMC § 16.04.070 defines a "mixed-use project" as "a project" that combines both commercial and residential uses. Constructing residential units adjacent to existing commercial projects, separate from and unrelated to the proposed Project, and not modified by the proposed Project, does not constitute a mixed-use project under the AGMC. Only 31 of the 98 spaces are covered, rendering the Project non-compliant. (See also, Section 2(c) below for further discussion regarding improper mixed-use classification.)
City Response: AGMC 16.04.070 defines mixed-use projects as those that combine commercial

4 At the January 20, 2026, Planning Commission hearing, there was some discussion regarding proposed parking spaces provided across James Way in the Hope Church parking lot and contradiction regarding whether or not an agreement is in place. While the Project may not have relied specifically on spaces across the street, they were referenced as "accessory" parking (1/20/2026 Meeting Video, 2:02:20, pub-arroyogrande.escribemeetings.com) and were part of the Planning Commission discussion. Regardless, the Hope Church lot is beyond 500 feet, lacks any existing parking agreement of any kind, and evidence will be presented that no parking at all, whether for construction or otherwise, was agreed or will be granted. Thus, parking and staging requirements cannot be satisfied through reliance on the Hope Church lot. 5 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO V
6 Gov. Code § 65915(k)(2).

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and residential uses, where the residential component is typically located above or behind the commercial use. Despite the project’s proposing only residential units, the presence of the existing commercial uses and the nature of the proposal’s shared ingress, egress, and parking amenities justifies the classification of the subject project as a mixed-use development. This interpretation has consistently been applied by City staff and the Planning Commission on a number of projects in the recent past. State Density Bonus Law further authorizes the applicant to have the project be treated as mixed-use through application of a concession.7 As addressed above, a residential project located within a commercial shopping center has historically been categorized as a mixed-use project. AGMC §16.56.060(e) is inapplicable to a mixed-use project like the one proposed because parking required for residential use in mixed-use projects does not have to be covered (See Table “Off-Street Parking Requirements”, Residential Uses Note). However, even if this were deemed a residential project through an interpretation of AGMC §16.04.070 that is inconsistent with past practice of the City, uncovered parking is nevertheless justified. As a Density Bonus Law project, the housing development may provide onsite parking through tandem or uncovered parking. (Gov. Code § 65915(p)(4).) State law overrides the development standard that appellant identifies. Density Bonus Law also permits a concession to evaluate the project based on mixed-use standards.8 Finally, the applicant could seek to modify its parking concession further and seek an additional reduction of spaces, which could make the uncovered parking spaces argument by appellant moot.

Sub-assertion (c): Binding Easements Limit Applicant's Ability to Deliver Parking. The proposed Project site remains burdened by:
i. A 2000 Reciprocal Access and Easement Agreement (as amended in 2008), granting nonexclusive parking and access rights to Curl Fitness/Poma Fitness Holdings (flea Kennedy Club Fitness) patrons, employees, and invitees, with requirements for replacement spaces if development reduces availability. (See Exhibits A and B.) ii. A separate easement/settlement agreement granting Best Western Casa Grande Inn primary parking rights to approximately 18 spaces on portions of the site, including signage, towing provisions, and priority over others (originating from a 2015 settlement resolving prior litigation). (See Exhibit C.) There is no first right of refusal for the Applicant, as falsely claimed during the Planning Commission meeting. (See, 1/20/2026 Meeting Video, 1:22:20-25, pubarroyogrande.escribemeetings.com.) Other misrepresentations regarding the 18 parking spaces were also made during the meeting, which were contradicted by public comments (e.g., a chain installed by the hotel blocks the existing drive aisle and the hotel has never used the parking spaces, both of which were refuted). (See, 1/20/2026 Meeting Video, 1:21, 2:08, 2:29.) These 18 spaces cannot reliably count toward the Project's requirement, as hotel guests have primary rights and can demand vehicles be moved within one hour, effectively reducing enforceable residential parking to approximately 80 spaces. These encumbrances were not extinguished by prior lot line adjustments and bind the Project site. Approval without conditioning release, amendment, or resolution of these easements constitutes an abuse of discretion and violates AGMC requirements for adequate parking.

7 Gov. Code § 65915(k)(2)
8 Gov. Code § 65915(k)(2).

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City Response: The appellants assert that the applicant’s existing encumbrances limit their ability to provide the required parking. First, the City is not a party to any private parking agreements, and, therefore, is not legally obligated to enforce any that exist. Those easements generally describe reciprocal parking easements, allowing shared parking on the project site.

Second, by dedicating at least 15% of base density units for very low-income households, or twenty-four percent (24%) of the base density units for low-income households, the project qualifies for up to three concessions. (Gov. Code, § 65915(d)(2)(C). The applicant may request a parking concession to reduce the total number of required spaces, and still be found in compliance with the City’s minimum parking requirements for this project.

Moreover, per AGMC § 16.56.050, common parking facilities may be provided in lieu of individual requirements for individual uses and the parking facilities are located within five hundred (500) feet of the associated use. The appellant has presented a number of reciprocal parking easement agreements, which demonstrate compliance with provision of individual parking as common parking facilities, as authorized by AGMC § 16.56.050. The applicant’s own submitted materials demonstrate the project’s consistency with the parking requirements, with the application of the concession. It does not constitute an abuse of discretion for the City to approve the project “without conditioning release, amendment, or resolution” of the easements discussed in the appeal. Instead, as an HAA project, the City may not disapprove or condition the project at a lower density absent a “specific, adverse impact upon public health or safety . . . based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.” (Gov. Code § 65589.5) The City does not have, and did not identify at the time the application was deemed complete, any standards, policies, or conditions requiring modification to existing private property agreements in order to approve a project.

Sub-assertion (d): Historical Parking Shortages and Citv-Acknowledged Issues. City-required parking monitoring reports (Orosz Engineering Group) dating back to 2004 documented chronic shortages, high occupancy (areas perceived full at 85-95%, with peaks up to 93% and certain areas reaching 100%), misuse, and management challenges under lower-demand commercial/medical uses. (See Exhibits D and E.) A 2015 Planning Commission memorandum for a prior lower-impact senior project on the Project site (requiring only 59 spaces) also acknowledged these historical issues, easements, and constraints. (See Exhibit F.) Adding 92 higher-occupancy residential units will exacerbate displacement and spillover, rendering even reduced ratios insufficient as a practical matter.

City Response: The appeal states that the City has acknowledged parking issues at this shared use site through historical entitlement reviews of the subject property. While the City has previously analyzed parking impacts in this location, that analysis was prepared for different applications not before the City now. State law requires that cities make findings to approve or disapprove projects based upon the facts of the application being reviewed. Even City “acknowledgement” of parking “issues” at and near the site does not meet the standard for specific, adverse impacts as defined above in the Government Code.

Moreover, the appellant’s arguments fail to apply the appropriate standard to Council’s review and omit key conclusions of the report. The appellant relies on a 2004 parking monitoring report

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prepared by Orosz Engineering Group. Appellant merely asserts there have been “historical issues” previously reviewed by the City, and concludes the “reduced [parking] ratios are insufficient.” However, the same Orosz Engineering Group report appellant relies on concluded, “The data indicated that the site overall has adequate parking available to tenants, patients and patrons.” (Appeal, Exhibit E, p. 91 of 366). The report further discusses that the “management issues” can be resolved by encouraging “employees to utilize parking” in another area. (See id.) Thus, the appellant does not present evidence that supports denial of the project based upon the general parking assertions identified in the appeal.

Assertion 2: Improper Application of Statutory CEQA Exemption (Pub. Res. Code 21080.66).

Despite the City Attorney's statements to the contrary, the proposed Project does not qualify for the AB 130 statutory exemption because it fails multiple eligibility criteria and triggers exclusions (see generally, Exhibits G and H):

City Response: Attachment 5 provides a thorough analysis of the findings required in order to utilize the statutory exemption provided by AB 130 (Pub. Res. Code §21080.66). Staff has made each of the findings affirmatively and contends that the statutory CEQA exemption does apply to this project.

Sub-assertion (a): Sensitive Site/Riparian Habitat Exclusion. The proposed Project site abuts Meadow Creek along its entire eastern boundary. Similar exemptions (e.g., SB 35) explicitly exclude projects on sites with wetlands or riparian habitat. The Project's "nesting" design near the creekbed risks erosion, habitat disturbance, and non-compliance with Fish & Game Code § 1602 (streambed alteration). Staff findings ignore this exclusion and fail to demonstrate no significant environmental effects.

City Response: Public Resources Code section 21080.66 does not preclude the City from relying on this statutory exemption because it abuts Meadow Creek. Instead, Public Resources Code section 21080.66 permits the use of this exemption only if it meets certain criteria, including that the Project site not be located on wetlands, as defined in the United States Fish and Wildlife Service Manual. (Pub. Resources Code, § 21080.66(a)(6). Here, Exhibit 1 to Attachment 5 contains a letter written by the project’s biologist stating that no wetlands, as defined by the US Fish and Wildlife Service, exist on the project site. Further, the presence of riparian habitat alone on the site does not preclude the City’s reliance on this statutory exemption, as it is not one of the identified criteria under Public Resources Code section 21080.66. As identified in the June 27, 2026, Creekside Junction Project Existing Conditions Biological Resources Assessment and Updated Meadow Creek Waters of the U.S./State Jurisdictional Limits Determination, the Project site is mainly paved and dirt parking lots, with a constructed basin and berm along Meadow Creek supporting upland non-native annual grassland, ruderal areas with patches of coyote brush, and a small stand of coast live oaks and willows on the southeast corner of the site. (Attachment 5, Exhibit 2 ) This cluster of coast live oaks and arroyo willow trees above the top of Meadow Creek bank are in uplands, and not associated with a riparian context. (Id., p. 2.) The project would have no impact on any wetland or riparian habitat. (Id., p. 4.) As for the appellant’s claims that the Project design will risk erosion and non-compliance with Fish & Game Code section 1602, the Project Condition of Approval 76 requires the applicant to submit improvement plans, including erosion control, and be approved by the Public Works Department and/or Community Development Department. Further, AGMC 13.24.120 requires the applicant to implement erosion and sediment control measures prior to, during, and after construction.

The applicant will be required to obtain approval of a Stormwater Pollution Prevention Plan

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(SWPPP) from the Central Coast Regional Water Quality Control Board (CCRWQCB). City staff will review the SWPPP to ensure that the plan is consistent with City requirements prior to approval of the development and construction plans. Therefore, the project satisfies the requirements in AB 130 and Public Resources Code section 21080.66.

Sub-assertion (b): Surrounding Urban Uses Criterion Not Met. Less than 75% of the site perimeter adjoins urban uses; the eastern boundary is open space/creek, reducing effective urban adjacency below the threshold.

City Response: Public Resources Code section 21080.66(a)(3)(A)-(D) requires that the Project site meet any of the following criteria: (1) previously developed with an urban use, (2) at least 75 percent of the site perimeter adjoins parcels developed with urban uses, (3) at least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses, or (4) for sites with four sides, at least three out of four sides are developed with urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are developed with urban uses. As stated in Attachment 5, criterion 3, approximately 77% of the area within a one-quarter mile radius of the project site is developed with urban uses.

California Public Resource Code Section 210729 defines urban uses as any residential, commercial, public institutional, transit/transportation passenger facility, or retail use, or a combination thereof. Therefore, the surrounding urban uses criterion is met.

Sub-assertion (c): Inconsistency. with Zoning and General Plan. The proposed Project site is currently commercial-only with no existing residential component and is encumbered by easements restricting residential uses. Premature classification as "mixed-use" (Office Mixed Use district) creates circular reasoning. (See, AGMC § 16.04.070.) The Project relies on post-approval mixed-use status to qualify for density incentives and exemptions, without resolving legal barriers. This violates requirements for consistency with applicable plans and standards.

City Response: As articulated through, State law clearly exempts any inconsistency with General Plan or Zoning standards that are due to the application of density bonus concessions or waivers. (Gov. Code, § 65915(j)(1); Gov. Code § 65589.5(j)(3).) Further, contrary to appellant’s reasoning, Public Resources Code section 21080.66(a)(4)(C) states that “approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Section 65915 of the Government Code shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program.” Additionally, no evidence in the record indicates that approving the project, as conditioned, would have an unmitigable specific, adverse impact on public health and safety.

Sub-assertion (d): Failure to Meet Other Performance Standards. Required tribal consultation, Phase I assessment completeness, and air quality measures all are inadequately documented or unverified in the record.

Statutory exemptions require strict compliance; substantial evidence does not support the findings in Attachment 3 (AB 130 Findings). (Exhibit H.) Furthermore, contrary to any assertions by legal counsel during the January 20, 2026, Planning Commission meeting

9 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC&sectionNum=2107 2

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that AB 130 precludes further investigation into project eligibility (see 1/20/2026 Meeting Video, 3:02:293:03:37, pub-arroyogrande.escribemeetings.com), the statute mandates that the lead agency verify strict compliance with all objective criteria, including zoning consistency, absence of legal restrictions (e.g., easements), and environmental protections. AB 130's intent is to streamline approvals for qualifying projects, not to bypass factual verification or allow approvals without substantial evidence supporting exemption findings (Pub. Res: Code § 21080.66; see also, Gov't Code § 65589.5 for related housing accountability). The Commission's failure to investigate parking encumbrances and other issues constitutes an abuse of discretion under CEQA review standards (Pub. Res. Code § 21168.5), rendering the exemption invalid.

City Response: The City’s tribal consultation efforts regarding the project are included in Attachment 5. Eight separate tribal representatives were notified of the project. One tribe requested consultation, and consultation resulted in the addition of Condition of Approval Number 143 to the Planning Commission Resolution. This is in addition to Condition of Approval Numbers 136-142 that are required by AB 130. Tribal consultation for the project concluded consistent with applicable State law on January 2, 2026. As required under Public Resources Code section 21080.66, a Phase 1 ESA has already been provided to the City and as such, this Project satisfies Public Resources Code section 21080.66(c)(1)(A).

Assertion 3. Violation of Creek Setback and Riparian Protection Standards. The Project encroaches too closely on Meadow Creek, violating General Plan Element C/OS2-1.3 (25-50-foot setback where feasible) and AGMC § 16.44.050 (50-foot enforceable setback). The proposed 32- foot setback is insufficient and no variance was requested nor granted. The split-level design places taller portions nearest the creek, increasing erosion, flooding, and habitat risks without adequate mitigation, permits, or impermeable surface restrictions (per Arroyo Grande Creek Watershed Creek Care Guide).

City Response: The 32’ creek setback proposed by the applicant for the project has already been deemed consistent with AGMC § 16.44.050. The HAA provides that if a city does not notify an applicant of an inconsistency with an applicable development standards before the application is deemed complete, the project is deemed consistent with unidentified standards, as a matter of law. (Gov. Code § 65589.5(j)(2)(A)–(B).) This standard was not identified by staff as an inconsistency at the time the application was deemed complete because prior approvals located along Meadow Creek have been approved with a 32’ setback or a substantially similar setback.

Furthermore, the 32’ creek setback is consistent with General Plan policy C/OS2-1.3: “Where feasible, maintain a development setback of 25 – 50 feet from the top of stream bank or edge of riparian habitat depending on slope, habitat and floodplain characteristics. Locate development outside the setback.” (Agriculture, Conservation and Open Space Element (2007), Arroyo Grande General Plan) Under the HAA, a project is deemed consistent with zoning standards when there is an inconsistency between the zoning code standard and the General Plan standard. (Gov. Code § 65589.5(j)(4)) As a 32’ setback is consistent with the applicable General Plan standard of a setback of 25-50 feet.

F, p. 104 of 366) Staff had previously analyzed that application of the 50’ creek setback standard would “reduce the buildable lot width significantly.” (Id. at p. 113 of 366) That staff report identified

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that there would be apparent benefits to the creek habitat, where development would “enhance the health and function of the riparian area” by removing invasive species and providing revegetation benefits. (Id.) While application of the creek setback standard is now precluded by state law, if the applicant were to request a density bonus waiver under Gov. Code § 65915(e), the applicant would be entitled to an 18’ deviation from the setback requirement to avoid physical preclusion of the project.

Assertion 4. Inadequate Traffic and Circulation Analysis. Shared parking agreements and historical shortages will cause spillover onto adjacent streets and plazas. Mitigation measures (e.g., shared spaces with Best Western hotel and/or Hope Church) are insufficient under SB 743 VMT standards and the City's Circulation Element, especially given higher residential trip generation. In addition, in preparation of the hearing, both the hotel and the church pastor have confirmed they have no agreement with the Applicant and do not intend to enter into any such agreements.

City Response: In compliance with Senate Bill 743, the City has adopted a Transportation Impact Study Guidelines10, which are based on a Vehicle Miles Traveled (VMT) metric rather than the traditional Level of Service (LOS). Based on the City’s VMT screening criteria, the project is not screened out and was required to complete a VMT analysis. Residential projects that conduct a VMT analysis shall calculate the project VMT per capita using the San Luis Obispo Council of Governments (SLOCOG) travel demand model and compare the results to regional VMT with and without the project’s modeled impacts. As shown in the analysis (Attachment 6), the existing homebased VMT for Arroyo Grande is 20.2 VMT per capita, while the project is expected to result in

12.29 VMT per capita. Per the City’s guidelines, this is more than fifteen percent (15%) below existing VMT and thus, the project would not have a potentially significant impact on VMT.

Therefore, the project is consistent with the City’s requirements for evaluating potential traffic and circulation impacts.

Assertion 5. The Project Does Not Qualify for Preferential Treatment. As discussed herein, the Project fails to comply with applicable zoning, development standards, state housing laws, and CEQA exemption criteria. As such, the Project does not qualify for the preferential treatment under Government Code § 65589.5 as asserted by the January 20, 2026, Memorandum or the Planning Commission. Additional arguments related to lack of qualifications will be provided prior to and at the hearing.

City Response: This project meets the definition of a housing development project in the HAA. (Gov. Code § 65589.5(h)(2).) Staff has evaluated the project and determined that it complies with the City’s objective standards. State law exempts any inconsistency as a result of density bonus concessions or waivers. (Gov. Code § 65589.5(j)(3).) Additionally, no evidence in the record indicates that approving the project, as conditioned, would have an unmitigable specific, adverse impact on public health and safety. The project’s required review under applicable State law does not constitute preferential treatment.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Arroyo

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Grande hereby denies Appeal Case 26-001 and upholds the Planning Commission’s approval of Conditional Use Permit 25-001, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference.

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

AYES:

NOES:

ABSENT:
the foregoing Resolution was passed and adopted this th day of , 2026.

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JAMIE MARAVIGLIA, MAYOR PRO TEM
ATTEST:

JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:

MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:

ISAAC ROSEN, CITY ATTORNEY

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EXHIBIT ‘A’

CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 25-001
APPEAL CASE 26-001
1271 AND 1281 JAMES WAY

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION

GENERAL CONDITIONS

1. This approval authorizes the construction of ninety-two (92) multi-family residences at 1271 and 1281 James Way.

2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

3. The applicant shall comply with all conditions of approval for CUP 25-001.

4. This application shall automatically expire on March 24, 2028 unless a building permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply for an extension of one (1) year from the original date of expiration.

5. Development shall conform to the Office Mixed Use (OMU) requirements except as otherwise approved.

6. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of March 24, 2026 and marked Exhibit B on file in the Community Development Department. References to the vacation of the existing six-foot pedestrian easement on the creek side of Building A shall be removed.

7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless the City of Arroyo Grande, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The Applicant shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City related to this permit or approval. Although the Applicant is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the Applicant of any obligation under this condition.

8. A copy of these conditions shall be incorporated into all construction documents.

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9. Applicant shall submit a tabular matrix showing status of all conditions of approval prior to first building permit submittal and again before project closeout.

10. At the time of application for construction permits, plans submitted shall show all development consistent with the approved site plan, floor plan, architectural elevations and landscape plan.

11. Development shall comply with Development Code Sections 16.48.070, “Fences, Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130 “Screening Requirements”.

12. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code.

Prior to issuance of a building permit, all illegal signs shall be removed.

13. Setbacks, building height, building size, lot coverage, floor area ratio, available parking counts, parking lot landscaping square footage, and the total amount of private or combined open space shall be as shown on the development plans including those specifically modified by these conditions.

14. The developer shall comply with Development Code Chapter 16.56, “Parking and Loading Requirements” except as otherwise approved by the City or allowed by State law. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet.

15. All parking areas of five or more spaces shall have an average of one-half foot-candle illumination per square foot of parking area for visibility and security during hours of darkness.

16. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s).

17. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM to 5 PM on Saturdays and Sundays. No construction shall occur on City observed holidays.

18. Prior to building permit issuance, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).

19. Landscaping in accordance with the approved landscaping plan shall be installed or bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in

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conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five feet (5’) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather based) technology.
iv. The selection of groundcover plant species shall include native plants. v. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code.

20.The applicant shall provide the City with a phase I environmental assessment, as defined in Section 78090 of the Health and Safety Code.
a. If a recognized environmental condition is found, the applicant shall complete a preliminary endangerment assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity.
b. If a release of a hazardous substance is found to exist on the site, the release shall be removed or any effects of the release shall be mitigated to levels required by current federal and statutory and regulatory standards before the local government issues a certificate of occupancy.
c. If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutory and regulatory standards before the City issues a certificate of occupancy

21. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a tree’s dripline, unless approved by the Public Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8' from the

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trunk of each tree or at the dripline, whichever distance is greater. e. At a minimum, all pruning shall comply with the American National Standards Institute (ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City’s Arborist regarding any pruning activities.

22. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards.

23. For projects approved with specific exterior building colors, the developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection.

24. All new electrical panel boxes shall be installed inside the building(s).

25. Buildings equipped with a fire sprinkler system shall also have a Fire Department Connection (FDC), which shall be located adjacent to a fire access roadway, be remote from all buildings outside the building collapse zone and screened to the maximum extent permitted by the Building Official or Fire Chief.

26. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no closer than 20 feet and no greater than 100 feet with no obstructions or barriers between the FDC and the hydrant such as roads or driveways.

27. Double detector check valve assemblies shall be located directly adjacent to or within the respective building to which they serve and screened to the maximum extent feasible.

28. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof-mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties.

29. All conditions of this approval run with the land and shall be strictly adhered to, within the time frames specified, and in an on-going manner for the life of the project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100.

30. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer’s or City’s request.

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31. The developer shall sweep streets in compliance with Standard Specifications Section 13-

4.03F.

32. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 5-1.01.

33. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/raindeflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water quality BMP.

34. Trash enclosure area(s) shall be screened from public view with landscaping or other appropriate screening materials and shall be reserved exclusively for dumpster and recycling container storage. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks.

35. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City’s noise regulations.

36. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards.

37. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State plane coordinates.

38. Submit an electronic PDF file of approved improvement plans for inspection purposes during construction.

39. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A.

40. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer.

41. Any modification to the conceptual plans that is determined not to be in substantial conformance shall be reviewed by staff and referred to the appropriate body for a recommendation to the Community Development Director.

BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS

BUILDING CODES

42. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande.

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FIRE LANES

43. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code.

44. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines.

45. Any area that requires a red curb shall be maintained at all times. OSHA Red or similar paint is required with a highly reflective white paint stenciled on the red paint that reads:
“FIRE LANE – NO PARKING” in repeating intervals.

FIRE FLOW/FIRE HYDRANTS

46. Project shall have a fire flow in accordance with the California Fire Code.

47. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code.

SECURITY KEY BOX

48. A Knox key box shall be installed as directed by the Fire Code Official when a building permit is obtained for any work. The key box shall contain keys that will allow the fire department access to all portions of the building. The keys shall have tags affixed identifying their purpose. The nominal height of the Knox box installations shall be 5 feet above grade.

Consult with the Fire Marshal for placement and specifications.

FIRE SPRINKLER

49. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code.

50. An approved NFPA13 fire sprinkler system is required for all buildings.

51. All NFPA 13 fire sprinkler systems are to be maintained accordingly. Annual flow testing is required and a current 5-year fire sprinkler certification is required for the life of the system.

52. All FDC’s and fire sprinkler risers shall be maintained with a protective coat of red paint (OSHA Red or similar) to protect against marine influences and rust for the life of the system.

53. All newly installed Fire Department connections will be required to install Knox brand FDC caps (or substantially similar as determined by the Fire Chief).

FIRE ACCESS

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54. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande.

55. All gates securing the fire apparatus access roads shall comply with the following criteria:
a. The minimum gate width shall be twenty feet (20’) and remain unobstructed; b. Gates shall be of the swinging or sliding type;
c. Construction of all gates shall be of material that allows manual operation by one person; and
d. Gate components shall be maintained in operative condition at all times and replaced or repaired when defective.

56. Required fire hydrants and FDCs shall be placed on the same side of the driveways with the following standards:
a. Be located within 40 feet of an approved roadway or driveway and arranged so that hose lines can be readily attached to the inlets without interference from any nearby objects including buildings, fences, posts, plantings or other fire department connections or otherwise approved by the Fire Chief or his or her designee; b. Be located within 50 feet of an approved hydrant location; c. Be situated so that the inlet height shall not be less than 18 inches or more than 48 inches above graed; and
d. Contain guard posts or other approved means in order to protect the devices from vehicular damage.

57. Pedestrian gates with approved exit hardware shall be required adjacent to any gate that crosses vehicular paths.

58. Fire hydrants and their distribution shall be in accordance with CFC Appendix CC. Any fire hydrant located on the property shall be flow tested and maintained with minimum of annual service or per the manufacturer’s recommendation.

59. No parking signs shall be installed and maintained at all times. Parking shall be allowed in designated stalls and garages only. Vehicle towing procedures shall be posted along with the relevant CVC code section.

60. Fire access roads shall be kept clear at all times.

FIRE ALARMS

61. Fire alarms shall be tested on a routine basis, including annual audible testing with the Five Cities Fire Authority present and in accordance with NFPA 72.

FIVE CITIES FIRE AUTHORITY (FCFA) CONDITIONS

62. An approved turnaround is required on any access road that exceeds 150 feet CFC D103.3.

63. Aerial fire apparatus access roads shall have an unobstructed width of not less than 26 feet

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exclusive of shoulders, and a vertical clearance of not less than 13 feet 6 inches. Building A and Building B access roads shall be 26 feet in width. This includes any carport or canopies that may be over or near an access road. CFC 503.1.1 and D103.

64. Addressing including unit numbers shall be highly visible and illuminated in low light. A map of the complex near the entry is required.

65. All open spaces and planned vegetation shall be maintained for the life of the development in a manner that provides for adequate fire clearance from all structures, minimum height clearances for fire apparatus access roads, power lines, and in accordance with all vegetation management best practices to decrease the risk of wildfire and in accordance with CFC Chapter 47.

66. A vegetation management plan for management of the riparian and wildland areas shall be prepared by a licensed arborist, landscape architect, or registered forester.

67. The project location is in a high fire hazard zone and therefore shall comply with Chapter 7A CBC and WUI code construction.

68. All FDC’s for all buildings or areas of a building shall be all placed in one manifold at one central location and permanently labeled with signage identifying each connection to the specific building it protects. Consult with the Five Cities Fire Authority/Fire Marshal for FDC placement.

69. All roads and fire hydrants are required to be in place prior framing any buildings.

Combustible building materials delivered to the construction site require the Five Cities Fire Authority’s approval prior to delivery during phase 1.

70. Wet standpipes are required in all stairwells.

71. Stairwells shall go through the roof where required by Five Cities Fire Authority.

72. Any building providing an elevator shall have at least one elevator with the capacity to hold a gurney and emergency response personnel. The applicant shall build an elevator in Building A and will explore incorporating an elevator into Building B.

73. Fire Cities Fire Authority shall have access to all sides of the building from a fire apparatus access road no further than 150 feet or as otherwise permitted by Five Cities Fire Authority and the Building Official.

ABANDONMENT / NON-CONFORMING

74. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping, and other undesirable conditions.

ENGINEERING DIVISION CONDITIONS

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POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD,

STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL

STORMWATER CONTROL FACILITIES MAINTENANCE

75. The Applicant shall develop, implement and provide the City the following:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section

5.2.2. b. Prior to final acceptance an Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls are being maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD).

IMPROVEMENT PLANS

76. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Public Works Department Engineering Division as a separate submittal from any vertical construction/structures building improvement plans.

77. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility

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h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Engineers estimate for construction cost based on County of San Luis Obispo unit cost.

78. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report.

79. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements.

80. Applicant shall fund outsourced plan and map check services, as required.

81. The Developer shall provide an outlet structure for the Meadow Creek storm drain. A stormceptor and/or clarifier for the storm drain leading to Meadow Creek shall be required.

82. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way or within public easements.

83. The applicant shall demonstrate to the satisfaction of the City Engineer that the turning radiuses within the project site, including access from James Way, can accommodate a range of vehicles from large trucks and buses to cars.

CURB, GUTTER, AND SIDEWALK

84. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director.

85. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. This includes the installation of two new ADA compliant commercial drive approaches. Ramps on James Way shall be brought up to City and State standards including the ramps on the northeast and southeast corners at the intersection of James Way and Oak Park Boulevard.

86. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. Street trees are to be selected from the 2025 street tree list included on the City’s website

87. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director

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DEDICATIONS, EASEMENTS AND AGREEMENTS

88. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report.

The applicant shall be responsible for all required fees, including any additional required City processing.

89. The applicant shall record easements for all public utility infrastructure to the satisfaction of the City Engineer in a format approved by the City Attorney.

90. Unnecessary and excess easements shall be vacated to the greatest extent possible to the satisfaction of the City Engineer in a format approved by the City Attorney.

91. The Civil plans shall show an irrevocable offer to dedicate a creekside pedestrian path to the City. The location of the creekside path shall be to the satisfaction of the City Engineer.

92. Prior to issuance of a building permit, the applicant shall record a new non-exclusive pedestrian trail easement. The easement instrument shall be to the satisfaction of the City Attorney.

93. Only native riparian plants shall be planted within the 32’ creek setback area. Detailed planting plans shall be submitted in advance of or concurrent with improvement plans.

94. Signs shall be posted prohibiting the use of herbicides or other toxic substances potentially harmful to creek habitat.

95. Fencing shall be installed along the pedestrian path that does not prohibit migration of fauna between the path and the riparian area.

96. Prior to issuance of a building permit, the applicant shall record a density bonus agreement entered into with, and supplied by, the City that restricts 15% of the project’s base density equivalent units as affordable to very low income households for at least 55 years (Gov. Code § 65915(f)(2), (c)(1)(A)). To comply with this requirement, seven base density equivalent units (i.e., 15% of the project’s 45.25 base density equivalent units) shall be so restricted, with: a live work unit counting as 0.5 units, a studio unit counting as 0.5 units, a 1-bedroom unit counting as 0.75 units, and a 2-bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)).

As an alternative to restricting 15% of the project’s base density equivalent units as affordable to very low income households, the applicant may record a density bonus agreement, entered into with, and supplied by the City, that restricts 24% of the project’s base density equivalent units as affordable to lower income households for at least 55 years (Gov. Code § 65915(f)(2), (c)(1)(A)). To comply with this requirement, 11 base density equivalent units (i.e., 24% of the project’s 45.25 base density equivalent units) shall be so restricted, with: a live work unit counting as 0.5 units, a studio unit counting as 0.5 units, a 1-bedroom unit counting as 0.75 units, and a 2-bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)). Under either scenario, the density bonus agreement must be recorded prior to the issuance of a building

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permit.

GRADING AND DRAINAGE

97. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1) copy of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements.

98. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards.

99. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section

5.1.2. 100. Submit a geotechnical report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. The date of the soils report shall be less than 3 years old at the time of submittal.
101. The applicant shall dedicate a pedestrian access easement for the ADA sidewalk extension if constructed on private property outside of the right of way. 102. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations.

WATER
103. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 104. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structures and/or landscape irrigation.
105. A Double Detector Check (DDC) backflow device is required on all new water service connections. Fire Department Connections (FDC) must be remote and locations to be approved by the Building Official and Fire Chief.
106. The DDC shall be placed inside the building or adjacent to the building. Other locations for the DDC shall be approved by the Director or Community Development. 107. Each parcel shall have separate water meters.
108. Non-potable water for construction is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters.

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109. Lots using fire sprinklers shall have individual service connections. 110. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050.

SEWER
111. All sewer laterals shall comply with Engineering Standard 6810. 112. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050.
113. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4”.
114. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 115. Obtain approval from the South San Luis Obispo County Sanitation District for the development’s impact to District facilities prior to permit issuance. 116. Obtain approval from the South San Luis Obispo County Sanitation District prior to relocation of any District facilities.
117. Submit a will-serve letter from South County Sanitary stating that the property access and location of trash receptacles is adequate for trash collection service.

PUBLIC UTILITIES
118. The developer shall comply with Development Code Section 16.68.050: All projects that involve the addition of over 100 square feet of habitable space shall be required to place service connections underground - existing and proposed utilities. 119. Prior to approving any building permit within the project for occupancy, all conditions of approval for project shall be satisfied.
120. Public Improvement plans and Final Map shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval.
121. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 122. Upon execution of PG&E contract, submit contract to the City. Include approved PG&E schematics in the project plan set.

TREE PRESERVATION/TREE REMOVAL PLAN

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123. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance. 124. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property.
125. All significant trees to be removed as designated by the Director of Public Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15-gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted, or fees paid.
126. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. 127. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include but are not limited to:
a.___ No mechanical trenching within the drip line of a tree, unless approved by the Parks and Recreation Director.
b.___ No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c.___ No grading shall occur under a trees dripline, unless approved by the Public Works Director.
d.___ A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree.
128. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards.

PUBLIC SAFETY
129. Prior to issuance of building permit, the applicant shall submit an exterior lighting plan for Police Department approval.
130. Prior to issuance of a certificate of occupancy, the applicant shall post accessible parking signage, per California Building Code Section 11A and other applicable standards. 131. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary alarm system per Police Department guidelines.

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FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
132. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork estimate). b. Plan check for improvement plans (Based on an approved construction cost estimate).
c. Plan Review Fee (Based on the current Building Division fee schedule. NOTE:

The applicant is responsible to pay all fees associated with outside plan review consultants)
133. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT Subject to Government Code section 65589.5(o)(2)(A):
a. Water Neutralization fee, to be based on codes and rates in effect at the time the project’s complete SB 330 preliminary application was submitted to the City, involving water connection or enlargement of an existing connection. b. Water Distribution fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City . c. Water Meter charge to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City . d. Water Availability charge, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City.
e. Fire Protection Development Impact Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City
f. Police Development Impact Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City .
g. Park Development Impact Fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall be provided for existing houses), to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City. h. Recreation Development Impact Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City.
i. Transportation Development Impact Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City.
j. Storm Drain Development Impact fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City.
k. Wastewater Development Impact Fee, to be based on codes and rates in effect

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at the time that the project’s complete SB 330 preliminary application was submitted to the City.
l. Sewer Connection fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City . m. South San Luis Obispo County Sanitation District Connection Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City .
n. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City .
o. Green Building Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City . p. General Plan Update Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City.
q. Technology Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City . r. Building Permit Fee, to be based on codes and rates in effect at the time that the project’s complete SB 330 preliminary application was submitted to the City. s. Permit Fee for grading plans (Based on an approved earthwork estimate). t. Inspection Fee of subdivision or public works construction plans (Based on an approved construction cost estimate).

BONDING SURETY
134. Erosion Control, prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site.

PLANNING COMMISSION CONDITIONS
135. Prior to building permit issuance, the applicant shall provide bicycle racks and storage units on project plans that are sufficient to support at least 15% of the units, to the satisfaction of the Community Development Director and consistent with applicable law. 136. The proposed parking garages shall be reserved for vehicle storage, to the satisfaction of the Community Development Director and consistent with applicable law.

California Native American Tribal Consultation Conditions Pursuant to Public Resources Code section 21080.66(b)(4)(B)

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137. The applicant shall be required to have a tribal cultural monitor on-site during all grounddisturbing activities associated with the construction of the Project. Tribal monitoring shall occur as follows:
a. The California Native American tribe shall designate the monitor; b. The tribal monitor shall comply with applicant’s site access and workplace safety requirements; and
c. The applicant shall compensate the tribal monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as scope and duration of the project. 138. The applicant shall avoid any tribal cultural resources where feasible, in accordance with Public Resources code section 21084.3, subdivision (a). In furtherance of this requirement, where feasible, the project application shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal knowledge in the protection and sustainable use of tribal cultural resources and landscapes. 139. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner by the applicant, consistent with Public Resources Code section 21083.9.
140. The applicant shall complete a California Historical Resources Information System (CHRIS) archeological records search and a tribal cultural records search for the project site.

Documentation demonstrating compliance with this condition shall be submitted to the City prior to the issuance of building permits.
141. The applicant shall submit a Sacred Lands Inventory request to the Native American Heritage Commission (NAHC). Documentation demonstrating compliance with this condition shall be submitted to the City prior to the issuance of building permits. 142. The project shall comply with Health and Safety Code sections 7050.5 and 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe.
143. The applicant shall provide an application of tribal ecological knowledge into habitat restoration efforts undertaken by the project as applicable to the specific environmental context and conditions of the project.
144. Additional California Native American Tribal Consultation Conditions Requested by Santa Ynez Band of Chumash Indians (SYBCI):
a. At the discretion of the tribes, Native American monitor may be present on the project site to observe any or all ground-disturbing activities. The Native American monitor will be the designated lead to represent tribal interest during construction. b. The monitor may observe all activities from a safe distance and within safely accessible portions of the project area. During ground-disturbing activities, the monitor may inspect back dirt piles for evidence of cultural materials, as well.

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Arroyo Grande City CouncilMarch 24, 2026

Arroyo Grande City Council
March 24, 2026