HomeMy WebLinkAboutItem 11 - Updated Mitigation Measures for the San Luis Ranch Specific Plan Department Name: Community Development
Cost Center: 4005
For Agenda of: August 18, 2020
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: John Rickenbach, Contract Planner
SUBJECT: UPDATED MITIGATION MEASURES FOR THE SAN LUIS RANCH
SPECIFIC PLAN
RECOMMENDATION
1. Adopt a Resolution (Attachment A) approving two updated traffic mitigation measures to be
included in the Mitigation Monitoring and Reporting Program (MMRP) for the approved San
Luis Ranch Specific Plan, and
2. Approve an Addendum (Attachment B) to the certified Final Supplemental Environmental
Impact Report (FSEIR) to satisfy CEQA compliance for this action.
DISCUSSION
Background
The project applicant is MI San Luis Ranch LLC (SLR). In reviewing the traffic mitigation
requirements set forth in the MMRP in the context of modified project conditions, an updated
traffic study concluded that there was no immediate need for required improvements at the
intersections of Higuera Street/Tank Farm Road and Prado Road/Tank Farm Road. Based on the
results of that study, the applicant proposes to modify two of the mitigation measures to allow
for a fair share payment toward these improvements rather than actual construction prior to
development, as is currently required. An Addendum to the FSEIR has been prepared to satisfy
requirements under the California Environmental Quality Act (CEQA).
The San Luis Ranch Specific Plan (SLRSP) was approved on July 18, 2017, along with an
MMRP to ensure that mitigation measures associated with development under the project are
implemented. On July 17, 2018, the SLRSP was amended to allow for more flexibility in the
sequencing of development under the Specific Plan. A Final Supplemental EIR (FSEIR) was
certified to address this action. As a result, some mitigation measures were modified, and the
MMRP was updated to reflect these changes.
New Affordable Housing Proposal
Since the time the project was approved, the Development Plan for a portion of the specific pla n
contemplates additional housing, but less non-residential square footage. The overall amount of
housing could increase, to address a possible affordable housing project of 60-77 units within the
Neighborhood Commercial area that was not considered in previous CEQA documentation.
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At the same time, the amount of commercial square footage would decrease by 13,700 SF. To
analyze the effects of these updated land use changes on traffic circulation, a traffic study was
prepared by Central Coast Transportation Consulting (CCTC) and reviewed by City staff
(Attachment C). The report found that the updated land use plan resulted in a lower overall trip
generation for the SLR project. In turn, the analysis concluded that while required mitigation
measures at the intersections of Higuera Street/Tank Farm Road and Prado Road/Tank Farm
Road would still be necessary to address long-term cumulative impacts, in the short term, these
improvements would not be needed to address project-specific impacts. Instead, it would be
sufficient to pay fair share fees toward these improvements, which would then be constructed at
a later date by the City or another developer that triggered the need for these improvements.
Modified Mitigation Measures
As a result, the applicant proposes to modify the two mitigation measures to allow for a fair
share payment toward these improvements rather than actual construction prior to development,
as is currently required.
Except as noted below, all mitigation measures included in the certified FSEIR would still be
applicable to the Project as stated in the FSEIR. Under this action, only those mitigation
measures listed below would be modified from those in the certified FSEIR and supersede those
in the certified FSEIR. The MMRP would be updated to reflect these changes. New language
is shown in underline and deleted language is shown in cross-out.
T-1(g) Intersection #16: S. Higuera Street & Tank Farm Road.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3
and to the satisfaction of the Public Works Director (Prior to Buil ding
Permits or Occupancy)
• Pay fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Extend northbound right turn
pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-2(j) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building Permits or
Occupancy)
• Pay fair share costs in the amount of $75,000 toward future construction by
City or another developer of an extension of the Extend westbound right turn
pocket to 400' (Prior to Building Permits or Occupancy)
The dollar amounts identified in the modified mitigation measures are identified in the San Luis
Ranch Development Agreement, which also indicates that the projects will be constructed by
others. As a result, the proposed modification to mitigation measures is consistent with the
Development Agreement for the project.
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Based on the CCTC study, there would be no new impacts associated with this action. Shor t-
term impacts would be less than significant, and long-term cumulative impacts and related
mitigation would still be the same as described in the FSEIR. For that reason, an Addendum to
the FSEIR has been prepared to document this proposed modification to the MMRP. Under
CEQA Guidelines Section 15164(b), an Addendum to an EIR is the appropriate environmental
document in instances when “only minor technical changes or additions are necessary or none of
the conditions described in Section 15162 calling for the preparation of a subsequent EIR have
occurred.” An Addendum does not require public circulation and instead can be approved
simultaneously with a proposed action that it supports.
Previous Council or Advisory Body Action
The SLRSP was approved by the City Council on July 18, 2017, along with an MMRP. On July
17, 2018, the City Council approved an amendment to the SLRSP to allow for more flexibility in
the sequencing of development under the Specific Plan. At the same hearing, it introduced an
Ordinance for a Development Agreement (DA) that would implement future development under
the SLRSP. The DA was formally adopted at a subsequent City Council meeting on August 21,
2018.
In a related action, on April 7, 2020, the City Council approved a Draft Vesting Tentative Tract
Map (VTTM) to support development within the multi-family portion of the SLRSP. That
project, and all other development projects under the SLRSP, would be subject to the mitigation
requirements included in the MMRP as revised under this proposed action.
In support of these previous Council approvals, the SLRSP and subsequent development
applications related to the Specific Plan have been reviewed by several advisory bodies,
including but not limited to the Architectural Review Commission (ARC) and Planning
Commission (PC).
Policy Context
1. General Plan, San Luis Ranch Specific Plan, and Zoning Regulations
The proposed action would not modify any aspect of development approved under the SLRSP
but would modify two of the mitigation measures in a way that would not introduce new
impacts, nor increase the severity of previously identified impacts under CEQA. The proposed
action is therefore consistent with the SLRSP, which in turn was found to be consistent with the
General Plan at the time of its adoption in July 2017, and subsequent amendment in July 2018.
An evaluation of the SLRSP’s consistency with General Plan policies is discussed at length in
Section 4.9 of the certified Final EIR. The proposed action is consistent with the City’s Zoning
Regulations.
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Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s
Municipal Code, staff noticed this item per the City’s notification requirements. Legal
advertisements were posted in the New Times ten days prior to this meeting. Additionally,
postcards were sent to both tenants and owners of properties located within 300 feet of the
project site ten days before this meeting. The same noticing requirements were followed prior to
each advisory body hearing associated with the SLRSP.
CONCURRENCES
The City’s review of this project involved all City departments associated with the development
review process. No conditions of approval were added as a result of this review. Upon City
Council approval, the Community Development Department will update the MMRP as indicated
in the attached Resolution.
ENVIRONMENTAL REVIEW
On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP
through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address
modifications to the phasing plan within the SLRSP was certified by the City Council on July 17,
2018, through Council Resolution 10927 (2018 Series).
Based on an updated 2020 traffic study, there would be no new impacts associated with the
proposed action. Short-term impacts would be less than significant, and long-term cumulative
impacts and related mitigation would still be the same as described in the FSEIR. For that
reason, an Addendum to the FSEIR has been prepared to document this proposed modification to
the MMRP. Under CEQA Guidelines Section 15164(b), an Addendum to an EIR is the
appropriate environmental document in instances when “only minor technical changes or
additions are necessary or none of the conditions described in Section 15162 calling for the
preparation of a subsequent EIR have occurred”. An Addendum does not require public
circulation and can instead be approved simultaneously with a proposed action that it supports.
FISCAL IMPACT
Budgeted: Yes/No (reference Financial Plan page# in narrative) Budget Year:
Funding Identified: Yes/No
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current Funding
Request
Remaining
Balance
Annual
Ongoing Cost
General Fund N/A
State
Federal
Fees
Other:
Total $N/A
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There will be no net fiscal impact related to approving the proposed action. The City will collect
fair share payment totaling $117,500 in the Transportation Impact Fee Fund toward Mitigation
Measures T-1(g) and T-2(j), which will be used toward the construction of these improvements
at the time they are needed to mitigate long-term cumulative impacts. The amount to be
collected toward these improvements is consistent with the fair share costs identified in the
previously approved Development Agreement with SLR. No previously unanticipated fiscal
impacts would occur as a result of the proposed action.
ALTERNATIVES
1. Approve the project. An action to adopt the Resolution as proposed, or with modifications to
findings or project conditions.
2. Continue project. An action to continue the item should include a detailed list of additional
information or analysis required.
3. Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, SLRSP, or other
policy documents.
Attachments:
a - Draft Resolution
b - Addendum to the Certified Final Supplimental EIR
c - Appendix A - Updated Traffic Study
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R _______
RESOLUTION NO. __________ (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, MODIFYING MITIGATION MEASURES AND
MITIGATION MONITORING AND REPORTING PLAN AND
APPROVING AN ADDENDUM TO THE FINAL SUPPLEMENTAL EIR
FOR THE SAN LUIS RANCH PROJECT FOR PROPERTY LOCATED AT
1035 MADONNA ROAD ("SAN LUIS RANCH")
WHEREAS, on July 18, 2017, the City Council of the City of San Luis Obispo certified
a Final EIR and approved the San Luis Ranch Specific Plan as well as related entitlements
including a General Plan Amendment, pre-zoning of the site in anticipation of annexation,
Development Plan/Vesting Tentative Tract Map No. 3096, and Term Sheet; and
WHEREAS, on July 17, 2018, the City Council of the City of San Luis Obispo certified
a Final Supplemental EIR (FSEIR) and approved an amendment to the San Luis Ranch Specific
Plan, and introduced an ordinance for a Development Agreement to implement the revised
project; and
WHEREAS, on August 21, 2018, the City Council of the City of San Luis Obispo
approved the Development Agreement to implement the revised project; and
WHEREAS, the San Luis Ranch project has proposed to implement the Project in a
manner that is consistent with the San Luis Ranch Specific Plan, but as demonstrated in a traffic
study prepared to evaluate the potential impacts of modifications to the original mitigation
measures will result in a reduction of vehicle trips associated with the development Project at two
intersections evaluated in the FSEIR - Intersection #16: South Higuera Street & Tank Farm Road
and Intersection #18: Prado Road and South Higuera Street; and
WHEREAS, an Addendum to the FSEIR has been prepared that demonstrates that no
criteria under CEQA Guidelines Section 15162 exist that would require the preparation of any
subsequent environmental review under CEQA; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented to
the City Council.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Addendum to Final Supplemental EIR. The City Council does hereby
approve an Addendum to the Final Supplemental Environmental Impact Report for the San Luis
Ranch project based on the following findings:
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Resolution No. _____ (2020 Series) Page 2
R ________
1. Subsequent to the approval of an amendment to the previously approved San Luis
Ranch project in July 2018, the City conducted additional analysis of traffic
operations resulting from the Project. The Addendum incorporates the additional
analysis for inclusion in the administrative record.
2. That the Addendum was prepared for the Project in compliance with the
requirements of CEQA and the CEQA Guidelines.
3. That based upon the evidence submitted and as demonstrated by the analysis included
in the Addendum, none of the conditions described in Sections 15162 or 15163 of the
CEQA Guidelines calling for the preparation of a Subsequent or Supplemental EIR
or Negative Declaration have occurred.
4. In connection with the Proposed Project and this City Council's review of the
Addendum, this City Council has independently reviewed all of the CEQA Documents
and has exercised its independent judgment in making the findings and determinations
set forth herein.
SECTION 2. Modification of Mitigation Measures. Except as noted below, all
mitigation measures included in the certified FSEIR would be applicable to the Project as stated
in the FSEIR. The mitigation measures listed below are modified from the certified FSEIR and
supersede those in the certified FSEIR. New language is shown in underline and deleted
language is shown in cross-out.
T-1(g) Intersection #16: S. Higuera Street & Tank Fa rm Road.
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and
to the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
• Pay fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Extend northbound right turn
pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-2(j) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building Permits or
Occupancy)
• Pay fair share costs in the amount of $75,000 toward future construction by
City or another developer of an extension of the Extend westbound right turn
pocket to 400' (Prior to Building Permits or Occupancy)
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Resolution No. _____ (2020 Series) Page 3
R ________
SECTION 3. Modification of Mitigation and Monitoring Reporting Plan. The references
to Mitigation Measures T-1(g) and T-2(j) in the Mitigation Monitoring and Reporting Program
(MMRP) are hereby amended as set forth in Section 2 of this Resolution, above.
Upon motion of Council Member ____________, seconded by Council Member
____________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2020.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on _______________________.
____________________________________
Teresa Purrington
City Clerk
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ADDENDUM TO THE CERTIFIED FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT FOR THE
SAN LUIS RANCH PROJECT
AUGUST 2020
A. INTRODUCTION
This document is an Addendum to the Final Supplemental Environmental Impact Report
(FSEIR) prepared for the San Luis Ranch Project (State Clearinghouse Number 2015101083).
The FSEIR was certified by the City of San Luis Obispo on July 17, 2018, pursuant to City
Council Resolution No. 10927 (2018 Series). The Addendum is intended to bring the existing
CEQA documentation up to date as appropriate. Because there are no new significant impacts or
mitigation measures as a result of this updated analysis, an Addendum is the appropriate CEQA
document.
B. ADDENDUM REQUIREMENTS
The Addendum has been prepared in accordance with the relevant provisions of the California
Environmental Quality Act (CEQA) of 1970 (as amended) and the State CEQA Guidelines as
implemented by the City of San Luis Obispo. According to §15164(b) of the State CEQA
Guidelines, an Addendum to an Environmental Impact Report (EIR) is the appropriate
environmental document in instances when “only minor technical changes or additions are
necessary or none of the conditions described in Section 15162 calling for the preparation of a
subsequent EIR have occurred”. Section 15162(a) of the State CEQA Guidelines states that no
subsequent Negative Declaration shall be prepared for a project unless the lead agency
determines, on the basis of substantial evidence in the light of the whole record, one or more of
the following:
(1) Substantial changes are proposed in the project which will require major
revisions of the previous EIR or Negative Declaration due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which
the project is undertaken which will require major revisions of the previous EIR
or Negative Declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at the time
the previous EIR or Negative Declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not discussed
in the previous EIR or Negative Declaration;
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(B) Significant effects previously examined will be substantially more
severe than shown in the previous EIR or Negative Declaration;
(C) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce one or
more significant effects of the project, but the project proponents decline
to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR or Negative Declaration
would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation
measure or alternative.
This Addendum does not require circulation because it does not provide significant new
information that changes the certified FSEIR in a way that deprives the public of a meaningful
opportunity to comment upon a substantial adverse environmental effect of the project or a
feasible way to mitigate or avoid such an effect.
This Addendum includes this introduction and a description of the proposed actions addressed in
the Addendum as they related to the previously-approved project. The technical analysis in
support of this Addendum is included as an appendix to this document for reference
(Appendix A).
The CEQA documentation for this project, including this Addendum and certified FSEIR, is
available for review on the City’s website at www.slocity.org.
C. PREVIOUS CEQA DOCUMENTATION
The City Council unanimously certified a Final EIR and approved the project on July 18, 2017,
pursuant to City Council Resolution No. 10822 (2017 Series). A Notice of Determination (NOD)
was prepared, and there were no legal challenges to the adequacy of the Final EIR during the 30-
day statute of limitations associated with the NOD, pursuant to CEQA (PRC Section 21167 and
CEQA Guidelines Section 15094).
Subsequently, the City Council unanimously certified a Final Supplemental EIR and approved a
modified project on July 17, 2018, pursuant to City Council Resolution No. 10927 (2018 Series).
A Notice of Determination (NOD) was prepared, and there were no legal challenges to the
adequacy of the Final EIR during the 30-day statute of limitations associated with the NOD,
pursuant to CEQA (PRC Section 21167 and CEQA Guidelines Section 15094).
D. REASONS WHY AN ADDENDUM IS APPROPRIATE
Subsequent to the approval of an amendment to the previously approved San Luis Ranch project
in July 2018, the City of San Luis Obispo conducted additional analysis of traffic operations
related to the Project, a copy of which is attached hereto as Appendix A. The supplemental
traffic analysis evaluates a proposal to implement the Project in a manner that is consistent with
the San Luis Ranch Specific Plan, but with modifications to certain land uses, including a
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reduction in the amount of Office square footage from 100,000 sf to 97,000 sf, a reduction in the
amount of retail square footage from 150,000 sf to 139,300 sf, and an increase in residential uses
from 580 dwelling units to up to 654 dwelling units, of which up to 281 would be single family
residences and 373 would be multi-family residences, some of which are identified as affordable
housing. The change in buildout potential will result in fewer vehicle trips associated with
development of the Project at two intersections evaluated in the FSEIR - Intersection #16: South
Higuera Street & Tank Farm Road and Intersection #18: Prado Road and South Higuera Street.
The updated traffic analysis concludes that it would be appropriate to modify the mitigation
measures associated with these intersections from requiring construction of improvements in
conjunction with development of the Project to requiring payment of the Project’s fair share of
the cost of the future improvements by the City or a future developer at a time to be determined
by the City. The proposed changes do not materially change the findings and conclusions of the
FSEIR, making a second Supplemental EIR unnecessary pursuant to Section 15162 of the
CEQA Guidelines.
E. UPDATED PROJECT ELEMENTS
As discussed above, the project evaluated in this Addendum includes modifications from what
was evaluated in the certified Final EIR and FSEIR to reflect an increase in housing potential
from 580 units to 654 units, and a reduction in non-residential area from 250,000 SF to 236,300
SF. The overall land use mix and pattern envisioned under the approved Specific Plan otherwise
remains unchanged. Please refer to the FEIR and FSEIR for setting information related to
analyzing project impacts.
F. UPDATED ENVIRONMENTAL IMPACT ANALYSIS
This section addresses impacts associated with the project changes that have been proposed since
the FSEIR was certified in July 2018. Except as noted below, none of the analysis or discussion
included in the certified FSEIR has changed. The analysis addresses all the issue areas discussed
in the Final EIR and FSEIR.
Transportation
The proposed changes would not affect any of the Project’s construction-related impacts or the
overall footprint of development, which remains consistent with development that could occur
under the approved Specific Plan. As discussed below, based on the June 2020 traffic memo,
attached hereto as Appendix A, there would be fewer trips generated by development under the
San Luis Ranch Specific Plan, and thus commensurately lesser impacts than what were identified
in the FEIR/FSEIR. Previously identified impacts and mitigation measures would still apply.
However, based on the June 2020 traffic memo, two mitigation measures may be modified as
proposed without changing the severity of identified impacts.
With regard to the Project’s operational impacts, the updated traffic analysis concludes that the
implementation of mitigation measures required for two intersections analyzed in the FSEIR –
Intersection #16: South Higuera Street & Tank Farm Road and Intersection #18: Prado Road
and South Higuera Street – could be modified without additional impact from requiring
construction of the improvements discussed therein in conjunction with buildout of the Pr oject
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to payment of the Project’s fair share toward future construction of these improvements by the
City or a future developer, as determined by the City, when warranted by then existing
conditions.
These mitigation measures are modified as follows, new language is shown in underline and
deleted language is shown in cross-out:
T-1(g) Intersection #16: S. Higuera Street & Tank Farm Road.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3
and to the satisfaction of the Public Works Director (Prior to Building
Permits or Occupancy)
• Pay fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Extend northbound right
turn pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-2(j) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building
Permits or Occupancy)
• Pay fair share costs in the amount of $75,000 toward future
construction by City or another developer of an extension of the
Extend westbound right turn pocket to 400' (Prior to Building
Permits or Occupancy)
No other changes to any other transportation-related mitigation measures are proposed.
Air Quality, Greenhouse Gas Emissions, and Noise
The reduction in the Project’s traffic would result in corresponding reductions in the Project’s
Air Quality, Greenhouse Gas Emissions and operational Noise impacts, which are largely based
on trip generation. However, the level of impacts identified in the FEIR and FSEIR would not
change, nor would any mitigation measures associated with these issue areas.
Water Resources and Recreation
As noted in the FSEIR, the approved Specific Plan Project is projected to result in a total service
population of 2,135 persons, of which the Project would generate 1,293 residents and 842
employees. Based on the population generation factors included in the FSEIR, the proposed
changes would reduce the total service population to 2,042 persons, comprised of 1,418 residents
(a net increase of 125 residents) and 624 employees (a net decrease of 218 employees). The
changes in the service population for the project are not expected to generate any new or
increased environmental impacts related to demands on water resources or recreational facilities,
as described below.
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Based on the water generation rates in Section 4.13 of the EIR, the proposed changes will result
in an increase in water demand from 217.6 AFY to 226.66 AFY; however, this amount is well
within the amount of available water disclosed under the EIR and would not result in any new or
increased significant impacts.
Similarly, the addition of 125 residents, an increase of less than 10%, would place some
additional demands on City park and recreation facilities. However, as discussed in Section 4.11
of the FEIR, in addition to park facilities being constructed within the project, the additional
residential units will pay required City park fees, which will reduce any impacts to recreational
facilities to a level of less than significance, and the proposed changes would not result in any
new or increased significant impacts.
Other Impacts Described in the FEIR and FSEIR
Several impacts described in previous CEQA documentation are based on the amount of land
converted to development activities. The issues include Agricultural Resources, Biological
Resources, Cultural Resources, Hazards, Hydrology/Water Quality, and Land Use. Because the
development footprint would not change under the updated Project, impacts and mitigation
measures related to these issues would not change.
G. DETERMINATION
In accordance with Section 15164 of the CEQA Guidelines, the City of San Luis Obispo (City)
has determined that this Addendum to the certified FSEIR is necessary to document changes or
additions that have occurred in the project description since the FSEIR was originally certified.
The City has reviewed and considered the information contained in this Addendum and finds that
the preparation of subsequent CEQA analysis that would require public circulation is not
necessary.
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APPENDIX A
UPDATED TRAFFIC ANALYSIS FOR SAN LUIS RANCH PROJECT
JUNE 2020
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(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
DRAFT MEMORANDUM
Date: June 26, 2020
To: Luke Schwartz, City of San Luis Obispo
From: Joe Fernandez and Travis Low, CCTC
Subject: San Luis Ranch – Draft Project Description/Mitigation Changes
This memorandum estimates the vehicular trip generation resulting from a revised project description for the
San Luis Ranch project, and evaluates the need for turn lanes modifications at two intersections with the revised
project. The revised project description produces fewer vehicle trips and therefore would have less severe
impacts than previously disclosed.
In summary, the revised project is expected to have an insignificant effect on delay/LOS and queuing at both
intersections and no mitigations are recommended.
BACKGROUND
The Transportation Impact Analysis Report prepared for the San Luis Ranch Specific Plan (‘TIAR’, Omni -
Means, Ltd, November 2016) developed mitigation measures for the project’s EIR. Since this time the project
description has changed and would result in fewer vehicle trips under all analysis time periods.
The project is conditioned to modify the following intersections where the modifications are infeasible or
undesirable:
• S Higuera Street/Tank Farm Road (TIAR intersection #16): the condition to extend the northbound
right turn is not desired by the City due to secondary tree removal impacts.
• S Higuera Street/Prado Road (TIAR intersection #18): the condition to install dual northbound left
turn lanes is infeasible until the City widens the bridge west of the intersection to provide dual
receiving lanes.
The intent of this analysis is to revisit the need for these improvements under Near Term Plus Project
conditions considering the revised project description.
ANALYSIS
This analysis uses the Synchro analysis files and volumes from the TIAR. Intersection level of service (LOS)
was determined using Synchro 10 and queue lengths were determined using the companion SimTraffic
microsimulation software by taking the average of five runs. Note that the TIAR used the Synchro 9 software
package, which is due to reach its end of life later this year.
Trip Generation and Assignment
The revised project description, new trip generation estimates, and percent change from the previous project
description are shown in Table 1. Note that the TIAR used data from the 9th Edition of the Institute of
Transportation Engineers (ITE) Trip Generation Manual, which is now out of print. The revised estimates use
the 10th Edition.
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2 San Luis Ranch – Draft Mitigation Review
Central Coast Transportation Consulting June 26, 2020
The revised project description is expected to result in fewer gross vehicular trips than the previous project
description during each analysis period.
The project trip assignment from the TIAR was reduced proportionally for this analysis based on the revised
trip generation estimates.
Delay/LOS
Table 2 shows the delay/LOS at the intersections under Near Term and Near Term Plus Project conditions,
with Synchro output sheets included as Attachment A.
The intersections are expected to operate with acceptable delay/LOS both with and without the project.
Daily In Out Total In Out Total
Single-Family Residential1 281 DU 2,690 51 153 204 173 101 274
Multi-Family Residential2 373 DU 2,779 38 129 167 120 71 191
Commercial3 139,300 s.f.7,532 137 84 221 333 361 694
Hotel4 200 rooms 1,831 56 39 95 63 61 124
Office5 97,000 s.f.1,030 101 17 118 18 93 111
Parks6 5.8 acres 290 19 19 38 13 13 26
16,152 402 441 843 720 700 1,420
16,917 466 448 914 777 807 1,584
-4.5% -13.7% -1.6% -7.8% -7.3% -13.3% -10.4%
Previous Project Description
Change
1) ITE Land Use Code #210, Single-Family Detached Housing. Fitted curve equations used.
2) ITE Land Use Code #220, Multifamily Housing (Low-Rise). Fitted curve equations used.
Source: ITE Trip Generation Manual , 10th Edition, 2017; SANDAG Brief Guide , 2002; Omni-Means, 2016; CCTC, 2020.
3) ITE Land Use Code #820, Shopping Center. Fitted curve equations used.
4) ITE Land Use Code #310, Hotel. Fitted curve equations used.
5) ITE Land Use Code #710, General Office Building. Fitted curve equations used.
7) DU = Dwelling Unit; s.f. = Square Foot
6) SANDAG, City Parks.
Land Use Size7
AM Peak Hour PM Peak Hour
Gross Vehicular Trips
Table 1: Weekday Gross Vehicular Trip Generation
ID Intersection Delay1 LOS Delay1 LOS
AM 37.5 D 37.8 D
PM 24.7 C 25.0 C
AM 19.8 B 19.8 B
PM 27.1 C 27.2 C
1. HCM 2010 average control delay in seconds per vehicle.
18 Higuera/Prado
Note: Unacceptable operations shown in bold text.
Table 2: Intersection Auto Level of Service
Peak
Hour
16 Higuera/Tank Farm
Near Term Near Term
+Project
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3 San Luis Ranch – Draft Mitigation Review
Central Coast Transportation Consulting June 26, 2020
Queues
Table 3 shows the queues for key movements at the intersections under Near Term and Near Term Plus Project
conditions, with SimTraffic output sheets included as Attachment B.
With the addition of project traffic, the queue lengths would change by less than one vehicle length. This is an
insignificant impact.
CONCLUSION
The revised project is expected to have an insignificant effect on delay/LOS and queuing at both intersections.
Therefore, no mitigations are recommended. The project would contribute their fair share towards planned
improvements through the City’s Transportation Impact Fee program.
Please let us know if you have any questions.
ATTACHMENTS
Attachment A: Synchro Output Sheets
Attachment B: SimTraffic Output Sheets
Near Term
Near Term
+Project
AM 192 190
PM 177 166
AM 206 209
PM 228 237
AM 92 97
PM 133 127
AM 49 51
PM 98 96
AM 162 174
PM 220 218
AM 219 213
PM 179 172
Table 3: Queues
95th Percentile Queues
(ft)1
16 Higuera/Tank Farm
NBR 100
SBL 165
Movement
Storage
Length (ft)
Peak
HourIntersectionID
1. Queue length that would not be exceeded 95 percent of the time.
Note: Bold indicates queue length longer than storage length.
18 Higuera/Prado
WBL 105
SBL 200
NBL 140
WBR 110
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