HomeMy WebLinkAboutItem 4a. GENP-0817-2019 (600 Tank Farm)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE DRAFT ENVIRONMENTAL IMPACT REPORT (DRAFT
EIR) PREPARED FOR THE 600 TANK FARM ROAD PROJECT DURING A 50-DAY
PUBLIC REVIEW PERIOD. THE MEETING IS AN OPPORTUNITY FOR CITY AND
CONSULTANT STAFF TO GATHER INFORMATION FROM THE PUBLIC REGARDING
THE
PROJECT ADDRESS: 600 Tank Farm BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: jfrickenbach@aol.com
FILE NUMBER: GENP-0814-2019; FROM: Shawna Scott, Senior Planner
SPEC-0407-2020; EID-0608-2020;
ARCH-0406-2021; SBDV-0407-2021
RECOMMENDATION
Receive public testimony and provide input to City staff and EIR consultant regarding any
additional analysis or data needed to adequately evaluate environmental issu e areas
within the Draft EIR. No action will be taken at this time.
SITE DATA
Applicant
Representative
Current General
Plan Designation
and Zoning
Proposed
General Plan
Designation and
Zoning
Site Area
Environmental
Status
Covelop, Inc.
Stephen Peck; Damien Mavis
Business Park (BP-SP) and
Conservation Open Space (C/OS-
SP) within the Airport Area
Specific Plan
Commercial Services (C-S-SP) and
Conservation Open Space (C/OS-
SP) within the Airport Area
Specific Plan
11.7 acres
A Draft EIR is now under public
review. The public review period
extends from June 15 to August 3,
2021.
Meeting Date: 7/14/2021
Item Number: 4a
Time Estimate: 45 Minutes
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SUMMARY
The proposed project is a 280-unit mixed use project on an 11.7-acre site generally north
of Tank Farm Road and west of Acacia Creek. The project entitlements would change
the land use designation and zoning from Business Park to Service Commercial with the
Specific Plan overlay (C-S-SP), which would allow a mixed-use project providing up to
280 residential units and up to 12,500 square feet of commercial -service/office uses
defined in AASP Table 4.3. The project also includes a 2,250 -square foot clubhouse
building with a 2,800-square foot patio area. In addition, various offsite transportation
improvements are not part of the development itself, but are required in order to facilitate
the project, and are therefore also evaluated in the Draft EIR . For additional project
details, please refer to Section 4.0 of this Agenda Report.
A Draft EIR has been prepared to analyze the effects of the project, and is available for
review on the City’s website at:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2170
1.0 COMMISSION'S PURVIEW
The purpose of this public hearing is to receive a project update and provide a forum for
discussion of the Draft EIR during the public review period for the document. Both
Commission and public testimony at this public meeting should be focused on the con tent
of the Draft EIR, rather than the particular merits of the project itself. The Planning
Commission is not being asked to make a recommendation or take action on the project
at this time. The Commission will formally review the proposed project at a separate public
hearing after the 50-day public review period (June 15 to August 3, 2021) has closed, and
after input has been received from other advisory bodies, including the Tree Committee
and Architectural Review Commission. At that time, the Planning Commission will make
recommendations to the City Council regarding the Final EIR and the project itself.
2.0 SITE INFORMATION
The project site is located at 600 Tank Farm Road, 130 feet northeast of the intersection
of Tank Farm Road and Santa Fe Road, in the southern portion of the City of San Luis
Obispo. The conceptual site plan for the project depicts mixed -use development of two
parcels (Assessor Parcel Numbers [APN] 053-421-002 and 053-421-006) totaling
approximately 11.1 acres. The figure on the previous page shows the project site within
the local context. As shown, the project site also includes a 0.6 -acre portion of the existing
Tank Farm Road frontage and planned future Santa Fe Road alignment in addition to the
proposed improvements on APNs 053-421-002 and 053-421-006. Collectively, these
components comprise the project site for the purposes of the Draft EIR.
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GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
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Table 1: Site Information
Site Size ~11.7 acres (11.1 acres for development; 0.6 acres for offsite
improvements
Present Use &
Development
Undeveloped; automobile storage
Topography Flat
Access Tank Farm Road; proposed extension of Santa Fe Road
Surrounding Use/Zoning West: Commercial Service/Industrial (undeveloped Chevron
property in unincorporated SLO County)
North: PF (Damon Garcia Sports Field)
East: C/OS; C-S-SP (Acacia Creek and mobile home
park/planned residential beyond)
South: Recreation (Tank Farm Road and undeveloped land
beyond in unincorporated SLO County)
3.0 PREVIOUS ADVISORY BODY REVIEW
On April 21, 2020, the City Council approved the initiation of the project and authorized
the issuance of a Request for Proposals (RFP) for the preparation of an Environmental
Impact Report (EIR) for the project. The Council, with a vote of 5:0, provided direction to
the applicant and staff to work toward a Development Agreement to accomplish the
needed planning area infrastructure outlined in the AASP and maximize housing
opportunities for those individuals in geographic areas included in the City’s annual jobs -
housing balance analysis (Attachment 2, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual
design of the project and by consensus provided 21 directional items regarding the
proposed bicycle and pedestrian connectivity and safety, as well as consistency with the
latest updates to the City’s Active Transportation Plan for the applicant to incorpora te into
the project design and associated materials (Attachment 3, ATC Report and Comments
7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the
conceptual design of the project and by consensus provided nine directional it ems
regarding building orientation in relation to site access and private/common open space
areas, and provided comments on the architectural style of the project in terms of
compatibility between the different uses for the applicant to incorporate into th e project
design and associated materials (Attachment 4, ARC Report and Minutes 8.17.20).
On September 23, 2020, the Planning Commission (PC) reviewed the conceptual design
of the project and by consensus provided seven directional items regarding building
orientation in relation to Tank Farm Road, mixed-use development compatibility, and on-
site and off-site pedestrian and bicycle circulation for the applicant to incorporate into the
project design and associated materials (Attachment 5, PC Report and Minutes 9.23.20).
On December 9, 2020, the PC held a public scoping meeting to discuss the scope of the
EIR being prepared for the 600 Tank Farm Road Mixed-Use Project, no action was taken
(Attachment 6, PC Report and Minutes 12.9.20).
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Page 4
Neither the proposed project nor the Draft EIR have yet been considered by other City
advisory bodies. The project will ultimately be reviewed by the Tree Committee, ARC,
and PC before being considered by the City Council. The project will also be reviewed
by the Airport Land Use Commission (ALUC) to determine whether it is in substantial
conformance with the Airport Land Use Plan (ALUP), which was recently updated on May
26, 2021.
4.0 PROJECT DETAILS
The proposed project is a 280-unit mixed use project on an 11.7-acre site, north of Tank
Farm Road, west of Acacia Creek. The project involves zoning-level entitlements: a
General Plan Map Amendment, a rezone of the property, a Specific Plan Amendment to
the Airport Area Specific Plan (AASP), a Minor Use Permit for a mixed -use project,
Conceptual Site Plan, Major Development Review, and a Tentative Parcel Map. Approval
of these entitlements would allow a final Development Plan (consistent with the
requirements of the granted entitlements), including grading permits, improve ment plans
and building permits to be handled by the City as ministerial approvals.
The project entitlements would change the land use designation and zoning from
Business Park to Service Commercial with the Specific Plan overlay (C -S-SP), which
would allow a mixed-use project providing up to 280 residential units and up to 12,500
square feet of commercial-service/office uses defined in AASP Table 4.3. The project
also includes a 2,250-square foot clubhouse building with a 2,800-square foot patio area.
Transportation improvements funded or constructed by this project include: (1) widening
Tank Farm Road along the project frontage (provid ing two westbound auto lanes,
protected bike lanes, curb/gutter, sidewalk and parkway on the north side of the street),
(2) construction of a roundabout at the intersection of Tank Farm Road and Santa Fe
Road (west), and (3) construction of a portion of the Santa Fe Road Extension north of
Tank Farm Road (including two travel lanes, sidewalks and protected bike lanes on t he
east side). The proposed grading, totaling approximately 29,000 cubic feet, would be
comprised of approximately 17,000 cubic yards of cut and an additional 12,000 cubic
yards of import. Stormwater would be captured in six bioretention areas.
The project is planned to be constructed in two phases. Phase 1 would include 124
multifamily residential units, the completion of Santa Fe Road along the project frontage,
completion of the shared-use bicycle/pedestrian path along Acacia Creek connecting
bicycles and pedestrians from Tank Farm to Damon -Garcia Sports Fields, construction
of the Tank Farm Road/Santa Fe Road (west) roundabout (north, west and east legs with
two westbound lanes and one eastbound lane), and the completion of the frontage
improvements along Tank Farm Road. Phase 2 would include 116 multifamily residential
units, 40 mixed-use units, and 12,500 square feet of commercial-service/office space,
and remaining project improvements.
Figure 1 shows the conceptual site plan for the proposed project.
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GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 5
Figure 1. Proposed Project – Conceptual Site Plan
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Page 6
Table 1 summarizes the proposed project characteristics, including the mix of residential
unit types and building area for the primary components of the project. The applicant
intends to provide a portion of the proposed units below the average size, consi stent with
the project objective to provide a variety of housing opportunities and affordability levels
(refer to the project objectives below). The proportion of units below average size would
be established through an applicant-proposed “affordable by design” housing plan, in
addition to inclusionary housing requirements. The inclusionary housing plan and an
“affordable by design” housing plan have not yet been submitted by the project applicant
but is not required to support the EIR analysis.
Please refer to Section 2.0 of the Draft EIR for a complete description of the proposed
project.
Table 1. Proposed Project Characteristics
Unit Occupancy
Type1 Size (sf) Units Residential
Area (sf)
Non-
Residential
Area (sf)
Acres
(net) Units/Acre2
R3 Occupancy
(1-, 2- and 3-beds)
750-1,450 140 154,000 n/a 6.5 21.7
R4 Occupancy
(studio, 1-, and 2-
bed)
600-925 100 85,700 n/a 2.9 34.7
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26.3
Total 450-1,450 280 261,200 12,500 10.9 25.7
sf = square feet
1 Occupancy classification is the formal designation of the primary purpose of the building and pursuant to the
California Building Code, structures are classified with one or more occupancy groups. R3 occupancy are for
when the occupants are primarily permanent in nature, R4 occupancy is for a use type for more than 4 people
but no more than 16 who reside on a 24 hour basis and receive custodial care, Mixed Use occupancy contains
more than one occupancy group.
2 “Density Units” as defined by the City of San Luis Zoning Ordinance (Density Units are the number of
dwellings per net acre, based on dwelling size and number of bedrooms, i.e., studio unit under 600 square feet
equals 0.5 Density Units, while a two-bedroom unit equals 1.0 Density Units).
5.0 GENERAL PLAN GUIDANCE
The project site is located within the Airport Area Specific Plan (AASP) and is currently
designated Business Park (BP) with a small portion of the property within the
Conservation Open Space (C/OS) zone delineating a portion of Acacia Creek, which is
primarily located on the adjacent property to the east. The project entitlements would
change the land use designation under the General Plan and AASP from Business Park
to Service Commercial with the Specific Plan overlay (C -S-SP), which would allow a
mixed-use project providing up to 280 residential units and commercial-service/office
uses defined in AASP Table 4.3. No changes are proposed to the portion of the property
zoned C/OS.
6.0 CEQA PROCESS AND DRAFT EIR CONCLUSIONS
6.1 CEQA Process
City staff in conjunction with its consultants prepared an Initial Study pursuant to the
California Environmental Quality Act (CEQA), which documents and analyzes potential
environmental issue areas that needed to be further analyzed in an EIR. A Notice of
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GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 7
Preparation (NOP) to prepare an EIR was sent to and posted by the State Clearinghouse
on November 24, 2020. The Initial Study is included as Appendix A of the Draft EIR, while
the NOP and responses to that document are included in Appendix B.
Section 1.0 of the Draft EIR describes the full legal basis for the conclusions in the Draft
EIR.
Under CEQA, a 45-day public review period of the Draft EIR is required. A Draft EIR was
prepared and released to the public on June 15, 2021. This started a 50-day public review
period that will end on August 3, 2021. This exceeds the minimum 45 -day review
requirement under CEQA.
CEQA does not require that a public meeting be held during the public review period, but
does encourage it. The practice of holding a public meeting on th e Draft EIR separate
from consideration of the other project entitlements allows for direct communication
between the reviewers and the lead agency and provides an opportunity for members of
the public to learn of the concerns of other people testifying ab out the project. Both
Commission and public testimony at this public meeting should be focused on the content
of the Draft EIR, rather than the particular merits of the project itself. The public meeting
represents an opportunity to:
1. Obtain additional information needed to properly evaluate identified issue areas;
2. Identify issue areas that may not be covered in the document; and
3. Provide an opportunity for the public to express environmental concerns.
The Final EIR will be a compilation of the Draft EIR and responses to comments received
regarding the Draft EIR from reviewing agencies, organizations, and individuals.
Responses to comments are a written evaluation of comments on the environmental
issues received from persons who reviewed the Draft EIR, including comments made at
this public workshop. The responses to comments will be prepared by the consultant and
reviewed by City staff. The Final EIR must be certified before an action to approve the
project can be made. The EIR is intended to serve as an informational document for the
public and City of San Luis Obispo decision-makers.
6.2 Draft EIR Contents and Conclusions
Based on the Initial Study and EIR Scoping process, the following issues were examined
in the Draft EIR:
Air Quality
Biological Resources
Cultural Resources and Tribal Cultural Resources
Energy
Greenhouse Gas Emissions
Hazards, Hazardous Materials, and Safety (includes transportation safety)
Hydrology and Water Quality
Land Use and Planning
Noise
Utilities and Service Systems
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GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 8
The Draft EIR concludes that the project will result in significant and unavoidable impacts
related to:
Greenhouse Gas Emissions. Construction and operation of the proposed project
would generate temporary and long-term increases in GHG emissions. The
proposed project would conflict with the City of San Luis Obispo’s 2020 Climate
Action Plan (CAP) because project GHG emissions would exceed the efficiency
threshold provided in the 2020 CAP. A GHG Reduction program is required as
mitigation, but the effectiveness of reducing impacts below City thresholds is
uncertain. Note that City staff is currently working with the EIR consultant to refine
the methodology used for the GHG analysis, and the result could potentially alter
the conclusion of significance reported in the Draft EIR.
Hazards (Transportation Safety). The project would contribute to new pedestrian
demand along Tank Farm Road west of the project site, which does not have
dedicated pedestrian facilities. The potential increase in pedestrian demand would
result in a potential hazard to pedestrians. A bike path on Tank Farm Road near
the site and related safety signage are included as mitigation measures. However,
because of the uncertainty of right-of-way acquisition for the bike path, the Draft
EIR concludes that safety impacts are potentially unavoidable.
The EIR also finds that there will be significant impacts that can be mitigated to less than
significant in the categories of air quality, biological resources, cultur al resources,
hazards, hydrology and water quality, and noise. Other impacts related to air quality,
biological resources, energy, hazards, hydrology and water quality, land use, noise and
utilities were found to be less than significant. Table ES -1 at the beginning of the Draft
EIR summarizes the project’s impacts and mitigation measures.
7.0 NEXT STEPS
The Planning Commission is not being asked to make a recommendation or take action
on the project at this time. The Commission will formally review the proposed project at a
separate public hearing to be held once a Final EIR has been prepared based on
comments received during the 50-day public review period, which extends until August 3,
2021. These are the next steps in the planning process for the project:
Airport Land Use Commission review
Tree Committee review (can occur during public review period for the Draft EIR)
Architectural Review Commission review (can occur during public review period
for the Draft EIR)
Planning Commission review of the Final EIR and project, and recommendation to
the City Council (following the public review period for the Draft EIR)
City Council consideration of certification of the Final EIR, consideration of
adoption of CEQA Findings and Statement of Overriding Considerations, and
review and decision on the project.
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Planning Commission Report – July 14, 2021
Page 9
ATTACHMENTS
A. The Draft EIR is available for review online at the following location:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2170
Hardcopies are also available for review at the Community Development Department
(919 Palm Street), City Hall (990 Palm Street) and the City-County Library (995 Palm
Street).
B. Conceptual Project Plans
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1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO 1.2 SPACES/UNIT (28 X 1.2 ) = 33.6 SPACES1-BED 1.2 SPACES/UNIT (72 X 1.2) = 86.4 SPACES2-BED 1.7 SPACES/UNIT (152 X 1.7) = 258.4 SPACES3-BED 2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL 1 SPACE/300 SF (15,000 SF/300) = 50 SPACESTOTAL 497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REAR N/ACORNER LOT-STREET SIDE 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFPage 19 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSPage 20 of 165
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EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSPHASE 2PHASE 2PHASE 1RESRE0.45 ACRRLOT 411111111..17 ACRES1ES.1111R.1111111.17 ACR.17 ACR1.17 ACRESRESRR117ACR117ACRESSR1LOTLLLLLOOT5LLL5OTLLLLL5OT TLOT 5OT 5OT T 0.44 ACRESCCCACCAAACRESC0OOOOOTOOT9OT9OT 9OT 9OT 9OT 9LOLOLOLOLOLOTTTOOOOOOOOOOOOOOOOOOOOL00140ACR01.40 ACREC0 ACRACACCACRESS1.1.40 AACRCCRECRERRECRCRCCCCCAA000400.411.RES1.4...OOLOTOLOOLOT 7OTT 7LOTOOOTTLOOTOOOOOOLOOLLLOLLLOTTTLOOOOOT 77770.93 AAAAAAAAAAAAAAAAAAAAAAAAAAAA0.93 AA030000000ARESRRRRRRCCCCCCCCACCAAAAAAAAAAAAAAAAAAAAAAAAAAAARSAAAAAAAAAAAAAAAAAAAAAAAAALOT1TTTTTTTTTTOOOOOOOOOOOOOOOOOOOOLOOLOT 1LOTOLOTTTTTTTTTTTOOOOOOOOOOOOOOOOOOOOOOLOLOLOTO11T111111TCRESCSCCCCCCCCCCCCCCCCCCCCAAAAAAAAAAAAAAAAAAA1111CCCCCCCCCCCCCCCCCCCCACACAAAAAAAAAAAAAAAAA2 A2 A52255.5.5..11CCCCCCCCCCCCCCCCCCCCCCCCCCCCAAAAAAAAAAAAAAAAAAAAAAAAAAAA1111111111111111111111111111111111111111111111111111111111111111111111111111111111555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555522LOTT2TO2TTTTTTTTTTTTTTL2222222222222LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL353533535353535353535353535353535353535353535353535353553535353553535535355333333335353553535535355353553333535355535355333535555353555353555555353553333553535533555353553350 ACRESA000001.991110 AAC90 AAA0000090000AOT3333333OTTOOOOOOOOOOOOOOOOOOOOOLOOOOLOLOLL33T333333TTOOOOOOOOTOOO330.92 ACRESSRESS0.0SLOT 1000000SSRESEEECRESCRRREACRESACREACRAR9 AC9.79 A070.7900.79 A79ESES0.70.79 0ACACREARECRESCRERESELOT 8OT8LLOLOLOTT 8888082ACRES00.82 ACRES0082ACRES0LOT 11LLOLLLLOT11LLOLLL0.46 ACRES46 ESLOT6LTFF = 177.0±FF = 180.0±FF = 174.5±FF = 173.0±FF = 171.0±FF = 170.0±FF = 165.5±FF = 166.0±FF = 170.0±FF = 174.0±FF = 163.0±FF = 172.5±FF = 172.5±FF = 163.0±FF = 163.0±FF = 177.5±FF = 180.0±FF = 163.0±FF = 160.0±FF = 157.0±FF = 157.0±FF = 158.0±FF = 155.0±FF = 154.0±FF = 154.0±FF =154.0±FF = 179.0±XXXXXXXXXXFFFXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFFFFXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\SitePlan_021320.dwg, SHEET TITLE, Jun 08, 2021 11:43am, ngwalters0feet1001"=50'50150June 8, 2021PRELIMINARY CIVIL SITE PLAN600 TANK FARMC2PHASING TABLEPHASE 1 (LOTS 3-7)PHASE 2 (LOTS 1-2, 7-11)Page 21 of 165
^^^^^^^^^^^^WWWINTERIM ROW ACQUISITION= 15,610 sfINTERIM ACQUISITION = 4,000 sfEXISTING TRACT BOUNDARYAASP NOISECONTOURPROPOSED RIGHT OFWAY DEDICATIONPROPOSED RIGHT OFWAY DEDICATIONPROPOSED RIGHT OFWAY DEDICATIONINTERIM ROW ACQUISITION= 25,800 sf650 TANK FARMIMPROVEMENTS BY OTHERSXXXXXX
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2'6.5'BIKE12'LANE12'LANE2'7'BIKE7'PARKWAY5'WALKWESTERLYPROPERTY LINECONSTRUCTIONBENCHULTIMATE SANTA FECENTERLINE14'LANE13'LANE2'7'BIKE7'PARKWAY5'WALKWESTERLYPROPERTY LINE13'LANE2'7'BIKE7'PARKWAY5'WALKULTIMATE SANTE FESECTIONINTERIM SANTE FESECTION0feet1001"= 50' 50150N:\1600\1622-02-RS20-600-Tank-Farm-Entitlements\Engineering\TTM\Exhibits\ROW Acq (Interim)_060721.dwg, RA-1, Jun 07, 2021 5:08pm, ngwaltersJune 7, 2021INTERIM ROW ACQUISITION600 TANK FARMRA-1Page 22 of 165
1622-01-LP19JUNE 4, 2021600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A5CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK/RIPARIANSETBACKBIKE/PEDESTRIAN PATHCREEK/RIPARIAN SET BACKEXISTING CONNECTION TO BE DESIGNED AND APPROVED BY OTHERSRETENTION/DETENTION BASINBUILDBUILDDDBUILDDDDBBUILDDDUILDDBBUILDDDBUILDDIING 3ING 3ING 3ING 33ING 33ING 3TYPE CPPTYPE CPPPPTYPE CPEPPBBUILDBBUILDBBUILDBUILDBBUILDBUILDING 7NG 7NNN7ING 7NNNING 7NNN7ING 7NNNING 7NN7NNING 7NTYPE CTYPE CTYPE CTYPE CTYPE CBUILDBILLLBBUILDBLLBUILBBUILDBUILDLLLBBBUILDLBUILLBBBUILBUILDLBBUILDBUILDBUILDBUILDBUILBLING 4G4GGGGGGG4ING 4GGGGGING 4ING 4NGG4NNNGNGGING 4ING 4NINNNINING 4NTYPE CTYPTYPTYPYYPTYPE CTYPTYTYPETTTYPTYPTYPEPETYPE CTTYPE CPTTTYPETTYPEBBUILDDDDDDBUILDDDDDBBUILDDDDDBUILDDDDBBUILDDDDBUILDDDDINNNNNNG 5GINNNNG 5INNNNG 5NG 5INNNNNNG 55INNGNG 5NNNGTYPE DEEEETYPE DBBBBBUIBUILDUILDBUILDIIBBUIIIBBBBUILDBUILDIIBUILDBBBILLLBUILDBBBULBLLBBUILDLDING 6NG 6GGGGG6ING 6G6GGGGGGGING 6NG 6INGGGGGG6GGGGING 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1NGNGNGGING 1NGING 1NGNGGING 1ING 1INNGING1GG 1GGGG00000000000000000000000000000000000000CLUBHOCLUBHOCLUBHOLUBHOLUBHOOOOCLUBHOLCLCLUBHOCUBCLUBHOCCCLUBHOCUBOOOCCCCCLUBHOCLUBHOOOUUSEUSEUSEUSEEBUILDBUILDBUILDBUILDBUILDBUILDBUILDBUILDING 2NG 2ING 2NG 2ING 2GING 2ING 2ING 2ING 2MIXED-XMIXEDMIXEDMUSEUSEUSESEBBBUUUUUUILDUILDBBBUUUUUUILDILDBBBUBUUUUUIUILDILDLBUUUBBBUBUUUUUILDUILDBBBUBUUBBUUILDLDBINGGGG11INGINGG11INGNGINGG11INGINGG 11INGG1MMMMMIXEDMIXEDMMIXEDMMIXEDMMMIXEDMMUSEEEEEUSEEUSUSEEEEE0’ 100’50’25’ 150’0’200’100’50’ 300’SCALES: 1” = 100’- 0” (12”X18” SHEET) 1”=50’-0” (24”X36” SHEET)NORTHPage 23 of 165
1622-02-RS20APRIL 24, 2021600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A7ENTITLEMENTS PACKAGESITE SECTIONSSITE SECTION A-ASITE SECTION B-BPage 24 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEPage 25 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEPage 26 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEPage 27 of 165
1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Page 28 of 165
600 Tank Farm Road
Residential Mixed-Use Project
GENP-0814-2019; SPEC-0407-2020; EID-0608-2020; ARCH-0406-
2021; and SBDV-0407-2021
Public Workshop for a
Draft Environmental Impact Report
July 14, 2021
Applicant: Covelop, Inc.
Representative: Stephen Peck
Purpose of the Public Workshop
◼Receive comments from members of the public,
organizations, and interested public agencies on
issues related to the Draft Environmental Impact
Report (DEIR) for the project.
2
Public Workshop Agenda
3
◼Project Overview
◼Overview of the Draft EIR
◼The EIR Process
◼DEIR Issues and Conclusions
◼Public Comments on the Draft EIR
◼Next Steps
Project Overview
4
◼Development Characteristics
◼280 Residential Units
◼240 high density units
◼40 mixed use units
◼12,500 SF of commercial office space
◼11.7-acre site adjacent to Acacia Creek
◼1.0 acres of offsite transportation improvements
◼Within the Airport Area Specific Plan
◼Requested Entitlements
◼General Plan Amendment (to change land use designation)
◼Rezone (BP to C-S)
◼Specific Plan Amendment (AASP text amendments)
◼Major Development Review (27 new structures)
◼Tentative Parcel Map (11 lots and 280 condominiums)
Project Site and Location
5
Surrounding Land Uses
6
◼North: Damon Garcia Sports
Fields
◼East: Acacia Creek and mixed
use residential development
◼South: Tank Farm Road and
undeveloped land
◼West: undeveloped Chevron
property
Proposed Site Plan
7
Required Roadway Improvements
8
Project Phasing
9
CEQA Overview
10
◼The California Environmental Quality Act
(CEQA) is the State’s primary environmental
protection law
◼CEQA requires that public agencies disclose
environmental impacts of projects that have a
physical effect on the environment
What is an EIR?
11
◼An Informational Document
◼Discloses information about the effects a
proposed project could have on the
environment
◼Identifies mitigation measures
◼Describes feasible alternatives to the
proposed project
◼Must be certified prior to project approval
The EIR Process
12
Lead agency
prepares
Initial Study
Lead agency
sends
Notice of
Preparation
to responsible
agencies
Lead agency
prepares
Draft EIR
Lead agency
files
Notice of
Completion &
gives public
Notice of
Availability of
draft EIR
Public review
period
(45 days
minimum—50
in this case)
Lead agency
prepares
Final EIR,
including
response to
comments on
the
Draft EIR
Lead agency
prepares
finding on the
feasibility of
reducing
significant
environ-
mental
effects
Lead agency
makes a
decision on
the project
Lead agency
files a Notice
of Determ-
ination
with county
clerk
Lead agency solicits comment
from agencies & public on the
scope and content of the Draft
EIR
Responsible agency
decision-making bodies
consider the Final EIR
Lead agency solicits comment
from agencies & public on the
adequacy of the Draft EIR
◼Current Phase:
◼Opportunities for Public Input:
Initial Study as a Screening Tool
13
◼Initial Study
◼Analyzed 20 environmental topics
◼Found many potential environmental issues
would be less than significant, or could be
addressed through existing regulations
◼Other issues are examined in the Draft EIR
Issues Analyzed in the Draft EIR
14
•Air Quality
•Biological Resources
•Cultural Resources and
Tribal Cultural Resources
•Energy
•Greenhouse Gas Emissions
•Hazards (airport proximity;
soils; transportation safety)
•Hydrology (drainage and
flooding potential)
•Land Use and Planning (ALUP
consistency)
•Noise
•Utilities and Service Systems
Significant But Unavoidable Impacts
15
•Greenhouse Gas Emissions
•GHG-1. Increase in GHG
emissions; potential
inconsistency with the 2020
Climate Action Plan
(City currently evaluating the
methodology used; could alter
Draft EIR conclusion or
mitigation requirements)
•Hazards
•HAZ-3. Pedestrian safety
hazards on Tank Farm Road
•Mitigation required to minimize
impacts to the extent possible.
Significant but Mitigable Impacts
16
•Air Quality
•AQ-3. Exposure to CO and
Valley Fever during
construction
•Biological Resources
•BIO-1. Construction impacts
on special status plants and
animals
•BIO-2. Impacts to vernal
marsh and wetlands
•Cultural Resources
•CUL-1 and CUL-2.
Construction impacts to
undiscovered resources
•Hazards
•HAZ-1. Soil hazard exposure
during construction
•Hydrology
•HWQ-1. Stormwater runoff
increase from impervious surfaces
•Noise
•N-1. Temporary noise increases
during construction
•Geology and Soils
•Construction impacts to
undiscovered paleontological
resources
Less Than Significant Impacts
17
•Air Quality
•AQ-2. Consistency with Clean Air
Plan.
•AQ-2. Construction and
operations emissions
•Biological Resources
•BIO-3. Wildlife movement
corridors
•BIO-4. Consistency with local
ordinances
•Energy
•E-1. Energy use
•E-2. Consistency with local
energy efficiency requirements
•Hazards
•HAZ-2. Consistency with Airport Land
Use Plan
•Hydrology
•HWQ-2. 100-year flood hazard
•Land Use and Planning
•LU-1. Consistency with General Plan,
AASP, zoning and ALUP
•Noise
•N-2. Permanent noise increases
•N-3. Groundborne vibration
•Utilities and Service Systems
•U-1, U-2 and U-3. Water, wastewater
and other public services
Project Alternatives
18
•CEQA requires a “reasonable
range” of alternatives
•Intended to address impacts
identified in the EIR
•Must generally meet project
objectives
•Intended primarily to show
conceptual ways to address
possible impacts—not for
consideration as possible
options for project approval
•Alternatives Studied in the DEIR
•Alt 1: No Project (no build)
•Alt 2: No Project (existing designation)
•Alt 3: Climate Action Plan consistency
•Alternative sites or different types of
projects were rejected
•No alternative sites available to
implement project
•Other types of projects do not meet
project objectives
Public Comments on the Draft EIR
19
◼Receive public comments on:
◼Impacts of the proposed project
◼Technical issues addressed in the Draft EIR
◼Impacts related to the proposed project
◼Proposed mitigation measures
◼Other aspects of the Draft EIR
◼Focus comments on the DEIR, not the merits
of the project itself
Next Steps
20
◼50-day public comment period on Draft EIR ends
August 3, 2021
◼Final EIR will be prepared responding to public
comments
◼Planning Commission and City Council to
consider Final EIR contents as they consider
project approval
How to Submit Your Comments on the DEIR
21
◼50-Day Public Comment Period
◼Submit Comments by midnight August 3, 2021
◼Possible ways to submit comments
◼Speak or submit a written comment at tonight’s meeting
◼Write a letter or email to the City, addressed to
Kyle Bell
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3218
kbell@slocity.org
Questions and Comments
22