HomeMy WebLinkAboutItem 5d. Annual Monitoring Report for San Luis Ranch Mitigation Monitoring and Reporting Program and Development Agreement Item 5d
Department: Community Development
Cost Center: 4003
For Agenda of: 3/1/2022
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Esteban Cano-Gutierrez, Financial Analyst & John Rickenbach, Contractor
SUBJECT: ANNUAL REPORT FOR THE SAN LUIS RANCH MITIGATION
MONITORING AND REPORTING PROGRAM AND DEVELOPMENT
AGREEMENT
RECOMMENDATION
Receive and file the annual monitoring report for the San Luis Ranch Mitigation Monitoring
and Reporting Program and Development Agreement.
DISCUSSION
Background
On July 18, 2017, the City Council approved the San Luis Ranch project and certified the
Final EIR and Mitigation Monitoring and Reporting Program (MMRP). On July 17, 2018,
the City Council approved the Development Agreement (DA) between the City and MI
San Luis Ranch, LLC. In addition, the MMRP was amended at that time to address minor
changes to the phasing of certain required transportation improvements. Both the DA and
MMRP require annual monitoring and reporting of activities per Articles 10 & 11 of th e
DA.
Mitigation Monitoring and Reporting Program and Development Agreement Report
The MMRP and DA Report (Attachment A) fulfills that obligation with the current status of
compliance with all mitigation measures and DA provisions in the San Luis Ranch
Development. In summary, the project is in compliance with all applicable mitigation
measures and DA provisions. In some instances, compliance is ongoing (e.g., with
respect to biological and cultural resource measures). In other cases, compliance cannot
yet be determined because the project has not progressed sufficiently to trigger the
required mitigation (e.g., items that relate to the design of commercial buildings).
The San Luis Ranch MMRP and DA Report includes, in addition to the MMRP and DA
compliance analysis (including operating memoranda), a reporting on the project’s CEQA
documentation, an update regarding the Community Facilities District (CFD), and an
update on the project development and public improvements in the project area in general
and by subarea.
Page 25 of 231
Item 5d
Also included in the report are the Mitigation Monitoring and Reporting Program
Compliance (Exhibit A), a Summary of Mitigation Compliance (Exhibit B), and a Summary
of Development Agreement Compliance (Exhibit C).
Policy Context
San Luis Ranch is a housing project with major infrastructure requirements such as the
Prado Road interchange, a significant project that benefits the development, the City as
a whole and the entire region equally. In addition, the project provides housing as
determined to be consistent with the City's General Plan and the City's Major City Goal
for housing production.
Public Engagement
The annual monitoring report requires a “notify” level of public engagement that was
accomplished through the publication of the agenda and associated report.
CONCURRENCE
The Finance Department concurs with the financial information contained in this report.
The Engineering Division and Office of Sustainability have reviewed the MMRP and DA
and provided compliance status, which is incorporated into the monitoring reports.
ENVIRONMENTAL REVIEW
Annual monitoring of the San Luis Ranch MMRP and DA (including the related CFD) are
categorically exempt from California Environmental Quality Act (CEQA) pursuant to
CEQA Guidelines Section 15306 (Information Collection) and that the action otherwise
qualifies for a “common sense” exemption pursuant to Section 15061(b)(3), which covers
activities “where it can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment.” Annual monitoring does not
change any aspect of the approved San Luis Ranch project, nor does it introduce the
potential for any new environmental impacts. Under Section 15306, the Secretary for the
California Natural Resources Agency has concluded that “basic data collection, research
and resource evaluation activities which do not result in a serious or major disturbance to
an environmental resource” are exempt from CEQA. Therefore, the proposed action is
categorically exempt from further analysis under CEQA.
FISCAL IMPACT
Budgeted: No Budget Year: 2021-22
Funding Identified: N/A
Page 26 of 231
Item 5d
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $0 $ $ $
State
Federal
Fees $153,238.44 0 0 0
Other:
Total $153,238.44 $0 $0 $0
San Luis Ranch is a Community Facility District, and the required infrastructure is funded
through a special tax assessment in the district. The City is authorized to levy the tax
through the annual property tax roll. While not required under the provisions of the RMA,
the City may levy the maximum special tax for developed parcels each fiscal year. Special
tax revenues collected, that are not otherwise needed to fund the administration of the
CFD, the related debt service, or to replenish the bond reserve fund, may be allocated to
“pay-as-you-go cost” for district infrastructure.
In taxing developed parcels for FY 2021-22, there will be a total of $153,238.44 collected
of which $118,488.44 are considered “pay-as-you-go” cost.
ALTERNATIVES
1. Council Could provide direction to staff regarding the annual monitoring report
for the San Luis Ranch MMRP and DA (including the related CFD) and continue
the item to a future meeting.
2. Council could reject the annual monitoring report for the San Luis Ranch MMRP
and DA, and by extension, the CFD. This is not recommended since annual
monitoring is a requirement of the MMRP and DA, and by extension, the CFD.
ATTACHMENTS
A - San Luis Ranch MMRP and DA Annual Report
Exhibit A – MMRP Compliance
Exhibit B – Mitigation Compliance
Exhibit C – DA Compliance
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Page 28 of 231
1
CITY OF SAN LUIS OBISPO
Mitigation Monitoring and Reporting
Program and Development Agreement
Mitigation Monitoring and Reporting
Program and Development Agreement
SAN LUIS
RANCH ANNUAL
REPORT
Page 29 of 231
ANNUAL REPORT FOR THE SAN LUIS RANCH
MITIGATION MONITORING AND REPORTING
PROGRAM AND DEVELOPMENT AGREEMENT
On July 18, 2017, the City Council approved the San Luis Ranch project and certified the
Final EIR and Mitigation Monitoring and Reporting Program (MMRP). On July 17, 2018,
the City Council approved the Development Agreement (DA) between the City and MI
San Luis Ranch, LLC. In addition, the MMRP was amended at that time to address minor
changes to the phasing of certain required transportation improvements. Both the DA and
MMRP require annual monitoring and reporting of activities per Articles 10 & 11 of th e
Development Agreement.
Mitigation Monitoring and Reporting Program
Exhibit A and B report on the current status of compliance with all mitigation measures.
In summary, the project is in compliance with all applicable mitigation measures required
to date. In some instances, compliance is ongoing (e.g., with respect to biological and
cultural resource issues). In other cases, compliance cannot yet be determined because
the project has not progressed sufficiently to trigger the required mitigation (e.g., items
that relate to the design of commercial buildings). Attachment B is a summarized version
of the MMRP for easy reference, with all mitigation measures put in sequential order of
when compliance is required.
Development Agreement and Operating Memoranda
The Development Agreement (“DA”) for the San Luis Ranch project was adopted by the
City Council on August 21, 2018 and recorded on September 18, 2018. In general terms,
it defines the developer’s responsibilities in constructing or financing public infrastructure
related to the project and defines the City’s obligations with respect to facilitating
development consistent with the adopted San Luis Ranch Specific Plan (“SLRSP”). It also
includes an Affordable Housing Plan, which has formed the basis for housing aspects of
subsequent development projects under the SLRSP.
The DA has not been formally amended since its adoption. However, pursuant to Section
9.03 of the DA, two operating memoranda have been executed by the City Manager that
clarify certain aspects of implementing the project.
Operating Memorandum #1 (OM1) was executed on May 8, 2019 and clarified logistics
for implementing certain required improvements under the DA and Conditions of
Approval. Operating Memorandum #2 (OM2) was executed on August 7, 2020 and was
intended to allow the developer to proceed with the recording of a Final Map with respect
to VTTM 3096 and to facilitate the construction of the improvements as contemplated
under the terms of the DA, building on OM1.Consistent with Articles 10 and 11 of the DA,
a report documenting compliance with the DA must occur on an annual basis. The first
such compliance report was presented to the City Council in February 2020 and found
Page 30 of 231
that all active development applications have complied with all required provisions of the
DA (Exhibit C).
California Environmental Quality Act (CEQA) Documentation
The San Luis Ranch Specific Plan (SLRSP) Final Environmental Impact Report (Final
EIR) was certified in July 2017. A Final Supplemental EIR was certified in July 2018,
which studied a Specific Plan Amendment that allowed for more flexibility in project
implementation, eliminating strict phasing. An Addendum to the original certified F inal
EIR was adopted in August 2018, which considered modified t raffic mitigation
requirements stemming from increased housing potential within the SLRSP, including
increased affordable housing within the NC zone. The Addendum was used as the
primary CEQA compliance document for a second Specific Plan Amendment, which
addressed this increased housing potential. The City Council approved that action on
November 17, 2020.
All projects pursuant to the SLRSP must comply with the Mitigation Monitoring and
Reporting Program (MMRP). Consistent with Articles 10 and 11 of the DA, a report
documenting compliance with the MMRP must occur on an annual basis. The first such
compliance report was presented to the City Council in February 2020 and found that all
active development applications have complied with all required provisions of the MMRP.
Community Facilities District
Pursuant to Section 5.02 of the Development Agreement, a Mello -Roos Community
Facilities District (CFD) was established and approved by the City Council in February
2019 and formally adopted on April 16, 2019 (Ordinance No. 1661).
The CFD is the mechanism that facilitates the collection of revenue as development
occurs, that revenue cover bonded indebtedness used for the funding of various public
improvements for which the City authorized the CFD in an aggregate principal amount of
not to exceed $25,000,000 secured by the levy of the special tax within the CFD. On April
20, 2021 the Council approved the first bond issuance for the aggregate principal amount
of $20,500,000.
The CFD is based on the Financing Plan included in the DA. Currently, the develo per
has issued 58 building permits (23 for low-density residential and 35 for medium-density
residential). By allocating 100 percent of the assigned special tax for all developed
parcels, the total special tax levy for the FY2021 -22 amounts to $153,238.44.
Each fiscal year, the District Administrator will calculate the maximum amount of special
tax revenue that may be collected from all taxable parcels in the CFD. Given the fact that
the district is currently being build-out, the levy for FY 2021-22 is based on the number of
building permits issued by the first week of June 2021. Currently, the developer has
issued 58 building permits (23 for low-density residential and 35 for medium-density
residential). By allocating 100 percent of the assigned special tax for all developed
parcels, the total special tax levy for the FY2021 -22 amounts to $153,238.44.
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The initial debt service will be paid for by capitalized interest funds established through
the issuance of CFD bonds. In total, interest -only debt service payments for September
2021, and Calendar Year 2022, in the amount of $962,086.67 will be paid by the funds
deposited in the Capitalized Interest Fund.
The City is authorized to fund the annual cost of the CFD from the special tax collected.
While not required under the provisions of the RMA, the City may levy the maximum
special tax for developed parcels each fiscal year. Special tax revenues collected, that
are not otherwise needed to fund the administration of the CFD, debt service, or to
replenish the bond reserve fund, may be allocated to pay-as-you-go cost of required
public infrastructure.
In taxing developed parcels for FY 2021-22, there will be a total of $118,488.44 collected
that is not required for other authorized costs of the CFD. This amount may be used to
fund pay-as-you-go costs or could be held by the City to offset FY 2022-23 annual costs.
Project Development and Public Improvements
Several project applications have come forward since the approval of the various
documentation described above. The following summarizes the status of each, as well as
both on- and off-site public improvements:
A. NG-10 (Single Family Residential).
Grading plans have been approved for this
21.5-acre portion of the SLRSP site, and
grading activity has occurred. Key
roadway infrastructure has been
completed, and the extensions of Froom
Ranch Way and Dalidio Drive are
completed to the point where those two
roadways meet. This 198-unit project was
initiated with the approval of VTTM 3096.
Building permits have been issued for both
model homes and production homes.
Final inspection approvals and occupancy
permits have been issued or are pending
for several homes.
B. NG-23 (Medium Density Residential).
This 83-unit project on a 7.3-acre site was
initiated with the approval of VTTM 3096. Building permits have been issued for both
model homes and production homes. Final inspection approvals and occupancy permits
have been issued or are pending for several homes.
C. NG-30 (Multi-Family Residential). The Planning Commission approved the
development of up to 296 units within the NG -30 zone in February 2020, and
recommended approval of VTTM 3150 to the City Council, which approved the VTTM on
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April 7, 2020. The Final Map was approved on October 6, 2020. VTTM 3150 is 10.6 -
acre portion of previously approved VTTM 3096. This project included a substantial
affordable housing component. However, the Planning Commission also allowed for the
affordable component of this project to be transferred to the commercially zoned area
within the SLRSP (NC zone) if a suitable project in that area were proposed and
approved. The historic ranch structures within that area have been evaluated, and the
appropriate ones have been moved to the AG portion of the SLRSP. Building permits
have been issued for the different multi-family product types and the respective builders
have commenced construction.
D. NC (Hotel Project). The Planning Commission approved a 200-room dual brand hotel
on a 3.41-acre site within the NC zone on July 22, 2020. The project was referred to the
Airport Land Use Commission (ALUC) to consider whether it complied with all conditions
related to a previous ALUC conformance finding with the Airport Land Use Plan (ALUP).
On September 2, 2020, the ALUC modified one of its previous conditions to ensure
compliance. No building permits have been issued yet.
E. NC (Commercial Mixed-Use Project). On November 17, 2020, the City Council
approved a Specific Plan Amendment and VTTM 3142, which would accommodate up to
114,300 SF of commercial and 77 affordable housing units on 11 lots within the
subdivision. A Development Plan application would be required that would need to
undergo the full range of development review steps. The project responds to the provision
of previously approved development in the NG-30 zone that allowed for the potential
transfer of the affordability requirement to a possible project in the NC zone. As a Specific
Plan Amendment, the project required formal referral to the Airport Land Use Commission
(ALUC). On October 21, 2020, the ALUC found the project in compliance with the Airport
Land Use Plan.
F. AG (Agricultural Heritage and Learning Center). The Planning Commission
approved the Agricultural Heritage and Learning Center portion of the project on October
27, 2021. This project would be located on a specific site identified within the 53 -acre
AG-zoned portion of the San Luis Ranch Specific Plan and includes 31,236 SF of building
area. Building permit applications have been received for this campus and are currently
under review.
G. Public Improvements. Public Improvement Plans (PIPs) have been approved for
onsite improvements associated with VTTM 3096, and improvements are substantially
complete, including the extension of backbone roadways, roundabouts, landscaping,
utilities, storm drain systems, the park improvements, trail systems, and the bridge
connection between the detached homes and multi -family campus. The extensions of
Dalidio Drive and Froom Ranch Way into the site are completed, including the bridge and
other roadway improvements that connect Froom Ranch Way to the existing commercial
development near Los Osos Valley Road.
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Exhibits
A - Mitigation Monitoring and Reporting Program Compliance
B - Summary of Mitigation Compliance
C - Summary of Development Agreement Compliance
Page 34 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
MITIGATION MONITORING AND REPORTING PROGRAM
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the San Luis
Ranch Project, proposed in the City of San Luis Obispo, California. Public Resources Code
Section 21081.6(a)(1) requires that a Lead Agency adopt an MMRP before approving a project in
order to mitigate or avoid significant impacts that have been identified in an Environmental
Impact Report (EIR). The purpose of the MMRP is to ensure that the required mitigation
measures identified in the EIR are implemented as part of the overall project development
process. In addition to ensuring implementation of mitigation measures, the MMRP provides
guidance to agency staff and decision-makers during project implementation, and identifies the
need for enforcement action before irreversible environmental damage occurs. Where an impact
was identified to be less than significant in the EIR, no mitigation measures were required.
The San Luis Ranch Project consists of a Specific Plan, General Plan Amendment/Pre-Zoning,
and Development Plan/Vesting Tentative Tract Map for a 131-acre project site, including
annexation of the site into the City of San Luis Obispo. The project includes construction of up
to 580 residential units, 150,000 square feet of commercial development, 100,000 square feet of
office development, and a 200-room hotel, with a portion of the site preserved for agriculture
and open space uses. The following table summarizes the mitigation measures for each issue
area identified in the Final EIR as updated through the Final Supplemental EIR for the project.
Specifically, the table identifies each mitigation measure; the action required for the measure to
be implemented; the time at which the monitoring is to occur; the monitoring conditions; and
the agency or party responsible for ensuring that the monitoring is performed. In addition, the
table includes columns for compliance verification.
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San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
2
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Agricultural Resources
AG -1 Agricultural Conservation. Prior to issuance of any
grading permits, the project proponent shall provide that for
every one (1) acre of Important Farmland (Prime Farmland,
Farmland of Statewide Importance, and Unique Farmland)
on the site that is permanently converted to non-agricultural
use as a result of project development, one (1) acre of land
of comparable agricultural productivity shall be preserved in
perpetuity. The land dedicated to agriculture pursuant to this
measure shall be of size, location and configuration
appropriate to maintain a viable, working agricultural
operation. The acreage required to meet the 1:1 ratio may
be met by the off-site agricultural conservation
easement/deed restriction proposed by the project applicant,
as long as this land meets the conditions outlined in this
measure. Said mitigation shall be satisfied by the applicant
through:
1) Granting a perpetual conservation easement(s), deed
restriction(s), or other farmland conservation
mechanism(s) to the City or qualifying entity which has
been approved by the City, such as the Land
Conservancy of San Luis Obispo, for the purpose of
permanently preserving agricultural land. The required
easement(s) area or deed restriction(s) shall therefore
total a minimum of 56 acres of Prime Farmland. The
land covered by said on- and/or off-site easement(s) or
deed restriction(s) shall be located within or contiguous
to the City’s Urban Reserve Line or Greenbelt subject
to review and approval of the City’s Natural Resources
Manager; or
2) Making an in-lieu payment to a qualifying entity which
has been approved by the City, such as the Land
Conservancy of San Luis Obispo, to be applied toward
the future purchase of a minimum of 56 acres of Prime
Farmland in San Luis Obispo County, together with an
endowment amount as may be required. The payment
amount shall be determined by the qualifying entity or a
licensed appraiser; or
3) Making an in-lieu payment to a qualifying entity which
has been approved by the City and that is organized for
conservation purposes, to be applied toward a future
perpetual conservation easement, deed restriction, or
other farmland conservation mechanism to preserve a
minimum of 56 acres of Prime Farmland in San Luis
Prior to issuance of any
grading permits for the project,
the applicant shall provide
evidence of the recorded
easement(s), deed
restriction(s), or evidence of
payment to the City Planning
Department or qualifying entity
for approval to demonstrate
compliance with this measure.
Notices, payment of in-lieu
fees, and/or dedication of
agricultural conservation
easements shall be completed
by the applicant prior to
development plan approval.
The City shall ensure
compliance with Land Use
Element Policy 8.6.3. The City
shall make the final decision on
the specific requirements for
agricultural mitigation prior to
development plan approval.
Compliance Status:
City staff worked with
development team in 2019 on
Final map, which slightly
modified the acreages of ag
preserved onsite. City staff
verified substantial conformance
with this mitigation measure in
August 2019.
City of San Luis
Obispo Planning
Department or
qualifying entity;
City of San Luis
Obispo Natural
Resources
Manager.
10-19 Yes
Page 36 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
3
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Obispo County. The amount of the payment shall be
determined by the qualifying entity or a licensed
appraiser; or
4) Any combination of the above.
AG -3(a) Agricultural Conflict Avoidance Measures. The
following language shall be added to Section 4.2.1,
Agricultural Buffer, of the San Luis Ranch Specific Plan:
Agricultural buffers will include City-approved measures
to reduce availability of public access to agricultural
cultivation areas adjacent to the project site (e.g.,
fencing, signs, etc.). Future residents will be notified of
agricultural buffers as part of purchase or lease
agreements.
The applicant shall add the
agricultural buffer
specifications to the Specific
Plan.
The City Natural Resources
Manager shall make the final
decision on the specific
requirements for agricultural
conflict avoidance measures
prior to development plan
approval for the project, and
shall ensure that agricultural
conflict avoidance measures are
implemented in compliance with
applicable General Plan
policies.
Compliance Status:
Language added to revised and
updated Specific Plan following
8-21-18 amendment.
City of San Luis
Obispo Natural
Resources
Manager.
8-18 Yes
AG -3(b) Agricultural Fencing. The project applicant shall
coordinate with the City to fund installation of fencing and
signs along Froom Ranch Way and Dalidio Drive/Prado
Road to minimize potential for increases in trespass and
vandalism of adjacent agricultural areas.
The applicant shall clearly
identify agricultural fencing
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
Compliance Status:
City of San Luis
Obispo Natural
Resources
Manager.
In
progress
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San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
4
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Required through the Specific
Plan; funding to be coordinated
through Development
Agreement.
AG -3(c) Buffer Landscaping. To reduce the potential for
noise, dust, and pesticide drift to affect future residents on
the project site, the project applicant shall ensure that project
landscape plans include planting of a windrow of trees and
shrubs within the agricultural buffer along Froom Ranch Way
at a sufficient density to buffer the site from surrounding
agricultural operations.
The applicant shall clearly
identify buffer landscaping
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
Compliance Status:
Required through the Specific
Plan; landscape plans have not
yet been submitted.
City of San Luis
Obispo Natural
Resources
Manager.
TBD
Air Quality
AQ -1 Encourage Telecommuting. The project applicant or
developers of individual projects within the Specific Plan
Area shall include provisions to encourage employers within
the proposed commercial, office, and hotel components of
the project to implement telecommuting programs and
include teleconferencing capabilities, such as web cams or
satellite linkage, which will allow employees to attend
meetings remotely without requiring them to travel out of the
area.
The project applicant or
developers of individual
projects within the Specific
Plan Area shall submit proof
that employers within the
proposed commercial, office,
and hotel components of the
project have either
implemented telecommuting
programs or include
teleconferencing capabilities,
or proof that such a program is
infeasible.
The Community Development
Department shall verify
teleconferencing capabilities, if
feasible, are included in tenant
improvements prior to issuance
of occupancy permits.
Compliance Status:
Required and noted on Tract
Map. To be verified when
development occurs.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
projects
Page 38 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
5
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
AQ -2(a) Fugitive Dust Control Measures. Construction
projects shall implement the following dust control measures
so as to reduce PM10 emissions in accordance with
SLOAPCD requirements.
Reduce the amount of the disturbed area where
possible;
Water trucks or sprinkler systems shall be used during
construction in sufficient quantities to prevent airborne
dust from leaving the site. Increased watering
frequency shall be required whenever wind speeds
exceed 15 mph. Reclaimed (non-potable) water or a
SLOAPCD-approved dust suppressant shall be used
whenever possible, to reduce the amount of potable
water used for dust control. Please note that since
water use is a concern due to drought conditions, the
contractor or builder shall consider the use of an
APCD-approved dust suppressant where feasible to
reduce the amount of water used for dust control;
All dirt stock pile areas shall be sprayed daily as
needed;
Permanent dust control measures identified in the
approved project revegetation and landscape plans
shall be implemented as soon as possible following
completion of any soil disturbing activities;
Exposed ground areas that are planned to be reworked
at dates greater than one month after initial grading
shall be sown with a fast germinating, non-invasive
grass seed and watered until vegetation is established;
All disturbed soil areas not subject to revegetation shall
be stabilized using approved chemical soil binders, jute
netting, or other methods approved in advance by the
SLOAPCD;
All roadways, driveways, sidewalks, etc. to be paved
shall be completed as soon as possible after grading
unless seeding or soil binders are used;
Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site;
All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or shall maintain at least
two feet of freeboard (minimum vertical distance
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future grading
will require field verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 39 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
6
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
between top of load and top of trailer) in accordance
with California Vehicle Code Section 23114;
Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment leaving the site;
Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where
feasible;
All of these fugitive dust mitigation measures shall be
shown on grading and building plans; and
The contractor or builder shall designate a person or
persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as
necessary to minimize dust complaints, reduce visible
emissions below 20 percent opacity, and to prevent
transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be
in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD
Compliance Division prior to the start of any grading,
earthwork or demolition.
AQ -2(b) Standard Control Measures for Construction
Equipment. The following standard air quality mitigation
measures shall be implemented during construction
activities at the project site:
Maintain all construction equipment in proper tune
according to manufacturer’s specifications;
Fuel all off-road and portable diesel powered equipment
with ARB certified motor vehicle diesel fuel (non-taxed
version suitable for sue off-road);
Use diesel construction equipment meeting ARB’s Tier
2 certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State Off-Road
Regulation;
Use on-road heavy-duty trucks that meet the ARB’s
2007 or cleaner certification standard for on-road
heavy-duty diesel engines, and comply with the State
On-Road Regulation;
Construction or trucking companies with fleets that do
not have engines in their fleet that meet the engine
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future grading
will require field verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 40 of 231
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Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
standards identified in the above two measures (e.g.
captive or NOX exempt area fleets) may be eligible by
proving alternative compliance;
On-road diesel vehicles shall comply with Section 2485
of Title 13 of the California Code of Regulations. This
regulation limits idling from diesel-fueled commercial
motor vehicles with gross vehicular weight ratings of
more than 10,000 pounds and licensed for operation on
highways. It applies to California and non-California
based vehicles. In general, the regulation specifies that
drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine
for greater than 5-minutes at any location, except
as noted in Subsection (d) of the regulation; and,
2. Shall not operate a diesel-fueled auxiliary power
system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater
than 5.0 minutes at any location when within 1,000
feet of a restricted area, except as noted in
Subsection (d) of the regulation.
Off-road diesel equipment shall comply with the 5-
minute idling restriction identified in Section 2449(d)(2)
of the California Air Resources Board's In-Use Off-
Road Diesel regulation.
Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5
minute idling limit;
In addition to the state required diesel idling
requirements, the project applicant shall comply with
these more restrictive requirements to minimize
impacts to nearby sensitive receptors:
1. Signs that specify the no idling areas shall be
posted and enforced at the site.
2. Diesel idling within 1,000 feet of sensitive
receptors is not permitted;
3. Staging and queuing areas shall not be located
within 1,000 feet of sensitive receptors;
4. Use of alternative fueled equipment is
recommended;
Electrify equipment when feasible;
Page 41 of 231
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
Use alternatively fueled construction equipment on-site
where feasible, such as compressed natural gas
(CNG), liquefied natural gas (LNG), propane or
biodiesel.
AQ -2(c) Best Available Control Technology (BACT) for
Construction Equipment. The following BACT for diesel-
fueled construction equipment shall be implemented during
construction activities at the project site, where feasible:
Further reducing emissions by expanding use of Tier 3
and Tier 4 off-road and 2010 on-road compliant
engines where feasible;
Repowering equipment with the cleanest engines
available; and
Installing California Verified Diesel Emission Control
Strategies, such as level 2 diesel particulate filters.
These strategies are listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future grading
will require field verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
AQ -2(d) Architectural Coating. To reduce ROG and NOX
levels during the architectural coating phase, low or no VOC-
emission paint shall be used with levels of 50 g/L or less.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map. To be field
verified prior to building permits.
City of San Luis
Obispo
Community
Development
Department.
TBD
AQ -2(e) Construction Activity Management Plan.
Emissions reduction measures and construction practices
required to comply with Mitigation Measures AQ-2(a)
through AQ-2(d) shall be documented in a Construction
Future development shall
incorporate the listed
provisions into development
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
City of San Luis
Obispo
Community
Page 42 of 231
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Activity Management Plan (CAMP) and submitted to
SLOAPCD for review and approval at least three months
before the start of construction. The CAMP shall include a
Dust Control Management Plan, tabulation of on and off-
road construction equipment (age, horse-power and miles
and/or hours of operation), construction truck trip schedule,
construction work-day period, and construction phasing. If
implementation of the Standard Mitigation and Best
Available Control Technology measures cannot bring the
project below the Tier 1 threshold (2.5 tons of NOX+ROG
per quarter), off-site mitigation shall be implemented in
coordination with SLOAPCD to reduce NOX and ROG
emissions to below the Tier 1 threshold.
plans prior to issuance of
grading permits.
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future grading
will require field verification.
Development
Department.
AQ -3(a) Standard Operational Mitigation Measures. Prior
to issuance of grading permits, the applicant shall define and
incorporate into the San Luis Ranch Specific Plan standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook to reduce emissions to below daily
threshold levels. Emission reduction measures shall include,
but would not be limited to:
Increase the building energy rating by 20 percent above
2013 Title 24 requirements (used in the California
Emissions Estimator Model) or consistent with 2016
Title 24 requirements, whichever is stricter. Measures
used to reach the 20 percent rating cannot be double
counted;
Utilize onsite renewable energy systems (e.g., solar,
wind, geothermal, low-impact hydro, biomass and bio-
gas); and
Provide bicycle-share program.
In addition, the proposed hotel component of the Specific
Plan shall participate in the SLO Car Free Program, provide
incentives to car-free travelers, and promote the program in
their communication tools.
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of these
measures and off-site
mitigation (described in
Mitigation Measure AQ-3[b])
prior to issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future grading
will require field verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
AQ -3(b) Off-Site Mitigation. If implementation of standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook described in Mitigation Measure AQ-3(a)
is insufficient to reduce emissions to below daily threshold
levels, then the applicant shall coordinate with SLOAPCD to
provide funding for off-site emission reduction measures to
reduce emissions to below daily threshold levels. In
accordance with SLOAPCD methodology, the excess
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of the measures
The Community Development
Department shall verify
compliance prior to issuance of
grading permits.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
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10
Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
emissions shall be multiplied by the cost effectiveness of
mitigation as defined in the State’s current Carl Moyer
Incentive Program Guidelines to determine the annual off-
site mitigation amount. This amount shall then be
extrapolated over the life of the project to determine total off-
site mitigation. Off-site emission reduction measures may
include, but would not be limited to:
Developing or improving park-and-ride lots;
Retrofitting existing homes in the project area with
SLOAPCD-approved wood combustion devices;
Retrofitting existing homes in the project area with
energy-efficient devices;
Constructing satellite worksites;
Funding a program to buy and scrap older, higher
emission passenger and heavy-duty vehicles;
Replacing/re-powering transit buses;
Replacing/re-powering heavy-duty diesel school
vehicles (i.e. bus, passenger or maintenance vehicles);
Funding an electric lawn and garden equipment
exchange program;
Retrofitting or re-powering heavy-duty construction
equipment, or on-road vehicles;
Re-powering marine vessels;
Re-powering or contributing to funding clean diesel
locomotive main or auxiliary engines;
Installing bicycle racks on transit buses;
Purchasing particulate filters or oxidation catalysts for
local school buses, transit buses or construction fleets;
Installing or contributing to funding alternative fueling
infrastructure (i.e. fueling stations for CNG, LPG,
conductive and inductive electric vehicle charging, etc.);
Funding expansion of existing transit services;
Funding public transit bus shelters;
Subsidizing vanpool programs;
Subsidizing transportation alternative incentive
programs;
Contributing to funding of new bike lanes;
Installing bicycle storage facilities; and
described in Mitigation
Measure AQ-3(a) and this off-
site mitigation prior to
issuance of grading permits.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Future
compliance to be determined
through field verification.
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Providing assistance in the implementation of projects
that are identified in City or County Bicycle Master
Plans.
Biological Resources
BIO-1(a) Best Management Practices. The applicant shall
ensure the following general wildlife Best Management
Practices (BMPs) are required for construction activity within
the San Luis Ranch Specific Plan Area:
No pets or firearms shall be allowed at the project site
during construction activities.
All trash that may attract predators must be properly
contained and removed from the work site. All such
debris and waste shall be picked up daily and properly
disposed of at an appropriate site.
All refueling, maintenance, and staging of equipment
and vehicles shall occur at least 100 feet from Prefumo
Creek and in a location where a spill would not drain
toward aquatic habitat. A plan must be in place for
prompt and effective response to any accidental spills
prior to the onset of work activities. All workers shall be
informed of the appropriate measures to take should an
accidental spill occur.
Pallets or secondary containment areas for chemicals,
drums, or bagged materials shall be provided. Should
material spills occur, materials and/or contaminants
shall be cleaned from the project site and recycled or
disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
Prior to construction activities in areas adjacent to
Prefumo Creek and Cerro San Luis Channel, the
drainage features shall be fenced with orange
construction fencing and signed to prohibit entry of
construction equipment and personnel unless
authorized by the City. Fencing should be located a
minimum of 20 feet from the edge of the riparian
canopy or top of bank and shall be maintained
throughout the construction period for each phase of
development. Once all phases of construction in this
area are complete, the fencing may be removed.
To control sedimentation during and after project
implementation, appropriate erosion control BMPs
(e.g., use of coir rolls, jute netting, etc.) shall be
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 45 of 231
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Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
implemented to minimize adverse effects on Prefumo
Creek. No plastic monofilament netting shall be utilized
on site.
Construction equipment shall be inspected at the
beginning of each day to ensure that wildlife species
have not climbed into wheel wells or under tracks since
the equipment was last parked. Any sensitive wildlife
species found during inspections shall be gently
encouraged to leave the area by a qualified biological
monitor or otherwise trained personnel.
All vehicles and equipment shall be in good working
condition and free of leaks.
Environmentally Sensitive Areas shall be delineated by
a qualified biologist prior to construction to confine
access routes and construction areas.
Construction work shall be restricted to daylight hours
(7:00 AM to 7:00 PM) to avoid impacts to nocturnal and
crepuscular (dawn and dusk activity period) species.
No construction night lighting shall be permitted within
100 yards of the top of the Prefumo Creek bank.
Concrete truck and tool washout shall be limited to
locations designated by a qualified biologist such that
no runoff will reach Prefumo Creek or Cerro San Luis
Channel.
All open trenches shall be constructed with appropriate
exit ramps to allow species that accidentally fall into a
trench to escape. Trenches will remain open for the
shortest period necessary to complete required work.
Existing facilities and disturbed areas shall be used to
the extent possible to minimize the amount of
disturbance and all new access roads other than the
Froom Ranch Way Bridge shall be cited to avoid high
quality habitat and minimize habitat fragmentation.
In the event that construction must occur within the
creek or creek setback, a biological monitor shall be
present during all such activities with the authority to
stop or redirect work as needed to protect biological
resources.
BIO-1(b) Worker Environmental Awareness Program
Training. Prior to the initiation of construction activities
(including staging and mobilization), the applicant shall
ensure all personnel associated with project construction
WEAP training requirements
shall be included on project
plans and shall be submitted
for review and approval by
The Environmental Monitor shall
verify environmental compliance
of the construction personnel in
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
Page 46 of 231
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13
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
attend a Worker Environmental Awareness Program
(WEAP) training.
The training shall be conducted by a qualified biologist,
to aid workers in recognizing special status resources
that may occur in the project area. The specifics of this
program shall include identification of the sensitive
species and habitats, a description of the regulatory
status and general ecological characteristics of
sensitive resources, and review of the limits of
construction and avoidance measures required to
reduce impacts to biological resources within the work
area. A fact sheet conveying this information shall also
be prepared for distribution to all contractors, their
employers, and other personnel involved with
construction of the project. All employees shall sign a
form provided by the trainer documenting they have
attended the WEAP and understand the information
presented to them.
the City prior to the approval
of grading and construction
permits.
accordance with WEAP training
requirements.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
10-21
projects
BIO-1(c) Western Pond Turtle and Two-Striped Garter
Snake Impact Avoidance and Minimization. The applicant
shall ensure the following actions are implemented to avoid
and minimize potential impacts to western pond turtle and
two-striped garter snake (these reptiles utilize similar
habitats; therefore, implementation of the proposed
measures for western pond turtle are also suitable and
appropriate for two-striped garter snake):
A qualified biologist(s) shall conduct a pre-construction
survey within 24 hours prior to the onset of work
activities within and around areas that may serve as
potential western pond turtle habitat. If this species is
found and the individuals are likely to be injured or
killed by work activities, the approved biologist shall be
allowed sufficient time to move them from the project
site before work activities begin. The biologist(s) must
relocate the any western pond turtle the shortest
distance possible to a location that contains suitable
habitat that is not likely to be affected by activities
associated with the project.
Access routes, staging, and construction areas shall be
limited to the minimum area necessary to achieve the
project goal and minimize potential impacts to western
pond turtle habitat including locating access routes and
construction staging areas outside of wetlands and
riparian areas to the maximum extent practicable.
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
Yes;
ongoing
with
individual
projects
Page 47 of 231
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14
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
BIO-1(d) California Red-legged Frog, Western spadefoot,
and Coast Range Newt Impact Avoidance and
Minimization. The applicant shall implement the following to
avoid and minimize potential impacts to CRLF. Because
coast range newt and western spadefoot are amphibians
that utilize similar habitats to CRLF, implementation of the
following measures provided for CRLF shall be implemented
for these species as well.
Only USFWS-approved biologists shall participate in
activities associated with the capture, handling, and
monitoring of CRLF.
Ground disturbance shall not begin until written
approval is received from the USFWS that the biologist
is qualified to conduct the work. If the USFWS does not
authorize the relocation of CRLF occurring within the
project site, CRLF found within the project site shall be
avoided with a 100-foot buffer and no activities shall
occur within that buffer until the CRLF has left the
project site on its own.
Areas of the project site that lie within 100 feet upland
from riparian or jurisdictional areas shall be surrounded
by a solid temporary exclusion fence (such as silt
fencing) that shall extend at least three feet above the
ground and be buried into the ground at least 6 inches
to exclude CRLF from the project site. Plastic
monofilament netting or other similar material will not
be used. The location of the fencing shall be
determined by a qualified biologist. The fence shall
remain in place throughout construction activities.
Installation of the exclusion fencing shall be monitored
by a qualified biologist to ensure that it is installed
correctly.
During new grading activities in habitats within 100 feet
upland from riparian or jurisdictional areas, a qualified
biologist shall be on-site to recover any spadefoot toads
that may be excavated/unearthed with native material
or found under vegetation. If the animals are in good
health, they shall be immediately relocated to a
designated release area. If they are injured, the animals
shall be turned over to an approved wildlife rehabilitator
until they are in a condition to be released into the
designated release area.
To ensure that diseases are not conveyed between
work sites by the approved biologist, the fieldwork code
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
Page 48 of 231
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
of practice developed by the Declining Amphibian
Populations Task Force shall be followed at all times.
BIO-1(e) Steelhead Impact Avoidance and Minimization.
The applicant shall ensure the following actions are
undertaken to avoid and minimize potential impacts to
steelhead:
Before any activities begin on the project, a qualified
biologist will conduct a training session for all
construction personnel. At a minimum, the training will
include a description of the steelhead and its habitat,
the specific measures that are being implemented to
conserve this species for the project, and the
boundaries within which the project may be
accomplished. Brochures, books, and briefings may be
used in the training session, provided that a qualified
person is on hand to answer any questions.
During the duration of project activities, all trash that
may attract predators will be properly contained and
secured, promptly removed from the work site, and
disposed of regularly. Following construction, all trash
and construction debris will be removed from the work
areas.
All refueling, maintenance, and staging of equipment
and vehicles will occur at least 100 feet from riparian
habitat or bodies of water and in a location where a
potential spill would not drain directly toward aquatic
habitat (e.g., on a slope that drains away from the water
source). The monitor shall ensure that contamination of
suitable habitat does not occur during such operations.
Prior to the onset of work activities, a plan must be in
place for prompt and effective response to any
accidental spills. All workers shall be informed of the
importance of preventing spills and of the appropriate
measures to take should an accidental spill occur.
The number of access routes, size of staging areas,
and the total area used for construction activities shall
be limited to the minimum area necessary to achieve
the project goals.
The City will only permit work within the immediate
vicinity of Prefumo Creek for times of the year when
potential impacts to steelhead would be minimal. Work
shall be restricted during the wet season (October 15
through April 30) and should ideally occur during the
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
Yes;
ongoing
with
individual
projects
Page 49 of 231
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Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
late summer and early fall during the driest portion of
the year; however, water may still be present during
construction. If work is proposed in the streambed and
water is present during construction, a diversion will be
required to dewater the work area and the following
avoidance and minimization measures will apply:
1. Upstream and downstream passage for fish,
including juvenile steelhead, shall be provided
through or around the construction site at all times
construction is occurring within the Prefumo Creek
streambed.
2. A qualified biologist shall conduct a pre-
construction survey and be present onsite during
the diversion installation and dewatering process
to capture and relocate any trapped steelhead
and/or other fish. Upon approval from the NMFS,
the biologist(s) must relocate these individuals the
shortest distance possible to a location that
contains suitable habitat that is not likely to be
affected by activities associated with the project.
3. Dewatering operations shall employ a five
millimeter mesh screen fastened to the intake
hose to exclude fish and other wildlife species
from the pump.
4. Steelhead shall be excluded from the construction
zone with block nets installed upstream and
downstream the of the bridge construction zone.
The distance upstream and downstream for block
net installation will depend on the type of
construction activities occurring in the streambed.
To control sedimentation during and after project
implementation, the following BMPs shall be
implemented. If the BMPs are somehow ineffective,
consultation with the City and appropriate resource
agencies will be undertaken, and all attempts to remedy
the situation will commence immediately.
1. It shall be the owner’s/contractor’s responsibility to
maintain control of the entire construction
operations and to keep the entire site in
compliance.
2. The owner/contractor shall be responsible for
monitoring erosion and sediment control measures
(including but not limited to fiber rolls, inlet
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
protections, silt fences, and gravel bags) prior,
during and after storm events, monitoring includes
maintaining a file documenting onsite inspections,
problems encountered, corrective actions, and
notes and a map of remedial implementation
measures.
3. Erosion shall be controlled by covering stockpiled
construction materials (i.e. soil, spoils, aggregate,
fly-ash, stucco, hydrated lime, etc.) over 2.0 cubic
yards that are not actively being used, consistent
with the applicable construction general permit, or
through other means of erosion control approved
by the City (e.g., surrounding with straw bales or
silt fencing). The site shall be maintained to
minimize sediment-laden runoff to any storm
drainage system including existing drainage
swales and/or sand watercourses.
a. Construction operations shall be carried
out in such a manner that erosion and
water pollution will be minimized.
b. State and local laws concerning pollution
abatement shall be complied with.
c. If grading operations are expected to denude
slopes, the slopes shall be protected with
erosion control measures immediately
following grading on the slopes.
4. Specifically, in order to prevent sedimentation and
debris from entering Prefumo Creek during
construction, silt fencing shall be installed along
the top of the banks on the west side of the
channel prior to the onset of construction
activities.
The project biologist will monitor construction activities,
in stream habitat, and overall performance of BMPs
and sediment controls for the purpose of identifying and
reconciling any condition that could adversely affect
steelhead or their habitat. The biologist will halt work if
necessary and will recommend site-specific measures
to avoid adverse effects to steelhead and their habitat.
Equipment will be checked daily for leaks prior to the
initiation of construction activities. A spill kit will be
placed near the creek and will remain readily available
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Initial Date Compliance
during construction in the event that any contaminant is
accidentally released.
In addition to these avoidance and minimization
measures, Mitigation Measure BIO-2(a) would also
ensure that potential temporary and permanent indirect
impacts to steelhead from the project are reduced as
much as practicable.
BIO-1(f) Great Blue Heron and Monarch Butterfly Impact
Avoidance and Minimization. The applicant shall ensure
the following actions are undertaken to avoid and minimize
potential impacts to overwintering monarch butterflies and
nesting great blue herons.
Tree trimming/removal and construction activities that
affect eucalyptus trees near or within the monarch
overwintering grove or active great blue heron nests
identified in the San Luis Ranch Monarch Trees
Inspection Memo, Results of 2015 and 2016 San Luis
Ranch Heron Rookery Surveys Memo, and San Luis
Ranch – Prefumo Creek Widening Biological
Constraints Memo prepared by Althouse and Meade
(Appendix F), shall not be conducted during the
monarch butterfly overwintering season from October 1
through March 31 if monarch butterflies are present, or
while great blue heron nests are active from February 1
to August 31. If construction activities must be
conducted during these periods, a qualified biologist
shall conduct overwintering monarch surveys and/or
nesting great blue heron surveys within one week of
habitat disturbance. If surveys do not locate clustering
monarchs or nesting great blue herons, construction
activities may be conducted. If clustering monarchs
and/or nesting great blue herons are located, no
construction activities shall occur within 100 feet of the
edge of the overwintering grove and/or active nest(s)
until the qualified biologist determines that no more
monarchs are overwintering in the grove or the nest(s)
are no longer active.
A qualified biologist shall prepare and implement a
habitat enhancement plan prior to issuance of grading
permits to enhance and restore overwintering and
nesting habitat that is to be preserved. The habitat
enhancement plan shall include native shrubs and trees
such as Monterey Cypress (Hesperocyparis
macrocarpa) that may support heron roosting and
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
Yes;
ongoing
with
individual
projects
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
monarch butterfly overwintering. As eucalyptus trees
senesce, they shall be replaced with native species.
Native trees and shrubs shall also be used to
supplement gaps in canopy or act as windbreaks.
Create new offsite nesting habitat for great blue herons
to mitigate for removal of onsite nesting habitat. With a
qualified biologist present, the current rookery may be
moved to a suitable offsite location where the same
great blue herons can resume nesting, following
methods detailed in Crouch et al. (2002). It should be
noted that creating offsite nesting habitat for great blue
herons is experimental and that the relocation
techniques described in Crouch et al. (2002) were used
to relocate black-crowned night heron (Nycticorax
nycticorax). In addition, an agreement with the City will
be required prior to implementation of the offsite
strategy on their property. The methods detailed in
Crouch et al. (2002) include:
a. This entails at least one year of pre-construction
monitoring of the rookery, where the timing of
rookery activities will be noted: arrival of breeding
adults, egg laying, hatching, and fledging. During
this time, audio recordings of adults and juveniles
shall be made.
b. Following the completion of the nesting season in
late summer, a certified arborist specializing in the
translocation of trees will examine the mature
trees onsite and work with the City’s Natural
Resources Manager to determine whether or not it
is feasible to relocate the mature trees containing
nests across Madonna Road to a suitable location
at Laguna Lake Open Space.
c. Prior to the start of the next nesting season (based
on timing of adult arrival in previous years),
nesting adults will be recruited to the new location
via decoys and playback of vocalizations. The new
location will be monitored regularly by a qualified
biologist for the following three breeding seasons.
BIO-1(g) Nesting Birds Impact Avoidance and
Minimization. The applicant shall ensure the following
actions are undertaken to avoid and minimize potential
impacts to nesting birds:
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
Yes;
ongoing
with
individual
projects
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Agency or Party
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Initial Date Compliance
For construction activities occurring during the nesting
season (generally February 1 to September 15),
surveys for nesting birds covered by the California Fish
and Game Code and the Migratory Bird Treaty Act shall
be conducted by a qualified biologist no more than 14
days prior to vegetation removal. The surveys shall
include the disturbance area plus a 500-foot buffer
around the site. If active nests are located, all
construction work shall be conducted outside a buffer
zone from the nest to be determined by the qualified
biologist. The buffer shall be a minimum of 50 feet for
non-raptor bird species and at least 300 feet for raptor
species. Larger buffers may be required depending
upon the status of the nest and the construction
activities occurring in the vicinity of the nest. The buffer
area(s) shall be closed to all construction personnel
and equipment until the adults and young are no longer
reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young
have fledged the nest prior to removal of the buffer.
If feasible, removal of vegetation within suitable nesting
bird habitats will be scheduled to occur in the fall and
winter (between September 1 and February 14), after
fledging and before the initiation of the nesting season.
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
BIO-1(h) Roosting Bats Impact Avoidance and
Minimization. The applicant shall ensure the following
actions are undertaken to avoid and minimize potential
impacts to roosting bats:
Prior to issuance of grading permits, a qualified biologist
shall conduct a survey of existing structures within the
project site to determine if roosting bats are present.
The survey shall be conducted during the non-breeding
season (November through March). The biologist shall
have access to all interior attics, as needed. If a colony
of bats is found roosting in any structure, further
surveys shall be conducted sufficient to determine the
species present and the type of roost (day, night,
maternity, etc.) If the bats are not part of an active
maternity colony, passive exclusion measures may be
implemented in close coordination with CDFW. These
exclusion measures must include one-way valves that
allow bats to exit the structure but are designed so that
the bats may not re-enter the structure.
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Current grading
efforts comply. Future
compliance to be determined
through field verification.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
Yes;
ongoing
with
individual
projects
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Agency or Party
Compliance Verification
Initial Date Compliance
If a bat colony is excluded from the project site,
appropriate alternate bat habitat as determined by a
qualified biologist shall be installed on the project site or
at an approved location offsite.
Prior to removal of any trees over 20 inches diameter-
at-breast-height (DBH), a survey shall be conducted by
a qualified biologist to determine if any of the trees
proposed for removal or trimming harbor sensitive bat
species or maternal bat colonies. If a non-maternal
roost is found, the qualified biologist, in close
coordination with CDFW shall install one-way valves or
other appropriate passive relocation method. For each
occupied roost removed, one bat box shall be installed
in similar habitat and should have similar cavity or
crevices properties to those which are removed,
including access, ventilation, dimensions, height above
ground, and thermal conditions. Maternal bat colonies
may not be disturbed.
BIO-2(a) Habitat Mitigation and Monitoring Plan. A
Habitat Mitigation and Monitoring Plan (HMMP) shall be
prepared which will provide a minimum 2:1 ratio (replaced:
removed) for temporary and permanent impacts to riparian
habitat. The HMMP will identify the specific mitigation sites
and it will be implemented immediately following project
completion. The HMMP shall include, at a minimum, the
following components:
Description of the project/impact site (i.e. location,
responsible parties, areas to be impacted by habitat
type);
Goal(s) of the compensatory mitigation project [type(s)
and area(s) of habitat to be established, restored,
enhanced, and/or preserved; specific functions and
values of habitat type(s) to be established, restored,
enhanced, and/or preserved];
Description of the proposed compensatory mitigation
site (location and size, ownership status, existing
functions and values of the compensatory mitigation
site);
Implementation plan for the compensatory mitigation
site (rationale for expecting implementation success,
responsible parties, schedule, site preparation, planting
plan [including plant species to be used, container
sizes, seeding rates, etc.]);
The HMMP required by
Mitigation Measure BIO-2(a)
shall specify the location,
timing, species composition,
and maintenance of all
restored, enhanced, and
newly established riparian and
wetland areas, and tree
replacement. The applicant
shall submit the HMMP to the
City for approval prior to
recordation of the VTTM, and
shall update and resubmit to
the City prior to each phase of
construction.
The City shall review and
approve the HMMP (and
associated tree replacement
requirements) for compliance
prior to issuance of grading
permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
1-19 HMMP
prepared;
annual
report
pending
later this
year
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Agency or Party
Compliance Verification
Initial Date Compliance
Maintenance activities during the monitoring period,
including weed removal and irrigation as appropriate
(activities, responsible parties, schedule);
Monitoring plan for the compensatory mitigation site,
including no less than quarterly monitoring for the first
year (performance standards, target functions and
values, target acreages to be established, restored,
enhanced, and/or preserved, annual monitoring
reports);
Success criteria based on the goals and measurable
objectives; said criteria to be, at a minimum, at least 80
percent survival of container plants and 80 percent
relative cover by vegetation type;
An adaptive management program and remedial
measures to address negative impacts to restoration
efforts;
Notification of completion of compensatory mitigation
and agency confirmation; and
Contingency measures (initiating procedures,
alternative locations for contingency compensatory
mitigation, funding mechanism).
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. HMMP
prepared by developer and
verified by City staff. Annual
report required from developer
later this year.
BIO-2(b) Tree Replacement. Riparian trees four inches or
greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced:
removed). Trees 24 inches or greater inches DBH shall be
replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following
guidelines provided in the California Salmonid Stream
Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010).
Tree replacement shall be conducted in accordance
with a Natural Habitat Restoration and Enhancement
Plan to be approved by the City’s Natural Resource
Manager.
The Natural Habitat Restoration and Enhancement Plan
shall prioritize the planting of replacement trees on-site
where feasible, but shall allow that replacement trees
may be planted off-site with approval of the City’s
Natural Resource Manager.
Replacement trees may be planted in the fall or winter
of the year in which trees were removed. All
replacement trees will be planted no more than one
Tree and vegetation
replacement shall occur within
the same construction phase
as tree and vegetation
removal.
The City shall review and
approve the tree replacement
requirements for compliance
prior to issuance of grading
permits and the onset of
construction for each phase.
Replacement plants shall be
monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Periodic onsite
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
Ongoing
for 3
years
from
onset of
tree
planting
for
individual
projects
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
year following the date upon which the native trees
were removed.
monitoring needed during
grading and construction
activities; long-term compliance
with annual inspections for 3
years.
BIO-2(c) Froom Ranch Way Bridge Design to Avoid
Riparian Areas. The Froom Ranch Way Bridge crossing
footings shall be placed outside mapped riparian areas. The
placement of the bridge and footings shall be indicated on
the Development Plan, VTTM, and HMMP, and shall show
the bridge’s placement in relation to existing vegetation and
the bed and bank of Prefumo Creek.
Tree and vegetation removal
associated with the
construction of the Froom
Ranch Way Bridge crossing
shall be replaced during or
immediately subsequent to
completion of that project
component.
The City shall review and
approve the HMMP for
compliance prior to issuance of
grading permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Periodic onsite
monitoring needed during
bridge construction activities;
long-term compliance for 5
years.
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
Ongoing
for 5
years
starting
with
bridge
activities
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Cultural Resources
CR-1(a) Historical Structure Relocation and
Reconstruction Plan. In order to implement Specific Plan
Policy 2.5, a relocation and reconstruction plan for the
former spectator’s barn/viewing stand, main residence, and
main barn shall be developed by a qualified historic
architect. The plan shall include a structural/architectural
report documenting existing integrity and conditions and
include detailed treatment methods and measures to ensure
that historic integrity is retained and that all identified
character defining features will be preserved.
The project applicant shall
prepare the relocation and
reconstruction plan for the
main residence and the
spectators’ barn/viewing
stand to the satisfaction of the
Community Development
Director prior to the issuance
of project grading permits.
Project grading plans shall
detail phasing and include
sufficient detail to
demonstrate the sequencing
and completion of the
relocation and reconstruction
plan.
The City shall confirm
completion of and approve the
relocation and reconstruction
plan and archival
documentation. The City shall
also review applicable plans for
compliance with
recommendations of the
relocation and reconstruction
plan and periodically inspect
the site to ensure compliance.
Compliance Status:
Plan verified by city staff, and
relocation is completed.
City of San Luis
Obispo
Community
Development
Director.
11-19 Yes
CR-1(b) Archival Documentation of Historic Buildings.
The applicant shall provide archival documentation of the
San Luis Ranch Complex in as-built and as-found condition
in the form of an Historic American Building Survey (HABS)
Level II documentation. The documentation shall comply
with the Secretary of the Interior’s Standards for
Architectural and Engineering Documentation (NPS 1990),
and shall include large-format photographic recordation,
detailed historic narrative report, and compilation of historic
research. The documentation shall be completed by a
qualified architectural historian or historian who meets the
Secretary of the Interior’s Professional Qualification
Standards for History and/or Architectural History (NPS
1983). The original archival-quality documentation shall be
offered as donated material to the History Center of San Luis
Obispo County. Archival copies of the documentation shall
also be submitted to the San Luis Obispo County Library.
The applicant shall complete
archival documentation of the
San Luis Ranch Complex
prior to the removal,
relocation, reconstruction,
and/or demolition of the
structures on the project site
to the satisfaction of the
Community Development
Director.
The City shall confirm
completion of and approve the
archival documentation. The
City shall confirm submittal of
the documentation to the
History Center of San Luis
Obispo County and the San
Luis Obispo County Library.
Compliance Status:
City staff confirmed archival
documentation.
City of San Luis
Obispo
Community
Development
Director.
11-19 Yes
CR-1(c) Informational Display of Historic Resources. A
retrospective interpretive display detailing the history of the
San Luis Ranch Complex and the project site, its
significance, and its important details and features shall be
developed by the applicant. The information should be
incorporated into a publicly-accessed building on the project
The applicant shall develop
and install an informational
display of the site’s identified
historical resources prior to
opening of the Agricultural
The information display shall
be prepared in accordance with
recommendations of a qualified
historic consultant and shall be
approved by the Community
Development Director.
City of San Luis
Obispo
Community
Development
Director.
TBD
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
site, such as the proposed Agricultural Heritage Facilities
and Learning Center, or a publicly-accessed outdoor
location. The display shall include images and details from
the HABS documentation described in Mitigation Measure
CR-1(b) and any collected research pertaining to the historic
property. The content shall be prepared by a qualified
architectural historian or historian who meets the Secretary
of the Interior’s Professional Qualification Standards for
History and/or Architectural History (NPS 1983).
Heritage Facilities and
Learning Center to the public.
Compliance Status:
Displays will need to be
reviewed by Cultural Heritage
Committee, pending final
development plans for Ag
Heritage Center
CR-2(a) Retain a Qualified Principal Investigator. In
accordance with Conservation and Open Space Policies
3.5.6 and 3.5.7, a qualified principal investigator, defined as
an archaeologist who meets the Secretary of the Interior’s
Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation
measures related to archaeological resources.
Monitoring shall involve inspection of subsurface
construction disturbance at or in the immediate vicinity of
known sites, or at locations that may harbor buried
resources that were not identified on the site surface. A
Native American monitor shall also be present because the
area is a culturally sensitive location. The monitor(s) shall be
on-site on a full-time basis during earthmoving activities,
including grading, trenching, vegetation removal, or other
excavation activities.
The project applicant shall
retain a qualified principal
investigator prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified principal investigator.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Monitor hired
and in place.
City of San Luis
Obispo
Community
Development
Department.
11-19
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
CR-2(b) Unanticipated Discovery of Archaeological
Resources. In the event that archaeological resources are
exposed during construction, all work shall be halted in the
vicinity of the archaeological discovery until a qualified
archaeologist can visit the site of discovery and assess the
significance of the cultural resource. In the event that any
artifact or an unusual amount of bone or shell is encountered
during construction, work shall be immediately stopped and
relocated to another area. The lead agency shall stop
construction within 100 feet of the exposed resource until a
qualified archaeologist/paleontologist can evaluate the find
(see 36 CFR 800.11.1 and CCR, Title 14, Section
15064.5[f]). Examples of such cultural materials might
include: ground stone tools such as mortars, bowls, pestles,
and manos; chipped stone tools such as projectile points or
choppers; flakes of stone not consistent with the immediate
geology such as obsidian or fused shale; historic trash pits
containing bottles and/or ceramics; or structural remains. If
the resources are found to be significant, they must be
The project applicant shall
retain a qualified Native
American monitor prior to the
issuance of grading permits.
The requirement that
construction work be stopped
in the event of discovery of
archaeological resources
shall be included on
construction plans prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified Native American
monitor. The City shall also
inspect the site periodically
during grading and demolition
to ensure compliance with this
measure. The City shall review
construction plans and
periodically inspect project
construction to ensure
compliance with this measure.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Ongoing
City of San Luis
Obispo
Community
Development
Department.
Yes;
ongoing
with
individual
projects
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
avoided or will be mitigated consistent with State Historic
Preservation Office (SHPO) Guidelines.
monitoring in place; no
unanticipated resources yet
discovered. Ongoing.
Geology and Soils
GEO-1 Earthquake and Ground Acceleration Design and
Construction Measures. Design and construction of the
buildings, roadway infrastructure and all subgrades shall be
specifically proportioned to resist Design Earthquake Ground
Motions (Design amax) of SD1=0.481 and SDS=0.832 and
engineered to withstand Maximum Considered Earthquake
(MCE) peak ground acceleration (PGAM) equal to 0.519 g,
as described in the Soils Engineering Report for the project
(GeoSolutions, Inc., 2015). The design should take into
consideration the soil type, potential for liquefaction, and the
most current and applicable seismic attenuation methods
that are available.
These requirements shall be
incorporated into project
design plans submitted for
approval before the issuance
of grading and building
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to building permits.
City of San Luis
Obispo
Community
Development
Department.
Yes;
included
on map
approvals
To be
verified
with
permits
GEO-2 Operational Seismic Safety Requirement. For
retail stores included in the project, goods for sale may be
stacked no higher than 8 feet from the floor in any area
where customers are present, unless provisions are made to
prevent the goods from falling during an earthquake of up to
7.5 magnitude. The stacking or restraint methods shall be
reviewed and approved by the City before approval of
occupancy permits, and shall be a standing condition of
occupancy.
These requirements shall be
incorporated into project site
plans submitted for approval
before the approval of final
development plan.
The Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to occupancy
clearance.
City of San Luis
Obispo
Community
Development
Department.
Yes;
included
on map
approvals
To be
verified
with
permits
GEO-3 Geotechnical Design. The project plans and
specifications shall include the geotechnical
recommendations included in the Soils Engineering Report,
prepared by GeoSolutions, Inc. on May 29, 2015.
Recommendations therein that shall be incorporated into the
final project building plans include specification for the
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
City of San Luis
Obispo
Community
Development
Department.
Yes;
included
on map
approvals
To be
verified
with
Page 60 of 231
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27
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
following components of development preparation and
design:
Building Pad Preparation
Paved Areas Preparation
Pavement Design
Interlocking Concrete Pavers
Conventional Foundations
Post-Tensioned Slabs
Slab-On-Grade Construction
Retaining Walls
Exterior Concrete Flatwork
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to occupancy
clearance.
permits
Hazards and Hazardous Materials
HAZ-4 Soil Sampling and Remediation. Prior to issuance
of any grading permits, a contaminated soil assessment
shall be completed in the portions of land to be graded for
development. Soil samples shall be collected under the
supervision of a professional geologist or environmental
professional to determine the presence or absence of
contaminated soil in these areas. The sampling density shall
be in accordance with guidance from San Luis Obispo
County Environmental Health Services, so as to define the
volume of soil that may require remediation. Laboratory
analysis of soil samples shall be analyzed for the presence
of organochlorine pesticides, in accordance with EPA Test
Method SW8081A, and heavy metals in accordance with
EPA Test Methods 6010B and 7471A. If soil sampling
indicates the presence of pesticides or heavy metals
exceeding applicable environmental screening levels, the
soil assessment shall identify the volume of contaminated
soil to be excavated.
If concentrations of contaminants exceed EPA action levels
and therefore warrant remediation, contaminated materials
shall be remediated either prior to concurrent with
construction and an Environmental Site Assessment (ESA)
shall be prepared. Cleanup may include excavation,
disposal, bio-remediation, or any other treatment of
conditions subject to regulatory action. All necessary reports,
regulations and permits shall be followed to achieve cleanup
of the site. The contaminated materials shall be remediated
under the supervision of an environmental consultant
licensed to oversee such remediation and under the
direction of the lead oversight agency. The remediation
program shall also be approved by a regulatory oversight
The contaminated soils
assessment and remediation
program, if necessary, shall
be submitted and approved
by the City’s Community
Development Department and
applicable regulatory
oversight agency prior to the
issuance of project grading
permits.
As applicable, the Community
Development Department shall
ensure implementation of a
remediation program according
to the measures included
therein and as approved by a
regulatory oversight agency.
Compliance Status:
Noted on Tract Map and grading
plans. Soil sampling is ongoing
consistent with health and safety
Plan.
City of San Luis
Obispo
Community
Development
Department.
11-19
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 61 of 231
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Mitigation Monitoring and Reporting Program (updated February 2022)
28
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
agency, such as the San Luis Obispo County Environmental
Health Services, the Regional Water Quality Control Board
(RWQCB), or DTSC. All proper waste handling and disposal
procedures shall be followed. Upon completion of the
remediation, the environmental consultant shall prepare a
report summarizing the project, the remediation approach
implemented, and the analytical results after completion of
the remediation, including all waste disposal or treatment
manifests.
HAZ-6 HAZ-6 Naturally Occurring Asbestos Exposure
Avoidance and Minimization:
a. Prior to earthwork activities, a site-specific health and
safety plan shall be developed per California
Occupational Safety and Health Administration
(CalOSHA) requirements. The plan shall include
appropriate health and safety measures if NOA is
detected in soil or bedrock beneath the project site. All
construction workers that have the potential to come
into contact with contaminated soil/bedrock and
groundwater shall be knowledgeable of the
requirements in the health and safety plan, which
includes proper training and personal protective
equipment. The health and safety plan shall prescribe
appropriate respiratory protection for construction
workers.
b. Prior to beginning construction, a soil and bedrock
analysis for asbestos using polarized light microscopy
and transmission electron microscopy by a qualified
laboratory shall be conducted. Samples of soil shall be
collected from multiple locations across the site, and
bedrock samples shall be collected from locations
where excavation into bedrock is anticipated. If NOA is
detected, appropriate regulations pertaining to
excavation, removal, transportation, and disposal of
NOA shall be followed. The sampling strategy shall
take into account the locations of potential source
areas, and the anticipated lateral and vertical
distribution of contaminants in soil and/or groundwater.
The results of the investigation shall be documented in
a report that is signed by a California Professional
Geologist. The report shall include recommendations
based upon the findings for additional
investigation/remediation if contaminants are detected
above applicable screening levels (e.g., excavate and
The measures to avoid and
minimize exposure to NOA
shall be included on project
grading and building plans,
and submitted to and
approved by the City’s
Community Development
Department and, as
applicable, California
Professional Geologist prior to
the issuance of project
grading and building permits.
As applicable, the Community
Development Department shall
ensure implementation of
avoidance and minimization
measures included therein and
as approved by a California
Professional Geologist.
Compliance Status:
Noted on Tract Map and grading
plans. Health and Safety Plan
submitted and accepted by
City.
City of San Luis
Obispo
Community
Development
Department.
11-19
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 62 of 231
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Mitigation Monitoring and Reporting Program (updated February 2022)
29
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
dispose, groundwater and/or soil vapor extraction, or in
situ bioremediation).
c. During earthwork activities, appropriate procedures
shall be incorporated in the event that NOA is detected
in soil or bedrock beneath the project site. These
procedures shall be followed to eliminate or minimize
construction worker or general public exposure to
potential contaminants in soil. Procedures shall include
efforts to control fugitive dust, contain and cover
excavation debris piles, appropriate laboratory analysis
of soil for waste characterization, and segregation of
contaminated soil from uncontaminated soil. The
applicable regulations associated with excavation,
removal, transportation, and disposal of contaminated
soil shall be followed (e.g., tarping of trucks and waste
manifesting). These procedures may be subject to San
Luis Obispo APCD requirements under the California
ARB ATCM for Construction, Grading, Quarrying, and
Surface Mining Operations.
Hydrology and Water Quality
HWQ-1(a) Stormwater Pollution Prevention Plan. All
required actions shall be implemented pursuant to a SWPPP
and SWMP to be prepared by the project applicant and
submitted by the City to the Regional Water Quality Control
Board under the NPDES Phase II program. At a minimum,
the SWPPP/SWMP shall including the following BMPs:
The use of sandbags, straw bales, and temporary de-
silting basins during project grading and construction
during the rainy season to prevent discharge of
sediment-laden runoff into stormwater facilities;
Revegetation as soon as practicable after completion of
grading to reduce sediment transport during storms;
Installation of straw bales, wattles, or silt fencing at the
base of bare slopes before the onset of the rainy
season (October 15th through April 15th);
Installation of straw bales, wattles, or silt fencing at the
project perimeter and in front of storm drains before the
onset of the rainy season (October 15th through April
15th); and/or
Alternative BMPs as approved by the RWQCB as part
of the SWPPP submittal.
The project applicant shall
prepare a SWPPP and SWMP
that identifies construction-
related staging and
maintenance areas, and at a
minimum, the BMPs identified
in Mitigation Measure HWQ-
1(a). The SWPPP and notices
shall be submitted for review
and approval by the City prior
to the initiation of construction.
The SWPPP/SWMP shall be
designed to address erosion
and sediment control during all
phases of development of the
site until all disturbed areas are
permanently stabilized.
The City shall ensure
compliance with the SWPPP. A
Geotechnical Engineer or an
Engineering Geologist shall be
made available to monitor
technical aspects of the grading
activities, including installation of
the drainage outlets and
associated headwalls and
aprons. The City shall also
inspect the site during grading to
monitor runoff and after
conclusion of grading activities.
Compliance Status:
Noted on Tract Map and grading
plans. SWPPP was submitted
prior to issuance of grading
permits.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 63 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
30
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
HWQ-1(b) Berms and Basins. As specified in the SWPPP,
the applicant shall be required to manage and control runoff
by constructing temporary berms, sediment basins, runoff
diversions, or alternative BMP’s as approved by the RWQCB
as part of the SWPPP submittal, in order to avoid
unnecessary siltation into local streams during construction
activities where grading and construction shall occur in the
vicinity of such streams.
Berms and basins shall be constructed when grading
commences and be periodically inspected and
maintained. The project applicant shall sufficiently
document, to the CCRWQCB satisfaction, the proper
installation of such berms and basins during grading.
The applicant shall include
required berms and basins on
project design plans which
must be reviewed and
approved by the City prior to
the approval of the VTTM.
The City shall ensure
compliance with runoff control
requirements. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
berms and basins. The City
shall also inspect the site during
grading to monitor runoff and
after conclusion of grading
activities.
Compliance Status:
Noted on Tract Map and grading
plans. SWPPP was submitted
prior to issuance of grading
permits.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HWQ-1(c) Concept Grading Plan and Master Drainage
Plan. As specified in the SWPPP and the City’s Floodplain
Management Regulations, the applicant shall be required to
submit a Grading Plan and Master Drainage Plan to the
Planning Division and City Public Works Director for
approval prior to approval of the VTTM. The grading and
drainage plans shall be designed to minimize erosion and
water quality impacts, to the extent feasible, and shall be
consistent with the project’s SWPPP. The plans shall include
the following:
a. Graded areas shall be revegetated with deep-rooted,
native, non-invasive drought tolerant species to
minimize slope failure and erosion potential. Geotextile
fabrics shall be used if necessary to hold slope soils
until vegetation is established;
b. Temporary storage of construction equipment shall be
limited to a minimum of 100 feet away from drainages
on the project site; and
c. Erosion control structures shall be installed.
d. Demonstrate peak flows and runoff for each phase of
construction.
The project applicant shall
prepare a Grading Plan and
Master Drainage Plan. The
Grading Plan and Master
Drainage Plan shall be
submitted for review and
approval by the City prior to
the approval of the VTTM. The
grading and drainage plans
shall be designed to minimize
erosion and water quality
impacts, to the extent
feasible, and shall be
consistent with the project’s
SWPPP.
The City shall ensure
compliance with the grading and
drainage plans. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
drainage outlets and associated
headwalls and aprons. The City
shall also inspect the site during
grading to monitor runoff and
after conclusion of grading
activities.
Compliance Status:
Noted on Tract Map and grading
plans. Master Drainage Report
was part of the plan review
process and was submitted
and approved prior to approval
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 64 of 231
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Mitigation Monitoring and Reporting Program (updated February 2022)
31
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
e. Be coordinated with habitat restoration efforts, including
measures to minimize removal of riparian and wetland
habitats and trees (Mitigation Measures BIO-2[a] and
BIO-2[b]).
f. Grading and drainage plans shall be submitted for
review and approval by the Planning Division. The
applicant shall ensure installation of erosion control
structures prior to beginning of construction of any
structures, subject to review and approval by the City.
of the Onsite and Offsite
Improvement Plans.
HWQ-3(a) Stormwater Quality Treatment Controls. BMP
devices shall be incorporated into the stormwater quality
system depicted in the Master Drainage Plan (refer to
Mitigation Measure HWQ-1[c]). The final design of the
stormwater quality system shall be reviewed and approved
by the City.
The Master Drainage Plan shall contain the following
relevant BMPs:
Vegetated bioswales to reduce sediment and
particulate forms of metals and other pollutants along
corridors of planted grasses.
Vegetated buffer strips to reduce sediment and
particulate forms of metals and nutrients.
BMP devices shall be
incorporated into the
stormwater quality system
depicted in the Master
Drainage Plan (refer to
Mitigation Measure HWQ-
1[c]). The final design of the
stormwater quality system
shall be reviewed and
approved by the City.
The applicant shall demonstrate
inclusion of BMPs within the
VTTM, Utilities Plan, and Master
Drainage Plan, which shall be
submitted for review and
approval by the City prior to
Development Plan approval and
VTTM recordation.
Compliance Status:
Noted on Tract Map and grading
plans. Stormwater BMP
Maintenance Manual, referred
to as an Operation and
Maintenance (O&M) Manual,
was submitted and approved
as part of the Public
Improvement Plan review
process. It is anticipated that
O&M Manual may need to be
updated if any field changes
occur.
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HWQ-3(b) Stormwater BMP Maintenance Manual. The
project applicant shall prepare a development maintenance
manual for the stormwater quality system BMPs (refer to
Mitigation Measure HWQ-3[a]). The maintenance manual
shall include detailed procedures for maintenance and
operations of all stormwater facilities to ensure long-term
operation and maintenance of post-construction stormwater
controls. The maintenance manual shall require that
stormwater BMP devices be inspected, cleaned, and
maintained in accordance with the manufacturer’s
The project applicant shall
prepare a development
maintenance manual for the
stormwater quality system
BMPs according to the
specifications in this
measure.
The maintenance manual shall
be submitted for review and
approval by the City prior to
Development Plan approval and
VTTM recordation.
Compliance Status:
Noted on Tract Map and grading
plans. Stormwater BMP
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 65 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
32
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
maintenance specifications. The manual shall require that
devices be cleaned prior to the onset of the rainy season
(i.e., October 15th) and immediately after the end of the
rainy season (i.e., May 15th). The manual shall also require
that all devices be checked after major storm events.
Maintenance Manual, referred
to as an Operation and
Maintenance (O&M) Manual,
was submitted and approved
as part of the Public
Improvement Plan review
process. It is anticipated that
O&M Manual may need to be
updated if any field changes
occur.
HWQ-3(c) Stormwater BMP Semi-Annual Maintenance
Report. The property manager(s) or acceptable
maintenance organization shall submit to the City of San
Luis Obispo Public Works Department a detailed report
prepared by a licensed Civil Engineer addressing the
condition of all private stormwater facilities, BMPs, and any
necessary maintenance activities on a semi-annual basis
(October 15th and May 15th of each year). The requirement
for maintenance and report submittal shall be recorded
against the property.
The property manager(s) or
acceptable maintenance
organization shall submit to
the City of San Luis Obispo
Public Works Department a
detailed report prepared by a
licensed Civil Engineer
addressing the condition of all
private stormwater facilities,
BMPs, and any necessary
maintenance activities on a
semi-annual basis (October
15th and May 15th of each
year)
The maintenance reports shall
be submitted for review and
approval by the City on a semi-
annual basis and shall be
included with the VTTM
recordation.
Compliance Status:
Noted on Tract Map and grading
plans. The requirement for
semi-annual reporting will start
after the completion of
installation of BMPs.
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
Yes;
included
on map
approvals
To be
verified
as
required
HWQ-4 Conditional Letter of Map Revision/Letter of Map
Revision. The applicant, in conjunction with the City of San
Luis Obispo, shall prepare the CLOMR application and
obtain a LOMR from FEMA.
The applicant shall prepare the
CLOMR application and
submit it to FEMA.
The City will confirm that FEMA
has approved the CLOMR prior
to issuance of a grading permit,
and LOMR prior to occupancy.
Compliance Status:
CLOMR has been submitted to
and approved by FEMA.
City of San Luis
Obispo
Community
Development
Department.
Yes
Page 66 of 231
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Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Noise
N-1(a) Construction Vehicle Travel Route. Construction
vehicles and haul trucks shall utilize roadways which avoid
residential neighborhoods and sensitive receptors where
possible. The applicant shall submit a proposed construction
vehicle and hauling route for City review and approval prior
to grading/building permit issuance. The approved
construction vehicle and hauling route shall be used for soil
hauling trips prior to construction as well as for the duration
of construction.
Construction plans shall note
construction hours and truck
routes, and shall be submitted
to the City for approval prior to
grading and building permit
issuance for each project
phase. The Community
Development department shall
confirm that construction noise
reduction measures are
incorporated in plans prior to
approval of grading/building
permit issuance.
City staff shall ensure
compliance throughout all
construction phases. Building
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Noted on Tract Map and grading
plans.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
N-1(b) Construction Activity Timing. Except for
emergency repair of public service utilities, or where an
exception is issued by the Community Development
Department, no operation of tools or equipment used in
construction, drilling, repair, alteration, or demolition work
shall occur daily between the hours of 7:00 PM and 7:00
AM, or any time on Sundays, holidays, or after sunset, such
that the sound creates a noise disturbance that exceeds 75
dBA for single family residential, 80 dBA for multi-family
residential, and 85 dBA for mixed residential/commercial
land uses across a residential or commercial property line.
Construction plans shall note
construction hours and shall
be submitted to the City for
approval prior to grading and
building permit issuance for
each project phase. Schedule
and neighboring property
owner notification mailing list
shall be submitted 10 days
prior to initiation of any earth
movement. The Community
Development department shall
confirm that construction noise
reduction measures are
incorporated in plans prior to
approval of grading/building
permit issuance.
All construction workers shall
be briefed at a pre-
construction meeting on
construction hour limitations. A
workday schedule will be
adhered to for the duration of
construction for all phases.
City staff shall ensure
compliance throughout all
construction phases. Building
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Noted on Tract Map and grading
plans. Periodic onsite
monitoring; verify through
complaints and follow up.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
N-1(c) Construction Equipment Best Management
Practices (BMPs). For all construction activity at the project
site, noise attenuation techniques shall be employed to
Construction plans shall note
construction Best
Management Practices
City staff shall ensure
compliance throughout all
construction phases. Building
City of San Luis
Obispo
Community
1-20
4-20
7-20
Yes;
ongoing
with
Page 67 of 231
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34
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
ensure that noise levels are maintained within levels allowed
by the City of San Luis Obispo Municipal Code, Title 9,
Chapter 9.12 (Noise Control). Such techniques shall include:
Sound blankets on noise-generating equipment.
Stationary construction equipment that generates noise
levels above 65 dBA at the project boundaries shall be
shielded with barriers that meet a sound transmission
class (a rating of how well noise barriers attenuate
sound) of 25.
All diesel equipment shall be operated with closed
engine doors and shall be equipped with factory-
recommended mufflers.
For stationary equipment, the applicant shall designate
equipment areas with appropriate acoustic shielding on
building and grading plans. Equipment and shielding
shall be installed prior to construction and remain in the
designated location throughout construction activities.
Electrical power shall be used to power air compressors
and similar power tools.
The movement of construction-related vehicles, with the
exception of passenger vehicles, along roadways
adjacent to sensitive receptors shall be limited to the
hours between 7:00 AM and 7:00 PM, Monday through
Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g.,
Thanksgiving, Labor Day).
Temporary sound barriers shall be constructed between
construction sites and affected uses.
(BMPs) and shall be submitted
to the City for approval prior to
grading and building permit
issuance for each project
phase. BMPs shall be
identified and described for
submittal to the City for review
and approval prior to building
or grading permit issuance.
BMPs shall be adhered to for
the duration of the project. The
applicant shall provide and
post signs stating these
restrictions at construction site
entries. Signs shall be posted
prior to commencement of
construction and maintained
throughout construction.
Schedule and neighboring
property owner notification
mailing list shall be submitted
10 days prior to initiation of
any earth movement. The
Community Development
department shall confirm that
construction noise reduction
measures are incorporated in
plans prior to approval of
grading/building permit
issuance.
All construction workers shall
be briefed at a pre-
construction meeting on how,
why, and where BMP
measures are to be
implemented. A workday
schedule will be adhered to for
the duration of construction for
all phases.
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Noted on Tract Map and grading
plans. Periodic onsite
monitoring; verify through
complaints and follow up.
Development
Department.
11-20
10-21
individual
projects
N-4(a) HVAC Equipment. Retail HVAC equipment shall be
shielded and located on building rooftops, or a minimum of
100 feet from the nearest residential property line.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
City of San Luis
Obispo
Community
Development
Department.
11-20 On tract
map; field
verify as
needed
Page 68 of 231
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35
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map. Will apply
once commercial component
begins.
N-4(b) Parking Lot/Loading Dock Orientation and Noise
Barrier. If parking areas or loading docks would be located
within 250 feet of the residential properties to the west, a
masonry noise barrier shall be installed along the eastern
boundary of the proposed residences adjacent to the
commercial land use area on the eastern portion of the
project site. The noise barrier shall be constructed of any
masonry material with a surface density of at least three
pounds per square foot, and shall have no openings or gaps.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map. Will apply
once commercial component
begins.
City of San Luis
Obispo
Community
Development
Department.
11-20 On tract
map; field
verify as
needed
N-5(a) Interior Noise Reduction. The project applicant shall
implement the following measures, or similar combination of
measures, which demonstrate that interior noise levels in
proposed residences adjacent to Froom Ranch Way and
Madonna Road, hotel, and offices would be reduced below
the City’s 45 dBA CNEL interior noise standard. The
required interior noise reduction shall be achieved through a
combination of standard interior noise reduction techniques,
which may include (but are not limited to):
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
projects;
field
verify as
needed
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
In order for windows and doors to remain closed,
mechanical ventilation such as air conditioning shall be
provided for all units (Passive ventilation may be
provided, if mechanical ventilation is not necessary to
achieve interior noise standards, as demonstrated by a
qualified acoustical consultant).
All exterior walls shall be constructed with a minimum
STC rating of 50, consisting of construction of 2 inch by
4 inch wood studs with one layer of 5/8 inch Type “X”
gypsum board on each side of resilient channels on 24
inch centers and 3 ½ inch fiberglass insulation.
All windows and glass doors shall be rated STC 39 or
higher such that the noise reduction provided will
satisfy the interior noise standard of 45 dBA CNEL.
An acoustical test report of all the sound-rated windows
and doors shall be provided to the City for review by a
qualified acoustical consultant to ensure that the
selected windows and doors in combination with wall
assemblies would reduce interior noise levels
sufficiently to meet the City’s interior noise standard.
All vent ducts connecting interior spaces to the exterior
(i.e., bathroom exhaust, etc.) shall have at least two 90
degree turns in the duct.
All windows and doors shall be installed in an
acoustically-effective manner. Sliding window panels
shall form an air-tight seal when in the closed position
and the window frames shall be caulked to the wall
opening around the perimeter with a non-hardening
caulking compound to prevent sound infiltration.
Exterior doors shall seal air-tight around the full
perimeter when in the closed position.
The applicant shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office
components of the project would achieve interior noise
levels that would not exceed 45 dBA CNEL.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Will require verification
and site inspection.
N-5(b) Residential Outdoor Activity Area Noise
Attenuation. Outdoor activity areas (e.g., patios and hotel
pool areas) associated with shared multifamily residential
recreational spaces, hotel, commercial, and office uses shall
be protected from sound intrusion so that they meet the
City’s exterior standard of 60 dBA CNEL. Outdoor activity
These requirements shall be
incorporated into all
construction documents
submitted for approval before
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
projects;
field
Page 70 of 231
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
areas shall be oriented away from traffic noise such that
intervening buildings reduce traffic noise or shall include
noise barriers capable of reducing traffic noise levels to meet
the City’s exterior standard. Hotel pool areas shall be
located a minimum of 500 feet from the U.S. 101 right-of-
way. Noise barriers may be constructed of a material such
as tempered glass, acrylic glass, or masonry material with a
surface density of at least three pounds per square foot, and
shall have no openings or gaps. The applicant shall submit a
report to the Community Development Department by a
qualified acoustic consultant certifying that the specific
outdoor noise reduction techniques in combination with the
orientation of outdoor activity areas of shared multifamily
residential recreational spaces, hotel, commercial, and
offices would achieve exterior noise levels that would not
exceed 60 dBA CNEL.
the issuance of grading
permits.
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Will require verification
and site inspection.
verify as
needed
N-5(c) Froom Ranch Way Noise Barrier. A masonry noise
barrier or alternative barrier, such as a landscaped berm,
shall be installed along the southern property line of
residential lots that abut Froom Ranch Way to protect
outdoor activity areas (patios and pools) at these residences
from sound intrusion from traffic along Froom Ranch Way.
The noise barrier or berm shall provide, at minimum, a 6 foot
high barrier between Froom Ranch Way and the neighboring
residences from the final grade of whichever use (i.e., Froom
Ranch Way or residences) has a higher final elevation. If a
masonry noise barrier is implemented, the noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific exterior noise reduction
techniques included would achieve exterior noise levels that
would not exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Will require verification
and site inspection.
City of San Luis
Obispo
Community
Development
Department.
TBD
N-5(d) U.S. Highway 101 Noise Barrier at Hotel. If the
hotel includes an outdoor activity area (such as a patio or
pool) a masonry noise barrier or alternative barrier, such as
berms, landscaping, or glass, must be installed along the
eastern property line of the hotel where it abuts the U.S. 101
right of way to protect these outdoor activity areas from
sound intrusion from traffic along U.S. 101. If a masonry
noise barrier is implemented, the noise barrier shall provide,
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
City of San Luis
Obispo
Community
Development
Department.
7-20 Yes;
ongoing
with hotel
project;
field
verify as
needed
Page 71 of 231
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Mitigation Monitoring and Reporting Program (updated February 2022)
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
at minimum, an 8 foot high barrier between U.S. 101 and the
hotel from the final grade of whichever use (i.e., U.S. 101 or
hotel) has a higher final elevation. Such a noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant demonstrating that the specific exterior noise
reduction techniques included in the hotel component of the
project would achieve exterior noise levels that would not
exceed 60 dBA CNEL.
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Project design includes
interior courtyard, but will
require verification and site
inspection.
Page 72 of 231
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Recreation
REC-1 Parkland In-lieu Fees. The project applicant shall
pay parkland in-lieu fees in accordance with the City’s
parkland in-lieu fee program for the parkland shortage. The
project’s specific fee shall be determined by the City at the
time of project approval, after accounting for parkland
provided within the San Luis Ranch Specific Plan Area. The
in-lieu fees collected from the project shall be directed to
new projects or improvements to existing parks and
recreation facilities within the City of San Luis Obispo parks
system.
The project applicant shall
pay parkland in-lieu fees in
accordance with the City’s
parkland in-lieu fee program
prior to Development Plan
approval.
The Parks and Recreation
Department shall verify
compliance prior to Plan
approval.
Compliance Status:
Noted on Tract Map and project
plans. Payment pending. Verify
payment with Parks and Rec.
City of San Luis
Obispo Parks
and Recreation
Department.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
projects;
verify
payment
with
Parks
and Rec
Transportation
T-1(b), T-8a), T-9(c). Madonna Road & Dalidio
Drive/Prado Road Intersection
1. Extend existing westbound left turn lane on Madonna
Road to Dalidio Drive/Prado Road to 310’
2. Install 2nd westbound 310’ left turn lane on Madonna
Road to Dalidio Drive/Prado Road
3. Install eastbound 250’ right turn pocket on Madonna
Road to Dalidio Drive/Prado Road
4. Install 2nd northbound left shared with through-lane on
Prado Road/Dalidio Drive to Madonna Road
5. Prohibit westbound U-turns on Madonna Road
6. Provide split phase operations & optimize signal timing
Implementation of
improvements shall occur prior
to building permits or
occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
Yes
T-1(e), T-2(f), T-8(b), T-9(h). Los Osos Valley Road &
Froom Ranch Way Intersection
1. Install dedicated 230’ right turn lane on northbound
Froom Ranch Way approach to Los Osos Valley Road
2. Extend right turn lane on southbound Froom Ranch Way
approach to Los Osos Valley Road to 110’
3. Install 2nd southbound left turn lane on Froom Ranch
Way approach to eastbound Los Osos Valley Road
Implementation of
improvements shall occur with
Froom Bridge construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
Yes
T-1(f), T-8(c). Los Osos Valley Road & Auto Parkway
Intersection
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
City Public Works staff shall
confirm payment of applicable
City of San Luis
Obispo Public
Yes
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
1. Pay Fair Share Impact fees for Signalization
(Prior to Building Permits or Occupancy)
2. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
Luis Ranch Development Agreement).
3. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director
(Prior to Building Permits or Occupancy)
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
Works
Department.
T-2(g). Los Osos Valley Road & U.S. 101 Southbound
Off Ramp
1. Extend off ramp left turn lane to 320’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-2(h). Los Osos Valley Road & U.S. 101 Northbound
Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-1(c), T-2(c). Madonna & U.S. 101 Southbound Off
Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and Madonna ramp
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
City of San Luis
Obispo Public
Works
Department.
TBD
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
3. Extend northbound Madonna Road left turn lane to 150’
(Prior to Building Permits or Occupancy)
extension to be established
prior to building permits or
occupancy.
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
T-2(d). Madonna & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as established
in San Luis Ranch Development Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-2(e). Madonna & Higuera Street
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-2(a). Madonna & Los Osos Valley Road
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
T-1(g), T-8(g), T-9(l). Higuera Street & Tank Farm Road
1. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
Luis Ranch Development Agreement).
2. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director (Prior
to Building Permits or Occupancy)
3. Extend northbound right turn pocket to 230’
and channelize movement (Prior to Building
Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and extended NB right
turn pocket to be completed
prior to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees. City Public Works staff
shall ensure implementation of
these improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-2(j), T-9(m). Prado Road & Higuera Street Intersection
1. Install 2nd U.S. 101 northbound left turn lane
2. Extend westbound right turn pocket to 400’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-2(i). Los Osos Valley Road & Higuera Street
1. Extend eastbound right turn lane to 180’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-1(h), T-1(i). Install Multilane Roundabout at
Prado/Dalidio & Froom Intersection
Implementation of
improvements shall occur with
Prado/Dalidio Road
construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
City of San Luis
Obispo Public
Works
Department.
TYes
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
T-6. Install Multilane Roundabout Control or Restricted
Access at Prado Road/Dalidio Drive & Project Driveways
Implementation of
improvements shall occur with
Prado/Dalidio construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
Yes
T-3(d). Parallel Class I Multiuse Paths or Bike Boulevard
Fair Share Payment:
1. Higuera Street (Madonna Road to Prado Road)
2. Los Osos Valley Road (Madonna Road to Higuera
Street)
3. Madonna Road (Los Osos Valley Road to Higuera
Street)
Construct:
4. Prado Road/Dalidio Drive (Froom Ranch Way to
Higuera Street)
Payment of fair share for
implementation identified
improvements shall occur per
Development Agreement.
Implementation of Prado
Road/Dalidio Drive
improvement shall occur with
Prado construction.
City Public Works staff shall
ensure implementation of this
measure.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-3(a). City Transit Headway Optimization
1. Fund assessment of decreasing traffic headways to 25
min
Implementation of
improvements shall be
ongoing as determined
necessary by City Public
Works.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-1(a, d). City Signal Timing Optimization Implementation of
improvements shall be
ongoing as determined
necessary by City Public
Works.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
TBD
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
T-7. Traffic Calming and/or Reconfiguration of New
Neighborhood Streets
The project applicant shall
include neighborhood traffic
circles at key intersections and
traffic-calming features on final
design plans for development
within the Specific Plan Area.
City Public Works staff shall
confirm inclusion of
neighborhood traffic circles at
key intersections and traffic-
calming features, and approve
final design plans prior to
issuance of grading permits.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-5. Froom Ranch Way Bridge Construction The Froom Ranch Way
bridge connection shall be
completed prior to any
residential or non-
residential building permits
or occupancy permits.
City Public Works staff shall
confirm implementation of this
measure.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
Yes
T-4. Construction Traffic Management Plan The project applicant shall
submit the construction traffic
management plan for review
and approval by the City prior
to the initiation of construction.
The City shall ensure
compliance with the
construction traffic management
plan through routine monitoring
throughout all phases of project
construction.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
Ongoing
T-1(a). Madonna & Los Osos Valley Road Ongoing by City. City Public Works staff shall
monitor timing as needed.
City of San Luis
Obispo Public
TBD
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Mitigation Measure
Plan Requirements
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
1. City optimize signal timing to accommodate increased
project volumes
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
Works
Department.
T-2(b), T-9(b). Madonna Road & Oceanaire Drive
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-1(d). Higuera Street & South Street
1. City optimize signal timing to accommodate increased
project volumes
Ongoing by City. City Public Works staff shall
monitor timing as needed.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-11(a). Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
T-11(b). North of Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
TBD
Page 79 of 231
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated February 2022)
46
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
T-11(c). North of Madonna & U.S. 101 Northbound Off
Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Applies to all traffic mitigation.
City of San Luis
Obispo Public
Works
Department.
TBD
Page 80 of 231
San Luis Ranch
Summary of Compliance with Mitigation Measures
February 2022
Mitigation Measures
Item MM ID Summary Description Timing Compliance Status
1 AG-3(a)Agricultural Conflict Avoidance Measures.Include language in SP in compliance
2 AG-3(c)Buffer Landscaping.Prior to Final Map approval In compliance; field verification required
3 N-5(c)Froom Ranch Way Noise Barrier.Prior to Final Map Approval NG-10; PIPs In compliance; ongoing with each project
4 REC-1 Parkland In-lieu Fees.Prior to Final Map approval Yes; ongoing with individual projects
5 BIO-2(c)Froom Ranch Way Bridge Design to Avoid Riparian Areas.As part of PIPs In compliance; annual reporting for 5 years
6 GEO-1 Earthquake and Ground Acceleration Design and Construction Measures.As part of PIPs In compliance; verify with permitting
7 GEO-3 Geotechnical Design.As part of PIPs In compliance; verify with permitting
8 HWQ-1(a)Stormwater Pollution Prevention Plan.Grading Permits; PIPs; Final Map In compliance; ongoing with each project
9 HWQ-1(b)Berms and Basins.Grading Permits; PIPs; Final Map In compliance; ongoing with each project
10 HWQ-1(c)Concept Grading Plan and Master Drainage Plan.Grading Permits; PIPs; Final Map In compliance; ongoing with each project
11 HWQ-3(a)Stormwater Quality Treatment Controls.Grading Permits; PIPs; Final Map In compliance; ongoing with each project
12 HWQ-3(b)Stormwater BMP Maintenance Manual.With PIPs; annually In compliance; annually with each project
13 HWQ-3(c)Stormwater BMP Semi-Annual Maintenance Report.With PIPs; semi-annually In compliance; semi-annually per project
14 AQ-2(e)Construction Activity Management Plan.Prior to Map Recordation In compliance
15 BIO-2(a)Habitat Mitigation and Monitoring Plan Prior to Final Map recordation In compliance; annual report required
16 AG-1 Agricultural Conservation.Prior to Grading Permits In compliance
17 AQ-2(a)Fugitive Dust Control Measures.Prior to Grading Permits In compliance; ongoing with each project
18 AQ-2(b)Standard Control Measures for Construction Equipment.Prior to Grading Permits In compliance; ongoing with each project
19 AQ-2(c)Best Available Control Technology (BACT) for Construction Equipment.Prior to Grading Permits In compliance; ongoing with each project
20 AQ-3(a)Standard Operational Mitigation Measures.Prior to Grading Permits In compliance; field verification required
21 AQ-3(b)Off-Site Mitigation.Prior to Grading Permits In compliance; field verification required
22 BIO-1(a)Best Management Practices.Prior to Grading Permits In compliance; subject to field verification
23 BIO-1(b)Worker Environmental Awareness Program Training.Prior to Grading Permits In compliance; subject to field verification
24 BIO-1(c)Western Pond Turtle and Two-Striped Garter Snake Impact Avoidance and Minimization.Prior to Grading Permits In compliance; subject to field verification
25 BIO-1(d)California Red-legged Frog, Western spadefoot, and Coast Range Newt Impact Avoidance and Minimization Prior to Grading Permits In compliance; subject to field verification
26 BIO-1(e)Steelhead Impact Avoidance and Minimization.Prior to Grading Permits In compliance; subject to field verification
27 BIO-1(f)Great Blue Heron and Monarch Butterfly Impact Avoidance and Minimization.Prior to Grading Permits In compliance; subject to field verification
28 BIO-1(g)Nesting Birds Impact Avoidance and Minimization.Prior to Grading Permits In compliance; subject to field verification
29 BIO-1(h)Roosting Bats Impact Avoidance and Minimization.Prior to Grading Permits In compliance; subject to field verification
30 BIO-2(b)Tree Replacement.Prior to Grading Permits In compliance; annual reporting for 3 years
31 CR-2(a)Retain a Qualified Principal Investigator.Prior to Grading Permits in compliance
32 CR-2(b)Unanticipated Discovery of Archaeological Resources.Prior to Grading Permits In compliance; ongoing with each project
33 HAZ-4 Soil Sampling and Remediation Prior to Grading Permits In compliance; ongoing with each project
34 HAZ-6 Naturally Occurring Asbestos Exposure Avoidance and Minimization Prior to Grading Permits In compliance; ongoing with each project
35 HWQ-4 Conditional Letter of Map Revision/Letter of Map Revision.CLOMR before Grading Permits In compliance
36 N-1(a)Construction Vehicle Travel Route.Prior to Grading permits In compliance; ongoing with each project
37 N-1(b)Construction Activity Timing.ongoing; indicate on Grading Permits In compliance; ongoing with each project
38 N-1(c)Construction Equipment Best Management Practices (BMPs).ongoing; indicate on Grading Permits In compliance; ongoing with each project
39 N-1(d)Neighbor Property Owner Notification and Construction Noise Complaints 10 days prior to grading; include in permit In compliance; subject to field verification
40 AG-3(b)Agricultural Fencing.Prior to Building Permits TBD
41 AQ-2(d)Architectural Coating.Prior to Building Permits In compliance; ongoing with each project
42 CR-1(c)Informational Display of Historic Resources.Ag Center Building Permit TBD
43 N-5(a)Interior Noise Reduction.Building permits (NG-10, -23, and -30)In compliance; subject to field verification
44 T-1(b); T-8(a); T-9(c)Intersection 3: Madonna Road & Dalidio Drive/Prado Road Intersection (construct various)Building permits or occupancy TBD
45 T-1(c) Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
46 T-1(e); T-8(b)Intersection 9: LOVR and Froom Ranch Way (construct various)with Froom Ranch Way bridge TBD
47 T-1(f); T-8(c)Intersection 10: LOVR and Auto Park Way (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
48 T-1(g); T-8(g); T-9(l)Intersection 16: S. Higuera and Tank Farm Road (extend RT pocket to 230'; ROW; pay fair share; TDMP)Building permits or occupancy TBD
Page 81 of 231
49 T-1(h)Intersection 21: Prado/Dalidio and Froom Ranch Way (construct roundabout)Building/occupancy (with connection)TBD
50 T-1(i)Intersection 25: Prado/Dalidio and SC Project Driveway (construct roundabout)Building/occupancy (with connection)TBD
51 T-2(a)Intersection 1: Madonna and LOVR (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
52 T-2(b); T-9(b)Intersection 2: Madonna and Oceanaire (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
53 T-2(c)Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (extend LT to 150')Building permits or occupancy TBD
54 T-2(d)Intersection 6: Madonna & U.S. 101 Northbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
55 T-2(e)Intersection 7: Madonna and Higuera (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
56 T-2(f); T-9(h)Intersection 9: LOVR and Froom Ranch Way (construct various)with Froom Ranch Way bridge TBD
57 T-2(g)Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (extend LT to 320')Building permits or occupancy TBD
58 T-2(h)Intersection 13: LOVR & U.S. 101 Northbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
59 T-2(i)Intersection 14: LOVR & Higuera (extend EB RT lane to 180')Building permits or occupancy TBD
60 T-2(j); T-9(m)Intersection 18: Prado & Higuera (install 2nd NB LT lane; extend WB RT pocket to 400')Building permits or occupancy TBD
61 T-3(a)Segments 1-6: Madonna Road--LOVR to Higuera (construct bikeway; Prado ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
62 T-3(b)Segments 7-8: Higuera--Madonna to Prado (Prado ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
63 T-3(c)Segments 13-17: LOVR--Madonna to Higuera (construct bikeway; Prado ROW; pay fair share cost; TDMP)Building permits or occupancy TBD
64 T-3(d)Segments 18-20: Dalidio/Prado--Froom to Higuera (construct Class I bikepaths)Building permits or occupancy TBD
65 T-5 Froom Ranch Way Bridge Construction Building or occupancy permits TBD
66 T-9(d)Intersecton 4: Madonna and El Mercado (see MM T-1(b))Building permits or occupancy TBD
67 T-11(a)NB US 101 Prado Off Ramp (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
68 T-11(b)NB US 101 North of Prado (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
69 T-11(c)NB US 101 North of Madonna (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
70 HWQ-4 Conditional Letter of Map Revision/Letter of Map Revision.LOMR before occupancy of first unit TBD
71 CR-1(a)Historical Structure Relocation and Reconstruction Plan.Prior to grading NG-30 site Completed; in compliance
72 CR-1(b)Archival Documentation of Historic Buildings.Prior to grading NG-30 site Completed; in compliance
73 N-5(b)Residential Outdoor Activity Area Noise Attenuation.Building permits (NG-30 and NC)In compliance; subject to field verification
74 N-5(d)U.S. Highway 101 Noise Barrier at Hotel.Grading permits (hotel)In compliance; subject to field verification
75 GEO-2 Operational Seismic Safety Requirement.Prior to Building Permits (NC)TBD
75 N-4(a)HVAC Equipment.Building permits (NC)TBD
76 N-4(b)Parking Lot/Loading Dock Orientation and Noise Barrier.Building permits (NC)TBD
77 AQ-1 Encourage Telecommuting.Prior to Occupany (NC)TBD
78 T-1(a)Intersection 1: Madonna and LOVR (optimize signal timing)ongoing by City TBD
79 T-1(d)Intersection 8: Higuera and South Street (signal timing)ongoing by City TBD
80 T-4 Construction Traffic Management Plan Construction activities TBD
81 T-5 Froom Ranch Way Bridge Construction Building permits or occupancy TBD
82 T-6 Project Site Intersection Roundabout Control As determined by City staff TBD
83 T-7 Traffic Calming and/or Reconfiguration of New Neighborhood Streets As determined by City staff TBD
84 T-8(d)Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (construct Prado Road overpass)Timing determined by Caltrans and City TBD
85 T-8(e)Intersection 13: LOVR & U.S. 101 Northbound Off Ramp (construct Prado Road overpass)Timing determined by Caltrans and City TBD
86 T-8(f)Intersection 14: LOVR & S. Higuera (construct Prado Road overpass)Timing determined by Caltrans and City TBD
87 T-9(a)Intersection 1: Madonna and LOVR (extend NB RT on LOVR to 295'; SB LT on Madonna to 395')Timing determined by Caltrans and City TBD
88 T-9(b)Intersection 2: Madonna and Oceanaire (extend WB RT on Madonna to 200')Timing determined by Caltrans and City TBD
89 T-9(e)Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (construct Prado Road overpass)Timing determined by Caltrans and City TBD
90 T-9(f)Intersection 6: Madonna & U.S. 101 Northbound Off Ramp (construct Prado Road overpass)Timing determined by Caltrans and City TBD
91 T-9(g)Intersection 8: Higuera and South Street (extend NB Higuera LT to 120')Timing determined by Caltrans and City TBD
92 T-9(i)Intersection 11: LOVR and Calle Joaquin (construct Prado Road overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
93 T-9(j)Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (construct Prado overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
94 T-9(k)Intersection 14: LOVR & S. Higuera (construct Prado Road overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
95 T-10(a)Segments 1-6: Madonna Road--LOVR to Higuera (construct Prado Road overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
96 T-10(b)Segments 15-16: LOVR--Calle Joaquin to US 101 NB ramps (construct Prado overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
97 T-10(c)Segment 24: Pardo/Dalidio--project driveway to Froom (construct Prado overpass w/ NB and SB ramps)Timing determined by Caltrans and City TBD
98 T-11(a)NB US 101 Prado Off Ramp (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
99 T-11(b)NB US 101 North of Prado (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
100 T-11(c)NB US 101 North of Madonna (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)Building permits or occupancy TBD
Page 82 of 231
San Luis Ranch
Summary of Compliance with Development Agreement
February 2022
Development Agreement
Item DA ID Summary Description Responsibility Timing Compliance Status
1 1.03.a.1 Agreement terminates on 20th anniversary of annexation date All Parties ongoing ongoing; in compliance
2 1.03.a.2 Agreement terminates on 15th anniversary of annexation if backbone infrastructure not in place All Parties ongoing ongoing; in compliance
3 1.03.a.3 Agreement terminates once development and conditions are satisfied All Parties ongoing ongoing; in compliance
4 1.03.a.4 Agreement terminates if annexation doesn't occur within 5 years of DA "Vesting Date"All Parties ongoing ongoing; in compliance
5 1.04 Agreement must be executed 5 days after Ordinance adoption; to County Recorder within 10 days All Parties ongoing in compliance
6 5.02.1 Form Community Facilities District (CFD)City City Council adopts CFD Ordinance 4-16-19 in compliance; levy under CFD TBD
7 5.04.3 Reimbursement for developer improvements beyond fair share cost City according to law TBD once costs are known
8 5.04.4 Post $300,000 bond to ensure compliance with Section 5.04.4 Developer before 1st anniv of "Effective Date"in compliance
9 5.04.5 Prepay $1.5 million for Prado Interchange; early payment toward full mitigation fee; see notes Developer based on timing of Final Map approval in compliance
10 7.08 City to use Fee for grant program to replace existing sewer laterals equivalent to 66,000 gpd City ongoing ongoing; in compliance
11 11.01; 02 Annual evaluation of the MMRP to ensure compliance City ongoing; annually ongoing; in compliance
12 11.04 Annual evaluation of the DA to ensure compliance City ongoing; annually ongoing; in compliance
13 11.05 CDD to issue "Finding of Development Agreement Compliance" based on review City ongoing; annually ongoing; in compliance
14 12.03 Any DA provision out of compliance must be cured within 60 days both parties ongoing ongoing; in compliance
15 6.02.3 Land dedications for ROW or infrastructure Developer prior to infrastructure need or map approval ongoing; in compliance
16 7.03 Dedicate 2.8 acres of onsite parkland and build park Developer prior to final map ongoing; park not yet built
17 7.09 Make Recycled Water facility improvements per Figure 7.2 of SLR SP Developer prior to Final Map or building permits ongoing; in compliance
18 7.10 Make storm drainage improvements per Figure 7.4 of SLR SP Developer prior to Final Map or building permits ongoing; in compliance
19 7.11 Make floodplain improvements Developer prior to Final Map or building permits ongoing; in compliance
20 7.13.01 CC&Rs disclosure statement required City prior to Final Map or building permits TBD
21 7.13.07 City to allow building permits and occupancy for up to 24 model homes prior to Final Map City prior to final map ongoing; in compliance
22 7.08 Pay $300,000 Capacity Offset Fee for sewer improvements Developer prior to recording Final Map In compliance
23 7.03 Dedicate offsite parkland or pay up to $3,175,026 as equivalent Developer prior to recording Final Map In compliance
24 7.04 Secure Ag Easement on 30 acres at APN 067-181-010 Developer prior to grading permits In compliance
25 7.06 Implement energy saving measures in development Developer prior to building permits ongoing; in compliance
26 7.07 Implement water saving measures in development Developer prior to building permits ongoing; in compliance
27 7.13.04 Complete Design Review for all major surface public facilities City prior to construction ongoing
28 5.03.2.b Pay all Development Impact Fees (DIF) to City per April 2018 DIF update Developer prior to occupancy TBD
29 5.04.4 Pay Early Residential Development Fee ($262/unit)Developer prior to occupancy TBD
30 5.04.6 Pay remaining Prado Road Mitigation Fee Developer prior to occupany generating 233 PM PHT TBD
31 7.12 Make traffic and circulation improvements Developer prior to occupancy TBD
32 7.05 Provide Affordable Housing or in lieu payment for commerical per Exhibit F of the DA Developer prior to final map for NC Mixed use project approved 11-17-20
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