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HomeMy WebLinkAbout12-11-13SAN LUIS OBISPO PLANNING COMMISSION AGENDA Council Chamber City Hall - 990 Palm Street San Luis Obispo, CA 93401 December 11, 2013 Wednesday 6:00 p.m. CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, Vice -Chairperson John Larson, and Chairperson Michael Draze ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of November 13, 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. SPA 92-08: Review of amendments to the Airport Area Specific Plan as part of the Chevron 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 COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURNMENT Presenting Planner: Phil Dunsmore isThe 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 lws oBIspo Meeting Date: December 11, 2013 Item Number: 1 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of amendments to the Airport Area Specific Plan required to address the Chevron Remediation and. Development project. PROJECT ADDRESS: 276 Tank Farm Road FILE NUMBER: SPA/ER 92-08 BY: Phil ❑unsmore, Senior Planner Phone Number: 781-7522 E-mail: pdunsmore@slocity.org slocity.org FROM: Kim Murry, Deputy Director RECOMMENDATION: Review and comment on the draft amendments to the Airport Area Specific Plan and continue the item to a later date when the Final EIR, Annexation, Subdivision Map, Revised Public Facilities Financing Chapter, and Development Agreement for the project will also be considered. SITE DATA Applicant Chevron Representative RRM, Padre Environmental, Avocet Environmental Zoning (outside of City Limits) General Plan Open Space, Services and Manufacturing Site Area 332 Acres Environmental A Draft Environmental Impact Status Report was completed in June 2013. Tank Farm Road The applicant has submitted a proposal to remediate the Tank Farm property and relocate development to avoid sensitive areas of the site. The proposal requires an amendment to the Airport Area Specific Plan (AASP) to modify land use categories, adjust circulation components and amend the airport compatible open space (ACAS) areas. The application also includes a request to annex, subdivide and rezone the 332 acre property and proposes a development agreement to extend entitlements, phasing, and infrastructure improvements over a 25 year period. An application has been filed with the County of San Luis Obispo to develop the property outside the City should SPA/ER 92-08 (276 Tank Farm Road) Page 2 annexation no be successful. Related infrastructure improvements include the widening of Tank Farm Road, the re -alignment and extension of Santa Fe Road up to the future Prado Road, and the development of local roads that will serve a total of approximately 52 acres (approximately 880,000 sq. ft.) of commercial development. A 15-acre public facilities zone and 250 acres of permanent open space are included in the project. The Planning Commission reviewed the draft Environmental Impact Report (DEIR) on July 24, 2013 (Attachment 3, minutes). The Final EIR (FEIR) is anticipated to be available for public review before the end of the year, and will be back for the Planning Commission's review in January. The completion of the FEIR will allow San Luis Obispo County to process a Use Permit that will allow Chevron to move forward with the remediation and restoration project on the property. Remediation and restoration could take up to 3-years and would commence prior to City annexation. Any development scenario of the property would occur after the remediation and restoration has been completed. Since the project involves several complex entitlements, staff recommends the Planning Commission focus on the AASP amendments at this hearing, utilizing a follow-up hearing to consider the Final EIR, annexation, tract map, revised Public Facilities Financing Chapter of the AASP, and development agreement. Previous Review Various advisory bodies have reviewed the project and commented on the draft EIR. The following chart illustrates the 2013 review history. Advisory Body 2013 Date Action Follow -Up Planning Commission July 24 Commented on DEIR Comments included in FEIR Parks and Recreation Commission June 5 Commented on DEIR Comments included in FEIR Parks and Recreation Commission Nov 6th Recommended No follow-up required approval to PC Bicycle Advisory Committee July 18th Commented on DEIR Hearing scheduled on January 16, 2014 Airport Land Use Commission July 31 Commented on DEIR Hearing scheduled on January 15, 2014 1911EC4101 lu WX31f1►i1•YWJ Al I W,,A The Commission is being asked to review and provide direction on the proposed amendments to the AASP including the following: 1. Amendments to the Conservation and Resource Management chapter. 2. Amendments to the land use plan as described in the project description on page 4. 3. Amendments to the circulation plan as described in the project description on page 4. 4. Amendments to the Airport Compatible Open Space zones as described on page 6. 5. Text and graphics amendments throughout the AASP in response to the Chevron DEIR findings and the proposed Chevron development project as described starting on page 7. SPA/ER 92-08 (276 Tank Farm Road) Page 3 The applicant's request has prompted text, graphics, and table amendments to the Land Use, Circulation, Conservation and Open Space, and Public Facilities Financing plan chapters of the RASP. Additionally, the EIR prepared for the project developed habitat and remediation information that will be included in the updated RASP. Amendments to the Public Facilities Financing Plan portion of the AASP are still in process with the assistance of Goodwin Consulting Group and will be forwarded for review by the Planning Commission at a later date. Ultimately, the Planning Commission will provide a recommendation to the City Council. The Council will take final action on the AASP amendments and project entitlements and evaluate the community benefit associated with the proposed development agreement. Changes or additional project details may also be brought back to the January hearing at the Planning Commission's request. 2.0 SPECIFIC PLAN BACKGROUND The AASP was originally adopted on August 23, 2005 by Council Resolution #9726. This action by the City Council included approval of map amendments to the City's General Plan. Sections of the AASP were also adopted by Ordinance 1481 as amendments to the Zoning Regulations. At the time of AASP adoption, information regarding site contamination and resource constraints had not yet been fully developed. The policies and programs in the AASP reflect the extent of information available at the time. The overall goals of the Specific Plan are to: ■ Outline the re -use and regeneration of natural and built environments. ■ Improve and preserve the Tank Farm site, which is the heart of the planning area. ■ Encourage development of vacant industrial lands and redevelopment of underutilized lands. • Allow expansion of infrastructure between existing service areas. • Establish an annexation and land use plan that allows for a mixture of services, manufacturing, Business Park, and airport related facilities while maintaining an expansive open -space network. • Strengthen connectivity through improved vehicular, bicycle and pedestrian connections. • Outline a plan for financing the required public infrastructure. No changes to the goals are proposed - the vision of the AASP is still valid. The proposed amendments reflect changes to implementation developed in response to the detailed information generated through the environmental review process. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The project site consists of 332 acres surrounding Tank Farm Road, the majority of which is currently vacant and behind chain link fences. A portion of the site, on . the northwest corner, is currently utilized for office buildings occupied by Chevron. From 1910 until the early 1980s, the project site stored crude oil transported from the San Joaquin Valley via pipeline. Storage facilities SPA/ER 92-08 (276 Tank Farm Road) Page 4 at the Project Site included six large earthen reservoirs, ranging in capacity between 775,000 and 1,350,000 barrels, and 21 steel aboveground storage tanks, each with a capacity of 55,000 barrels. The large earthen reservoirs were constructed by excavating a circular depression, which was then lined with concrete reinforced with wire mesh. The aboveground storage tanks were constructed of heavy plate steel secured with rivets with roofs constructed of wood. On April 7, 1926, a lightning strike ignited a fire at the storage facility. By April 11, 1926, all but a few thousand of the 6 million barrels of oil was released, some of which burnt to coke (hardened asphalt like oil deposits) and spread across the site. Following the disaster, Unocal resumed operations at the Project Site, including reconstructing ten of the steel storage tanks and reservoirs. The reservoirs repaired after the 1926 fire continued in service for several more decades, but they were progressively decommissioned from the late 1950s through the mid-1970s. This project site was slowly withdrawn from operation, and by the late 1990s it was formally decommissioned. The final aboveground storage tank was removed in August 2000. The site now exists as primarily vacant land surrounding Tank Farm Road and the Airport. Tank Farm Creek borders the western side of the property Acacia Creek borders the east side of the property. Seasonal wetlands, grasslands and various habitat areas comprise the majority of the vacant land. Significant portions of the property are within the Runway Protection Zone of the San Luis Obispo County Regional Airport which prohibits new above ground structures. 3.2 Project Description The DEIR for the project provides a very detailed 92-page project description. The "project" analyzed in the DEIR is split into three components; 1) A remediation and restoration project to remove surface contaminants and restore habitat; 2) A proposal to annex, rezone and develop a portion of the property in the City; and 3) a proposal to re -zone and develop in the County should the City annexation not be successful. However, this report focuses on component 2, assuming the project will annex into the City and the AASP will he amended to accommodate the project. The City project includes amending the land use map in the Airport Area Specific Plan (RASP) 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. Table 1 illustrates the existing and proposed land use acreages. Figures 1 and 2 illustrate existing and proposed land use plans. Table 1 Existine and Pronvsed land use sutnmary Land Use Designation Land Area Existing AASP Acres ° �O Proposed Acres ° �° 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 SPA/ER 92-08 (276 Tank Farm Road) Page 5 - -� ]9 acres 3 acre. qi `•l 3 l s arnea to saes - .�+ TPdalc FARM ROAD YO 18] scree f _ J - LEGEND N"'I Bpmpary — — • Grty Lmd Land Use Category op— sp— �1lyr�cukur� Rad � rtecaaoon Low Oemly Readenlul Mmi Oenrsh FL—d-um "cghb rnpb Carwrso col lk—Me Park "!5mg9 wr Ara Oxli ng Offim Mokc _ f � Figure 1— Existing Land use plan 5 . r,L-7Ay1(F/fy71 ROAD If � 1R0 LEGEND .._ 8­dv GryL" Land Use Category OP sm � RyruRurew _7 F Parl AMID w g' Ran.arm — Low oenairy ReveMiel rhea �m oervm Resoe vul A• cor,�.,�� cr«...wrc�a� �� negnocmaaa co...erde� f ire Figure 2 - Proposed Land Use Plan Development and Timing 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. At this time, no plans have been submitted and site specific entitlements will require SPA/ER 92-08 (276 Tank Farm Road) Page 6 subsequent review by the City. A subdivision map is proposed to separate open space from development areas and to divide the commercial areas into development sites. The applicant is still working on finalizing the proposed tentative map which will be forwarded for review by the Planning Commission at a later date. Circulation Plan In response to land use amendments, changes to the overall circulation plan are proposed. At the northwest corner of the property, a portion of a road known as the "Unocal Collector" is proposed to be deleted. With the shift in land use patterns the road is no longer needed to serve development on the northwest corner of the property and the road alignment shown in the AASP would impact Vernal Pool Fairy Shrimp habitat within one of the former oil tank containment reservoirs. This portion of the site is now proposed to remain as part of the habitat restoration program. To address needed network and utility connections, a Class 1 bicycle path and easement for a sewer main will be provided in the far northwest corner of the Chevron property to connect to properties in the Margarita Area while still avoiding habitat areas. Figure 3 below identifies the existing circulation map and figure 4 identifies the proposed circulation map. Bicycle paths are discussed in the following section. Legend ..a , Q A.tporl alto Boundary y/ Sheet Class - - -- FFr XAr Unocal Collector - Nlgh&ay Reglanal Roula Road deletion "+W Parkway Arletlal x i¢ «.«e Aneflal •— Residem-al CoOledof Locat MID Pollmyr Local PotenUalRoundabW Ig Polelnlal RdmdabolA (1fdo m) - Concepluol A*9nlneM Y (NM Pan at AASP) _ µ � 5' rr I .{.I 0 11 5 IMiles �IKy I I Figure 3 — Existing Circulation Nevork �.�P Figure 6-1} Figure 3 illustrates the current AASP circulation configuration. Since the AASP was published in 2005, the airport runway has been extended and Santa Fe and Hoover Roads have been re -aligned. The revised map addresses these changes in addition to the applicant proposed changes in the revised map (Figure 4) below. In addition to the deletion of the Unocal Collector, a new local road has been added to serve the proposed commercial land use pattern. SPA/ER 92-08 (276 Tank Farm Road) Page 7 Figure 4- Proposed Circulation Network (AASP Figure 6-1) Pedestrian and Bicycle Circulation The AASP provides for a system of pedestrian and bicycle facilities that not only connect the planning area internally, but also contribute to the creation of an integrated, regional, multi -use trail system. With new information regarding remediation and habitat restoration and with proposed changes to land use and circulation, changes to the bicycle circulation system are proposed. The Chevron project description proposes to integrate Class 1 Bicycle trails along Tank Farm Road while providing regional connections in key locations. The Bicycle Advisory Committee provided comments on the proposed plan and emphasized the need for a continuous Class 1 path along Tank Farm Road while providing connections to -the Damon Garcia sportsfields and the Margarita Area to the north. The Committee also noted that a buffered Class 2 bicycle lane on Tank Farm Road should be considered. Attachment 4-includes the existing and proposed Bicycle Circulation Plan for the AASP. Changes to the bicycle circulation plan include the following: 1. A Class 1 path in replacement of the Unocal Collector Road at the northwest corner of the property. 2. Relocation of a Class 1 Path contiguous to Tank Farm Road to the north side of the road instead of the south side. 3. Providing alternative locations for a Class 1 path to extend southward to the Avila Ranch property. 4. Providing an alternative location for a Class 1 path to link connect Damon Garcia sportsfields to the project site and to the intersection of Tank Farm and Santa Fe Roads. 5. Buffered. Class 2 bike lanes on both sides of Tank Farm Road. A 2-foot marked buffer zone SPA/ER 92-08 (276 Tank Farm Road) Page 8 would separate bicyclists from vehicular traffic. ACOS Amendments On April 20, 2005, the County Airport Land Use Commission (ALUC) adopted the City -prepared Airport Compatible Open Space Plan (ACOS) as a supplement to the County's Airport Land Use Plan (ALUP). The ACOS evaluates the City's open space resources under the standards provided in the ALUP for reserve space. The ACOS allows for the City to utilize "density adjustments" that are outlined in the ALUP, thereby allowing slightly higher residential and commercial densities in exchange for guaranteed open space reserves. There are two such open space reserve areas on the Chevron property. Slight adjustments to the open space reserves and the "reserve strips" within the open space areas are proposed to occur as part of the remediation and development project. The adjustments improve airport compatibility and have been preliminarily endorsed by the ALUC. Furthermore, the remediation project intends to reduce the height of the berms surrounding the former containment known as "the coliseum" in order to improve emergency access to this area. This site is in direct alignment with the primary runway. Attachment 5 illustrates the current and proposed open space reserves on the Chevron property. The Airport Land Use Commission is scheduled to take action on the AASP and ACOS amendments in January. 4.0 PROJECT ANALYSIS (Environmental & Land Use) 4.1 Environmental Review The Draft EIR was released in June 2013 and the public comment period closed on August 5tn Approximately 37 comment letters were received, many of which focused on transportation related matters including the roundabout, bicycle paths, and the widening of Tank Farm Road. Staff is currently reviewing the Administrative Draft Final EIR and responses to comments. The Final EIR will be publicly available prior to the end of the year and links will be provided for review by the Planning Commission in advance of the next hearing which is tentatively scheduled for January 22. In addition to many operational, design, and biological mitigations, the Draft EIR Mitigation measures require the applicant to incorporate the following physical components as a result of the City development project (*note this abbreviated list does not include mitigations for the remediation project or the SLO Countyproject): 1. Installation of a multi -lane roundabout at the intersection of the re -aligned Santa Fe and Tank Farm roads prior to occupancy of phase 1. 2. Installation of transit stops along Tank Farm Road. 3. Class I multi -use path contiguous to Tank Farm Road across the entire project frontage. 4. 6.5' wide bicycle lanes on Tank Farm Road. 5. A Class I multi -use path south of Tank Farm Road linking to the Avila Ranch property. 6. Dedication of a property on the project site within the PF zone that could be used for the future development of a fire station. A complete list of the proposed mitigations identified in the Draft EIR has been included as Attachment 1. SPA/ER 92-08 (276 Tank Farm Road) Page 9 4.2 AASP Text and Policy Amendments Although there are minor typographical corrections and text edits in all chapters, only Chapters 3, 4, 6 and 8 have substantive changes. Goodwin Consulting Group is currently assisting with the edits to Chapter 8 (Financing) and this chapter will not be ready for review by the Planning Commission at this time. The applicable policies and programs proposed for amendment are briefly discussed below with complete legislative draft available in attachments 2, 3 and 4. 4.2.1 Amendments to Conservation and Resource Management, Chapter 3 Several policies and programs will need amendments to address changes to conditions and information provided by the Chevron DEIR. The maps and graphics have been updated to reflect current conditions. Policy 3.2.6: Expansion of Wetlands The Chevron DEIR found that any expansion of the existing wetlands could create a significant unavoidable impact as a result of increasing the potential for bird strikes by aircraft. This policy is being amended to note that any expansion of wetlands take the potential hazard into account. Policy 3.2.13: Native Bunchgrass This policy asks to preserve the native bunchgrass habitat located on the "flower mound" hill in the northeast corner of the property. The Chevron remediation project removes a significant portion of the hill to provide cover for remediation areas. A large restoration area is set -aside to restore this habitat in other portions of the site. This policy needs be amended to acknowledge the remediation and restoration project. Policy 3.2.24 City Consideration of "Changed Conditions" on the Chevron Property The remediation plan and DEIR provides new information allowing this policy to be clarified to reflect latest findings. Program 3.3.2: Limit Access This program speaks to limiting access between Broad Street and Santa Fe Road which is inconsistent with the current bicycle transportation plan. Program 3.3.3: 50-Foot Wetland Setback This program is proposed for amendment to clarify requirement for 50-foot setback for public facilities since new roads, utilities and bike paths are proposed to be constructed within close proximity to new or restored wetland areas. Tank Farm Road, proposed class 1 paths and portions of the existing development along Tank Farm Road already encroach within the 50-foot setback. Program 3.3.6: Public Access (Chevron Property) Amendments are needed to address plans for multi -use paths with regional connections. Program 3.3.9: Wildlife Movement Corridors This program was not written correctly in the original document and needed to be completed. Program 3.3.16: Historical Resources SPA/ER 92-08 (276 Tank Farm Road) Page 10 Program needs amending to address the installation of kiosks with information regarding historical resources associated with the industrial use and disaster as required by the Chevron DEIR. Program 3.3.18: Expanding Wetlands This program is being amended to note that any expansion of wetlands take the potential hazard associated with aircraft bird strikes into account. 4.2.2 Amendments to Land Use, Chanter 4 The most substantial changes to the Land Use section are in the form of graphical changes to the proposed land use plan. Graphics have also been added to illustrate the current hydrocarbon contamination on the property and the current conditions as identified in the DEIR. 4.2.4 Public Facility Since Chevron is proposing to add a Public Facility zone to accommodate sports fields and other potential public uses, this item needs to be acknowledged in section 4.2.4 since the only PF zone currently with the AASP is associated with the airport. Policy 4.3.6: Tank Farm Site Changes are needed to take into account the remediation project and DEIR findings. Policy 4.3. 7. Tank Farm Road Improvements Minor amendment needed to address the Chevron project description. 4.2.3 Amendments to Circulation and Transportation, Chanter 6 The Circulation section has significant amendments to graphics to reflect the project description and changed conditions. The road sections have been updated to convert the dimensions from metric to standard and to incorporate current engineering standards. Although there are no specific policy amendments, there are text amendments to reflect the project, DEIR and current conditions. Roundabouts and/or Signalized Intersections The AASP identifies roundabouts instead of traffic signals for several intersections including the intersection of Tank Farm and Santa Fe Roads. Chapter 6.4.7 of the AASP notes that roundabouts are a desirable form of intersection control in the specific plan area. The DEIR requires the construction of a roundabout at phase 1 of the project at the intersection of Tank Farm and Santa Fe Roads as part of the traffic mitigation. However, the Chevron applicant team has expressed the desire to construct a standard signalized intersection since they have estimated that the signalized intersection would reduce costs and require less right-of-way. The City hired a traffic engineering firm (The Wallace Group) to assist with conceptual design layouts and cost estimates for both a roundabout and a signalized traffic signal for the Tank Farm and Santa Fe Road intersection. The Wallace group also studied other intersections in the region to determine costs of traffic mitigation measures that were identified in the DEIR. The Wallace study indicates that the construction of a roundabout will cost less and utilize less right-of-way than a typical signalized intersection. Furthermore, modern roundabouts increase vehicular traffic efficiency, reduce air pollution by reducing time at the intersection, and allow the safe inclusion of SPA/ER 92-05 (276 Tank Farm Road) Page 11 pedestrians and bicyclists through the intersection. Certification of the FEIR will require the intersection to utilize the roundabout instead of the signalized intersection. Bicycle Paths The AASP illustrates the planned location of on and off-street bicycle paths consistent with the Citywide Bicycle Transportation Plan. Several of these paths bisect the Chevron property and provide regional connections to Broad Street, Buckley Road, the Damon Garcia sportsfields and the Margarita Area. With the completion of the DEIR and the associated restoration and development proposed on the Chevron property a clearer picture of the preferred locations of these important connections has been identified. The Bicycle Advisory Committee commented on the plans and asked for a continuous off-street pathway that will provide access through the Tank Farm Road corridor. As an alternative, the Committee also asked staff to explore a "buffered" on -street bike path on Tank Farm Road. The DEIR mitigation measures require the following bicycle improvements for the project prior to occupancy of phase 1 of the commercial project (note that phase 1 of the commercial project will not begin until the remediation project has been completed and annexation has been completed which is estimated to require about three years). 1. Class 1 multi -use path parallel to Tank Farm Road across the entire project frontage. This path would be approximately 12 feet in width and would accommodate a 2-way bicycle path on the north side of Tank Farm Road, separated from vehicular traffic. Chevron would be responsible for constructing this improvement within the boundary of the project area. 2. 6.5' wide bicycle lanes on Tank Farm Road. As identified in the graphics below, the on - street bike path would be separated by traffic with a 2-foot wide painted buffer zone. The Public Works Division is proposing to increase the bike lane width slightly to reach 7 feet in width. 10ION nasal elk, r—I T—P M WLiL iia l Tiawl 6�k� 12' S' r 12' 12' 14' 12' 12' 7' S' 6' 2' 1' [hanneliaailen dtiannaliueien l 80'Traveled Way 108' ROW Figure S: Tank Farm Road and Bicycle Paths 3. A Class 1 multi -use path south of Tank Farm Road linking to the Avila Ranch property. The approximate alignment of this path is shown as an alternative alignment in Attachment 4. This path would alleviate the need for the path that is currently identified at the western boundary of the property and may also alleviate the need for the path shown adjacent to the creek just outside of the eastern boundary of the property adjacent to Santa Fe and Hoover SPA/ER 92-08 (276 Tank Farm Road) Page 12 roads. This important connection will provide a regional connection from the intersection of Tank Farm and Santa Fe Roads to the southerly boundary of the property at Avila Ranch. Future plans envision this pathway connecting to Buckley Road and to the Octagon Barn. Other bike paths that are important to the project and to the region that are not directly identified in the DEIR are a Class 1 connection to the Damon Garcia sportsfields through adjacent properties to the east and a Class 1 trail at the northwest corner of the property previously envisioned to be provided in conjunction with the now deleted Unocal collector road. The path at the northwest corner of the property is particularly important because it provides access to a necessary sewer line that will connect portions of the Margarita Area with the Tank Farm lift station. 4.2.4 Chapter 8 Public Facilities Financing The AASP Public Facilities Financing plan, adopted in 2005, was based on build -out assumptions and infrastructure costs in the airport area prior to 2005. The financing plan is being revised to reflect current build -out assumptions and to include infrastructure cost estimates that were recently developed in conjunction with the Chevron DEIR for both cumulative and direct project infrastructure. Since 2005, many of the build -out assumptions associated with the AASP have changed. Full annexation of the AASP area has not occurred and several key properties have developed under the jurisdiction of the County. The development impact fees collected with County development does not cover all of the needed infrastructure for the area. Additionally, many properties within the AASP are covered by pre -annexation agreements and development or redevelopment of these properties may not fully cover the current cost of infrastructure development. Hence, there are fewer properties that will contribute to the AASP infrastructure costs than was assumed in 2005. Staff prepared an analysis of the existing and projected floor area in order to evaluate this scenario (Attachment 6). Staff is working with Goodwin Consulting Group to re -design the financing assumptions. In conjunction with the proposed development agreement, this work will be completed for review by the Planning Commission at a later date. 5.0 CONCLUSION This hearing is part one of two or more hearings that will reflect the culmination of several years of coordination between the City and the applicant to refine the project; to complete environmental analysis; and to outline a process for the remediation, restoration and development of the former tank farm property. The project application is consistent with the stated goals in the AASP and provides for open space and development options, including, but not limited to: 1. A sizable contribution to regional open space allowing habitat restoration, airport safety and protection of viewsheds 2. A good mix of commercial land that will help to support the necessary infrastructure improvements needed to serve the region. 3. Remediation of surface contamination resulting from the 1926 disaster. 4. Improvements to the Tank Farm Road corridor including the removal of chain link fences, addition of landscaping and road improvements. 5. Land for new sports fields and/or a future fire station. 6. Community amenities including trail connections, transit turnouts, and improved pedestrian SPA/ER 92-08 (276 Tank Farm Road) Page 13 and bicycle safety. 7. A catalyst for development of the overall area as envisioned in the AASP. 7.0 OTHER DEPARTMENT COMMENTS The Natural Resources Manager and staff from the Public Works, Utilities, and Fire Departments have reviewed the project, the Draft EIR and proposed amendments to the AASP. Their comments and edits have been incorporated in the AASP amendments. 8.0 ALTERNATIVES 1. Continue the project with direction to the applicant and staff on changes or additional information in order to take an action at the January hearing. 2. Endorse the edits to the AASP and ask staff to return to the Commission in January with project entitlements for action. 9.0 ATTACHMENTS 1. DEIR Executive Summary and Mitigations chart 2. AASP Chapter 3. Conservation and Resource Management legislative draft 3. AASP Chapter 4, Land Use legislative draft 4. AASP Chapter 6, Circulation and Transportation Legislative draft 5. ACOS maps for the AASP area 6. AASP Floor Area Study 7. Planning Commission meeting minutes, July 24, 2013 G:\CD-PLAN\Pdunsmore\LR\AASP-Chevron\staff reports and Presentations\Planning Commission Attachment 1 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 Attachment 1 Executive Summary Figure ES-1 Proposed Project Location Chevron Tank Farm ES-2 June 2013 Remediation and Development Project Public Draft EIR Attachment 1 Executive SummarN 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 I. 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 Attachment 1 Executive Summan 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 Attachment 1 Executive Summar% 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 Attachment 1 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 (C/OS-SP). See Figure ES-3. Figure ES-3 City Development Plan Chevron Tank Farm ES-6 June 2013 Remediation and Development Project Public Draft EIR Attachment 1 Executive Summan 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 Farm Remediation and Development Project Public Draft EIR Attachment 1 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 re -aligned and tied into Tank Farm Road. New roads would also be constructed north of Tank Farm Road. Figure ES-4 County Development Plan 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-8 June 2013 Remediation and Development Project Public Draft EIR Attachment 1 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 Attachment 1 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 I) impacts to transportation and circulation from the remediation component of the Project. Significant and unavoidable (Class I) 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 Attachment 1 Executive Summan 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 I) 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 II) 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 I) 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 II) 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 Attachment 1 Executive Summary 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 II) 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 I1) 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 1) impacts to aesthetics and visual resources associated with the remediation or development components of the Project. Less than significant with mitigation (Class 11) 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 1I) 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 Attachment 1 Executive Summan 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 I) 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 II) 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 11). 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 Attachment 1 Executive Summary 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 Attachment 1 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 Attachment 1 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, BIO.2 -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 Attachment 1 Executive Summary 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 I, 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 I) 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 I) 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 #5 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 (AASP) 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 I) 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 I) for this alternative. June 2013 ES-17 Chevron Tank Farm Remediation and Development Project Public Draft EIR Attachment 1 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-18 June 2013 Remediation and Development Project Public Draft EIR Attachment 1 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 Attachment 1 Executive Summary 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. The EIR did look at an alternative that would have included completing the Prado Road extension; however this alternative was subsequently removed from further consideration (see Chapter 5 [Alternatives Analysis]). Chevron Tank Farm ES-20 June 2013 Remediation and Development Project Public Draft EIR Attachment 1 nV♦ W _cu C^:1 W E E o- O W 0 E6w m` •4 W W O Y d m C � m C 0 � O U c E O OL N N a.L N UO 7 c m c O i U U U U 7, U N O a_ C N E D_ O N LL Y W c F-o� c .2 p O 'a > N U mE� L N U W CL O O u a ca u Cc :•o v a w C e O w e O 0 z bo bo v1 w mesonbo ebb ej c ° a>i c E Yo -o U a a� °c ° ro a s c w E a •0 y y ° OcC > 'O 'O ca N a a 'a a o c 3 o a ¢ t a o u u -o s y t ` c a0i cCa ;° �' � E a -o ° n, Ea a � o • ° � c •vim ec i) ° n a� n cd D o E a� o u o[ o' c' a°° s m >, °n E c a > o ca c a o a o cQ. >, o. ca o O s °' C j a c c Y E Y— uej •� ° o 70 0 0 o w o Y U. 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O. d ca -d CtZZ o zz O ,mil 'l7 O A• S o ° ° i Ct 5 Ct O O d L� u o F -o -� " 0 S qo o 0 0 0 5Sl F R clqt 0 -c� O O O "aa a� u as o -o U E. a ATTACHMENT 3 IL In <v H V C is J H 4) H 3 Q I M le N z cc Im- o Q Q a Q o Q o a Q o Q Q o Q o Q Q o o Q Q Q Q O U Y m c to c t c O lq c Y — .0 cu O t w c (D N v -o O 7 E L U N _y "O U U O t0 "O c 0- C O rO O 4)U Y U C (Dc O�c O f° o m ca E-2 oEo y C ca - ., o 0 m c U U U) U) c O ca C C N m O:E `o i U 0 cC = J U 20 = "00 O U U (D C C OL E U U U -a (C c y L o>> .` E o o ca w co w ca w c 55 c Y Y c cC N o coc :3' ° "w C U U U m m No E coJly x I a Z G O J Ti ATTACHMENT 3 0 a c aD a m a� O c o 2 fn E c CO (D N U rn c O A2 E Fua- 0 d Q Q a a 0 o a Q o a o Q a O CO cm U ` O O -O C w O c O "= I c O w a)L _ U U U c O ca a) w -0 ca C E p o = -O E _ 6 M N N U a pp _ a3 N > L c 7 .0= _ U U C "" UCU CD CD aS �o � � �o L ' y •� to c c > 'O p CD a) U aS — N N _ (0 (0 as E E E rn C 00 - — O °jE 0 O O mUU_i U ct iU-CLIL nnn Q Q Q W ca N o Q Y a3 Z uA U 0 N W Ln 4 w rA D Q a ATTACHMENT 3 11 m a) N Q I I Q Q Q o Q Q a Q Q Q Q o o Q o 0 0 0 0 L O LO O O O w -° — N cl _ C O O v> 0 CD U N O O N N O CDC y ca U N N y 0 C O C y a5 C N N co ,� a5 O C O _ a5 a5 = OL cA cA .L. O C O -0 fo N C co N E to " CD O O (D > CD E E 0 Q C (V p 0 C 7 CDa) N (Da5 0 =_ __ O 0 O E Vj O co co a5 T coo 3 3 N to ` c C p 2 � � aD I I CD 'D O L N a a cA N y U_ c N y O C I C C C O L _N t6 _N ai (D L p p C O .`O. N y > U) CO C C C C— L w a) O to 0 fo O � y C 0 0 CD 2 N to C C CD = y C to to U ] CD L L O O O C E ` C U C.)N 7 7 7 7 7 O ccu 7 7 CDE= E_ `O y y m co Q Q Q CO m U Ll LL U- o O O Q' > 3 ATTACHMENT 3 a m n U a Q o o Q o Q Q Q Q Q a m fn C N � Q p p Q Q Q Q IO V Q Q LL a 00 a y y 00 U_ io v O r= f0 C 07 m !A (D(DZ U (D O 7 N rn N N 7 m 0 O 0 UC O U_ Z CA f0 U O U_ C O _ J U U_ Z CA m U O 2 � i> to O m I � 0 0 E > U I 0 c to d I O 00 > N C o a O _C O U O0 -0 I L I O 00 U (/D s (D O Q I O 00y O N O IL I U_ O O L CL N cr 0 (Dc L cm L 0 L d !C J W Z W CD N W t� LLI N 0 o a o Q Q Q Q o Q W 00 O U O ++ C O U Z u � U a +O C O 0 O p LD 00 IL a U O L U N U L w O U 7 CY '-' 3 C Y U y In O U Z (DQ a C a ("Da O U c N rn m c c c m U CL _ CT a O C N (D U U O W UL 4 w cn ATTACHMENT 3 d N! .a c m J W J W Z W I N LU t� W U) Q Q Q Q o 0 o Q¢ Q Q o o Q o Q Q o L OL oL3 O O U C 3 O • c O E E E C C � cC0 N — m mCU is 72iC C L E E O O fB co co O N @ @ C C C L E E Oo U C U C 0 0 0 U C (D C (0 (0 L ai E @ cC co Ya a� 0 to = _ W m EP 0 0 0 U @ U ' O O U O U O UIn U •C U U C C In c ` y y y cC ca co O .V .V cc cp U U U L E E 0 7 7 N 0 0 0 0 3 N N (La a w co > > > > > > IL m N V IL IL d N! .a C m J N Z O Q (.i Z O U ad Z 0 Q O IL N QNZ a ¢ a a Q Q a 3 _ co y U w co c O Q cu N U O y C w @ c0 � C � c o 0 c U E C C 7 C @ y L co ccl 0 O E ,r c L U E w cur-(D (D co U) 3 y O N � U L y •U O (0 O U @ � ca LL c .O O @ 3 C c U v C O y O @ O O (0 Y cu 3 W a m Q Q Q �2 W /L IL w 1- J ATTACHMENT 3 T — N o E> o c H u ai n c y m N 'in m m Co >, Q u O i-+ R+ O y En a) n n p in a c 0 m Q R+ u 4 c" ' a) a E umi a) 3 m Q m C m FN U v U O e �.o m y Z U u Q 27 a) T7 vEi o� .D0 �n �(D H r cz .m E 7S � m'c* oc co a ^a'aO�a m U c tu t uo-J ocm m OO.n d -D .L O Z 5- � •� )i a)cn- O WE 'd b(y OZa) U co x c ti m F ca bIJ OVA "cda A. cu TLO O 0C4 ZJ3> czrn cu c mm u Qa bA UNN O + m -0 z, y o o to u O _ 10 bA (D .a'm. n Q m m LLI O F. 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T b y> c mac- m m a y m L E O E E .� E cn c E= m Y y cD >, E cO o mO 3 °)cS s •X 'c o f a CD m m c) o cn y n m a'S Ecy 2 c oi o a E o noo ch CO inia £cnO a ': m w rnN N•O � N O c Y OOm N` CL N - . O m o Z E m O m m _ a) a) `a)n0 i n a2 m CugwO -0 m C-no o°._ m � m m enE-5 aQ3aam) 3 0)smN n no t a O`> -0 m L � m c n n mmw CE Qoo _j Z cN ri Lj ATTACHMENT 3 O C O O �`n O O ++p N !(U5 O8 p�d C O — m — m 0 -g Q� z c�i CL o� p ° z U m, ❑� �w O O O ya. cd O z p A. U'u,r4 N .b �Oj W U y o ca�A �� p + w cd i' N x(u A O 0 F oa o o O w (�� y O� (u-o d c d n u" a (uC C w p C .a Ca O as (u � w O U W v N O � � m y Lau (U U U y U 'd O � O x O ti y U C .E N a � :3 u U s „ "° a F ° 80 M (u N ^y U C. -E u m a.O 0 �� a o d d U O :3 o z o u -o 4-4 o o 4-4 ucn W o °o . u to u 0 o ° u b A..O u v a� d�0 A. to m CA Q o bO C u to W w N cn to y y Q w O O Q +� w O y -Xc w II Z c� A. Zo o O X m -o Q o° o W �� u W u v 4-4 'W m m000�-°�C13 cn IIa G ATTACHMENT 3 y y � w w z z y a w ~ y U W W W C ,y v N o 4J o ocu z z G y U h + ' v W N p M OW otG O +3 N N N 4J td N U � aU v � EGA '0 A O O O O 7 O O N A p Q. ' c sU+ f� �. A aU. P4 A�.� A t%� K c' ; f� 6GA N N U O o 0 C LL G �crd A G � m q �v o G �! 4H luv- Q'E� o o 0 W II .> v n N - O CT Cl r. y (Uti G U �a o z o O y �y ti O00 �. Ln v C V% 0 cd� m (UN (� .b o~ z E 0 G O Z ^O p cGa p U (u'a 1�� A (U� � +-� h � � � (U yv, E � U � "O 0 � cd (u(u m a G v s =C Im �d (U (U❑y Q� O U p Q �, h G COUC G `�. Id W ❑ w v z td �d cd cd (u!C o ti v ^O O C p Ln p G 4..4 E n � p C "d h p G U W, D" O U ' o y� F v ' v "'o (u � � v o ;;U ; -d •� C hq u = .� p L." v (u ' r. N U O N O G O x 4 G H G N G ° ,, Ci Q /�c� w y n v UO v u h v b w U ME '� (UU bA 114 z (� z U N N v O aaA i z W cc U, U P u U�,, u b !; � h p v G 12 v v v lu �qU ° ej O o O -0 U O (um O u — N O v w rj a o w w w c/) G G G O Attachment 3 W b U w � C c 4-4 0 P. O O 0 v _ d y O ° + w U 110. 0. u ° Cr U U• U v N c�a to U XbO C U Q O E� a M U U U U O 4-4 v v v p U v L. ° -0 0 O U U i, � O U U y U -0 4-4U ° U U -O 'O U 4. U U U � 4-4W ° a z .0 -o o Up ao o o 0 0 4(MU (� o M z • • • • • • • C/i Q U • • • • Cti � E C u � 9 �q 00 cud cd o oA o z Qn u °w O Id N N pp O O C :3 y R C p d C � M V Cd 0 Cd I"7z �(0 M �A In C n N •`tea• ,T H a bA II - G u y C Urg Dw 0 ° z I Attachment 3 o jo- c� O U N U U p a a ° �. Ln 0 0 n •� •zib0.0� u.oN � � C� '� C � re Uu Ln 0 4 a� a U C, � A � � U o V ; � Mu ° N U N y a O �D U O u " `n ui W' -B O Ln O U C) w o' n. a �� o EM a �� a 4u M� 4 N 0 � W �z vW o � � r. � 00 a O W � N � U c /) a u tiu Cu ti M Cu c .a OQaav���r� V -2 w 0 o o o u R = w p, bA a a u s . 0 OO U O a� U�U, U u � M U U 0 U a ti a� 0 U A. U u p o b0 O u>° O A• p u o M v u u u 0 'Z7 O u p bA y _� ° o to a (U R a o o U p. U R n o a � U o U o o U to � � UU -a U °� s� a o y o y • u� u� o �1 H -o y y O 3 � IC. O a M > a A. U U° N M U m a •� �' O U ° o 'd Cd G U C _CU Co N C O ° o 0 "a V to U C. p O "O LL. r� Z U u d W d o 0 0 .d O y 0 -o J d o M �, o a� a b.a ; -o LY a u C _ o o y p A. U �3 HC. In Attachment 3 Attachment 4 Z W Z • ' o a n.� Cq '° ,-tE0 U� o o 7 o E a� Z 1 to �0 4' -C U t cd ECq A. O E O v, X O O U d y w n �>, — n. O O a� 't7 a� y� y� U U h U cd U o C a 'M U M o a a ° 0 o u p a MMCUCz a� CZ v C U 41 41 w w Cz Cd E CZ o O U y w O 'd cz A. O U 3 A. � O ^� by p" M 'O C ca ++ a� a� y C O O •� A. C U " U 'b 7 0Cz w R O uolmuowaldwl asuodsaa buipuansaapun Attachment 4 Z Q u ,S� Cl o o cUi O O� O U v o 'Z7 U y p H o,� CJ O U O N L: � ca cUa `� N 'O .ti A. '" O ° O r c Boa 0 ^o 7 U O .ti U V) i 1' N a a y a ;� ° o U U U y U b 73 U) O � � 'n A. +� +. '� c� V' Q cd U �l ca V' U U 't '(� U O U �y bQ VJ bA � O O C +� y 0 u o vow � o M P� � C 't x . Attachment 4 41 IL o y A. p .O o O O ts0 cn O u c� m 0 C o p- uu U -o U cn Q O 0 y O Ci R B >, E � s � � � E o u � � � � -r, o ( p Ublo o .1 C, ° O d U U M U a.i O O U O ya -Cl cd -Is 03 by ° O 'n x o -� v i M tj Q� by U c�^i o p u i� o o U a. notea' c y U a� �"u x 0 a ° x �" O4u� Ar v +' '� y U° Qv� o � ° E o ° a0u F o � V O u F Ln a U c%� F� v, % ca V) G G V' Q 0 m� V' W m C7 Attachment 4 I e a Attachment 4 a� C a� a� -� a� a� C a� -� C -� C -O 0 C U) 1>1 o u bA ^O B a uV) a. E7s w C E -o M-o ua.o a x A � o 'b O O° O , OV u C C w O a, i� arE ark �� �� o g ' �° -d ° `� o bao �.o o.o Ct �. E ar' �; u o M 0 M 0 M u E a. o u a = � C -o u a ar u' u o v 0 E E a C'� _ u O o O u u 0 0 u O >, .0 u a. 'b a �,. Ct arm ,� a4. E-o u �; u Cz az o u bA o bA �° bA o °' 0 o� o u o E -EA. A..5 A. M ^� 0 0 M75 'd x a R"t .5 O o a Z Oca d Cn is °' C °�' _� 'O E ,� U u ^o u u pU) O u bA a E� a� c� z C 0 C� O a� c� i o � v O a aC� E U C ° u `W �' E Um-o a° u o Cl U a o ar o a u> Cz u° u a' 0 bA V) u w� a .4 as o a u u M U bA u M 0 o p, o C' u -o O W ' -0 0 'i a. � ;� a w >, a� u u bo o a� a o O u¢�'�°a a g o� �O a s ; �-o a s o E U a 0 a >� 0 ra 0 0� o 0 Attachment 4 74 7a oSD uu Muy u° N B o v r� o N y v 04 o� C a y� W U - b W U .. v v„ v v v C �° v., x o x 0 wUwUw x 0 x v N�� d Z� u C C 8 U-° 0 v O ao o-0 04 avi avi U y v CA p n s o O 04 'C� 0. W 'O 04 0 0 o v,w3� a� aawE - l; UviE- U aa� 0 0 > o .fie o O ° �0.i W o � y C ° C � � O •C cCa O O O 'J R. y C O y O y v a h v C c� a v _ o W W se 74 b b W N o o> a 9 � o La r''3 n'3Cx a n. �w y v U v U a n. „ M o .5 o „ v n ,. N U O C "O rs, o u wN u u o o°:2 Attachment 4 o • Y C � -a 0 o °a U o a� k Cu v0 U rfi N a+. 'yam ,] s• N Cu w CM Imn s-� N Cn W �j v v Z �J w J v y y F Q w � Cu U •� a U a C � � � -Cd � '� ° ;-c v 3 v N Cd Ut y E `� '� ❑ v p of ae ❑ ❑ -- 0 w , vi a� y ° � v F jy +• ❑ y w Cu M v N ° Cl Q V 410 U ^o v v H p .0 v ai w❑ v U. v h v, st U ¢3bi O D v cad w -n _ eC W n 0 F Q PC O a LIC z a a a 94 U Attachment 4 Attachment 4 a CI U U a c� w LE V45 :g �.� 0 b U a o ° ° U Cl V O a o �'ti o� 0 bA ua, u 0 u U a U d (� u O O U ca a baA p ~ 11, ca a A. 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C❑ n i37 CDcm L❑ C � � L U � 7 � U U C f4 m [4 L 2 2 LO .- o r CD co Ln Ln co N;r-0) L L L n� nn� nn� LL LL LL V] N N N N N a} Q7 Q] C C C 5 F N 7 � 3 CO CO CY] m � M � 6O Cl Lp N Ln v M N L a a 0 o a ❑ Ll O LL Q Q ❑ LL G m CL 0 ❑ > N N � � � a 1 � 1 G G M N N C! c�7 A� W L Q L 0 0 LL c 07 4-a 0 a LL Attachment 7 SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 24, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Charles Stevenson, 1 Position Vacant, and Vice -Chairperson Eric Meyer Absent: Chairperson Michael Draze Staff: Director Derek Johnson, Deputy Director Kim Murry, Senior Planner Phil Dunsmore, Traffic Operations Manager Jake Hudson, Natural Resources Manager Bob Hill, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of June 26, 2013, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Eugene Judd, SLO, presented a gift to Vice -Chair Meyer for his work with the City and for all he has done for Cal Poly. There were no further comments made from the public. PUBLIC HEARINGS: 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) Phil Dunsmore, Senior Planner, presented the staff report, recommending the Commission receive a presentation and public testimony and provide feedback on the Chevron project Draft EIR. He noted that a letter from the Chamber of Commerce had been received and was distributed to the Commission just prior to the meeting. Commr. Multari clarified with staff that the development agreement is a part of the project. Commr. Multari asked if all open areas will be restored and whether non-native species in areas not proposed for remediation will be removed. Mr. Dunsmore noted that the project description does not include addressing areas of the site that are not proposed for remediation or development. Commr. Fowler asked why no homes are planned in the project area. Mr. Dunsmore responded that the project area is in an airport safety zone. / t!achmennt 7 Planning Commission Minutes July 24, 2013 Page 2 PUBLIC COMMENTS: Dan Sutton, San Luis Obispo, stated the project provides an opportunity for inclusion of recreation for youth. John Spatafore, San Luis Obispo, noted the opportunity for recreation, biking, and development of a commercial area that would attract light manufacturing. He stated that completion of Prado Road will improve emergency response times and provide better transportation flow. Doug Hoffman, San Luis Obispo, owner of a business at Tank Farm and Santa Fe, reconsidered his opposition to the roundabout, viewing it as one of several workable possibilities. He stated that the traffic flow all along Tank Farm Road should be considered as a whole. Dan Rivoire, Executive Director of the San Luis Bike Coalition, supports bike path development but stated that he does not think a class 1 and class 2 bike lane need to be parallel to each other on Tank Farm and that a protected class 2 would be preferred. Connectivity issues within the project and throughout the city need to be examined, especially the Broad Street/Tank Farm Road intersection and the roundabout. He said the Bike Coalition is concerned but supports going forward. Dave Garth, San Luis Obispo, expressed concern about the beneficial economic impact for the community and found nothing in the environmental impact report on that subject. He noted the opportunity to generate more head -of -household jobs. Ken Kienow, San Luis Obispo, supported bike lanes protected from traffic. He supports development of the project under City jurisdiction. Lea Brooks, San Luis Obispo, commended Chevron for taking on the project but expressed concern that the draft EIR is deficient. She noted the need to emphasize alternative modes of transportation and connectivity between Los Osos Valley Road and Broad Street for bicycles. She pointed out that there was no mention of how bicyclists will be affected by intersections and additional lanes on Tank Farm Road. She stated that the plan has a motor vehicle bias. Myron "Skip" Amerine, San Luis Obispo, supports bike lanes totally separated from traffic and addressing complete streets. He stated that adding lanes to Tank Farm will only cause higher speeds. He also expressed concern about concrete oil reservoir floors and soil that will be brought in. Eugene Jud, San Luis Obispo, was concerned about bike safety with the roundabout, and about the potential for creating a "little Los Angeles." He stated that Broad Street to the airport is a totally car -oriented route with no public transportation to the airport. He asked if bicycle parking is addressed in the draft EIR. Ty Safreno, owner of a property next to the project; was concerned about infrastructure needs vs wants. He requested the source of data presented in support of roundabouts. He stated that San Luis Obispo has an aging population that may not deal well with Planning Commission Minutes July 24, 2013 Page 3 Attachment 7 roundabouts which he described as being contradictory for traffic flow in an industrial area. He supports the development of a business park to cluster industrial businesses. Tim Walters, principal with RRM Design Group, stated that AASP identifies a signal as the ultimate solution with a roundabout only an interim solution. He noted that the AASP breakdown of costs indicated that signalization was less expensive by about one million dollars. He noted that bicyclists and pedestrians would be negatively impacted by a roundabout in this particular location. Ermina Karim, San Luis Obispo Chamber of Commerce, reaffirmed the Chamber's support for annexation because it is critical for this corridor to be a part of the City. She urged the City to enter into a suitable agreement with Chevron. Deborah Hoffman, co-owner of a business at Tank Farm Road and Santa Fe with her husband expressed concern with the roundabout the handling of traffic from Broad Street to South Higuera. She stated that calming traffic to 15 mph will result in gridlock. She noted a need for careful traffic study. She supported the proposed bike lanes but saw a need to address bicycle traffic moving north and south. Dawn Legg, San Luis Obispo, encouraged quick action for economic feasibility. Neal Havlik, former city employee who worked on open space, supported the project, and the deletion of the Unocal collector road. He stated that the open spaces make up a majority of the project but are not clearly dealt with in terms of dedication. He supported a conservation easement to preserve these open spaces. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson expressed concern about the appropriateness of the roundabout and how it would work in this location. Commr. Multari was concerned about accurate project description (including the development agreement), in order to have a complete evaluation of potential environmental impacts, and noted that an addendum or supplement may be required later. He commended the draft EIR as a very good basis for the project. He stated there is a need to analyze different forms of transportation. He asked Senior Planner Dunsmore to elaborate on the presence of asbestos. Mr. Dunsmore stated there is a potential for naturally -occurring asbestos in serpentine rock on a hill in the project area, and mitigation is designed to minimize health risks. Commr. Fowler commended the project as part of the city. He expressed concern about well contamination if the project were to be developed in the county. He was also concerned about cultural impacts and the open space issue. Senior Planner Dunsmore stated that the goal is to have it become public open space. He noted that some areas need no remediation, but it would be appropriate to address the non-native invasive plant species. Planning Commission Minutes July 24, 2013 Page 4 Director Derek Johnson stated that the final project EIR will be clear on this issue. Diane Kukol, Regional Water Quality Control Board, stated that it is highly unlikely that there would be any drawing down of oily material into the water supply. She stated that connection to the sewer line along Tank Farm Road for waste water disposal is dependent on annexation. Commr. Fowler stated that while there is no housing proposed, there is a nexus between job creation and housing. He agreed with the need for a buffer for bicyclists. He commended the draft EIR. Commr. Stevenson gave compliments to staff on an excellent draft EIR. He appreciated public comments about bike trails. Commr. Larson stated a need to revisit the wetlands issue about whether environmental impacts are Class 1 or 2. Bob Hill, Natural Resources Manager, stated that many state agencies will be involved in the future but the draft EIR comes first. Vice -Chair Meyer, in general, expressed support for the future positive outcomes. He pointed out that the draft EIR is inconsistent with the city bicycle plan and treats bicycling only as recreation. He noted that Class 1 bike paths are dealt with by Parks & Recreation while Public Works deals with Class 2 paths although, in San Luis Obispo, bicycle journeys often combine business and recreation. He stated protected bike lanes along Tank Farm should be a hybrid of Class 1 and 2. He stated there is a need to address how to get across Tank Farm Road at points between Broad and Higuera. He expressed concern about excess traffic capacity and excessive maintenance costs when the Buckley Road and Prado Road extensions are added to lane expansion on Tank Farm Road. He noted the need to consider all modes of transportation and ways for pedestrians and bicycles to cross Tank Farm Road. He supports the City's Bicycle Transportation Plan and indicated that Chevron's project will need some adjustment. Commr. Multari noted that the EIR process allows changes if the City makes findings that there are community values that outweigh impacts. He gave the example of the community deciding to not add lanes to Tank Farm Road and accepting the impact of heavier traffic. There were no further comments made from the Commission. 2. City -Wide. GPI - sessi n to re w an s ask Force reco men a irculation altern ' s r the Land Use and CircuI le nts update; Cit f .San Luis O ' po - C mmunity Development ant (Kim Murry) im Murry eputy Di resented t e staff report, recomme ding a Commission review t la d circulation alt rnatives endorsed for her valuation by the Task F r the Land Us ements Upda a an provide inpu —arrd DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 13, 2013 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William Riggs, Charles Stevenson, and Vice -Chairperson John Larson Absent: Chairperson Michael Draze Staff: Deputy Community Development Director Doug Davidson, Assistant Planner Marcus Carloni, Assistant City Attorney Andrea Visveshwara, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Approval/amendment of the minutes of October 23, 2013, was continued. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 772 and 774 Palm Street. AP -PC 131-13: Appeal of the Community Development Director's decision to approve a use permit for an elementary school; R-4-H zone; Tina Ballantyne, Old Mission School, applicant; Mark Anderson, appellant. (This appeal has been withdrawn) (Brian Leveille) PUBLIC COMMENTS: Michelle Gordon, SLO, stated that she is representing the local homeowners' association and lives directly across the street from the school. She stated that homeowners outside the 300-foot notification area did not receive notice of meetings about this use permit change but they will be impacted by the increase in the number of cars parking and double parking to drop off and pick up students. She noted that this has always been a problem and now there will be 35 more cars for drop off and pick up and that students will be crossing Broad Street four times a day. She stated that resolution of the appeal actually exacerbated the problems for the neighborhood. She asked how the association can have its voice heard. There were no further comments made from the public. COMMISSION COMMENTS: Deputy Community Development Director Davidson stated that the ARC will be reviewing this next Monday night, and the decision of the ARC can be appealed to the Council. Draft Planning Commission Minutes November 13, 2013 Page 2 Commr. Fowler stated that he understands the impact is more students attending the school. Deputy Community Development Director Davidson stated that the conditions were clarified but not modified. Commr. Stevenson stated that the Use Permit is in the purview of the Planning Commission and the Commission is deferring to the ARC which is where the City Council needs to be satisfied that it was in conformance and, if not, it needs to be brought back to the Commission. He noted that it sounds like there was substantial conformance so nothing can be done. Commr. Larson agreed with Commr. Stevenson. There were no further comments made from the Commission. 2. 3592 Sacramento Drive. MOD 150-13: Review of modification to existing master use permit and request to allow a religious facility with an automobile trip -reduction plan; M zone; Quaglino Properties, applicant. (Marcus Carloni) Marcus Carloni, Assistant Planner, presented the staff report, recommending adoption of the Draft Resolution (Attachment 1) which grants final approval to the project, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Applicant Matt Quaglino, SLO, stated that, when a list of uses for mixed -use projects is originally approved, inevitably some potential uses are not listed and future unforeseen uses evolve, necessitating modifications. He noted that the proposed religious facility use does not conflict with the other businesses on the site. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari asked why the hours of operation for the religious facility end at 7:30 p.m. Assistant Planner Carloni stated that closing time was based on information from the website of the religious group and that Staff wanted to keep this time as close as possible to the commercial closing time for the property which is 6 p.m. Commr. Multari stated that this seems very restrictive, and he would like to see it expanded. He also suggested the following changes: • Condition 2, second sentence: take out "generally' and reword the sentence to say "Group meetings of more than 12 during the week shall be limited to before 8 a.m. and after 5 p.m." He added that it should be made clear that these restrictions do not apply to meetings on Saturday or Sunday. Draft Planning Commission Minutes November 13, 2013 Page 3 • Eliminate Condition 3. Reword Condition 5 to state that the Community Development Director may review the Use Permit for possible referral to the Planning Commission because only the Commission can revoke a Use Permit. He also noted that wine tasting should require a Use Permit just like beer tasting. Commr. Riggs stated that he does not understand the logic in eliminating Condition 3. Commr. Multari responded that elimination of Condition 3 avoids having to say the City made a mistake and that the Use Permit must be revoked. He noted that there may be circumstances with enough ambiguity where a review is needed. Assistant Planner Carloni stated that Condition 3 contains standard wording applied to all parking permits but could be eliminated because it is covered by wording in Condition 5. Commr. Stevenson stated that he would like something in the conditions about the total number of parking spaces for the project to make the record clear. After a discussion of the number of spaces needed for the religious facility, he stated that when the Commission approves a religious facility, caution is necessary because one religious group may move out and another group, with different practices, may move in. Commr. Multari noted that the total membership of the religious group is not relevant to daytime use and that, once other businesses close, as many people as the group wants to come, can be accommodated. Commr. Fowler supported eliminating Condition 3. In a discussion about morning hours for the religious facility, Applicant Quaglino stated that the group would be doing meditation so there would be no noise and that the largest group would be about 40 people. Commr. Multari stated that the noise would come from cars arriving at 6 a.m., with car doors opening and closing. Commr. Stevenson stated that Condition 3 is not relevant because Condition 5 states that, if there is a parking problem, it will come to the Director or back to the Commission. Commr. Riggs stated that he agrees with the deletion of Condition 3 and also sees nc problem with the hours for the religious facility. Commr. Stevenson agreed with Commr. Riggs about the hours. There were no further comments made from the Commission. On motion by Commr. Multari, seconded by Commr. Stevenson, to approve the Staff recommendation with the modified list on the screen with the followinq exceptions: 1 The off -site wine tasting will be subject to a Director's Use Permit; Draft Planning Commission Minutes November 13, 2013 Page 4 2) Modifications to Condition 2 that would: a) delete the last phrase "to the satisfaction of the Community Development Director': and b) would say "Group meetings of more than 15 persons shall be limited to before 8:00 a.m. and after 5:00 p.m. durinq the week (Mondaythrough hrough Friday) and shall be limited to the hours of operation (condition #1) on weekends (Saturday & Sunday): and 3) Add condition stating a minimum of ten spaces shall be allocated to the approved use: and 4) Modifications to Condition 5, to state that "the Community Development Director may refer this Use Permit for review to the Planning Commission if the City receives substantiated written complaints...". AYES: Commrs. Fowler, Larson, Malak, Multari, Riggs, and Stevenson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Agenda Forecast — Deputy Community Development Director Davidson 1) December 11, 2013, meeting: Airport Area Specific Plan Amendments 2) December 12 and December 16, 2013, meetings: LUCE b. November 21, 2013: LRMAC (Measure Y) public workshop 4. Commission a. Commr. Multari noted that there will be a great deal of material to cover during the two special meetings on the LUCE. b. Commr. Riggs thanked the Cal Poly students for coming to tonight's meeting. ADJOURNMENT: The meeting was adjourned at 7:03 p.m. Respectfully submitted by, Diane Clement Recording Secretary