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HomeMy WebLinkAbout07-24-13SAN LUIS OBISPO PLANNING COMMISSION AGENDA Council Chamber City Hall - 990 Palm Street San Luis Obispo, CA 93401 July 24, 2013 Wednesday 6:00 p.m. CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of June 26, 2013. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to five minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. Any decision of the Planning Commission is final unless appealed to the City Council within 10 days of the action (Recommendations to the City Council cannot be appealed since they are not a final action.). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk's office, or on the City's website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 1. 276 Tank Farm Road. ER 92-08: Introduction and review of the Draft EIR for the Chevron Tank Farm remediation and development project; Chevron Corporation, applicant. (Phil Dunsmore) Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development, 919 Palm Street, during normal business hours. Planning Commission Agenda Page 2 2. City -Wide. GPI 15-12: Land Use and Circulation Elements Update: Study session to review and discuss Task Force recommended Land Use and Circulation alternatives for the Land Use and Circulation Elements update; City of San Luis Obispo — Community Development Dept., applicant. (Kim Murry) COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast 4. Commission — Consideration of new appointment to TF-LUCE Committee ADJOURNMENT Presenting Planners: Phil Dunsmore and Kim Murry ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM # 1 BY: Philip Dunsmore, Senior Planner (781-7522) DATE: July 24, 2013 FROM: Kim Murry, Deputy Director of Community Development FILE NUMBER: ER 92-08 Chevron Restoration and Development project Draft EIR PROJECT ADDRESS: 276 Tank Farm Road SUBJECT: Review of the Draft Environmental Impact Report (DEIR) for the Chevron Tank Farm Remediation and Development project. RECOMMENDATION Receive a presentation and public testimony and provide feedback on the Chevron project Draft EIR. DISCUSSION Backuround The Chevron project is the result of several years of collaboration between the property owner (Chevron) and the agencies involved in addressing the contaminants on the property from site operations and an oil spill that was the result of a lightning -initiated fire in 1926. The effort, called SERRT (Surface Evaluation Remediation and Restoration Teaml) engaged staff to assist the applicant in understanding the concerns of the affected agencies. From this collaborative effort, the Chevron team developed a remediation, restoration and development plan and applied to the City and the County of San Luis Obispo for General Plan amendments, subdivision, and grading permits to accomplish their plans. In order to proceed with project processing, the City and County determined that an Environmental Impact Report (EIR) was needed to fully evaluate the applicant's proposal. The Draft Environmental Impact Report (DEIR) is the product of this review. A more complete description of the individual project components and their respective impacts follows. The City is acting as the Lead Agency in accordance with the California Environmental Quality Act (CEQA) in processing the EIR. In conjunction with the EIR certification, the City will have the opportunity to act on all of the project entitlement requests which include annexation, a subdivision map, a development agreement and amendments to the Airport Area Specific Plan. Staff will return to the Planning Commission for review of the entitlements at a later date, following the close of the Draft EIR comment period. Once the City has certified the Final EIR, the County will be able to utilize the EIR to process entitlements including a use permit for the remediation project. 1 The SERRT was comprised of two principal groups, the Human Health Risk Working Group (HHRWG) and the Ecological Risk Working Group (ERWG). Both groups included Chevron, its representatives, and the Regional Water Board (RWQCB), but the HHRWG also included the California Office of Environmental Health Hazard Assessment (OEHHA), the SLO County Environmental Health Division (EHD), and the SLO County Air Pollution Control District (APCD); while the ERWG added the City of San Luis Obispo and the California Department of Fish and Game (CDFG). 92-08 Chevron restoration and development project Draft EIR Page 2 The purpose of this hearing is to highlight the findings of the DEIR, while receiving public and Commissioner testimony on the DEIR during the public comment period. The public comment period for the DEIR ends on Monday, August 5`h, 2013. Comments on the DEIR will be utilized to prepare the Final EIR which is anticipated to be released in October of this year. Proiect Description The project involves two primary components; remediation/restoration while under the County jurisdiction and site development following annexation into the City. As an option, the EIR also examines a development scenario that could allow development under County jurisdiction should the City not annex the property. The objective of the dual project approach by Chevron is to provide an alternative development option in the event the City process for annexation and development is unsuccessful. The remediation and restoration component includes several activities occurring over a three year period: demolishing existing buildings and debris, excavating top soil, site re -contouring, capping (covering oil contaminated soils), and mitigating existing impacts to wetland and rare plant habitats. The project proposes to remove soils with exposed contamination and to place soil "caps" over areas where deeper, stable, hydrocarbon impacted soil will remain.. The caps will prevent human and wildlife exposure to any remaining hydrocarbon impacted soils. The remediation portion of the proposed project addresses soil and groundwater contamination and includes restoration to wetland and rare plant habitats. The restoration phase would restore terrestrial and wetland areas affected by the remediation. The remedial action plan (RAP) guides the remediation project. The RAP is subject to review and approval by the Regional Water Quality Control Board (RWQCB). The City project includes amending the land use map in the Airport Area Specific Plan (AASP) to reserve the most ecologically sensitive areas as open space and to shift an area of development envisioned in the AASP from the western to the eastern portion of the property. Changes to the AASP are required to address land use amendments and adjustments to roads and bicycle paths. Entitlements requested under the City development plan include: Annexation, Tentative Tract Map, Specific Plan Amendment, and Development Agreement. The applicant has proposed a Development Agreement to address infrastructure timing and reimbursement over the life of the project. Table I illustrates the existing and proposed land use acreages. Table 1 Existing and Proposed land use summary Land Area Land UseDesignation xxsttn AASP ' °" oposW A sArers . Business Park 3 1 27 8 Service Commercial 51 16 26 8 Public Facility/Recreation 0 0 15 5 Open Space 279 83 250 75 Streets, Right -of -Way n/a n/a 14 4 Total 332 100 332 100 The County Development Plan scenario is similar to the City Development Plan with the primary difference being that the County Development Plan proposes more rapid development during the 92-08 Chevron restoration and development project Draft EIR Paae 3 first five years to construct an on -site wastewater treatment facility on approximately four acres of land on the eastern end of the Project Site (north of Tank Farm Road). In both the City and County scenarios, areas of development would be executed in five phases over a period of approximately 20 to 25 years with each phase allowing potential development of approximately 160,000 square feet of leasable floor area (for a total of 800,000 square feet) and taking approximately four to five years to build -out. The County development scenario is somewhat challenged by the need to provide on -site wastewater facilities and well water supplies within an area that is dominated by wetlands, open space, and remnants from the former crude oil storage facility. Draft EIR Components The DEIR evaluates three separate but interrelated projects; 1. Remediation and site restoration; 2. City development scenario; and 3. County development scenario. The DEIR is based upon a series of background reports which were developed in collaboration with City and County agencies. In addition to reports that study typical environmental issues such as traffic, biological resources, wetlands, and cultural resources, the primary reports that support the findings in the DEIR also include a Human Health Risk Assessment (HHRA) and a Remedial Action Plan (RAP). Both of these latter documents are available in the DEIR appendices and are further described below. Human Health Risk Assessment The HHRA evaluates the potential hazards to humans both on and off site as a result of remaining contamination from the former tank farm oil disaster in 1926 and the oil storage that continued on the site up until the 1980's. Originally prepared in 2004 and revised in 2012 and 2013, the HHRA evaluates current site conditions and acts as document that will inform and guide the remediation efforts. The Executive Summary of the HHRA has been included as Attachment 3. Remedial Action Plan The RAP was completed in 2007 with the purpose of providing regulatory agencies with detailed information on how Chevron will implement the proposed site cleanup/remediation activities in response to the HHRA. The RAP identifies a plan to remediate the soil and groundwater contamination of the site in an attempt to remove site contaminants from human and biological receptors. It was prepared in conjunction with cooperative agreements with the County, the City, and the Regional Water Quality Control Board (RWQCB). The DEIR evaluates the components of the RAP and evaluates alternatives to the proposed RAP such as mass excavation. Similar to the DEIR, the RAP is available for public comment through August 5 h. Chevron may not proceed with a remediation project until both the Final EIR and the RAP have been approved. The RWQCB is the regulatory agency overseeing the public comments and final approval of the RAP (Attachment 4). 92-08 Chevron restoration and development project Draft EIR Paize 4 Draft EIR Key Findings The following paragraphs briefly introduce each of the project impacts and the key findings of the DEIR. The DEIR classifies potential environmental impacts into four categories: Class 1: Impacts which are significant and unavoidable even with mitigation Class 2: Impacts that can be mitigated to less than significant levels Class 3: Less than significant impacts that do not require mitigation Class 4: Beneficial impacts Mitigations are proposed for all Class 1-2 impacts, even in the case of Class I impacts where the project results in significant and unavoidable consequences. The Attached Executive Summary (Attachment 3) and the complete DEIR provide substantial additional detail in addition to describing project impacts and proposed mitigation measures. DEIR: Remediation The DEIR analyzes all components of the remediation project including removal and capping of soil and surface water contamination, restoration of wetland and rare plant habitats affected by the contamination, and restoration of areas affected by the implementation of the remediation efforts. A significant component of the remediation project includes grading and blasting the "flower mound" hill adjacent to the Damon Garcia Sports Fields and grading several of the containment berms that surround the former oil storage reservoirs. Earth and rock from these areas will be utilized to remediate and cap other areas of the site. Because the remediation project is potentially more disruptive than either the City or County site development proposals, it results in the most significant environmental impacts of the three project scenarios. Class I Impacts: Remediation • Air Quality: Remediation could generate fugitive dust that exceeds Air Pollution Control District (APCD) thresholds. • Biology: Site remediation would result in the taking of listed specimens because of grading, capping and earth moving (Vernal Pool Fairy Shrimp, Red Legged Frogs, and nesting birds.). • Hazards: Wetland restoration will result in the potential of increased aircraft bird strikes within the Runway Protection Zone and Safety Areas. A mitigation measure has been proposed to reduce the amount of wetland mitigation to reduce the potential for bird strikes. This mitigation would reduce this to a Class 2 impact; however it is noted that resource agencies may not support a smaller ratio of wetland mitigation, therefore this remains a Class 1 impact. Class 2 Impacts: Remediation (Note: Similar impacts may be in both the Class 1 and Class 2 categories) • Air Quality: Remediation could generate emissions that would exceed APCD thresholds. This is primarily associated with on -site grading and off -site truck trips associated with hauling materials to and from the site. • Biology: Remediation could result in impacts to listed and special status species, will result in loss of wetlands and rare plant habitats, and could temporarily impede migration of species. Mitigation proposes a 2:1 replacement of wetland, grassland and terrestrial 92-08 Chevron restoration and development project Draft EIR Paize 5 habitat areas. • Transportation: Remediation could result in temporary impacts to roadways due to heavy vehicles entering and potentially obstructing roadways. • Water Resources: Remediation could impact surface water quality due to construction (sediment) runoff. • Geological Resources: Remediation could result in erosion -induced siltation of nearby waterways. • Noise and Vibration: On -site grading and blasting could generate noise and vibration impacts to nearby properties. • Cultural Resources: Potential impacts to paleontological, historical, archeological, resources or the inadvertent discovery of human remains due to substantial grading and remediation. • Aesthetics and Visual Resources: Remediation (grading) could degrade existing visual character. • Agriculture: remediation could lead to changes in environment which could result in conversion of farmland to a non-agricultural use. • Hazards: Grading and blasting of serpentine rock could lead to asbestos exposure. DEIR: City Project The DEIR analyzes the potential development of up to 800,000 square feet of commercial floor area, potential development of public facilities uses such as a fire station or sports fields, and road improvements and other infrastructure improvements including Class 1 bike paths (separate paths from roads), drainage improvements, and utilities. As is common with many large scale commercial projects, emissions associated with the operational phases of the development would generate diesel particulate and fugitive dust emissions due to activities associated with the land uses. These emissions could exceed APCD thresholds even after mitigation. Although there are Class 1 impacts associated with traffic from the project, these impacts are not due to the project alone, but are cumulative in nature and associated with the buildout of all anticipated projects within the region. Class I Impacts: City Development Project • Air Quality: Operation of commercial development could generate fugitive dust and emissions that exceeds Air Pollution Control District (APCD) thresholds. • Traffic (Cumulative): When combined with anticipated area projects, buildout of the project site is anticipated to cause nine intersections and two freeway segments to operate at levels of service deemed unacceptable by the City's Circulation Element thresholds. Class 2 Impacts: City Development Project • Air Quality: Operational activities could generate emissions and Greenhouse gases that exceed APCD thresholds. • Biology: The development plan could result in short-term and permanent loss of biological functions of wetlands, grasslands, and rare plant and animal habitat areas. • Transportation: Impacts to site access and circulation, including bicycle access could result from the project. This impact requires the installation of a roundabout at the intersection of Tank Farm and Santa Fe Road instead of a traffic signal as proposed by the applicant. Mitigation is also required to construct a Class 1 bicycle path south of Tank Farm Road to link with properties to the south. 92-08 Chevron restoration and development project Draft EIR Page 6 • Geological Resources: Construction activities could result in erosion or sedimentation impacts to waterways. The region is also known for expansive soils, requiring alternative construction techniques. • Noise and Vibration: Noise levels would be increased due to construction activities and the noise from the airport may impact future commercial land uses in the area. • Aesthetics and Visual Resources: New development with related new sources of light could alter the appearance of the area since it is currently undeveloped. AASP design guidelines are intended to respond to these issues. • Hazards: Following remediation and development of project site, there is some potential health risk from exposure to residual contamination. In the north-west portion of the site, the cancer risk to indoor employees could exceed acceptable levels due to elevated levels of arsenic in the soil and estimated benzene concentrations. Arsenic was found in the soil in this area, however its source is not known since it is not associated with the former oil tank farm. Additionally, methane in soil exceeds the limits below proposed development areas. Following mitigation, exposure to these contaminants fall below significant thresholds. • Public Services/Utilities: Some of the proposed new commercial pads could be located outside of the City's emergency services response time. Mitigation requires that all new commercial development be within response time, and a series of mitigation options are listed. DEIR: County Project Since a development project in the County's jurisdiction would be very similar to the City development, the impacts and mitigation measures are the same as the list above. However, the County project would need to rely upon well water for domestic water supply and an on -site wastewater treatment plant. Both of these components would result in Class 1 impacts. Additionally, since emergency services would be provided by Cal Fire's station located on Broad Street adjacent to the airport, the County project would not result in a Class 2 impact to Public Services since the response time would be deemed adequate. In addition to impacts listed in the City project above, the County project impacts include the following: Class I Impacts Water Resources: The use of groundwater for the County development concept could result in the migration of hydrocarbons from shallow groundwater to deep groundwater wells. Mitigation includes consistent monitoring of groundwater wells that are currently in place for this purpose. However, under a County development scenario, use of groundwater would be required to cease if any contaminates were discovered in the monitoring wells, thereby leaving the development without a reliable source of water. Wastewater Resources: Discharges from the wastewater treatment plant would increase surface water flow rates and impact downstream properties. The wastewater treatment plan would need to utilize direct discharge of treated water since the use of polishing ponds would increase on -site wetlands leading to the increase of bird strikes which would be an air traffic hazard. Therefore, permits for direct discharge of treated water would be necessary. 92-08 Chevron restoration and development project Draft EIR Page 7 Class 2 Impacts Water Resources: The use of groundwater could result in substantially depleted groundwater supplies or interfere with groundwater recharge. Wastewater Resources: The wastewater treatment plant discharges would increase pollutants into the East Fork of San Luis Obispo Creek. Draft EIR Alternatives Alternatives to the project have been developed in accordance with CEQA. The EIR introduces a series of potential project alternatives and utilizes a screening analysis to determine which alternatives should be further analyzed based on their ability to result in lesser impacts. The following project alternatives were chosen from the screening process for detailed review: No Project Alternative (required by CEQA): With this alternative, development of the project site would not occur and it would remain as open space. However, it is likely that the RWQCB would require some level of remediation of the site. Therefore, the no project alternative assumes the remediation project would proceed as proposed. This alternative would not include any infrastructure improvements, therefore roadways would not be widened and connected, and other improvements would not be put in place. There is very little difference in the environmental impacts between the no project alternative and the proposed project as the majority of Class 1 impacts are associated with remediation. Replace Remedial Caps with Excavation: Under this scenario areas designated for remedial capping would be fully excavated and then backfilled. This alternative would remove a larger amount of constituents than in the proposed project. The severity of impacts associated with remediation (dust, air pollution, biological etc.) would be increased and no other impacts would be reduced. Reduced Development: This alternative examines reduced development from 800,000 down to 562,000 square feet of commercial (a 30% reduction) by eliminating development in the northwest portion of the site. It would reduce potential air quality impacts associated with dust and emissions and would slightly reduce cumulative traffic impacts. This alternative was determined to be the most environmentally superior alternative outside of the no development alternative. However, this alternative does not meet the needs of the applicant nor the AASP in the amount of commercial development proposed for this area. Draft EIR Process Following completion of the Draft EIR comment period, the City and the EIR consultant will respond to any comments received and make necessary amendments to the EIR. Table 2 illustrates the estimated timing. 92-08 Chevron restoration and development project Draft EIR Paae 8 Table 2: EIR/Process Timing Activity Timing Release of Draft EIR June 20 End of public Comment Period August 5th Public Information Workshop — DEIR July 81 PC Hearing to introduce AASP amendments August 28th Estimated Release of Final EIR September 25 Planning Commission Hearin (FEIR, entitlements) October 23 City Council Hearin (FEIR, entitlements) November 19 Potential 2" Council Hearing Project entitlement/EIR Certification December ? The HHRA and other background reports formulate the technical background for the EIR. The EIR will be utilized by the City to consider annexation, development agreement, and other entitlements, by the County to consider remediation work (or an alternative development scenario) and by RWQCB to grant approval to the RAP as illustrated in Table 3. Table 3: EIR Process Map County approved Remediation County review/approval Next Steps Human Health Risk Assessment and Background Reports Environmental Impact Report I Remedial Action Plan I RWQCB review/approval City Annexation/Entitlements City Review/approval Prior to completion of the FEIR, staff will return to the Planning Commission to conceptually review amendments to the AASP and project entitlements including the subdivision map, annexation, and development agreement. This hearing is anticipated to occur on August 28, 2013. Following completion of the FEIR, a hearing to provide the Planning Commission recommendation to the City Council regarding project entitlements will be held. Following City certification of the FEIR, the County will be able to utilize the EIR to process use permits and construction plans for the remediation project. If the City endorses the applicant's requested annexation, the annexation application to LAFCO would also move forward following FEIR certification. Annexation could occur during the remediation process. 92-08 Chevron restoration and development project Draft EIR Page 9 RECOMMENDATION: Receive public and Commissioner testimony to ensure project impacts and mitigations are fully addressed as part of the Draft EIR. Comments provided will be evaluated and responded to in the Final EIR which is anticipated to be released in October of this year. ATTACHMENTS 1. Vicinity map of project site 2. Proposed project schedule 3. EIR Executive Summary 4. RAP summary and Notice 4`11 PRADO L-L � BP IF' LIJ P IF 'RAIIII 27Fis O%P t ac N w E a M m rn ,m-i M m t+► IM `irn rel m`, ,.mm .-�o m ree4 m m ig' to �n ao m IA n W D 00 pp f 04 a+ w c, N a► .4 .i N N w o o 0 0 0 r' o a a w a w a= 0 a' �+ y w m m CA m e� m r*1 rn m m n1 { q m "I T4 N r+ ri ei ri of kf fl1 1 +� ri cn Go hlen 1 44 r+1 N N w+ s I h+ .-� Cri ry cv eN m 4p 10 so 1 r�i ice+ � � G � N �1 GT d1 rl 14 N e e G C c � c a = c m a °° °° C o n y a� ar ai O 0 0 O Q w _ 0 m Q G 6 a 0 aD t 3LL3$ w W o a'+ 4 piaCU CL E 0 W w v Gi 73 � Q O 0) ' m tZ E ¢ b 3 E CC C mo o y ° 0. CC Li - EL E w OC ,C 0 +�+ } �1 N I M tm C . .0 dJ 'o C < C a. `� k a 41 U ata U c w@ v o"'c 3 J o .a N ar ,i N en 4 uy r. _ .i ry m u, q rn ao a, 2r ,1 N fri rl m cri rri rri rri rf7 en � j t A .i 15 .4 rl rl a-i .-4 v To I +a l r� co v� I + m 1 ] un �w H �-i rl rl rl n-V t^I ri nl N N N N ` Gdi At CL V I 0 a an Q �f a cu `° $ fu M LA } E F' C c _O c � l c } _} G C � ❑ m � m � � l 5 c Il m 4 c Un r F— 0 E V7 ¢ `a LU W as L W G Attachment 3 Executive Summary Executive Summary This Environmental Impact Report (EIR) assesses the environmental impacts associated with the Chevron Tank Farm Project (Project) proposed by Chevron (Applicant) (SCH #2009031001). The Project Site is located at 276 Tank Farm Road, which is immediately south of the City of San Luis Obispo, in San Luis Obispo County, California. The Project Site is within a decommissioned oil facility originally owned by Union Oil, which reorganized as Unocal in the 1980s and was purchased by Chevron in 2005. See Figure ES-1 for the general location of the project. The City and County have entered into a Memorandum of Understanding (MOU) concerning each jurisdiction's role in this process. Pursuant to that MOU, the City and County have agreed to act as co -Lead Agencies for purposes of preparing this EIR. For purposes of ultimately certifying a Final EIR, the City will act as Lead Agency and the County will act as Responsible Agency. In the event that, in acting on any portion of the Project and considering whether to certify the Final EIR, the City declines to certify the Final EIR for any reason, the County will act as Lead Agency for purposes of acting on any portion of the Project and for certifying the Final EIR. This EIR is an informational document that is being used by the general public and governmental agencies to review and evaluate the Project. The reader should not rely exclusively on the Executive Summary as the sole basis for judgment of the Project and its alternatives. Specifically, the EIR should be consulted for information about the environmental effects associated with the Project and potential mitigation measures to address or minimize those effects. The remainder of the Executive Summary consists of the following sections; • An introduction, which discusses the Notice of Preparation (NOP) process that was used for the EIR; • A brief description of the Project; • A summary of key impacts and mitigation measures associated with the Project; • A brief description of the alternatives evaluated throughout this EIR; • A summary of the Environmentally Superior Alternative; and • A discussion of areas of known controversy and uncertainty. A set of Impact Summary Tables is provided after the Executive Summary. These tables summarize the impacts and mitigation measures for the Project. The impacts and mitigation measures are discussed in further detail in Section 4.0. The alternatives to the Project are discussed in Section 5.0. June 2013 ES-1 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Figure E5-1 Proposed Project Location /r rPaso RoWas . . LQCA.TlQN �al'fli]•f1Ar � - 7-- 41 Morro lay �.•�� �� -r ,tom i 5 miles San'.Euir3 Obispo y7,i�'',--E4 FE' '•+� s �..,i ''Qycjo'Grot' ndel77 �,. ., 4. ,i Wi .�,•� •• •.,.ram 1 /, R h 4 Sit � `�'�•� �� Chevron Tank Farm ES-2 June 2013 Remediation and Development Project Public Draft EIR Executive Summary A. Introduction The purpose of the Executive Summary and Impact Summary Tables is to provide the reader with a brief overview of the Project, the anticipated environmental effects, and the potential mitigation measures that could reduce the severity of the impacts associated with the Project. The reader should not, however, rely exclusively on the Executive Summary as the sole basis for judgment of the Project and its alternatives. This EIR was prepared in accordance with State and San Luis Obispo City (City) and County (County) administrative guidelines established to comply with CEQA. In compliance with CEQA Guidelines, the City and County worked together to prepare an Initial Study for the Project and solicited comments through distribution of an NOP (issued in February 27, 2009). The scoping documents and comments received in response to the NOP were used to help direct the scope of the analysis and the technical studies in this EIR. Copies of the Initial Study, NOP, and the comments received in response to the NOP can be found in Appendix 1. In addition to the City and County, a number of other governmental agencies require a CEQA analysis of the Project in order to act on the Project. These agencies include the San Luis Obispo County Air Pollution Control District (SLOAPCD), CALFire, California Department of Fish and Wildlife (CDFW), Regional Water Quality Control Board (RWQCB), Local Agency Formation Commission (LAFCO), and the Airport Land Use Commission. B. Proposed Project Description The Project entails a complex permitting landscape for a couple of reasons. First, although the Project Site is within the County, it is also located within the City's Urban Reserve Line (URL) and Urban Services Line (USL) and has been identified by the City for annexation. Second, the Project is broken into two larger phases: remediation and development. The County is responsible for the remediation phase, while the development phase would be regulated by either the County or City, depending on whether or not the Project Site is annexed into the City. In addition, the Project Site is located within an area that is subject to the Airport Land Use Plan (ALUP) so will need approval from the Airport Land Use Commission. The remediation and restoration component includes several activities proposed to occur over a three-year period: demolition of existing buildings and selected reservoir remnants, excavation of top soil and sub -surface material, site re -contouring; capping, and increasing the quantity of wetland and rare plant habitats. Re -contouring would be done mostly using on -site materials. The remediation portion of the Project is based on an extensive collaborative process with resource agencies that have concurred with the Applicant's proposed remediation approach, while taking into consideration the proposed future uses at the Project Site. The second component of the Project would be development of portions of the Project Site. If the Project is annexed into the City, there would need to be amendments to the City Airport Area Specific Plan (AASP), the General Plan, the Airport Compatibility Open Space Plan (ACOS), a tentative Tract Map, as well as other City permits. If the development is in the County, then a General Plan amendment and conditional use permit would be required. The Applicant's goal is to develop approximately 17 percent of the Project Site with approximately 800,000 square feet (floor area) of business park and service commercial uses. June 2013 ES-3 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Summary Development would be implemented in five phases over a period of approximately 25 years; each phase would create approximately 160,000 square feet of leasable floor area. The proposal includes designation of approximately 15 acres for recreational use (may include up to two acres of public land) to be developed by a subsequent Project Site/individual lot owner. The development would be essentially the same for both the City and County options. The only major difference would be that the County option would require the construction of a wastewater treatment facility on -site and use of on -site groundwater to serve the development. The Project Site is included in the City's Airport Area Specific Plan (AASP) that anticipates future annexation of this and other properties in the area given its proximity to existing City boundaries, existing industrial uses, and the San Luis Obispo County Regional Airport (SLOCRA). In addition, the City's AASP encourages the environmentally sensitive portions of the Project Site — comprised of approximately 250 acres — be kept in open space. The Applicant is proposing a Development Agreement (DA) for consideration by the City Council in association with a potential annexation of the Project Site. The purpose of the DA is to ensure that development impact fees and project entitlements will remain stable throughout the phases of development. Given the uncertain nature of the DA and annexation processes, the Applicant has also filed a land division map application with the County. The objective of the dual approach by the Applicant is to provide an alternative development option in the event that the City review and approval process for annexation and development is unsuccessful. Approved development would either be under County or City jurisdiction, and such approvals would follow approval of required amendments to the County General Plan and/or the City's AASP. The Project Site is divided into north and south sections by Tank Farm Road (see Figure ES-2). It is bordered by light commercial and industrial development to the east and west, the SLOCRA to the southeast, agricultural and pastoral lands with scattered residences to the south, and a mobile home park to the northeast. The existing buildings in the northwest part of the Project Site are used as the Applicant's local headquarters for a variety of environmental and remediation operations. The buildings are proposed for demolition as part of the Project. Remediation Project The remediation portion of the Project addresses soil and groundwater contamination identified as potential human health or ecological risks as agreed upon by the resources agencies participating in the Surface Evaluation, Remediation, and Restoration Team (SERRT) process and reviewing the proposed remedial actions for the Project Site. The Project includes restoration of wetland and rare plant habitats affected by the contamination and those that could be potentially affected by implementing the remedial actions. The petroleum -related material affecting the Project Site includes oil found in the vicinity of the former reservoirs in the subsurface at an average depth of 25 to 40 feet below ground surface (bgs), but as deep as 60 feet. At the surface, crude oil expressions range from solid asphalt -like coke to a low -density (light) non -aqueous phase liquid (LNAPL). Chevron Tank Farm ES-4 June 2013 Remediation and Development Project Public Draft EIR Executive Summary General remedial actions proposed by the Applicant as part of the remediation phase of the Project include excavation and off -site transport, capping, long-term monitoring, and institutional controls. The restoration phase as proposed by the Applicant would restore areas affected by the remediation, improve habitat value and function, improve hydrologic function and conform to Federal Aviation Administration (FAA) guidance. Impacts to waters/wetlands due to remediation efforts are expected on 26.06 acres; impacts to waters/wetlands due to development efforts are expected on 1.16 acres; restoration of degraded wetlands is proposed on an additional 11.33 acres. The proposed restoration of waters/wetlands would occur on an estimated total of 45.67 acres, representing a 1.7:1 replacement ratio. Figure ES-2 Project Site June 2013 ES-5 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Summary City Development Plan The City Development Plan proposes development of the Project Site with approximately 803,000 square feet of commercial and industrial floor area with associated parking, landscaping, open space, recreational playing fields, bicycle and pedestrian trails. The City Development Plan could also include land for the City to construct public facilities such as a transit maintenance yard and storage facility or a fire station and training facility. The development would be phased over a 25-year period. The proposed land uses under the City Development Plan include 27.85 acres of Business Park development (BP-SP), 26.01 acres of Service -Commercial development (C-S-SP), 15.05 acres of Public Facilities (PF-SP) intended for recreational ball fields, 13.62 acres of public right-of-way (e.g., streets), and the approximately 250-acre balance as Open Space (CIOS-SP). See Figure ES-3. Figure ES-3 City Development Plan r . trr )jhteP-sPE sP.Si F3;'I IfItId 5.51 acres 15 05 acresr - •-,_.. 9.87 nc �_.._. �y Chevron Tank Farm ES-6 June 2013 Remediation and Development Project Public Draft EIR Executive Summary The Applicant -proposed City Development Plan trades approximately nine acres of developable area in the northwest portion of the Project Site and on the west edge of the area south of Tank Farm Road for 16 acres in the northeast portion of the Project Site. The City would provide water, sewer, and public services such as police and fire. The City recently installed a sewer trunk line in Tank Farm Road along the property's frontage (July 2009). The Applicant would extend the potable and recycled water mains and utilities to the developable areas. Improvements and modifications would be made to existing roadways in the Project area. Tank Farm Road would be widened to four lanes from Acacia Creek in the east to the western boundary of the property. Santa Fe Road, south of Tank Farm Road, would be re -aligned and tied into Tank Farm Road. New roads would also be constructed north of Tank Farm Road. The City Development Plan would also require amendments to the Airport Area Specific Plan (AASP) and the Airport Compatibility Open Space Plan (ACOS). Some of the major changes to the AASP would include modification of some of the zoning on the Project Site, modification of the boundaries of the Cluster Development Zone, elimination of the Unocal Collector Road, elimination of the Class I multi -use trail to the south, and installation of a signalized intersection at Tank Farm Road and Santa Fe Road (the AASP calls for the use of a roundabout at this intersection). Amendments to the ACOS would include modification of the boundaries of the reserve spaces and the location of the reserve areas. County Development Plan The County Development Plan is similar to the City Development Plan with the primary difference being that the County Development Plan proposes more rapid (Phase 1) development in the eastern end of the Project Site (south of Tank Farm Road), where approximately 1 acre of land designated as Industrial (I), would be used to construct an on -site wastewater treatment facility. The Applicant's goal under the County Development Plan would be to develop a portion of the Project Site with an approximate 803,000 square feet (floor area) for commercial and industrial services with associated parking, landscaping, open space, bicycle and pedestrian trails, and Project Site amenities (the same amount as the City Plan). The development would be phased over 25 years. The proposed land uses under the County Development Plan include 26.56 acres of Commercial Service (CS), 27.29 acres of Industrial, and Recreation (REC) consisting of 249.84 acres of open space and 15.05 acres as active sports fields, and 13.63 acres of public right-of-way (e.g., streets). See Figure ES-4. The Applicant -proposed County Development Plan proposes transferring the development potential of the Industrial zoned land identified in the County General Plan (north of the Northwest Operations Area) to the northeastern portion of the Project Site. The County would provide public services such as police and fire. Water for the development would be provided by on -site groundwater wells. A wastewater treatment plant would be built on the site to handle the sewer needs of the Project. June 2013 ES-7 Chevron Tank Farrn Remediation and Development Project Public Draft EIR Executive Summary Improvements and modifications would be made to existing roadways in the Project area. Tank Farm Road would be widened to four lanes from Acacia Creek in the east to the western boundary of the property. Santa Fe Road, south of Tank Farm Road, would be realigned and tied into Tank Farm Road. New roads would also be constructed north of Tank Farm Road. Figure ES-4 County Development Plan i CS 1Hal�tield _ S.S1 acr4 i C7y 1 9�.Otiacrea ,C< acres 21.21 ar,res .- 1 6$ aCrBa� '@ Sfi :u:run ' AI The Applicant proposes amending the Land Use Element of the County General Plan, including the San Luis Obispo Area Plan, to designate approximately 27 acres to Commercial Services, approximately 26 acres to Industrial, 265 acres for Open Space, and to allow for the remaining 14 acres to be used for streets. The County's Land Use Ordinance, Title 22 will also need to be amended to allow the array of uses proposed by the Applicant and to allow parcel sizes smaller than 20 acres. C. Proposed Project Impacts and Mitigation Measures In the Impact Summary Tables and throughout this EIR, impacts of the Project and alternatives have been classified using the categories Class I, II, III, and IV as described below. Class I — Significant impacts that cannot be mitigated to less than significant levels, Chevron Tank Farm ES-6 June 2013 Remediatlon and (development Project Public Draft EIR Executive Summary Class II — Significant impacts that can be mitigated to less than significant levels, Class III -- Less than significant impacts without mitigation, and Class IV -- Beneficial impacts. The term "significance" is used in these tables and throughout this EIR to characterize the magnitude of the projected impact. For the purposes of this EIR, a significant impact is a substantial, or potentially substantial, change to resources in the local Project area or the area adjacent to the Project in comparison to the thresholds of significance established for the resource or issue area. These thresholds of significance are discussed by issue area in Section 4.0. The impacts along with the identified mitigation measures for each impact are shown in the Impact Summary Tables, immediately following this Executive Summary. Each issue area section of the Impact Summary Tables describes and classifies each impact, lists recommended mitigation, and states the level of impact with mitigation. The remainder of this section presents a brief summary of the key impacts and mitigation measures for each issue area. The reader should refer to the Impact Summary Tables and Section 4.0 of the EIR for a more detailed discussion of the impacts and associated mitigation measures. Air Quality Significant and unavoidable (Class I) impacts from fugitive dust and diesel PM emissions could occur during both the remediation and development components of the Project. Class I impacts from odors associated with the Waste Water Treatment Facility (WWTF) could occur during the County Development Plan Phase. Even with requirements for a Construction Activity Management Plan and an Odor Control Plan, these impacts cannot be fully mitigated. Construction and operational activities associated with the remediation component of the Project could result in air toxic and ROG + NOx emissions, which were found to be less than significant with mitigation (Class II). Some of the mitigation measures identified for these impacts include use of CARB Tier 3 certified diesel construction equipment and securing off -site reductions in ROG + NOx emissions if thresholds are exceeded. Construction and operational activities associated with the development component of the Project could result in Greenhouse Gas (GHG) and ROG + NOx emissions, which were found to be less than significant with mitigation (Class II). Some of the mitigation measures identified for these impacts include implementing a Transportation Demand Management program for employees and securing off -site reductions in GHG and ROG + NOx emissions if thresholds are exceeded. Biological Resources Significant and unavoidable (Class I) impacts to Vernal Pool Fairy Shrimp (VPFS) could occur during remediation activities. Specimens of the federally threatened VPFS would be destroyed during soil remediation with natural and artificial wetlands. Even with repopulation mitigation measures, these impacts cannot be fully mitigated. There are no significant and unavoidable (Class 1) impacts to biological resources from the development component of the Project. June 2013 ES-9 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Summary Construction and operational activities associated with the remediation component of the Project could result in impacts to habitat for listed and special status species, loss of biological functions of wetlands, native grasslands and habitat for rare plants and animals, adversely affected federal wetlands, habitat alteration, temporary migration impediments, and the reduction in size and diversity of plant and animal populations. These impacts were found to be less than significant with mitigation (Class II). Some of the mitigation measures identified for these impacts include implementing a Final Restoration Plan, conducting updated surveys of sensitive species habitats, employing an independent biological monitor, delineating sensitive species habitat with specific labeling, and minimizing project -related nighttime traffic. Construction and operational activities associated with the development component of the Project could result in loss of biological functions of wetlands, native grasslands and habitat for rare plants and animals, temporary migration impediments, and the reduction in size and diversity of plant and animal populations. These impacts were found to be less than significant with mitigation (Class II). Some of the mitigation measures identified for these impacts include implementing a Final Restoration Plan, monitoring the function of the restored native grassland habitat, excluding hikers, pets and cyclists from sensitive habitats, shielding light spillage into adjacent preserved open space areas, and preparing a WWTF spill/discharge plan (County scenario) with measures to prevent untreated discharge or accidental releases. During both phases of the Project, the Applicant would be required to obtain all applicable federal and state permits and agreements, including a U.S. Fish and Wildlife Service (USFWS) Incidental Take Statement and Section 404 Permit from the U.S. Army Corps of Engineers (USACOE) and a streambed alteration permit from California Department of Fish and Wildlife. Transportation and Circulation There are no significant and unavoidable (Class 1) impacts to transportation and circulation from the remediation component of the Project. Significant and unavoidable (Class 1) impacts from cumulative traffic conditions could occur during the Development Project. Five intersections and two freeway segments would be impacted. Even with requirements for improvements designed to address congestion issues, these impacts cannot be fully mitigated. Construction and operational activities associated with the remediation component of the Project could result in roadway impacts due to the potential obstruction of heavy vehicles creating an unsafe situation. These impacts were found to be less than significant with mitigation (Class II). A mitigation measure designed to address these impacts includes the implementation of a Construction Traffic Management Plan that identifies haul routes, a traffic control plan, and a scheduling plan. Construction and operational activities associated with the development component of the Project could result in one intersection operating at unacceptable levels, increased transit ridership, bicycle and pedestrian network impacts, and site access issues. These impacts were found to be less than significant with mitigation (Class II). Some of the mitigation measures identified for these impacts include implementing previously scheduled improvements, installing a multi -lane roundabout at the new intersection at Tank Farm Road and northern leg of Santa Fe Road, installing a bus stop at the east and west end of the Project along Tank Farm Road, Chevron Tank Farm ES-10 June 2013 Remediation and Development Project Public Draft EIR Executive Summary installing a continuous Class I multi -use path along the north side of Tank Farm Road, and implementing a Construction Traffic Management Plan. Water Resources Implementation of the County Development Plan could result in a significant and unavoidable (Class 1) impact to water resources due to the migration of hydrocarbons from the shallow ground water to the deep groundwater wells. The mitigation measure for this impact includes the implementation of a sentinel monitoring program that would include wells positioned and constructed to specifically monitor inflowing water in the vicinity of the groundwater wells that would provide information on any approaching petroleum -related constituents of concern. If petroleum -related constituents of concern are detected, then use of the potentially affected well(s) for potable water use shall cease. Impacts to water resources during the remediation component of the Project that are less than significant with mitigation (Class Il) include surface water quality degradation, stormwater mobilization of contaminant constituents, and increased storm runoff flowing onto erodible soils. Mitigation measures for these impacts include directing and controlling pollutant runoff, implementing Surface Water Quality Management Practices, treating contaminated soil, and preparing a Storm Water Pollution Prevention Plan (SWPPP). Wastewater There are no significant and unavoidable (Class I) impacts to wastewater from the remediation component of the Project. An impact to wastewater during the County's Development Plan that is significant and unavoidable (Class I) includes discharges from the WWTF increasing surface water flow rates and affecting downstream properties. The mitigation measure for this impact includes implementing a Wastewater Discharge Plan for the WWTF. Even with the implementation of this measure, the impact would still be significant. There are no less than significant with mitigation (Class II) impacts to wastewater from the remediation component of the Project. An impact to wastewater during the County's Development Plan that is less than significant with mitigation (Class II) includes the WWTF discharges increasing pollutants into the existing drainages. The mitigation measure for this impact includes approval of a tertiary treatment system and implementing a quarterly monitoring program that provides for sampling and testing for all required constituent compounds. Geological and Soil Resources There are no significant and unavoidable (Class 1) impacts to geological and soil resources associated with the Project. An impact to geological and soil resources during the remediation component of the Project that is less than significant with mitigation (Class 11) includes erosion -induced siltation of nearby waterways as a result of ground disturbing activities. Mitigation measures for this impact include preparation of a SWPPP, an Erosion Control Plan, and a Wet Weather Plan. Impacts to geological resources during the development component of the Project that are less than significant with mitigation (Class II) include erosion -induced siltation of nearby waterways, June 2013 ES-11 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive loss of property, and risk to human life due to seismically -induced ground shaking, hydroconsolidation, excessive settlement and expansive soils. Mitigation measures for these impacts include compliance with all applicable codes and regulations, conduct of a detailed geotechnical evaluation, assurance of proper compaction of unconsolidated soils, and implementation of structural measures to assure adequate equipment support as well as design requirements for pad development/construction. Noise and Vibration There are no significant and unavoidable (Class I) impacts to noise and vibration associated with the Project. Impacts to noise and vibration during the remediation component of the Project that are less than significant with mitigation (Class 11) include increased noise and vibration levels due to construction machinery and operational activities, such as rock blasting. Mitigation measures for these impacts include implementing crushing plant setbacks from residential receptors, limiting construction hours, and developing and implementing a Blasting Plan. Impacts to noise and vibration during the development component of the Project that are less than significant with mitigation (Class II) include increased noise levels due to construction machinery and operational activities and exposure to the development by airport activities. Mitigation measures for these impacts include implementing crushing plant setbacks from residential receptors, limiting construction hours, and incorporating noise attenuation design features in facilities within the Airport Land Use Plan (ALUP) noise contours. Cultural Resources and Archaeology There are no significant and unavoidable (Class 1) impacts to cultural resources associated with the Project. Impacts to cultural resources during the remediation and development components of the Project that are less than significant with mitigation (Class II) include historical resources impacts, and unanticipated disturbance to human remains and paleontological resources due to remediation activities. Mitigation measures for these impacts include developing a monitoring plan and halting area activities for expert assessment when resources are discovered. Aesthetics and Visual Resources There are no significant and unavoidable (Class I) impacts to aesthetics and visual resources associated with the remediation or development components of the Project. Less than significant with mitigation (Class II) impacts to aesthetics and visual resources could occur during the development component of the Project due to degradation of the site's existing visual character and introduction of new sources of light and glare. Mitigation measures identified for these impacts include conducting an ALUP consistency review for new construction as well as consistency reviews for the AASP and Community Design Guidelines. Other measures include implementing a lighting plan and lighting operation schedule, minimizing glare, and prohibiting laser light demonstrations. With these measures the impacts would be less than significant. An impact to aesthetics and visual resources during the remediation component of the Project that is less than significant with mitigation (Class 11) includes degradation to the visual character or quality of the Project Site and surrounding viewshed. The mitigation measure for this impact Chevron Tank Farm ES-12 June 2013 Remediation and Development Project Public Draft EIR Executive Summary includes ensuring that graded areas not built on within two years of Project initiation are temporarily landscaped or otherwise maintained to cover exposed soils and maintain growth of weeds. The development component of the Project was found to have less than significant (Class II) impacts related to conflicts with the City's AASP and the County's ALUP. Mitigation measures for these impacts include implementing the mitigation measures previously discussed for visual character as well as for the County, prohibiting uses that regularly produce visually significant quantities of smoke. Hazards and Hazardous Materials A significant and unavoidable (Class 1) impact to hazards and hazardous materials could occur during the remediation component of the Project due to wetland restoration that could result in an increased risk of aircraft bird strikes. As a result, the impact would remain significant and unavoidable. The Applicant has proposed replacing wetland areas impacted by the remediation component of the Project at a 1.7:1 ratio. The biological resources section of the EIR has a mitigation measure that would require offsetting the remediation component of the Project impacts to wetlands at a ratio of 2:1. However, these additional wetland areas would all be located within the airport runway safety zones. This increase in the acreage of wetlands within the runway safety zones results in a Class I impact related to increased risk of aircraft bird strikes. This impact could be mitigated by limiting the restoration of wetlands to no more than a ratio of 1:1, which would result in no net increase in wetlands over baseline conditions. However, it is unlikely that the resource agencies (USFWS and CDFW) would approve a replacement ratio of 1:1 for wetlands (which included VPFS habitat). In addition, some of the additional wetlands would be created by the Applicant for stormwater control on -site. Therefore, it is not clear that a mitigation measure utilizing a 1:1 replacement ratio for wetland is feasible, and the impact associated with the potential for aircraft bird strikes has remained a Class I impact. If the 1:1 replacement ratio for wetlands was implemented, then all of the biological impacts associated with wetlands, VPFS habitat, and waters of the United States would become significant and unavoidable (Class I). An impact to hazards and hazardous materials during the remediation component of the Project that is less than significant with mitigation (Class 11) includes increased asbestos exposure risk. The mitigation measure for this impact includes implementing measures from the air quality issue area. Impacts to hazards and hazardous materials during the development component of the Project that are less than significant with mitigation (Class II) include potential health risks from exposure to residual contamination and the potential risks associated with the future use of acutely hazardous materials (AHMs). The mitigation measures for these impacts include securing deed restrictions specifying trenching limits and limits of on -site storage of AHMs. For the County Development Plan, risks associated with the WWTF chemical usage, and with the WWTF polishing ponds and aircraft bird strikes are less than significant with mitigation (Class II). The mitigation measures for these impacts include limits of on -site storage of chlorine and sulfur dioxide, and prohibition of the use of polishing ponds for the WWTF. June 2013 ES-13 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive S Population and Housing There are no significant and unavoidable (Class I) impacts or less than significant with mitigation (Class II) impacts to population and housing associated with the Project. However, an impact to population and housing that is less than significant (Class III) includes the project inducing substantial growth in the area by proposing new businesses in the area. No mitigation measures are required for this impact. Public Services and Utilities There are no significant and unavoidable (Class I) impacts to public services and utilities associated with the Project. For the City Development Plan, impacts to demand for fire protection services were found to be less than significant with mitigation (Class II) since the response times for the City Fire Department are longer than the standards adopted in the City Fire Department Master Plan. Mitigation measures include the Applicant deeding property at the Project Site to the City that could be used for a future City fire station, and a requirement that the City deem that adequate fire suppression services and facilities, consistent with adopted travel time standards, are available, or will be made available concurrent with development at the Project Site. If, at time of development it is determined that the development site is outside of adequate response time zones, the Developer/Applicant could finance improvements that would alleviate the deficiencies. Under the County Development Plan fire protection services were found to be less than significant (Class III) since the CALFIRE response times to the Project Site are adequate, and the Applicant is required to pay the County's fire service mitigation fee. Recreation There are no significant and unavoidable (Class I) impacts or less than significant with mitigation (Class II) impacts to recreation associated with the Project. However, an impact to recreation that is less than significant (Class III) includes the potential effect remediation activities could have on existing recreational facilities and users. No mitigation measures are required for this impact. Agricultural Resources There are no significant and unavoidable (Class I) impacts to agricultural resources associated with the Project. The Project could result in less than significant with mitigation (Class II) impacts to productivity of adjacent farmlands due to construction activities during both the remediation and development portions of the Project. Dust generated by the demolition of the existing buildings and structures in the Northwest Operations Area, pipeline decommissioning activities, remediation activities, and development construction activities could produce a significant short-term impact and temporarily affect the productivity of row crops. Implementation of the fugitive dust mitigation measures identified in air quality would reduce these impacts to less than significant. D. Description of Project Alternatives Alternatives to the Project have been developed per CEQA Guidelines Section 15126.6. This document has used an alternative screening analysis to select the alternatives evaluated in detail in the EIR. The screening analysis provides the detailed explanation of why some of the Chevron Tank Farm ES-14 June 2013 Remediation and Development Project Public Draft EIR Executive Summary alternatives were rejected for further analysis and ensures that only potentially environmentally preferred alternatives are evaluated and compared in the EIR. Please see Chapter 5 of the EIR for a detailed discussion of the screened alternatives. The following are the alternatives that were selected as part of the screening analysis for more detailed review. No Project Alternative With the No Project Alternative, development of the Project Site would not occur, and the Project Site would remain as open space. However, it is likely that the RWQCB would still require some level of remediation of the site, even with no development, to assure protection of human health and ecological receptors. For the purposes of the EIR, it has been assumed that the remediation and restoration of the Project Site under the No Project Alternative would be similar to the proposed Project. The major change would be that the remediation portion of the Project would not include the construction of the rough pads for the proposed development. Instead, the areas that are proposed for development would be returned to their natural grade and revegetated. None of the proposed infrastructure improvements associated with roads would occur as part of the No Project Alternative. Only the storm water management improvements needed to support the remediation and restoration effort would be constructed on -site. The reader is referred to Section 2.3 of the EIR for a detailed description of the remediation and restoration activities that would occur under the No Project Alternative. Replace Remedial Caps with Excavation This alternative is similar to the proposed Project, except areas designated for remedial capping would be excavated and then backfilled. In addition, soil with elevated arsenic concentrations will be removed and transported off -site for disposal. This alternative would result in the removal from the site of a larger amount of the constituents that were identified in the Human Health Risk Assessment (HHRA) and Predictive Ecological Risk Assessment (pERA), as being a potential threat to human health and site ecology (mainly crude oil, arsenic, and benzene), than the proposed Project. This alternative assumes that most of the excavated material would be trucked to the Santa Maria Landfill for use in the closure of landfill cells as part of the Landfill's Non -Hazardous Hydrocarbon impacted Soil (NHIS) program. It is possible that some of the excavated material, particularly arsenic -impacted soils, would not meet the acceptance criteria for that program and would need to be transported to another disposal facility, such as Buttonwillow or Kettleman Hills in Kern County, if it did not meet the NHIS criteria for the Santa Maria Landfill. Reduced Development The reduced development alternative would have approximately 562,000 square feet of commercial and industrial floor area with associated parking, landscaping, open space, recreational playing fields, bicycle and pedestrian trails. This represents a 30 percent reduction in building floor space over the proposed Project. Under this alternative, no development would occur on the western portion of the site just north of Tank Farm Road. Known as the Northwest Operations Area, this portion of the Project Site contains the highest level of contamination. The Northwest Operations Area would be recontoured to a natural grade and then revegetated. All other remediation restoration activities associated with the proposed Project would remain the same under this alternative. This alternative would apply to both the City and County Development Plans. June 2013 ES-15 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Summary E. Environmentally Superior Alternative This section summarizes the advantages and disadvantages of each of the alternatives as compared to the Project. A more detailed comparison of the Project and the alternatives can be found in Section 5.4 of the EIR. This comparative analysis was used to select the environmentally superior alternative as required by CEQA, which states that "if the environmentally superior alternative is the No Project Alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives" (CEQA Guidelines Section 15126.6(e)(2)). Remediation Alternatives No Project Alternative There is very little difference in the environmental impacts of remediation under the No Project Alternative and the proposed Project. Remediation under the No Project Alternative would not eliminate or change the significance (i.e., impact classification) of any of the environmental impacts of the proposed remediation component of the Project. Remediation under the No Project Alternative would reduce the severity of all of the air emission impacts, of which fugitive dust (particulate matter emissions) were identified as a significant and unavoidable impact (Class I). However, even with remediation under the No Project Alternative, impacts associated with fugitive dust would remain Class I. Given that remediation under the No Project Alternative would reduce the severity of a Class I impact AQ.2-Fugitive Dust, it was found to be the environmentally superior alternative. However, if the Project Site was remediated under the No Project Alternative, it would have to remain as open space and no development could occur. As such, remediation under the No Project Alternative would not meet any of the development objectives of the Project. CEQA requires that if the environmentally superior alternative is the No Project Alternative, then the next most environmentally preferred alternative must also be identified. Replace Remedial Caps with Excavation This alternative would not eliminate or reduce the severity of any of the environmental impacts associated with the proposed remediation component of the Project. The severity of a number of significant and unavoidable (Class I) impacts would increase with this alternative (fugitive dust emissions, taking of federal listed species). This alternative would result in the removal of more of the hydrocarbon impacted material from the site than the proposed Project. However, the level of human health and ecological risk would remain essentially the same as for the proposed Project. The main reason for this is that with the proposed Project the former reservoirs would be capped with clean soil/gravel, and vapor barriers would be installed. These remedial methods would provide essentially the same levels of protection and risk reduction as excavation based upon the type of contamination present at the Project Site (mainly crude oil components, and arsenic). Given that the remedial cap replacement with excavation alternative would increase the severity of two significant and unavoidable (Class I) impacts (AQ.2-Fugitive Dust, BIOI -Taking of Listed Federal Species), and provide no reduction in the severity of any other identified impacts, the proposed remediation component of the Project was found, in comparison to the No Project Alternative, to be the next environmentally superior alternative. Chevron Tank Farm ES-16 June 2013 Remediation and Development Project Public Draft EIR Executive Summa Development Alternatives No Project Alternative The portion of the No Project Alternative covering development would eliminate all of the development impacts of the proposed Project, since no development would occur. Although it would also eliminate the beneficial impacts to recreation since the ball fields and bike paths would not be built, the development portion of the No Project Alternative remains the clear environmentally superior alternative. The, No Project Alternative would not meet any of the development objectives of the Project. CEQA requires that if the environmentally superior alternative is the No Project Alternative, then the next most environmentally preferred alternative must also be identified. Reduced Development Alternative The reduced development alternative would reduce the impact classification associated with diesel particulate emissions from significant and unavoidable (Class I) to less than significant with mitigation (Class II). Fugitive dust emissions would remain Class 1, but would be reduced in severity. Traffic impacts to five intersections and two freeway segments under the cumulative conditions would be reduced in severity, but would remain a Class I impact for this alternative. It should be noted that the traffic impact of the Project under the existing conditions (i.e., the baseline) would be less than significant (Class II) for this alternative . For the County development option, this alternative would also reduce the severity of two significant and unavoidable (Class 1) impacts (potential for hydrocarbon migration to groundwater wells used for potable water and discharges from the wastewater treatment plant increasing surface water flows during storm events). However, these impacts would remain significant and unavoidable (Class 1) for the reduced development alternative. The reduced development alternative would meet all but one of the objectives of the proposed Project. The Applicant has stated that any reduction in building square footage would not meet objective 45 that states, "develop an economically viable commercial project with infrastructure and development phased over 25 years". The Applicant's position has been that all of the building square footage would be needed to allow for the development of the public infrastructure that would be required for the proposed Project, and that any reduction in the building square footage would make the Project uneconomical. The EIR does not address the issue of economic feasibility. With the reduced development alternative the proposed building square footage would be less than what was envisioned in the City's Airport Area Specific Plan (RASP) and would be well below the allowable building and population densities allowed under the Airport Area Specific Plan. From an environmental standpoint, the reduced development alternative would eliminate one significant and unavoidable (Class 1) Project impact (the portion of AQ.7 covering diesel particulate emissions) and reduce the severity of the remaining significant and unavoidable portion of AQ.7 covering fugitive dust emissions. The alternative would also reduce the severity of the significant and unavoidable (Class 1) cumulative traffic impact (T.5-Traffic Impacts to Five Intersections and Two Freeway Segments under the Cumulative Conditions). However, the traffic and fugitive dust impacts would remain significant and unavoidable (Class 1) for this alternative. June 2013 ES-17 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Summary Given that the reduced development alternative would eliminate the Class I impact associated with diesel particulate emissions (first part of AQ.7) and would reduce the severity of two other Class I impacts (the second part of AQ.7 covering fugitive dust emissions and T.5 covering cumulative traffic impacts), it was found, in comparison to the No Project Alternative, to be the next environmentally superior alternative. F. Known Areas of Controversy and Uncertainty According to Section 15123 of the CEQA Guidelines, the EIR shall identify "areas of controversy known to the Lead Agency including issues raised by agencies and the public." There are two key issues of controversy that have been raised with regard to the Project. Level of Cleanup of Contamination at the Project Site A number of stakeholders have raised the issue that the Applicant should do more to remediate the Project Site by removing more of the existing contamination. Stakeholders have wanted to see increased excavations that would remove more of the contamination. In determining the level of remediation that would need to occur at the Project Site, a Surface Evaluation, Remediation, and Restoration Team (SERRT) was formed. The SERRT formed two subgroups, the Human Health Risk Working Group (HHRWG) and the Ecological Risk Working Group (ERWG). Both groups included the Applicant, its representatives and consultants, and the RWQCB. In addition, the HHRWG included representatives from the California Office of Environmental Health Hazard Assessment, the San Luis Obispo County Environmental Health Division, and the San Luis Obispo County Air Pollution Control District (SLOAPCD). The ERWG in addition included representatives from the City, the County Planning Department, the California Department of Fish and Wildlife, the USFWS, and the USACOE. As part of the SERRT process a Human Health Risk Assessment (HHRA) and a Predictive Ecological Risk Assessment (pERA) were developed for the Project Site, The HHRA evaluated potential human health risks at the Project Site using current U.S. EPA and CalEPA methodologies. Risks determined in the HHRA are driven primarily by the presence of arsenic and total petroleum hydrocarbons (TPH) in soil. The HHRA evaluated the potential cancer risk and noncancer hazard to future site users identified in the City and County Development Plans from chemicals known to be present in soil, soil gas, surface water and groundwater at the Project Site. As discussed in the Hazards and Hazardous Materials Section of the EIR (Section 4.11) these risks were found to be less than significant with the implementation of the proposed remediation. In addition, the California Office of Environmental Health Hazard Assessment (OEHHA) and the County of San Luis Obispo Environmental Health Services have both submitted letters explicitly stating that the revised HHRA is adequate. These letters are included in Appendix H.2 of the EIR. The pERA was used to look at impacts of the contamination on terrestrial plants and wildlife. In general terms, terrestrial/wetland plants and terrestrial/sediment invertebrates are the most sensitive receptors evaluated in the pERA, especially in terms of risk due to petroleum exposure. The main potential risks to wildlife identified in the pERA are from exposure to lead and to a lesser extent arsenic. With the implementation of the remediation component of the Project, which would involve mainly excavations and remedial caps, the impacts to biological resources Chevron Tank Farm ES-1 S June 2013 Remediation and Development Project Public Draft EIR Executive Summary were found to be less than significant. Discussion on the pERA can be found in Section 4.2 (Biological Resources) and Section 4.11 (Hazards and Hazardous Materials). The culmination of the Applicant's characterization and risk assessment efforts was the Risk Management Summary, which identified contamination at the Project Site requiring remediation as agreed by the SERRT. The Risk Management Summary provided recommendations on treatment strategies based on levels and types of contamination, the potential ecological risks, and the potential impacts of clean-up. The result of the SERRT process was the development of the Remedial Action Plan (RAP). The Remedial Action Plan (RAP) provides regulatory agencies, the municipalities with jurisdiction over the site, and the public with detailed information on how the Applicant will implement the remedial actions agreed to by the SERRT. The remediation component of the Project was developed using a human health and ecological risk based approach, and would include a combination of excavations, remedial caps, institutional controls and long-term monitoring developed as part of the SERRT process. The remediation approach was developed to reduce the levels of risk without the significant ecological impacts associated with a large excavation project. The goal of the remediation that would occur in sensitive habitat areas would be to minimize environmental impacts to the extent feasible, while assuring that after remediation, the Project Site is protective of human health and the ecology. As part of the EIR, a number of remediation alternatives were developed that would involve increased levels of excavation at the Project Site. See Chapter 5 (Alternatives Analysis) for a discussion of these excavation alternatives. Long -Term Use of the Open Space Some stakeholders have raised the issue of allowing increased public access and recreational development on the large amount of open space that would be created by the development of the Project Site. The proposed development would include up to 15 acres for recreational fields and a number of bike paths. Opening up more of the open space to public access raises a number of issues including: The open space areas contain sensitive biological resources including, wetlands and vernal pool fairy shrimp (VPFS), which is a federally listed species. These sensitive biological resources could be impacted if portions of the open space were open to public access. The locations of these sensitive biological areas are provided in Section 4.2 (Biological Resources). The open space is within the runway protection zone of the SLOCRA, and areas of the site are used for airport equipment. Public access to these open space areas could conflict with airport operations and represent a hazard to the public and airport operations. All of the open space would be part of the Reserve Space that is required by the Airport Land Use Plan (ALUP) to allow for increased development within the Cluster Development Zone (CDZ) of the City's Airport Area Specific Plan (AASP). In addition, some of the open space would have to be set aside as Reserve Areas, per the ALUP. The ALUP limits the types of development and activities that can occur with Reserve Areas and Reserve Space. Information on the Reserve Areas and Reserve Spaces is provided in Chapter 2 of the EIR. June 2013 ES-19 Chevron Tank Farm Remediation and Development Project Public Draft EIR Executive Sum Some open space areas would have levels of contamination remaining even after remediation that would not be suitable for some forms of recreational use, as described in Section 4.11 (Hazards and Hazardous Materials). At the time of preparation of the EIR, it was unclear what the Applicant was proposing to do with the portion of the Project Site that would not be developed. At some point in the future, the Applicant may dedicate the open space land to a municipality or non -governmental organization. The Relationship of the Proposed Project to the Prado Road Extension The extension of Prado Road is a major transportation goal of the City. Completion of this road is critical to the development of the Margarita Area, and is part of the Margarita Area Specific Plan (MASP). Prado Road would provide the primary access to the Margarita Area from other parts of the City and would connect the southeastern and southwestern parts of the City (MASP, 2004). The City Circulation Element designates Prado Road as a "highway/regional route." The Project is part of the Airport Area Specific Plan (AASP) and does not include any parts of the Prado Road extension, which is designed to support the Margarita Area. All road improvements associated with the Project would occur in the vicinity of the Project Site and would serve to improve the Tank Farm Road corridor. 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C N E a 0 m N E p M U-Cit le f° W c .o 7 y _U aD E via' 0 �L m <.i a.+ C C� G a 0 04 I M 0 V a� 0 a, 0 L. a ^O � •v � a�i A F L � � U G C� +a Cd Y pq 61 rfi V a� 0 E 0 Qj Qj �a Q a� a+' Cl0 w.� 0 7-3. A ;? 0 L) 3 U O d U ri � u C• 6' E U .o W Y C N m C N L) C E O Q L D a U 0 C m C O i M F L M O N 0 c N E N ir- CA LII CIIMIA Water Boards Central Coast Regional Water Quality Control Board Public Notice of Remedial Action Plan Chevron San Luis Obispo Tank Farm 276 Tank Farm Road San Luis Obispo, CA June 19, 2013 Introduction The Central Coast Regional Water Quality Control Board (Water Board) typically provides notices to interested parties to inform them when environmental cleanup of soil, groundwater, and/or surface water is proposed. The purpose of this fact sheet is to provide the public with information regarding proposed cleanup activities described below, and to solicit your comments. The San Luis Obispo Tank Farm (Tank Farm) is located along Tank Farm Road in San Luis Obispo County, immediately south of the San Luis Obispo city limit. Chevron prepared a Remedial Action Plan (RAP) to address the cleanup of constituents associated with petroleum hydrocarbons in soil and groundwater at the Tank Farm, which is owned by Union Oil Company of California (also known as "Union Oil"), a wholly owned subsidiary of Chevron. The RAP includes the proposed scope of work for the remediation portion of Chevron's remediation and development project for the Tank Farm, for which Chevron is seeking approval from the City and County of San Luis Obispo. Chevron submitted the RAP to the federal, state, and local agencies and municipalities participating in the Tank Farm Surface Evaluation, Remediation, and Restoration Team (SERRT) in December 2007. Now that the draft Environmental Impact Report (EIR) associated with Chevron's remediation and development project is being released for public review, the Water Board is soliciting public comments on the RAP. Chevron cannot commence work associated with its remediation and development project until both the EIR and RAP are finalized and approved. Site Background Union Oil constructed the 332-acre Tank Farm in Vd;! -'EDMUNO G.BNOWN .f A, �kfi covEANpn MATTHEW Attachment _4 This notification is provided to nearby landowners and residents/occupants as well as other interested persons. It describes site background, the proposed cleanup strategy, next steps, and how you can obtain more information. 1910. From that time until the early 1980s, the Tank Farm was used for storing crude oil that was transported via pipeline from the San Joaquin Valley, By the 1920s, a combination of large earthen and concrete reservoirs and steel aboveground tanks had the capacity to hold several millions of gallons of crude oil. In 1926, a series of lightning strikes caused four reservoirs to ignite and rupture, and 12 aboveground tanks to ignite and boil over. Fires lasted for four days, after which it was determined that the majority of oil previously stored at the Tank Farm had burned away or had been released to the ground surface. The residue ranges in characteristics from viscous liquid to a black, solid asphalt -like material. Union Oil subsequently resumed operations at the Tank Farm and rebuilt some of the reservoirs and steel aboveground tanks. In addition to petroleum storage containers, the Tank Farm included a series of pipelines and associated operations structures, as well as two underground storage tanks that were removed in 1987. Union Oil began decommissioning the Tank Farm in the 1950s and the last aboveground storage tank was removed in 2000. Currently, the Tank Farm contains occupied office buildings in the northwest portion of the property, and otherwise consists of undeveloped land containing native grasslands, natural wetlands, and wetlands resulting from water accumulation in depressions associated with the former oil storage locations. The majority of the property is considered open space, with cattle grazing for the purpose of fire prevention and weed control. Adjacent land uses include light commercial and industrial development, agricultural and pastoral land, a mobile home park, some residences, and the San Luis Obispo County Regional Airport. The RAP and EIR describe potential future land uses at the Tank Farm. JEFFREY S. YOUNG, CHAIR J KENNETH A. HARRIS JR., INTERIM EXECUTIVE OFFICER 895 Aerovlste Place, Sulte 101, San LUIS Oblepo, CA 93401 1 www,watert3oard6.Ca.gov/centralcoast AttachlIT10024 2 Soil and Groundwater Petroleum released as a result of the 1926 fire, and other Tank Farm operations have affected the soil and groundwater underlying the property. Chevron/Union Oil conducted several investigations over the course of nearly two decades to assess the nature and distribution of various chemicals in the soil, groundwater, and surface water. These investigations included multiple events of soil and soil gas sampling, well installation, evaluation of the petroleum hydrocarbon itself, and ongoing surface water and groundwater monitoring. The investigations indicated that the constituents of concern at the Tank Farm are petroleum hydrocarbons in soil and groundwater, as well as arsenic in soil in a limited area of the property. In addition, the investigations demonstrated that the petroleum hydrocarbon in the subsurface was effectively immobile, and for a single localized area where petroleum hydrocarbons have dissolved into water, natural biological degradation (also known as natural attenuation) of the hydrocarbons prevents the dissolved -phase constituents from spreading. In order to verify that biological degradation is ongoing, and in accordance with Water Board requirements, Chevrons continues to monitor surface water and groundwater, and reports the findings to the Water Board twice per year. Proposed Cleanup Activities The RAP addresses constituents of concern in soil and groundwater that have been identified as potential human health or ecological risks. With the approval of the agencies and individuals participating in the SERRT, the RAP focuses on cleanup of five specific areas of the Tank Farm property, as well as site -wide groundwater and pliable surface expressions of petroleum hydrocarbons wherever they exist on the property. Chevron has proposed various cleanup actions tailored to each of the areas and site -wide issues. Overall, Chevron proposes to incorporate various combinations of the following actions that apply to each area/issue: excavation of near -surface soil, capping (i.e., covering) areas with a geosynthetic liner and soil, implementation of institutional controls such as land use restrictions, fencing, and signage, long-term monitoring of groundwater for petroleum hydrocarbon constituents and biological degradation, as well as long-term maintenance of excavated areas, caps, and restored areas. In addition, the RAP also describes associated offsite hauling of excavated material, habitat restoration, building and structure demolition, decommissioning of remaining pipelines, destruction of specific monitoring wells, verification of appropriate abandonment of historical water supply wells, and miscellaneous housekeeping. Next Steps in Cleanup Chevron expects the cleanup phase of its remediation and development project to begin in 2014 and it will likely last for approximately three years. The actual start date of work described in the RAP, however, is dependent upon public comments, finalization of the EIR, and issuance of needed permits and approvals, including Water Board staff concurrence with the RAP. Development can start in an area once cleanup and rough grading are completed in that area. In the meantime, Chevron will continue to monitor surface water and groundwater in select onsite and offsite monitoring wells, and will continue to report monitoring results to the Water Board. Public Comment Period Additional documents related to the Tank Farm, including the RAP and monitoring results, are available for public review at http://geotracker.waterboards.ca.aov/profile report.a sp_?tw Iq obal�id=SL203011375. The public has 45 days to comment on the proposed cleanup plan for the Tank Farm as summarized in this fact sheet. All comments must be submitted to the Central Coast Regional Water Quality Control Board in writing on or before August 5, 2013, for Water Board consideration. Comments should be addressed to: Diane Kukol Central Coast Regional Water Quality Control Board 895 Aerovista Place, Suite 101 San Luis Obispo, CA 93401 Tel: (805) 542-4637 Fax: (805) 549-3147 Dkukol(cDwaterboards.ca.gov JEFFREY S. YOUNG, CHAIR KENNETH A. HARRIS JR., INTERIM ExECUTIVE OFFICER 896 Aerovista Place, Suite 101, San Luis Obispo, CA 93401 www.waterboards.ca.gov/contralcoast CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM # 2 FROM: Kim Murry, Deputy Director Community Development MEETING DATE: 7-24-13 1W FILE NUMBER: GPI 15-12 Land Use and Circulation Elements Update PROJECT ADDRESS: Citywide SUBJECT: Land Use and Circulation Alternatives. RECOMMENDATION: Review the land use and circulation alternatives endorsed for further evaluation by the Task Force for the Land Use and Circulation Elements Update and provide input and revisions as appropriate. DISCUSSION Background The Land Use and Circulation Element Update (LUCE) process has been focused on garnering input from the community regarding issues, opportunities and vision for the future of the City. Information provided through the community survey, workshops, open houses, and ideas offered on-line were used by the consultant team, staff, the Task Force for the Land Use and Circulation Element update (TF-LUCE), and the Planning Commission to identify areas of potential change in the upcoming 20 years. These sites for both land use considerations and circulation connections or changes were mapped and considered at a workshop held on June 1st On June 27"', July I" and July 9t", the TF-LUCE considered input from the workshop (Attachment 2), as well as results of the community survey, testimony from attendees, and other input when making their recommendations for the physical alternatives to be further evaluated as part of the LUCE update. Planning Commission should review these alternatives and either confirm or amend the options to be forwarded for further evaluation. The Planning Commission's recommended alternatives will be reviewed for fairly high-level fiscal and environmental effects prior to being forwarded to the,Council for consideration of the "preferred alternative". The final package of alternatives identified by Council will be fully evaluated along with any policy changes through an Environmental Impact Report (EIR). The current discussion is focused on alternatives for physical change. The review of existing policies and any recommended policy additions will begin with TF-LUCE review of a legislative draft in September and continue through the Fall. Tonight, the Commission is being asked to review the TF-LUCE recommendations for physical alternatives and to confirm or amend those alternatives for preliminary evaluation prior to their review by Council. Alternatives The Planning Commission reviewed Task Force recommendations and confirmed 19 areas for potential land use changes and 19 areas where circulation changes might be appropriate. These 38 areas were presented at the June 0 workshop. Attachment # 6 shows the alternatives that were supported by the TF-LUCE for further evaluation. The Task Force evaluated the alternatives in light of input from workshops, the community wide survey, the Land Use and LUCE —Alternatives to be Evaluated Page 2 Circulation elements goals, and input from open houses and on-line tools. Some physical changes will be introduced as part of the policy discussion such as the Downtown pedestrian plan. Staff will be describing the alternatives in greater detail as part of the staff presentation. The chart summaries reference the alternatives' identification shown in the Workshop sumi-nary. Land Use Alternatives. Item Preference (Votes A REMOVE Nativity Church site - Deed restriction prohibits other uses. B B 3 & B 4 Evaluate Mixed Use at Santa Rosa/Foothill and also Mixed Use on South side of Foothill between Chorro and Santa Rosa C C-4 Old Pacheco - Medium density residential with park adjacent to existing uses D REMOVE Wildlife corridor and steeper hillsides on Bressi PI E POLICIES Upper Monterey — consider Conference center location, parking options, lot assembly, pedestrians, Form -Based Codes F POLICIES Downtown area -- no physical changes proposed G - No changes from Mid-Higuera plan H Caltrans site = Mixed Uses, Tourist Commercial, Office, Residential, etc. 1 13 Residential Medium Density and Public Facilities behind General Hospital. No development beyond current Urban {deserve Line. Use Broad Street plan land use and Form Based codes concepts J excluding McMillan area and including protection of existing businesses K K-3 Sunset Drive in —explore Mixed use L L 5 Dalidio — mix of residential and open space uses without defining locations of each and maintaining 50% Open Space requirement M M-3 & M-4 Pacific Beach- Mixed use or Medium High density residential N Calle Joaquin —explore Mixed Use, possible land swaps & Agriculture/Open Space next to Freeway Madonna property -Planned Development Overlay to allow mix of O neighborhood commercial and residential uses, Address sensitive resources, utilities, and open space P P 5 Area between U5 101 and Los Verdes - Infill Housing and Open space. Evaluate appropriate density for area. Evaluate additional density in MASP with supporting -� Neighborhood Commercial uses and parks Broad/Tank Farm — Mixed use with limited residences above, R R-3 commercial uses to support surrounding businesses, and bike and pedestrian connectivity. S 5 3 Avila Ranch — Support owner concept of Specific Plan overlay with connectivity to surrounding uses to the north and to S. Higuera LUCE —Alternatives to be Evaluated Page 3 Circulation Alternatives: Item Preference Notes Provide under/overpass of Santa Rosa Street to provide 1 1-3 connection for bicycles and pedestrians. Study all options for Boysen's connection to Santa Rosa (i.e. full closure, no closure, and right -turn only access) Re -align Boysen to Chorm and Chorro to Broad streets. Pay 2 2-3 special attention to potential impacts to residential neighborhoods 3 3-z Evaluate closure of hook ramps in neighborhoods and potential enhanced interchange at CA- 1/US 101 4 4-2 Evaluate closure of ramps on Broad to US 101. Also consider addition of pedestrian/bike overpass 5 5 3 Consider two-way Higuera and Marsh Streets between Santa Rosa and Johnson. Retain Buchon as two-way. Support site/block for Transit Center 6 6 2 Consider public and private property for location and include ideas from student projects and Downtown Concept Plan 7 7.2 & 7.3 Evaluate woonerf idea for Mission Plaza expansion - not full closure 8 $ 3 Re -align Pismo to Bianchi. Make High Street one-way from Higuera to Walker. 9 9-2 Re -alignment of Madonna/Higuera to Madonna/Bridge Street. Bridge for vehicles, bikes, and pedestrians 10 Evaluate Bridge for bike and pedestrians only Eliminate Bishop Street connection over RR tracks entirely 11 - SEE ITEM 12 12 122 & 12 3 Provide Victoria connection to Emily. Provide consolidated access with access management on Broad. 13 Evaluate Evaluate eliminating overpass on Orcutt Road 14 14-1 Withdraw from consideration (no connections from Oceanaire to LOUR or to Froom) 15 15-2 & 15-3 Evaluate both interchange and overpass for Prado/US 101 Evaluate whether one or more connections are needed to 16 Evaluate provide an additional North/South connection between LOVR & Prado/Dalidio and whether an interior East/West connector is needed 17 17 2 Re -alignment of Vachel to LOVR only as a backup if Buckley does not connect to Higuera 18 182 N-S Connection between Tank Farm and Buckley around Horizon Ln. 19 19-2 & 19-3 LOVR by-pass and Connection of Buckley to S. Higuera LUCE —Alternatives to be Evaluated Page 4 Next Steps The consultant team will begin a high level review of physical alternatives endorsed by the Planning Commission for Council consideration on October 15th. Concurrently, the consultant and staff team will be developing the legislative draft of policy updates and supporting research materials for Task Force review beginning on September 18th. The policy updates will include those items identified in the Strategic Growth Council Grant that is funding the update effort, updates necessary to respond to legislative changes, and modifications to address community input. RECOMMENDATION Review the land use and circulation alternatives endorsed for further evaluation by the Task Force for the Land Use and Circulation Elements Update and provide input and revisions as appropriate. Attachments: 1. Land Use and Circulation Element Goals 2. Workshop Summary from 6-1-13 3. TF-LUCE meeting minutes from 6-27-13 4. TF-LUCE meeting minutes from 7-1-13 5. DRAFT TF-LUCE meeting minutes from 7-9-13 6. TF-LUCE recommended Alternatives for further consideration Community wide survey previously provided to the Commission is available at: http://www.slo2035.com/images/meetings/tf/00_slogpu=survey 2012.09.16-rrr.pdf T:\GPUpdate20l2\StaffReportsTlanningCommissionTC-7-24-2013.docx tt cement 1 cltyor and se 1-3,M) WIS O51S .`hO THE GENERAL PLAN Community's Goals Introduction Goals describe desirable conditions. In this context, they are meant to express the community's preferences for basic future directions. In the goal statements, "San Luis Obispo" means the community as a whole, not just the City as a municipal corporation. The statements also indicate what the City should do and what it should influence others to do. The goals state San Luis Obispo's basic positions on the extent, rate, composition, and financing of growth. The following Growth Management section includes policies and programs which offer more specific guidance on these topics. Later sections, dealing with parts of the City and with land -use categories, give more detailed direction on preserving neighborhoods and designing new development. Approach to Planning San Luis Obispo should: 1. Choose its future, rather than let it happen. San Luis Obispo should be proactive in implementing its vision of the future, and should work with other agencies and institutions to create our desired mutual future. Environment San Luis Obispo should: 2. Protect and enhance the natural environment, including the quality of air, water, soil, and open space. 3. Protect, sustain, and where it has been degraded, enhance wildlife habitat on land surrounding the city, at Laguna Lake, along creeks and other wetlands, and on open hills and ridges within the city, so that diverse, native plants, fish, and animals can continue to live within the area. 4. Protect public views of the surrounding hills and mountains. 5. Recognize the importance of farming to the economy of the planning area and the county, protect agriculture from development and from incompatible uses, and protect remaining undeveloped prime agricultural soils. 6. Protect and restore natural landforms and features in and near the city, such as the volcanic morros, hillsides, marshes, and creeks. 7. Foster appreciation among citizens of the complex abundance of the planning area's environment, and of the need to respect natural systems. 8. Identify, map and monitor our community's natural assets to preserve and protect them. Society and Economy San Luis Obispo should be a well balanced community. Environmental, social, and economic factors must be taken into account in important decisions about San Luis Obispo's future. A healthy economy depends on a healthy environment. The social fabric of the community for both residents and visitors must also be a part of that balance. Therefore, complementary to the goals and objectives of this element, the City shall maintain and bi-annually review goals and objectives that promote the economic well being of the community. San Luis Obispo should, 9. Provide employment opportunities appropriate for area residents' desires and skills. 1-14 Land Use THE GENERAL PLAN 10, Provide goods and services which substantial numbers of area residents leave the area regularly to obtain, provided doing so is consistent with other goals. 11. Retain existing businesses and agencies, and accommodate expansion of existing businesses, consistent with other goals. 12. Emphasize more productive use of existing commercial buildings and land areas already committed to urban development. 13. Provide an adequate revenue base for local government and public schools. 14. Provide high quality public services, ensuring that demands do not exceed resources and that adequate facilities and services can be provided in pace with development. 15, Cooperate with other agencies in the county to assure that increases in the numbers of workers and college and university students in the San Luis Obispo area do not outpace housing availability. 16. Accommodate residents within all income groups. 17. Preserve existing housing which is affordable to residents with very low, low, and moderate incomes. 18. Actively seek ways to provide housing which is affordable to residents with very low, low, and moderate incomes, within existing neighborhoods and within expansion areas. 19. Encourage opportunities for elder care and child care within the city. 20. Enrich community cultural and social life by accommodating people with various backgrounds, talents, occupations, and interests. 21. Provide a resilient economic base, able to tolerate changes in its parts without causing overall harm to the community. 22. Have developments bear the costs of resources and services needed to serve them, except where the community deliberately chooses to help pay in order to achieve other community goals. 23. Provide for high quality education and access to related services such as museums, art galleries, public art, and libraries. 24. Serve as the county's hub for: county and state government; education; transportation; visitor information; entertainment; cultural, professional, medical, and social services; community organizations; retail trade. 25. Provide a wide range of parks and sports and recreational facilities for the enjoyment of our citizens. 26. Retain accessible, responsive, and capable local government. 27. Ensure that residents' opportunities for direct participation in City government and their sense of community can continue. City Form San Luis Obispo should: 28. Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural setting, with extensive open land separating it from other urban development. 29. Maintain existing neighborhoods and assure that new development occurs as part of a neighborhood pattern. 30. Keep a clear boundary between San Luis Obispo's urban development and surrounding open land. 31. Grow gradually outward from its historic center until its ultimate boundaries are reached, maintaining a compact urban form. 1-15 WIN cltvo . Land Use THE GENERAL PLAN 32. Foster an awareness of past residents and ways of life, and preserve our heritage of historic buildings and places. 33. Develop buildings and facilities which will contribute to our sense of place and architectural heritage. 34. Develop buildings and places which complement the natural landscape and the fabric of neighborhoods. 35. Focus its government and cultural facilities and provide a variety of business services and housing in the downtown. 36. Provide a safe and pleasant place to walk and ride a bicycle, for recreation and other daily activities. 37. Be a safe place to live. 1-16 Circulation f7jtits0131 )0 1.5 Goals and objectives Goals and objectives describe desirable conditions. In this context, they are meant to express the community's preferences for current and future conditions and directions. In the following statements, San Luis Obispo means the community as a whole, not just the city as a municipal corporation. Transportation Goals 1. Maintain accessibility and protect the environment throughout San Luis Obispo while reducing dependence on single -occupant use of motor vehicles, with the goal of achieving State and Federal health standards for air quality. 2. Reduce people's use of their cars by supporting and promoting alternatives such as walking, riding buses and bicycles, and using car pools. 3. Provide a system of streets that are well -maintained and safe for all forms of transportation. 4. Widen and extend streets only when there is a demonstrated need and when the projects will cause no significant, long-term environmental problems. 5. Make the downtown more functional and enjoyable for pedestrians. 6. Promote the safe operation of all modes of transportation. 7. Coordinate the planning of transportation with other affected agencies such as San Luis Obispo County, Cal Trans, and Cal Poly. 8. Reduce the need for travel by private vehicle through land use strategies, telecommuting and compact work weeks. Overall Transportation Strategy Meet the transportation needs of current and planned -for population by: 1. Managing city and regional growth consistent with the Land Use Element; 2. Funding alternative forms of transportation; 3. Sponsoring traffic reduction activities; 4. Providing the infrastructure needed to accommodate the desired shift in transportation modes; 5. Focusing traffic on Arterial Streets and Regional Routes and Highways; 6. Accepting some additional traffic on Arterial Streets and Regional Routes and Highways; 7. Providing facilities that improve transportation safety. Transportation Objectives 1.6 Encourage Better Transportation Habits San Luis Obispo should: 1. Increase the use of alternative forms of transportation (as shown on Figure #1) and depend less on the single -occupant use of vehicles. 2. Ask the San Luis Obispo Regional Transportation Agency to establish an objective similar to #1 and support programs that reduce the interregional use of single - occupant vehicles and increase the use of alternative forms of transportation. 1.7 Promote Alternative Forms of Transportation San Luis Obispo should: 1. Complete a network of bicycle lanes and paths, sidewalks and pedestrian paths within existing developed parts of the city by 2000, and extend the system to serve new growth areas. 2. Complete improvements to the city's transit system serving existing developed areas by 2000, and provide service to new growth areas. c Circulation Sw) Luis owsp SHE GENERAL PLAN 3. Support the efforts of the County Air Pollution Control District to implement traffic reduction programs. 4. Support and develop education programs directed at promoting types of transportation other than the single -occupant vehicle. 1.8 Manage Traffic San Luis Obispo should: 1. Limit traffic increases by managing population growth and economic development to the rates and levels stipulated by the Land Use Element and implementing regulations. Limit increases in ADT and VMT to the increase in employment within the City's Urban Reserve. 2. Support county -wide programs that manage population growth to minimize county- wide travel demand. 3. Support county -wide programs that support modal shift while utilizing our existing road system and reducing air pollution and traffic congestion. 4. Provide a system of streets that allow safe travel and alternate modes of transportation throughout the city and connect with Regional Routes and Highways. 5. Manage the use of Arterial Streets, Regional Routes and Highways so that traffic levels during peak traffic periods do not result in extreme congestion, increased headways for transit vehicles, or unsafe conditions for pedestrians or bicyclists. 6. Ensure that development projects and subdivisions are designed and/or retrofitted to be efficiently served by buses, bike routes and pedestrian connections. 7. Consistent with the Land Use Element, allow neighborhood -serving business and provide parks and recreational areas that can be conveniently reached by pedestrians or bicyclists. 8. Protect the quality of residential areas by achieving quiet and by reducing or controlling traffic routing, volumes, and speeds on neighborhood streets. 9. Coordinate the management of San Luis Obispo County Airport and the planning of land uses around the airport to avoid noise and safety problems. 1.9 Support Environmentally Sound Technological Advancement San Luis Obispo should: 1. Promote the use of quiet, fuel -efficient vehicles that produce minimum amounts of air pollution. A. The City will continue to support the use and development of compressed natural gas fueling stations in the San Luis Obispo area. B. When replacing any City vehicle or expanding the City's vehicle fleet, the City will consider purchasing alternative fuel vehicles that reduce air pollution. C. The City encourages the use of alternative fuels on a regional basis. 2. Advocate the use of communication systems that enable the transmission of information to substitute for travel to work or meetings. Develop goals and policies for City employee participation in telecommuting systems. 3. Solicit ideas from private industry for the development and implementation of innovative transportation technologies in San Luis Obispo. 4. Support the use of alternative pavement materials for public streets, roads and other transportation corridors. 1.10 Support a Shift in Modes of Transportation. San Luis Obispo will: 2-9 city of sm 1111SONSIV Circulation Physically monitor the achievement of the modal shift objectives shown on Figure #1 and bi-annually review and adjust transportation programs if necessary. 1.11 Establish and maintain beautiful and livable street corridors. The City will: 1. 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E 0 u L ❑ 3 r 4 _ E _ a .c :c D Rs E E ser v a QL w C 4 a.� L F- � .Ln r_ � � Qj � q W % � E 0 U ± 2 / \ k ) \ k � \ 2 E u 2 � / > / g 2 o \ 2 � E k k m � m % 5 2 5 / / o / $ m $ 2 / k 2 $ m k y / Qo / �)\- / 2 f � % ( 4 ) $ \ 4-1 \ / E / e \ n 5 3 / ( § CA \ � ® ¥ 3 • e Liz S to / \ _/ E A ) \ \ ± k ) O ?_ o < cc / / \ } / 7 « � _ q \ t [ 2 \ § / \ \ $ $ m � , / ° � f _ > g = m E j � 2 / 2 � 7 2ƒUD 7 _ _ E f 5 a E a & % B k 6 T ƒ ° ° 2 / < 3 3 @ & < 2 / / E \ $ / ■ ■ . . . ■ . . ■ Input for Complete Streets L4 C M Mtrcdrkt Err,pFusla The fallowing factors lead to a superior ewlromrant for v4Wits on an urban st— •Qlnc sing vehlcle rhrPghpm on roadrnys • O Red u cing mWo delay at I gna lined and unsignnlimd Inceraec[looa •f_1RedvOng in ccrrupuons to traffic flow and preserving whpmle speeds Pedestrian Emphasis The Ult,Wng factors Lead w a superior environment for pedesrrlana on an urban mreet, •f7Prgvlding a walkway on both sides of the rpo" with ample width that allows slde•by-aide walking • LJOIsPIPOng [he walkway away from vehicular VAMC using blke tines, shoulders, on-srroot parking, trttt, landscaping, and street furnlwre aOReducing vahlcfe volumes and speeds, particularly those closest to tho walkway •011mlting delay for pedaurIms at signalized Imarsecdons •Dlsraviding raised medians that can servo aC padestrlan refuges at both signalled and nnclgnalited locations I JRamaaing pemsittad let nsrn mowmatts by whiclas at signaNmd Intcrsoc[lons IONarrowing the crgaying dhrAnCes at Intersections �i Transit Pataaenxer Emphasis Tnt felfowing bClors lead to a superior nnvlmirinm for trarsit passengers on an urban street: •DReTiable tramlt service with frequenelec of 15 minures or Itss -Higher transit cravat spaods •QHlgh quallcy walkways leading to cho tr;nslt swpa •Numerous transit stop locations with benches, shelmrs, and real-time crawler Information •OOh•board crowding leas than 80%, meaning passengers can have a choke of seats escyclist Emphasis The following factors lead to a superior emirGnment for blcyclilcs on an urban street: •OProvlding bikeways on both sides of the roadway with ample width •©Emai pavement condition that is free of potholes, damage, and debris •17DIStAl ng the bike Jana svray tram vehicular traffic as much as possible •DRaducing whlcfe volumes and apeeds, particularly chose closest to the bike lane •QRemowing or reducing on -street parking •RNarmwing the Crossing distances at Intersections •IJPrdviding bike lanes through Imertac[iom •OLimiting gr reducing she number of unsgnallxed IntarsaC[lons or driveways along tho street 01 Please place these users in terms of priority for Foothill Boulevard. Answered; 38 Skipped; 5 Pedestrians Bicyclists Transit Passengers Motorists 0% 20% 40% 80% 1 2 3 4 80% 100% 1 2 3 4 Total Pedestrians 28.95% 26,32% 23.68% 21.05% 11 10 9 8 38 Bicyclists 36.84% 31.58% 26.32% 5.26% 14 12 10 2 38 Transit 21.05% 28.95% 34.21% 15.79% Passengers 8 11 13 6 38 Motorists 13.16% 1116% 15.79% 57.89% 5 5 6 22 38 Average Ranking 2.63 3.00 2.55 1.82 Q2 Please rank these users by priority for Chorro Street. Answered:38 Skfpped:5 Pedestrians Bicyclists Transit f�assengers --•'9�l'': � FTC Motorists 0% 20% 40% 60% ■ 1 2 3 4 1 2 3 4 Pedestrians 44.74% 28.95% 18.42% 7.89% 17 11 7 3 Bicyclists 28.95% 55.26% 15.79% 0% 11 21 6 0 Transit 7.89% 5.26% 55.26% 31.58% Passengers 3 2 21 12 Motorists 18.42% 10.53% 10,53% 60.53% 7 4 4 23 80% 100% Total Average Ranking 38 3.11 38 3,13 38 1.89 38 1.87 Q3 Please rank these users by priority for Santa Rasa Street. Answered: 35 Skipped; 0 Pedestrians Bicyclists Transit Passengers Motorists 0%, 20% 40% .. ■ ■ 1 2 3 4 00% 60% 100%, 1 2 3 4 Total Pedestrians 25.71%p 20% 25.71% 28.57%, 9 7 9 10 35 Bicyclists 20% 40% 28.57% 11.43% 7 14 10 4 35 Transit 14.29% 28.57% 40% 17.14% Passengers 5 10 14 6 35 M otorists 40%, 11.43% 5.71 % 42.85%a 14 4 2 15 35 Average Ranking 2.43 2.69 2.40 2.49 Q4 Please rank these users by priority for California Boulevard. Art-,wra1(-ei; 35 Skipped: 9 Pedestrians LJ� Bicyclists Transit Passengers Motorists; 0% 20% 40% 1 2 3 4 60% 80% 100% 1 2 3 4 Total Pedestrians 37.14% 25.71% 17,14% 20% 13 9 $ 7 35 Bicyclists 22,$$% 45.71% 25,71% 5.71% 8 16 9 2 35 Transit 14.29% 20% 42.86% 22,86% Passengers 5 7 15 $ 35 Motorists 25.71% 8,57% 14.29% 51.43% 8 3 5 18 35 Average Ranking 2.80 2.86 2.26 2.09 05 Please rank these user in terms of priority for Monterey Street. Answered; 3S Skipped:9 Pedestrians Bicyclists Transit Passengers f, Motorists 0%u 20% 40% 60% 1 2 3 4 80%n 100% 1 2 3 4 Total Pedestrians 57.14% 25.71%, 5.71% 11.43% 20 9 2 4 35 Bicyclists 20% 45.71% 28.57%q 5.71% 7 16 10 2 35 Transit 11.43% 17.14% 57,14% 14.29% Passengers 4 6 20 5 35 Motorists 11.43% 11.43% 8,67% 68.57% 4 4 3 24 319 Average Ranking 3.29 2.80 2.26 1.66 Q6 Please rank these users in terms of priority fair Higuera Street. Answered:35 Sklpped:8 Pedestrians Bicyclists Transit Passengers TM Motorists.. 0% 20% 40% 60% 80% 100% 1 2 3 4 1 3 4 Total Average Ranking Pedestrians 37.14% 28.57% 14.29% 20% 13 10 5 7 $5 2.83 Bicyclists 34.29%0 31.43% 22.86% 11.43% 12 11 8 4 35 2.89 Transit 14.29% 22,80% 42.86%c 20% Passengers 5 8 15 7 35 2.31 M otorists 14.29%, 17.14% 20% 48.57% 5 6 7 17 35 1.97 Please rank these users in terms of priority for Broad Street. Answered: 37 Skipped: s Pedestrians ti Bicyclists Transit Passengers Motorists 0% 20% 40% 1 2 3 4 60% 80% 100% 1 2 3 4 Total Padestrians 27.03% 24.32% 10,81% 37.84% 10 9 4 14 37 Bicyclists 27.03% 32.43% 32.43% 8.11% 10 12 12 3 37 Transit 10.81% 24.32% 51.35% 13.51% Passengers 4 9 19 5 37 Motorists 35.44% 18.92% 5.41% 40.54% 13 7 2 15 37 Average Ranking 2.41 Z78 2.32 2.49 Q3 Please rank these users in terms of priority for Johnson Avenue. Answered; 34 Skipped-.9 Pedestrians I=: Bicyclists __... _...... _._.... Transit Passengers Motorists 0°% 20% 40%q 60% 80% 100% 1 2 3 4 1 2 3 4 Total Average Ranking Pedestrians 29.41% 14.71% 26,47% 29.41%, 10 5 9 10 34 2.44 Bicyclists 23.53% 38.24% 23.53% 14.71% 8 13 8 5 34 2.71 Transit 20.59% 29.41°% 38.24°% 11.76% Passengers 7 10 13 4 34 2.59 Motorists 26.47% 17.65% 11.76% 44.12"% 9 6 4 is 34 2,26 Q9 Please rank these users by priority for Los 4sos Valley Road, Answered:38 $kipped:6 Pedestrians bir,yCllsts Transit Passengers Y Motorists 0% 20% 40% 1 2 3 4 60% 80% 100% 1 2 3 4 Total Pedestrians 18.42% 26.32% 21.05% 34.21% 7 10 b 13 36 Bicyclists 31.58% 31.58% 28.95% 7.89% 12 12 11 3 38 Transit 13.16% 31.58% 44.74% 10.53% Passengers 5 12 17 4 38 Motorists 36.84% 10.53% 5.26% 47.37% 14 4 2 18 38 Average Ranking 2.29 2.87 2.47 2.37 Reduce an -street parking fo... Remove a vehicle travel Ian... Reduce on -street parking fo... Remove a vehicle travel Ian... Would you be willing to do the following to improve the walking and/or bicycling environment in the Downtown Area? Answered:40 Skipped:3 0% 20% 40% 0 Yes No Yes Reduce on -street parking for a 70% better walking environment. 78 Remove a vehicle travel lane 64,86% for a better walking 24 environment. Reduce on -street parking for a 83.33% better cycling environment. 30 Remove a vehicle travel lane 68.57% for a better cycling 24 environment. No 60 °/a 80% 30% 12 35.14% 13 18.67% 6 31.43% 11 100% Total Respondents 40 37 36 35 c f r'i I; Ri >- N � c W � C 41 U -�) •na v, a7 a f' ro 4 v v c C c U ro E � O v v u C ';;::: +q-C O c cu cu N � c *, Q �+ ■ ■ ■ a 7m; ❑ q� � a �y N u 41 O U C ap r� — C CL ro Ln ❑ vi U 4 ❑ 4 + L L Q1 to a c 4 C. 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MINUTES: Minutes of May 14, 2013, were approved as presented. Minutes of June 19, 2013, were approved as presented. PUBLIC COMMENTS: Jeffrey Specht, San Luis Obispo, voiced that the illegal lodging tickets he has been receiving constitute harassment and unnecessary ticketing on the City's part. He asked the Committee's help in talking to anyone they can regarding this issue. Dave Kuykendall, San Luis Obispo, indicated that the LUCE workshops were excellent. He expressed that traffic calming in neighborhood is desirable but is concerned with the circulation concerning Johnson, Marsh, and Higuera Streets. He urged the Committee to discourage cut -through traffic in residential areas and direct traffic to the arterial streets. Chris Hoover, San Luis Obispo, opposes Buchon as a one-way street and is also concerned that traffic should be routed to the arterial streets. Bill Casella, San Luis Obispo, offered that speed bumps are not effective and urged the Committee to come up with a better circulation plan utilizing Marsh and Higuera Streets so traffic will be routed off of Buchon Street. There were no further comments made from the public. TF-LUCE Minutes June 27, 2013 Page 2 Kim Murry, Deputy Director of Community Development, presented the question of whether the Task Force wishes to request the Council appoint additional members to replace the three members who have resigned. Task Force members discussed the TF-LUCE guidelines which call for an odd number of members and also expressed concerns that it would be difficult for a new member to understand the input and discussions that have occurred over the last year. Chairperson Meyer voiced support of adding a young voice to the group. The Task Force consensus was to support the existing size of the Task Force and not to request Council appoint additional members at this time. DISCUSSION ITEMS: CIRCULATION ALTERNATIVE Chairperson Meyer requests the Task Force consider a request to consider circulation item #5 ahead of other items in response to an attendee's request. 5. Higuera and Marsh Street Peggy Mandeville, Transportation Planner, pointed out that residents have voiced concerns that Buchon not be converted to a one-way street. Being able to evaluate option of two way traffic will be important to understand how this affects overall circulation in this area. Task Force Members discussed intent of two-way access on Marsh and Higuera between Santa Rosa and Johnson and whether this would address traffic on residential streets. Task Force member Saunders expressed concern that Buchon residents were not individually notified of potential circulation changes. Peggy Mandeville offered that the neighborhood traffic efforts have involved the neighborhood prior to this effort. On motion by Task Force Member Pierre Rademaker, seconded by Walt Bremer, to forward an alternative of circulation option 5-3 of the Higuera/Marsh St proposal. AYES: Task Force Members Bremer, Brown, Dandekar, Goetz, Juhnke, Richardson, Rowley, Saunders, Whitney, Rademaker and Meyer NOES: None RECUSED: Task Force Member Rossi ABSENT: Task Force Members Quaglino and Crotser The motion passed on a 12:0 vote. Public Comments: Eugene Jud, San Luis Obispo, urged the committee to review student proposals that locate the transit center at the Shell Station property located on Higuera/Monterey and TF-LUCE Minutes June 27, 2013 Page 3 Santa Rosa. This site can bring everything together in a better vision for the future that focuses more on pedestrians and bicycles. DISCUSSION ITEMS Workshop Feedback: Kim Murry described insights from the workshop offered to staff and asked for observations from the Task Force not noted in the agenda packet. Task Force member Saunders expressed concerns regarding workshop attendees and their lack of information given to them about proposed alternatives due to poster size limitations. In addition, committee member Saunders offered that the number of Future Fair 2 workshop attendees did not reflect the same degree of participation as the 2012 LUCE Community Survey's 2,200 household and business owner responses. LAND USE ALTERNATIVES Kim Murry presented a summary of the information provided to the Task Force and their role in evaluating the input and alternatives. The desired outcome will be to identify which alternatives should proceed for further evaluation. Committee Comments: Task Force member Carla Saunders was very uncomfortable with the Alternatives Newsletter and its failure to note the 2,200 responses to the LUCE Community Survey or the existing LUCE goals as screening criteria that will be used by City Staff and the Consultant Team in their comprehensive evaluation of the existing LUE and Circulation element goals, policies, and implementation programs. She noted that the policy evaluation considerations listed in the newsletter include extraordinarily broad items such as "consistency with SLOCOG efforts" and "Sustainable Communities grant - related items." Chairperson Meyer indicated that alternatives being discussed will eventually fit together but that there are other policies that will need to be folded in such as the Climate Action Plan and other plans. Identify the overarching goal for the future vision. Derek Johnson indicated that the goals and vision were identified earlier in the process and this is what is being used to direct the effort. However, if other bigger visions are missing, this is the time to identify them. Sandra Rowley is not comfortable with the update being consistent with a regional vision such as SLOCOG versus what the residents of the city want to see occur. Task force Member Chuck Crotser arrived at 6:55 p.m. Derek Johnson, Community Development Director, indicated that staff and the consultant team will follow the direction of the Task Force that was confirmed by both the Planning Commission and Council; namely that the existing LUCE goals will be used to evaluate amendments to the general plan. He further noted that the newsletter TF-LUCE Minutes June 27, 2013 Page 4 is not a policy document and it will not be adopted. Mr. Johnson urged the Task Force to use all of the input received, including the survey and workshop input when evaluating alternatives. Task Force Member Saunders continued to express concerns with the alternatives newsletter. Task Force Member Rowley asked if Task Force could be provided with the list of what would be used to evaluate the amendments. Community Development Director Johnson indicated that the Task Force, Planning Commission and Council directed staff to use the existing Land Use and Circulation Element goals as screening criteria and those have been provided to the Task Force. Task Force members requested information for how student projects are incorporated into the review process and whether staff those ideas were reviewed when considering alternatives. Peggy Mandeville indicated that many of the student and community efforts have been provided to the consultant team. Chair Meyer indicated an interest in seeing some of the student projects that might propose more visionary ideas. A — Diocese Site on Daly Kim Murry indicated that this site has a deed provision that restricts use of the site to Church and church -related uses, and recommends that the Task Force remove this site from further evaluation of alternatives. On motion by Task Force Member Juhnke, seconded by Task Force Bremer, to remove this site from further consideration of land use alternatives. AYES: Task Force Members Bremer, Brown, Dandekar, Goetz, Juhnke, Richardson, Crotser, Rowley, Saunders, Whitney, Rossi, Rademaker and Meyer NOES: None RECUSED: None ABSENT: Task Force Member Quaglino The motion passed on a 13:0 vote. Task Force Member Russ Brown left the meeting at 7:10 pm. B - Foothill Blvd/Santa Rosa TF-LUCE Minutes June 27, 2013 Page 5 Task Force members discussed the concept of mixed uses on the site in question and also on the properties on the south side of Foothill Blvd. Members discussed the concept of being able to evaluate a larger alternative to understand the economics and impacts over a longer period of time. On motion by Task Force Member Richardson, seconded by Task Force Member Crotser, to forward alternatives B3 and B4 and also to include Mixed Uses on the south side of Foothill Blvd. from the triangular property at Chorro east to Santa Rosa. AYES: Task Force Members Bremer, Crotser, Dandekar, Goetz, Juhnke, Richardson, Whitney, Rossi, Rademaker and Meyer NOES: Task Force Members Saunders and Rowley RECUSED: None ABSENT: Task Force Member Quaglino The motion passed on an 10:2 vote. C - Pacheco elementary site Sharon Whitney made a motion to remove this site from consideration. She provided a handout with information stating that the neighborhood is broken, and 1) rezoning will not fix this site, 2) workshop results were bifurcated, 3) no clear consensus emerged from future fair, and 4) hotel would not be welcome in the area. On motion by Task Force Member Whitney, seconded by Task Force Member, to remove this site from further consideration. AYES: Task Force Members Whitney, Rowley and Saunders NOES: Task Force Members Bremer, Dandekar, Goetz, Juhnke, Richardson, Crotser, Rossi, Rademaker and Meyer RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion failed on a 3:9 vote. Task Force Member Saunders stated the community survey information supports additional small parks in residential areas. On motion by Task Force Member Richardson, seconded by Task Force Member Juhnke. to forward alternative C4 for consideration. AYES: Task Force Members Bremer, Dandekar, Goetz, Juhnke, Richardson, Crotser, Rossi, Rowley, Rademaker and Meyer NOES: Task Force Members Whitney and Saunders RECUSED: None ABSENT: Task Force Members Brown and Quaglino TF-LUCE Minutes June 27, 2013 Page 6 The motion passed on a 10:2 vote. D - Diocese site near Bressi Place and Broad Street Task Force member Saunders indicates that portions of this property are within a wildlife corridor noted in the Conservation and Open Space Element. n motion by Task Force Member Juhnke, seconded, by Task Force Vice -Chair Rademaker, to remove this site from further consideration. AYES: Task Force Members Bremer, Rowley, Whitney, Saunders, Goetz, Juhnke, Rademaker and Meyer NOES: Task Force Members Richardson, Dandekar and Crotser RECUSED: Task Force Member Rossi ABSENT: Task Force Members Brown and Quaglino The motion passed on an 8:3 vote. E - Upper Monterey area: Staff presented that while there are no physical alternatives being discussed for this area, the Task Force is able to offer policy considerations for direction. Task Force member Rowley observed that if a conference center was to be located near the college campus, the student demographic would need to be understood when designing the facilities. Task Force Member Saunders pointed out that this property backs up to low density residential. Direction: Task Force members provided comments including the desirability for this area to host a conference center. Other ideas included use of parking district, street fagade improvements, lot assembly to facilitate more dense development, making the area more pedestrian -friendly, addressing the appearance of properties in public ownership, and addressing the transit center location. F - Downtown Area: Derek Johnson commented that the downtown pedestrian plan is a product that will be coming to the Task Force at a future date. Task Force members discussed the desirability of plazas and public views. TF-LUCE Minutes June 27, 2013 Page 7 G - Mid-Higuera Area Task Force Member Rowley commented that the consultants should understand the purpose of the streets in the area. If future planning includes reduced on -site parking it will impact residential neighborhoods. H - Caltrans site On motion by Task Force Member Juhnke, seconded by Task Force Member Dandekar, to forward consideration of Mixed Use on this site that would include Tourist Commercial, Office and some residential as shown in H-2 and H-4. AYES: Task Force Members Bremer, Rowley, Whitney, Saunders, Richardson, Dandekar, Crotser, Rossi, Goetz, Juhnke, Rademaker and Meyer NOES: None RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion passed on a 12:0 vote. Some Task Force members commented that this site may be appropriate to look at height limit changes to accommodate the desired development. I - General Hospital Site Task Force member Rowley shared her concerns about unstable soils on this site and does not support using any of the open space portion for housing. Task Force Member Saunders commented that according to the survey, acquiring & maintaining open space is what the community wants. On motion by Task Force Member Rowley, seconded by Task Force Member Saunders, to remove this site from further consideration and retain the existing designations. AYES: Task Force Members Rowley, Whitney and Saunders NOES: Task Force Members Bremer, Richardson, Dandekar, Crotser, Rossi, Goetz, Juhnke, Rademaker and Meyer RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion failed on a 3:9 vote. Task Force members discussed options of allowing some additional density on the site in the area not designated as open space. TF-LUCE Minutes June 27, 2013 Page 8 On motion by Task Force Member Juhnke, seconded by Task Force Vice -Chair Rademaker, to forward alternative 1-3 but delete the residential low density area shown between the URL and the City Limit line (current shown as OS). AYES: Task Force Members Whitney, Saunders, Bremer, Richardson, Dandekar, Crotser, Rossi, Goetz, Juhnke, Rademaker and Meyer NOES: Task Force Member Rowley RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion passed on an 11:1 vote. J - Broad Street Area Some Task Force members voiced their desire to understand more about the concepts in the Broad Street Area Plan. Derek Johnson stated the link to this plan will be forwarded to the TF-LUCE members. He suggested revisiting this area at the next meeting and the Task Force concurred. K - Sunset Drive -In Site Task Force members discussed the status of the discussions regarding locating a homeless center on this property, and how a potential overpass or interchange would impact uses on the property. Task Force members also voiced that there is very little to do for middle or high school age children. On motion by Task Force Member Crotser, seconded by Task Force Member Rademaker, to forward alternative K-3 for consideration. AYES: Task Force Members Whitney, Saunders, Bremer, Richardson, Dandekar, Crotser, Rossi, Goetz, Juhnke, Rademaker, Rowley and Meyer NOES: None RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion passed on a 12:0 vote. L - Madonna/LOVR area The Task Force postponed discussion of this site until the next meeting. TF-LUCE Minutes June 27, 2013 Page 9 M - Pacific Beach site Task Force members discussed the potential mix of uses on the property and how changes in uses will impact the neighborhood. On motion by Task Force Member Richardson, seconded by Task Force Member Crotser, to forward consideration of alternatives M-3 and M-4. AYES: Task Force Members Bremer, Richardson, Dandekar, Crotser, Rossi, Goetz, Juhnke, Rademaker and Meyer NOES: Task Force Members Rowley, Whitney and Saunders RECUSED: None ABSENT: Task Force Members Brown and Quaglino The motion passed on a 9:3 vote. N - Calle Joaquin Auto Sales Task Force Member Bremer made a motion to endorse alternative N-3 which was seconded by Task Force Member Juhnke. Task Force members discussed whether residential mixed use was appropriate at this site and observed that alternatives for this property should be discussed in concert with the Dalidio alternatives. Task Force Member Bremer withdrew his motion. SET TIME FOR NEXT TF-LUCE MEETING: The next meeting TF-LUCE meeting will be held July 1 at 6:00 pm and July 9th at 6 pm in the Council Hearing Room. ADJOURNMENT: The meeting was adjourned at 9:08 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary Attachment 4 SAN LUIS OBISPO TF-LUCE MINUTES July 1, 2013 ROLL CALL Present: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Rob Rossi, Sandra Rowley, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer Absent: Task Force Member Sharon Whitney Staff; Community Development Director Derek Johnson, Deputy Director of Community Development Kim Murry, Principal Transportation Planner Peggy Mandeville, Associate Planner James David, and Recording Secretary William Kavadas ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS: Eugene Jud presented the Task Force with a handout showing a student -designed future Transit Center located on the Shell Station property at Santa Rosa and Monterey. The proposal includes bus staging areas on -street and reserves the block of Santa Rosa Street between Higuera and Monterey for bus, pedestrian and bicycle traffic only. The design provides an opportunity to make a plaza with amenities for pedestrians and bicyclists. Task Force Member Carla Saunders was not comfortable with the Alternatives Newsletter characterization of policy screening criteria since it fails to include the 2012 LUCE Community Survey responses. Community Development Director, Derek Johnson ensures the Task Force that the direction from the Task Force that was endorsed by both the Planning Commission and City Council to use the Land Use and Circulation Element Goals will be followed. DISCUSSION ITEMS: Schedule: Staff presented a schedule to the Task Force showing upcoming meetings for September 2013 through May 2014. The purpose of the discussion was to ensure the Task Force members would be available for the more frequent meetings that will begin in September when the draft elements will be presented in legislative draft format. Alternatives: TF-LUCE Minutes July 1, 2013 Page 2 The Task Force continued their discussion of Land Use Alternatives for identified sites. Staff member Murry summarized the comments and general support for each alternative expressed at the workshop held on June 1st and requested Task Force direction. O. Madonna Property on Los Osos Valley Road COMMITTEE COMMENTS: The Task Force discussed environmental constraints and gateway views on the property and the types of uses that might be appropriate. The Task Force offered that neighborhood commercial might be more appropriate at this location rather than destination commercial uses. Task Force member Dandekar offered that a student -designed project for this location won a "Bank of America Affordable Housing Challenge" competition and the site can accommodate development while protecting environmentally sensitive areas. Task Force member Saunders cited the community survey as important input since over 50% of respondents favor preserving creeks, marshes and open space. Public Comment: John Madonna, property owner, offered that the area may accommodate a future off - ramp to Hwy 101 at Calle Joaquin. He favored connections to the open space and park land and biking/walk ways connections from parts of Calle Joaquin to the town as a whole. On motion bN Rob Rossi seconded by Pierre Rademaker, to forward the alternative of a Planned Development Overlay on the property to address future development potential, Items to be addressed with an application include viewshed, hillside and open space protection, potential height limits, wetland protection, access to other connections, historic farm buildings, mixed use to accommodate workforce housing, and neighborhood commercial type uses. AYES: Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Rob Rossi, Sandra Rowley, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: Carla Saunders RECUSED: None ABSENT: Sharon Whitney The motion passed on a 12:1 vote. TF-LUCE Minutes July 1, 2013 Page 3 P. Higuera/Airport Area Peggy Mandeville, Transportation Planner, presented different options for the property located between Hwy 101 and the Los Verdes development along Los Osos Valley Road. COMMITTEE COMMENTS: Task Force members questioned the viability of continuing the agricultural uses and discussed constraints on the site including circulation concerns and floodplain considerations. Task Force member Rowley indicated this does nothing to solve the problems of crossing LOUR between Los Verdes I and II, previously identified by residents of those developments. Entrance onto LOVR from Los Verdes I and II was also identified as a problem. Public Comment: No public comment On motion by Chris Richardson, seconded by Chuck Crotser, to forward modified alternative P-5 reflecting infill housing with open sace on the property. AYES: Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Rob Rossi, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: Sandra Rowley RECUSED: None ABSENT: Sharon Whitney The motion passed on a 12:1 vote. Q. Margarita Area Specific Plan Kim Murry Deputy Director of Long Range Planning, presented the potential for increased residential density within the Margarita Area Specific Plan. COMMITTEE COMMENTS: Task Force members asked for clarification of issues related to airport safety zones and expressed concern regarding appropriate density for the area and that any proposal not impact open space currently designated in Specific Plan. Community Development Director Johnson explained that the City is working with the County Airport Land Use Commission as they update the Airport Land Use Plan. He TF-LUCE Minutes July 1, 2013 Page 4 further noted that the City has engaged an airport land use consultant to advise the City in the endeavor so that safety and noise considerations are appropriately addressed in accordance with Caltrans State Aeronautics Handbook standards. Community Development Director Johnson also explained that higher densities would impact park requirements. Public Comment: No Public Comment. On motion 12y_Chuck Crotser, seconded by Dave Juhnke to forward the alternative Q-2 that considers the potential for increased density with supporting Nei hborhood Commercial development for the Margarita Area Specific Plan. AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Rob Rossi, Sandra Rowley, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: None RECUSED: Chris Richardson ABSENT: Sharon Whitney The motion passed on a 12:0 vote. R. Tank Farm at Broad Kim Murry Deputy Director of Long Range presents alternatives for the site. COMMITTEE COMMENTS: Task Force members discussed uses for the site and indicated that uses that serve the existing and proposed businesses in the area would be most appropriate. The Task Force discussed the lack of pedestrian and bicycle connectivity in this area and expressed a desire to include amenities for these types of modes. Public Comment: No Public Comment On motion by Rob Rossi, seconded by Matt Quaglino, to forward an alternative_ for mixed commercial uses with limited residential on upper floors. Commercial uses should serve the surrounding businesses and bicycle and pedestrian connectivity must be addressed. AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris TF-LUCE Minutes July 1, 2013 Page 5 Richardson, Rob Rossi, Sandra Rowley, Carla Saunders, Vice - Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: None RECUSED: None ABSENT: Sharon Whitney The motion passed on a 13:0 vote. S. Avila Ranch Kim Murry Deputy Director of Long Range presented alternative land use options for the Avila Ranch property. COMMITTEE COMMENTS: Task Force member Richardson announced a conflict of interest. Task Force members discussed creek protection and wildlife corridors; and bicycle and pedestrian connectivity to other parts of the community, especially to shopping areas north of the property. Other comments included concerns about the need to connect Buckley Road to S. Higuera. Staff explained that the Specific Plan option would address performance criteria and utilities infrastructure needs as well as issues discussed by Task Force. Public Comment: No public comment On motion by Rob Rossi, seconded by Russ Brown, to forward an alternative that supports a mix of residential densities connection to sholDs to the north connection to S. Higuera and a mix of uses similar to alternative S-3. AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Rob Rossi, Sandra Rowley, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: None RECUSED: Chris Richardson ABSENT: Sharon Whitney The motion passed on a 12:0 vote. J. Broad Street Area TF-LUCE Minutes July 1, 2013 Page 6 4 Kim Murry, Deputy Director of Long Range Planning, presented information related to workshop input for the South Broad Street area. COMMITTEE COMMENTS: Chairperson Meyer recused himself due to a recent property purchase in the area. Task Force members discussed the issue of zoning changes and potential effects to existing land uses. The members discussed uses located on both the Victoria and McMillan areas and how uses might interact as changes occur over time. Task Force members expressed desire to protect existing business uses in the area. Chuck Crotser motions to explore land -use proposals from Draft Broad Street Plan that protect existing businesses, Matt Quaglino seconds. Public Comment: No Public Comment On motion by Chuck Crotser, seconded by Matt Quaglino, to forward an alternative that supports the land uses and form -based codes as expressed in the Draft South Broad Street Area Plan with provisions to protect existing businesses and excluding the McMillan area from the plan. AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Rob Rossi, Sandra Rowley, Carla Saunders, and Vice - Chairperson Pierre Rademaker NOES: None RECUSED: Eric Meyer ABSENT: Sharon Whitney The motion passed on a 12:0 vote (Meyer recused). L. Dalidio / Madonna Area Kim Murry Deputy Director of Long Range presented a brief history of the development proposals for the Dalidio property. COMMITTEE COMMENTS: Task Force members discussed the development entitled under County jurisdiction and whether the development is feasible given the need to provide on -site utilities. Several members expressed a desire to see the property annexed and developed within the City so that the City could have some influence over what gets developed on the property. TF-LUCE Minutes July 1, 2013 Page 7 The Task Force discussed the types of uses that might be viable given the development that has occurred on Los Osos Valley Road. Members also discussed the current Land Use Element policies that direct 50% of the site to be retained in open space, and the possibility that some flexibility regarding the 50% requirement might be appropriate if open space could be obtained in other locations in addition to the Dalidio property. Task Force members expressed that the property is a key visual gateway to the City with a valued agricultural character. Some members provided input that some development needed to be included in the alternative because a developer would not seek annexation of a property to be designated solely for agricultural uses. Rob Rossi left the meeting at 8:10 pm. Public Comment: No Public Comment On motion by Chuck Crotser, seconded by Russ Brown, to forward an alternative_ with a mix of uses with a significant open space/agricultural (at least 50%)„ component „ (alternative L-5 without the specific direction of particular sizes/shapes..._ of uses). AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Sandra Rowley, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: None RECUSED: None ABSENT: Rob Rossi and Sharon Whitney The motion passed on a 12:0 vote. N. Calle Joaquin Kim Murry Deputy Director of Long Range presented options for property on Calle Joaquin along Highway 101. COMMITTEE COMMENTS: Task Force members discussed ideas related to reconfiguration of development areas to bring agricultural uses closer to freeway. This would involve re -alignment of Calle Joaquin potentially to connect to other circulation links. Members discussed whether uses were more appropriate as Commercial Tourism or General Retail but did note that auto sales bring in tax revenue Derek Johnson, Community Development Director, comments that the City has engaged a consultant to conduct an economic analysis to in order to understand whether the lots are needed for future auto sales. TF-LUCE Minutes July 1, 2013 Page 8 Walter Bremer motions for mixed -use with swap of open space and agriculture land closer to the freeway, Chuck Crotser seconds. Public Comment: No public comment On motions Walt Bremer, seconded by Chuck Crotser, to forward an alternative to consider mixed use in context with the Dalidio property and the Cit 's agricultural parcel) and focusing on connectivity to the neighborhoods to the north. AYES: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Hema Dandekar, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Sandra Rowley, Carla Saunders, Vice -Chairperson Pierre Rademaker, and Chairperson Eric Meyer NOES: None RECUSED: None ABSENT: Rob Rossi and Sharon Whitney The motion passed on a 12:0 vote. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. SET TIME FOR NEXT TF-LUCE MEETING: July 9, 2013 at 5:30 pm in the Council Hearing Room. Task Force requested staff also seek an additional meeting date/time in the event they do not complete the alternatives discussion on July 9tn ADJOURNMENT: The meeting was adjourned at 8:47 pm. Respectfully submitted by, William Kavadas Recording Secretary Attachment S DRAFT SAN LUIS OBISPO TF-LUCE MINUTES July 9, 2013 ROLL CALL Present: Task Force Members Walter Bremer, Russell Brown, Chuck Crotser, Jon Goetz, Dave Juhnke, Matt Quaglino, Chris Richardson, Sandra Rowley, Carla Saunders, Sharon Whitney, and Chairperson Eric Meyer Absent: Hema Dandekar, Rob Rossi, Vice Chairperson Pierre Rademaker Staff: Community Development Director Derek Johnson, Deputy Director of Community Development Kim Murry, Traffic Operations Manger Jake Hudson, and Recording Secretary William Kavadas ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 27th and July 1st were approved as amended. PUBLIC COMMENTS: There were no comments made from the public. DISCUSSION ITEMS: CIRCULATION ALTERNATIVES Chair Meyer requests the Task Force consider item #14 out of order so that a member of the public can provide testimony. 14. Oceanaire Neighborhood connection Traffic Programs Manager Jake Hudson, described the options presented at the Future Fair 2 and results for Task Force discussion. Committee Comments: Task Force members discussed the input received from area residents that supports leaving the neighborhood connections as they exist today. Public Comments: Theo Jones, Oceanaire neighborhood, indicated that the neighbors in the area do not want a connection to Froom Ranch. Any connection to the neighborhood creates Draft TF-LUCE Minutes July 9, 2013 Page 2 concerns about cut -through traffic. She acknowledged that Froom Ranch will go through to the northeast and expressed concerns about crossing the creek. On motion to by Goetz seconded by Saunders to withdraw alternative #14 from further consideration and leaving the Oceanaire neighborhood with the connections that currently exist. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT. Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 1. Pedestrian Access near Foothill Boysen/Santa Rosa Traffic Programs Manager Jake Hudson, described the options presented at the Future Fair 2 and results for Task Force discussion. He described how closure of Boysen would allow more right-of-way to accommodate the bike and pedestrian crossing of Highway 1 and provide a better trailhead. Committee Comments: Committee members discussed the potential circulation impacts if Boysen is closed. Dave Juhnke observed that if Boysen is closed, traffic from development on Boysen will be pushed to the Chorro/Highland intersection which is already impacted. He indicated consideration of a Boysen closure in alternative #1 needs to be linked to realignment alternatives listed in #2. Jon Goetz questioned whether re -aligning Boysen to connect to Foothill would have an acceptable distance from the Foothill/Santa Rosa intersection. Chuck Crotser expressed the desire to keep some flexibility in the location of the over/underpass across Santa Rosa. Sandra Rowley expressed concerns about pulling traffic from higher density housing in the area from Santa Rosa Street to neighborhood streets of Broad and Chorro. She also expressed concerns about late night bar traffic coming back through those neighborhoods to the Boysen developments. Carla Saunders does not want to see a tourist gateway at Santa Rosa and Foothill that will funnel traffic down Chorro and Broad Streets. She supports an overpass to connect across Santa Rosa but has concerns about re -aligning or closing Boysen. There were no further comments made from the Committee. Draft TF-LUCE Minutes July 9, 2013 Page 3 Public Comments: None. On motion by Committee Member Junke, seconded by Committee Member Brown to forward for consideration alternative 1-3 with flexibility in location of over/underpass and with consideration of all alternatives for Boysen including fu_I_I _closure, access restrictions, and retaining its current configuration. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 2. Chorro and Broad Streets Realignment Committee Comments: Matt Quaglino questions the feasibility of realigning Chorro and Broad. Russ Brown wants to make sure the alternative is evaluated with consideration of protecting residential streets from further traffic as the primary criteria. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Crotser, seconded by Committee Member Bremer to forward alternative 2-3 (Chorro and Broad re -alignment) for evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Whitney, and Chairperson Meyer NOES: Committee members Rowley and Saunders RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on a 9:2 vote. 3. CA 1 and US 101 intersection Traffic Programs Manager Jake Hudson, presented a description of the current alignment of hook ramps to Highway 101 in existing neighborhoods and the option of redesigning a Hwy 1/101 interchange and closing the smaller ramps. He also clarified Caltrans role in the process and indicated that the state agency would not be able to force the City to close the smaller ramps. Draft TF-LUCE Minutes July 9, 2013 Page 4 Committee Comments: Committee members questioned the impact of the larger interchange on Olive Street businesses and the changes to circulation patterns created by closing and consolidating on/off ramps. Committee member Juhnke commented on the importance of the Route 1/Hwy 101 intersection from a tourism standpoint. Committee member Crotser indicated that there may be unanticipated impacts to tourism due to closure of smaller ramps in that the current configuration brings travelers directly to the Mission and the downtown area. He observed that a way -finding signage program would be a key component of a new interchange. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Crotser, seconded by Committee Member Quaglino to forward alternative 3-2 for further evaluation, including impacts to residential streets and the need for a signage program. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 4. Broad Street and 101 ramps Traffic Programs Manager Jake Hudson described the option to close the ramps to Hwy 101 from both sides of Broad Street. This option is only available if the interchange discussed in alternative #3 occurs. Committee Comments: Committee member Juhnke indicated a desire to see a connection across Hwy 101 at Broad,for pedestrians and bikes. Hudson says bike plan shows a connection further to the south. Member Rowley questions whether a bike connection is needed at Broad when Chorro connection is available one block to the east. Draft TF-LUCE Minutes July 9, 2013 Page 5 There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Junke, seconded by Committee Member Richardson to forward alternative 4-2 for evaluation with the addition of a bike and pedestrian overpass at this „location. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 6. Transit Center Location Traffic Programs Manager Jake Hudson presented the transit center alternative as a question of whether this is the appropriate location for this facility and indicated that the graphics showed that the center works regardless of whether the traffic is one way or two way on Higuera Street. Public Comment: Eugene Jud, San Luis Obispo, reminded the Task Force of the students' design for the transit center which he presented on July 1 St. Mr. Jud expressed a preference to locate the transit center on the Shell Station property and to close the surrounding streets to vehicular traffic other than buses. He prefers to retain valuable land development and use the public right-of-way for buses, bicycles and pedestrians. Committee Comments: Chair Meyer expressed a preference for two-way traffic on Higuera Street to create different circulation downtown. Committee member Juhnke questioned whether the slide showing the existing condition should also include the current location of the transit center adjacent to City Hall and the County building. Staff member Hudson acknowledged that the existing condition should include both sites — the current development on Higuera as well as the existing transit center location. Chair Meyer expressed a strong desire to study location of the transit center within the public right of way Draft TF-LUCE Minutes July 9, 2013 Page 6 Committee member Crotser indicated the Downtown Concept Plan shows strong pedestrian connections across Santa Rosa. There were no further comments made from the Committee. On motion by Committee Member Crotser, seconded by Committee Member Brown to forward an alternative that looks at this site/block of Higuera/Santa Rosa/Monterey for the location for the transit center and consider use of both public and private property. The evaluation is to consider_ ideas from student projects and the Downtown Concept Plan. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 7. Broad Street "Dogleg" Traffic Programs Manager Jake Hudson discussed the options for the area. Committee Comments: Committee members discussed circulation impacts of full street closures and whether temporary closures associated with events was more appropriate. The Committee discussed with staff the description of a "woonerP' and noticing and comments from those potentially impacted by street changes. There were no further comments made from the Committee. Public Comment: Eugene Jud, San Luis Obispo, indicated that street closures should occur where people are. He recommends closing a two -block area of Higuera Street for a trial period. On motion by Committee Member Crotser, seconded by Committee Member Bremer to forward alternatives 7-2 and..]-3 using a w g oonerf concept and not full closure of the streets for further evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker Draft TF-LUCE Minutes July 9, 2013 Page 7 The motion passed on an 11:0 vote. 8. High/Pismo and Higuera Intersection Traffic Programs Manager Jake Hudson described the circulation challenges associated with the current configuration of the streets Committee Comments: Committee member Rowley suggested elongating the signal cones and new or longer crosswalk signals where needed to address circulation issues. Staff member Hudson indicated that the signal housings were being modified but that it didn't address the issue of awkward intersections and impacts to pedestrians and bicycles Committee members clarified that option 8-3 would retain Pismo as a one-way street and not convert a portion to two way traffic. They also confirmed that Walker Street would remain a two-way street. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Crotser, seconded by Committee Member Richardson to forward alternative 8-3 for further evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Saunders, and Chairperson Meyer NOES: Committee members Rowley and Whitney RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 9:2 vote. 9. Madonna and Higuera Intersection Traffic Programs Manager Jake Hudson described the option of aligning Madonna to Bridge Street, Committee Comments: Committee member Juhnke expressed support for evaluating the alternative connection but without using roundabouts. Draft TF-L.UCE Minutes July 9, 2013 Page 8 Committee member Rowley described support for the current configuration because it facilitates traffic movement turning from Higuera to Madonna without the need to stop at a signal. Committee member Bremer indicated the more square intersection alignment assists bicycle and pedestrian movement across Higuera and Madonna. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Junke, seconded by Committee Member Quagino to forward alternative 9-2 for further evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Saunders, and Chairperson Meyer NOES: Committee members Rowley and Whitney RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 9:2 vote. 10. Bishop Street Extension Traffic Programs Manager Jake Hudson, explained that the current Circulation Element contains a bridge across the train tracks at Bishop Street to accommodate all modes of traffic. The alternative to the current condition is to evaluate the impact of eliminating the connection. Committee Comments: Committee member Rowley expressed concern about impacts of a vehicular connection to the existing neighborhoods and supports a connection for pedestrians and bikes only. Committee member Crotser expressed an interest in seeing reconstruction of the roundhouse incorporated into the design of the structure that is built. There were no further comments made from the Committee. Public Comment: Euguene Jud, San Luis Obispo, introduced the idea of induced demand where building the vehicular bridge will bring traffic into the neighborhoods. Draft TF-LUCE Minutes July 9, 2013 Page 9 On motion byCommittee _Member Quaglino, seconded by Committee Member Richardson to evaluate three options: 1. A bridge for all modes of traffic; 2. A bridge for bicyles and pedestrians only; and 3. Elimination -of any connection at Bishop Street. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 11.11 & 12 Victoria Avenue Connection and Broad Street circulation Traffic Programs Manager Jake Hudson discussed the potential circulation connections and changes in the area. Staff member Murry clarified that options 11-2 and 11-3 are not mutually exclusive and that input from the workshop should be considered in light of how the options were presented. Committee Comments: Committee members questioned connectivity across Broad Street and potential access restrictions. There were no further comments made from the Committee. On motion by Committee Member Goetz, seconded by Committee Member Whitney to forward alternatives 12-2 and 12-3 for evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, and Whitney NOES: None RECUSED: Chairperson Meyer ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 10:0 vote (Meyer recused). 13. Orcutt Road Overpass Traffic Programs Manager Jake Hudson, described the alternative to evaluate removal of the grade separated crossing currently included in the Circulation Element. He noted that train traffic is currently about seven trains/day which represents a decrease since the Circulation Element was adopted. Staff is still seeking information from the Railroads regarding anticipated future train traffic. Draft TF-LUCE Minutes July 9, 2013 Page 10 Committee Comments: Committee members discussed how grade separation would affect local streets and bicycle connectivity. Committee member Richardson reminded the Task Force that future traffic will grow in this area due to planned development in the Orcutt Area, additional development at Laurel Creek, and build -out of community. Public Comments: Eugene Jud, San Luis Obispo, indicated that another east -west connection exists at Tank Farm Road. There were no further comments made from the Committee. On motion by Committee Member Crotser, seconded by Committee Member Whitney to forward alternative 13-1 eliminating the overpass on Orcutt Road for evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 15. Prado Overpass/interchange Traffic Programs Manager Jake Hudson presented circulation information regarding current need for an east -west connection and impacts to existing interchanges at Los Osos Valley and Madonna Roads. Committee Comments: Committee member Quaglino indicated that if an interchange is needed now, there is no doubt that it will be required in the future as more development occurs over time and recommends keeping the full interchange as the preferred alternative. Chair Meyer questions whether the upcoming upgrade to the Los Osos Valley Road interchange affects the need for a full interchange at Prado. Task Force member Juhnke wants to keep the focus on the alternative of a full interchange. Community Development Director Johnson indicates a desire to see modeling of traffic impacts with both an overpass and full interchange options. Draft TF-LUCE Minutes July 9, 2013 Page 11 Committee member Bremer indicated that connectivity options associated with alternative 16 may impact whether the Task Force supports an overpass versus an interchange. Chair Meyer would like to see an overpass reserved for non -vehicular traffic to see how it will affect the transit model. Committee member Juhnke will not support an overpass alternative that doesn't accommodate cars. There were no further comments made from the Committee. Public Comments: Eugene Jud, San Luis Obispo, expressed a desire for an overpass that serves pedestrian, bicycle, and transit modes only. He offered that this facility would serve as a gateway to city and would represent a forward -thinking community. Mr. Jud shared that traffic activity is staying level because the younger generation is not as car -centric. On motion by Committee Member Junke, _seconded by„Committee Member Rowley to forward alternatives 15-2 (current plan) and 15-3 (overpass only) for evaluation. AYES: Committee Members Bremer, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, and Whitney NOES: Chairperson Meyer and Committee members Brown and Saunders RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 8:3 vote. 16. Froom Ranch/Calle Joaquin Traffic Programs Manager Jake Hudson discussed the connections from Froom Ranch Way extension and Calle Joaquin. Since development on the Dalidio property is unknown at this moment, it isn't possible to describe specific locations of potential facilities. Input from Task Force can be general as to needed circulation connections. Committee Comments: Committee members discussed difficulty of making recommendations on circulation without knowing what development proposal may be coming forward. Chair Meyer prefers to move Calle Joaquin away from Hwy 101 frontage to preserve visual open space/agriculture corridor to be more consistent with character of community. Draft TF-LUCE Minutes July 9, 2013 Page 12 Committee member Saunders expressed concern about moving open space and agriculture. Committee member Crotser favors limiting the amount of roads taking up space on property. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Junke, seconded by Committee Member Richardson to forward alternatives that evaluate whether one or more connections are needed to provide an additional north -south connection between Los Osos Valley Road and Prado/Dalidio; and whether an internal east -west or loop road is needed to connect those roads on the Dalidio property. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Richardson, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: None ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 11:0 vote. 17. Vachell Road to Higuera Traffic Programs Manager Jake Hudson described the challenges and options for Vachell Road. Committee Comments: Committee members clarified interaction between this alternative and the Buckley Road connection to Higuera. Staff indicated that closing Vachell is not a viable option if Buckley does not connect to S. Higuera. There were no further comments made from the Committee. Public Comments: None. On motion by Committee Member Rowley, seconded by Committee Member Junke to evaluate_ 17-2 as a "back up" alternative in the event Buckley Road does not connect to S. Higuera. Draft TF-LUCE Minutes July 9, 2013 Page 13 AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: Committee member Richardson ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on a 10:0 vote (Richardson recused). 18. Tank farm Road to Buckley Traffic Programs Manager Jake Hudson presented the concept of an additional north - south connection between Tank Farm Road and Buckley which may be beneficial in the future to address connectivity for future development. Committee Comments: Committee member Saunders favors alternative 18-2 over 18-3 due to creek crossing issues and wildlife corridors. Public Comments: None. On motion by Committee Member Goetz, seconded by Committee Member Junke to forward alternative 18-2 for evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: Committee member Richardson ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 10:0 vote (Richardson recused). 19. LOVR to Buckley Road and Bypass connection Traffic Programs Manager Jake Hudson described the alternatives and clarified that alternatives 19-2 and 19-3 were not mutually exclusive. The workshop input reflected this by identifying a third alternative to combine both alternatives as the preferred one. Committee Comments: Committee members had a brief discussion regarding benefits of both alternatives. There were no further comments made from the Committee. Public Comments: None. Draft TF-LUCE Minutes July 9, 2013 Page 14 On motion by Committee Member Crotser, seconded by Committee Member Brown to forward alternative 19-2 and 19-3 for evaluation. AYES: Committee Members Bremer, Brown, Crotser, Goetz, Juhnke, Quaglino, Rowley, Saunders, Whitney, and Chairperson Meyer NOES: None RECUSED: Committee member Richardson ABSENT: Committee members Dandekar, Rossi, and Vice -Chair Rademaker The motion passed on an 10:0 vote (Richardson recused). PUBLIC COMMENTS ON NON -AGENDA ITEMS: Eugene Jud presented a two -page handout to the Task Force showing an alternative alignment and design width for Prado Road. He questioned the need of a four lane Prado Road because of the anticipated size and capacity of Tank Farm and Buckley Roads. Committee member Juhnke requested information regarding future Task Force composition given Chairperson Meyer's impending resignation from the City Planning Commission and his role as the Planning Commission member participating on the TF- LUCE. Community Development Director Johnson explained that the item was not advertised as part of the Task Force agenda for the evening and hence the Task Force could not take any formal action. He explained that the Council would be providing policy direction on August 20t" regarding the future composition of the task force. Committee members expressed their strong desire to not have new members added to the Task Force and asked Director Johnson to communicate that desire to the Council. SET TIME FOR NEXT TF-LUCE MEETING: September 18, 2013 at 6:00 pm in the Council Hearing Room. ADJOURNMENT: The meeting was adjourned at 9:15 p.m. Respectfully submitted by, William Kavadas Recording Secretary _ YJ �Y �_ - sue_,_-- -it mot+- � •� Sto ����� '•' - -..-- •'may- - � '- ti _. - -� ... •__ ._-. - +- - r f�. _ __ � _ tiR VrwrMq� - - _ �1. _ _ t .. _ _s _ _ti • '{ • 4 _ .. a 't^' .s.lrf R^ .rye '�° _-. _ -� _ #� - - � - _ "'r -} __ . .tee. - � - -- =- .- _ _�- � - : i - � y�i•e - 1 = `� _ ;a j %� ram►- z -A � -a.: "� •S —now- 14� ^r. - ;� -��-` CIRCULATION U P D A T E - � � - __ _ - - _ � •�� *� �•- _ `�� � � _�• ±`,. �i �� .� i�-� 4r _ s � "'ram.-i� . f. � '� A__,1T 7r,; � `ps- Recommendations Preliminary Lan d Use Circulation -�-' dt - ..� _ _ -_ •Alternatives ��•�'�`-�� ifs - '�''�` -�� -,. t '_+ "-� - �;'# '� iF- - • . AF coo lob ass -+• 41 `-C:_ i s• _ i - .� ------------------------- ----------------._---•---------------------------- ner Gen.. HM -. ` Pedfhike conn-ection I —;n x across Santa Rosa. Consider all access options ,.�" s ! -. •�` for Boysen/Santa Rosa (i.e. full access no access Val, right -turn only, etc.) Boysen Ave \ !nth v.-a �aa:s. �., - �ti,- ��e�• �� �- 1-3. Boysen Access Closure — Bikes & Ped Access Only --------------------------`° ------------------------- --`-- -' _ # -------'----------------------------- ' !w #t.D Ave. E 2-3. Broad & Boysen Realignment ------------------------------------------------ ---------------------' 4` _ N Mu 4 � t � 5 *, i PF i Mixed Use MU 4�� Housing and Commercial s' (needs new poficy to do) EAU s tLn Site A: TF-EUCE recommends no change B-3. Redeveioprnentto htixeds B-4. Redevelopment to Mixed Use (w/realignment) C-4. Residential and Park Reuse ------------------------------------ -------------------------------------------' ----------------------------------------------------------------------------------------- - ---------------------------------------------------------------------------------------- Site a: TF-LUCE recommends no change L ' 12 •} f •lop ol If k" f . k .4% fl r s �—T� � Y�`' _r'• �r-}�1+�-mil � s� i • � 4 ti #y} yJ t •* p r • �#T' s S A e L l i i f'Lf� •M ` R ' 5. 8ia7�chi Ln. 1L too • 4 - 4•. High. •i, 40 Monterey / Downtown Mid-Higuera Area Circulation Alternatives: 3 - 9 Land Use Alternatives: f - H s Lo NQ L A N D U S E d CIRCULATk6N U P D A T E ---------------------- Page 3 r kT- na •am ff-MIT1=12 I F-111MC-4ZIMBIL'I'120111M 1 11----- OH T T H-2. Mixed Use with Commercial Node ------------------------------------------------------------------- F&D PAD OS 4 re Site E: TF-LLICE recommends no LU change Site F: TF-LUCE recommends no LU change ------------------------------------------------------------------------------------------ ------------------------------------------------------------------- H-3. Implement Aid-Higuera Plan ------------------- ----------------------------------------------------- Site G: TF-LUCE recommends no LU change ---------------------------------------------------------------- Ve Margarita /;Z\ Site 13: Evaluate removing overpass from General Plan for Orcutt Rd. i n. i f—trrU Voylan Develop Ar V I "bV 4' Z:o A Ire, VI T-3. Medium Density Cluster (Care Center) ------------------------------------------------------------------------------------------ • 12-3. Example Consolidated Access W/ Access Managernent(Turn Restrictions} • C3ft—e*w J. Modified Broad St. Plan ------------------------------------------------------------------------------------------ McMiHan and Duncan areas of original Broad St re et Area Plan are proposed for exclusion 41 i 4,1 ------------------------------ --------- ----------- 9- 9 1, 1 5 -z: v - &a Example with Several Integral Intersections ------------------------------------------------------------------------------------------ L-5. Task Force Alternative 1 (Housing Focus) ----------------------------------------------------------------------------------------- : 15 -2. Example P rod o Road Extension with Full '-fritefCAGrOge ------------------------ --------------------------------- ---------- 15-3. Example Prado Road Extension with Overpass Only ------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------ - ------ N-4. Mixed Use ----------------------------------------------------------- ----------------------- �o Site 14: TFAUCE recommends no change ------------------------------------------------------------------------------------------ �� � ,_� 1� � 16 r, K-3. Mixed Use Redevelopment ---------- ---------------------------------------------- M-3. Nixed Use Option with Park M-4. Residential Focus ---------------------------------------------------------------------- -------------------------------------------------------------------------------------------- -------------------------------------------------------------------------------------------- --------------------- Planned Development Overlay proposed that would allow a mix of neighborhood commercial a n d residential uses. Address sensitive resources, utilities, a n d open space. 0-3. Planned Development Oveday -------------------------------------------------------------------------------------- --- ------------------------------------------------------------------------------------------ {o, .�,\ to � J i -4- f-t in Las 4sos V-A!Y -ROiad - o N e f Tank Fad- r T / ----Suburban BE ' - � . "� a •- - f _ *f' c u • A 8 BUcke �11N 4 } 3 + m U (Mixed Use) f *� LOV , ti a � i • Il�/ Y' ■ ■ t - PARK �.i■ice ■ 4.� -I. g r rank Farnif?a' Suburban RON • r r Y r ■ ■ i■ 13ucM}ey Rd ■ _ i° f z ----------------------------------- 0 South Higuera / Airport Area Circulation Alternatives: 14 —16 Land Use Alternatives: K — O s to (AND USE S CIRCULATION U P D A T E DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 26, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and Chairperson Michael Draze Absent: None Staff: Deputy Community Development Director Kim Murry, Housing Programs Manager Tyler Corey, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Dawn Rudder ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 13, 2013, were approved as amended. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARINGS: 1. City -Wide. GPI/ER 45-13: Review of proposed amendments to Title 17 (Zoning Regulations — Safe Parking Ordinance) of the Municipal Code and Negative Declaration of Environmental Impact; City of San Luis Obispo, applicant. (Tyler Corey) Tyler Corey, Housing Programs Manager, presented the staff report, recommending adoption of a resolution which recommends that the City Council approve the Negative Declaration of Environmental Impact and adopt the proposed amendments to Title 17 (Zoning Regulations — Safe Parking Ordinance) of the Municipal Code, based on findings which he outlined. Commr. Multari questioned the total number of people served and occupancy of the current pilot program since its inception. Vice -Chair Meyer offered that access to running water in addition to restrooms was important. Mary Lou Zivna, Case Manager for CAPSLO, provided statistics regarding performance of the pilot program. She indicated there are 5 car spaces at the facility and they are all Draft Planning Commission Minutes June 26, 2013 Page 2 occupied. There have been a total of 13 participants through the program and the time spent in the safe parking program has varied from three to eight months for the participants to date. CAPSLO has assisted three couples and one gentleman transition into permanent housing. Dee Torres, Director for CAPSLO, stated that five spots have been adequate to meet the needs of those who wish to participate. She doesn't see more of a demand at this time. The program's success has been determined by the participants transitioning to permanent housing whichever way is best for each individual. Commr. Fowler asked if any applicants have been turned away. Ms. Torres indicated that none have been turned away. She stated that some have chosen not to participate due to the rules of program participation. Commr. Fowler questioned if staff is on site 24 hours per day. Ms. Torres indicated that staff is present in the daytime due to the adjacent Prado Day Center and that staff remotely monitors the site at night but their budget does not permit on -site staffing at night. Vice -Chair Meyer questioned participant screening criteria. Ms. Torres indicated that participants with local ties to a job or family members in the area are given preference. Commr. Singewald questioned if background checks were required. Ms. Torres stated that all clients are checked against the sex offender registry. She indicated that CAPSLO can delve deeper into background information if needed. PUBLIC COMMENTS: Cheryl Larson, San Luis Obispo, participant of the parking program with CAPSLO, expressed concern with the displacement of the people in this community. She stated that this is a temporary solution to a larger problem. She pointed out that there is plenty of development happening in town but none includes low-income housing. Lynn Heinsohn, San Luis Obispo, stated that being a participant of the program through CAPSLO has provided him access to work with other programs. Jim Carter, San Luis Obispo, stated the CAPSLO program has helped him move forward in his life. Bill Thoma, San Luis Obispo, voiced support of the program. He stated there should be more outreach to potential participants. He also pointed out that the Good Neighbor policy has not been put into place yet and suggested that the ordinance refer to the good neighbor program rather than include the language. Biz Steinberg, San Luis Obispo, voiced support for CAPSLO and the participants for speaking. She also applauded the City for initiating the program. There were no further comments made from the public. Draft Planning Commission Minutes June 26, 2013 Page 3 COMMISSION COMMENTS: Commr. Stevenson stated that issues such as waste disposal and water supply need to be addressed in the ordinance. Commr. Multari suggested that section E #6 and section G include additional verbiage. He also stated that the "Good Neighbor policy" could be added in F4 to "consider" the policy. He also questioned why the ordinance indicates it is applicable only to private property. Andrea Visveshwara, Assistant City Attorney, stated the City Attorney's office can work with staff to make language revisions to describe the ordinance's applicability to all property outside of the public right-of-way (both publicly- and privately -owned) before the draft is presented to Council. Commr. Multari suggested adding #6 to F to state that each facility will provide a restroom, water, and trash plan to indicate how these services will be addressed. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson, to adopt a resolution with two additional findings recommending that the City Council approve the Negative Declaration of Environmental Impact and adopt the proposed amendments to Title 17 (Zoning Regulations — Safe Parking Ordinance) of the Municipal Code with minor revisions to several sections: • Sections 17.08.115.e.9.j, 17.08.115.e.9.k , and 17.08.15.g • Language change under E4 to address restroom, water and trash plan. • #6 less than 50 feet approved by • F4 — add "consider any adopted good neighbor policy as relevant" • Add findings regarding consistency with the general plan. AYES: Commrs. Fowler, Larson, Multari, Singewald, Stevenson, Meyer, and Draze NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Kim Murry presented the agenda forecast for upcoming meetings. She stated that the July 10th meeting has been cancelled. Draft Planning Commission Minutes June 26, 2013 Page 4 3. Commission Commr. Singewald stated that he is resigning his position because he is moving outside the City limits and will no longer be eligible to serve on the Commission. Chairperson Draze voiced appreciation for Commr. Singewald's input and opinions during his time of service. Commr. Multari echoed Chairperson Draze's appreciation for Commr. Singewald's contributions. ADJOURMENT: The meeting was adjourned at 7:43 p.m. Respectfully submitted by, Dawn Rudder Recording Secretary