HomeMy WebLinkAbout3.0_EnvironmentalImpactAnalysisIntro_FroomRanch_DEIR 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
This chapter discusses the environmental impacts of implementing the Froom Ranch
Specific Plan (Project) and identifies mitigation measures for impacts found to be
potentially significant.
Consistent with the California Environmental Quality Act (CEQA) and State CEQA
Guidelines, the Initial Study (IS), along with agency and public input received during the
Notice of Preparation (NOP) comment period, and 2018 updates to the State CEQA
Guidelines were used to determine the scope of the analysis for this Environmental Impact
Report (EIR). Through this process, the City of San Luis Obispo (City) determined that the
EIR analysis would focus on the following resource areas:
• Aesthetics and Visual Resources
• Agricultural Resources
• Air Quality and Greenhouse Gas
Emissions
• Biological Resources
• Cultural and Tribal Cultural
Resources
• Geology and Soils
• Hazards, Hazardous Materials,
and Wildfire
• Hydrology and Water Quality
• Land Use and Planning
• Noise
• Population and Housing
• Public Services and Recreation
• Transportation and Traffic
• Utilities and Energy Conservation
• Mineral Resources
This chapter of the EIR addresses the potentially significant environmental impacts of the
Project for the resources listed above. Since preparation of the IS, the State CEQA
Guidelines have been updated to include resource areas that are addressed specifically in
this EIR, as follows. Issues related to Energy and Energy Conservation as required by
CEQA are discussed within Section 3.14, Utilities and Energy Conservation, and issues
related to Wildfire are discussed in Section 3.7, Hazards, Hazardous Materials, and
Wildfire. Analysis of related CEQA issues is provided in Chapter 4, Other CEQA Sections,
and analysis of Project alternatives is provided in Chapter 5, Alternatives.
3.0.1 Impact Classification
For each impact identified in this EIR, a statement of the level of significance of the impact
is provided. Impacts are categorized into one of the following categories:
• A beneficial impact would result when the proposed project would have a positive
effect on the natural or human environment and no mitigation would be required.
Froom Ranch Specific Plan 3-1
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
• No impact would result when no change in the environment would occur; no
mitigation would be required.
• A less than significant impact is an adverse impact that does not meet or exceed the
applicable significance criteria thresholds for a particular resource. Generally, no
mitigation measures are required for less than significant impacts; only compliance
with standard regulatory conditions would be required. However, mitigation may
still be recommended should the lead or responsible agency deem it appropriate to
reduce the impact to the maximum extent feasible, as long as there is rough
proportionality between the environmental impacts caused by the project and the
mitigation measures imposed on the project.
• A less than significant impact with mitigation is an adverse impact that would cause
a substantial adverse effect that meets or exceeds the applicable significance criteria
thresholds for a particular resource, but which can be reduced to a less than
significant level through successful implementation of identified mitigation
measures.
• A significant and unavoidable impact would cause a substantial adverse effect on
the environment that meets or exceeds the applicable significance criteria
thresholds for a particular resource, and no feasible mitigation measures would be
available to reduce the impact to a less than significant level.
Determinations of significance levels in the EIR are made based on impact significance
criteria and State CEQA Guidelines for each environmental resource. The findings of this
EIR, per Section 15126 of the State CEQA Guidelines, include a discussion of significant
environmental effects of the Project, significant environmental effects that cannot be
avoided if the Project is implemented, significant irreversible environmental changes that
would occur should the Project be implemented, growth-inducing impacts of the Project,
mitigation measures proposed to minimize the significant effects, and alternatives to the
Project.
3.0.2 Mitigation Measures
Per State CEQA Guidelines Section 15126.4, where potentially significant environmental
impacts have been identified in the EIR, feasible mitigation measures that could avoid or
minimize the severity of those impacts are identified. The mitigation measures are
identified as part of the analysis of each impact topic in Sections 3.1 through 3.15 of this
EIR.
3.0.3 Cumulative Impact Analysis
State CEQA Guidelines Section 15355 defines cumulative impacts as “two or more
individual effects that, when considered together, are considerable, or which compound or
increase other environmental impacts.” Section 15355 of the State CEQA Guidelines
3-2 Froom Ranch Specific Plan
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
further states that the individual effects can be various changes related to a single project
or a number of separate projects. The cumulative impact from several projects is the change
in the environment which results from the incremental impact of the project when added
to other closely related past, present, and reasonably foreseeable future projects. The State
CEQA Guidelines prescribe two different methods to determine the scope of projects for
the cumulative impact analysis:
• List method - A list of past, present, and probable future projects producing related
or cumulative impacts, including, if necessary, those projects outside the control of
the agency (State CEQA Guidelines Section 15130).
• General Plan projection method - A summary of projections contained in an
adopted local, regional, or statewide plan, or related planning document, which
described or evaluated conditions contributing to the cumulative impact (State
CEQA Guidelines Section 15130). In accordance with State CEQA Guidelines
Section 15130, the scope of projects for cumulative impact analysis can include a
summary of projections contained in an adopted General Plan or related planning
document, or in a certified prior environmental document for such a plan.
To assess cumulative impacts, this EIR uses a combination of the two approaches that
includes specific projects that are reasonably foreseeable, as well as the General Plan
projection method when applicable, which considers projects and programs included in the
City’s Land Use and Circulation Elements (LUCE) Update. A list of planned projects is
used to assess cumulative project impacts (Table 3.0-1; Figure 3.0-1). In addition, the
General Plan projection method utilized in this EIR provides updated Citywide cumulative
projections anticipated to occur in the long-term associated with buildout of land uses under
the General Plan, including:
• Existing adopted specific plans identified in the City’s General Plan Land Use
Element (LUE) that contain specific guidelines for future development capacity,
including the Airport Area Specific Plan, Orcutt Area Specific Plan, and the
Margarita Area Specific Plan. Special focus areas identified within the LUCE Update
where planning efforts have been completed are treated as projects included within
Table 3.0-1 (e.g., San Luis Ranch Specific Plan, Avila Ranch Specific Plan, etc.).
• Buildout of areas within existing City boundaries and planning sphere of influence.
• Capital improvements anticipated to occur under the City’s LUCE Update.
Froom Ranch Specific Plan 3-3
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List
Project Description Project Status
CITY PROJECTS
1. Perry Ford &
VW Dealership
Development of an addition to an existing commercial
building consisting of an additional 7,895 square feet (sf).
Approved
2. BMW
Dealership
Development of a car dealership consisting of
approximately 23,945 sf of commercial space.
Recently in
operation
3. Town Place
Suites
Development of a 4-story hotel consisting of 114 rooms. Under
construction
4. San Luis Ranch
Specific Plan
Development of up to 500 residential units, 350,000 sf of
commercial/office space, 200 hotel rooms, and
approximately 5.8 acres of parks, while preserving 50% of
the site for agriculture and open space.
Approved;
portions under
construction
5. Long Bonetti
Public Market
Development of a public market consisting of eight separate
buildings; approximately 47,000 sf of commercial space.
Under
construction;
subject to phasing
6. Tribune
Work/Live
Development of a 3-story project that includes 43
Work/Live Units in conjunction with a remodel of the
existing Tribune Production Building.
Building Review
7. Tank Farm
Commerce
Park
Development of three commercial warehouse buildings
totaling 29,000 sf.
Approved
8. Avila Ranch
Specific Plan
Development Plan consisting of 720 residential units and
approximately 20,000 sf of commercial space. This project
additionally involves construction of a fifth City fire station.
In addition, the Buckley Road Extension would connect
Buckley Road to South Higuera Street.
Approved
9. Water
Resources
Recovery
Facility
(WRRF)
Expansion of the City’s WRRF that includes approximately
17,704 sf of office/industrial space.
Building Review
10. Homeless
Service Center
Development of a homeless services facility consisting of
approximately 20,000 sf of commercial space.
In operation
11. Madonna Plaza Development of a commercial project consisting of
approximately 56,257 sf.
Under
construction
12. Ellsworth Tract Subdivision and development of a property into 35
commercial lots.
Approved
13. Victoria &
Caudill Mixed
Use
Development of two 3-story structures consisting of three
Live/Work Units and five residential units.
Approved
14. Broad St.
Collection
Development of a mixed-use development consisting of 10
Live/Work Units and a small boutique hotel with six rooms
and a caretaker’s quarter.
Building Review
3-4 Froom Ranch Specific Plan
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List (Continued)
Project Description Project Status
15. San Luis
Square
Mixed-use development with 48 housing units and 21,000 sf
of commercial space.
Approved
16. Monterey Place Mixed-use project with 23 housing units and 24,000 sf of
office and retail space.
Approved
17. Vesper Hotel at
the Creamery
Development of a 4-story mixed-use project consisting of a
hotel with 47 rooms, and approximately 6,698 sf of
commercial space.
Approved
18. Palm Parking
Garage
Develop of a new public parking garage with approximately
5,000 sf of commercial space.
Planning Review
19. Twin Creeks Mixed-use project that includes 3-story structures with
approximately 4,100 sf of commercial space and 102
residential units.
Approved
20. Taylor Ranch Development of 53 residential units as phase 1 of an
approved subdivision, which in total has been approved for
142 residential units.
Building Review;
subject to phasing
21. Los Padres Inn Development of a hotel consisting of 36 rooms. Approved
22. Fernwood
Apartments
Development of a 3-story structure consisting of five
residential units.
Under
construction
23. Pratt Ranch
Phase 1
Subdivision and development of a property to provide for 30
residential units, four Live/Work Units, and approximately
1,500 sf of commercial space.
Approved
24. 790 Foothill
Mixed Use
Development of a 4-story mixed-use project consisting of 78
residential units and approximately 6,805 sf of commercial
space.
Building Review
25. 950 Orcutt
Mixed Use
Development of a 4-story mixed-use project consisting of 75
residential units and approximately 6,800 sf of commercial
space.
Approved
26. Rockview
Moderns
Subdivision and development of eight residential units. Approved
27. 207 Higuera
Mixed Use
Development of a 2-story mixed-use project consisting of
six residential units and approximately 1,097 sf of
commercial space.
Approved
28. Broad Street
Place
Mixed-use project that includes 40 residential units and
1,250 sf of commercial space.
Planning Review
29. Marsh &
Carmel Mixed
Use
Mixed-use project that consists of a 4-story structure with
approximately 1,100 sf of commercial space and eight
residential units.
Approved
30. 1101 Monterey Mixed-use project that includes a 3-story structure with
approximately 27,079 sf of commercial/office space.
Approved
31. Bridge St.
Project
Development of a mixed-use project that consists of 18
residential units and approximately 10,621 of commercial
space.
Planning Review
Froom Ranch Specific Plan 3-5
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List (Continued)
Project Description Project Status
32. 71 Palomar
Avenue
Development of a 33-unit multi-family residential project. Approved
33. West Creek
Development
Subdivision and development of a property to provide for
172 residential units.
Approved; subject
to phasing
34. Serra Meadows
Prado Frontage
Development of 31 residential units as part of the Serra
Meadows Development.
Building Review
35. Imel Ranch
Subdivision
Subdivision and development of a property to provide for 18
single-family residential units.
Building Review
36. Olive Mixed
Use
Development of a 4-story mixed-use project consisting of an
extended stay hotel with 17 rooms and approximately 3,500
sf of commercial space.
Approved
37. 1185 Monterey Mixed-use project that includes a 4-story structure with
approximately 2,558 sf of commercial space and 44 hotel
rooms.
Planning Review
38. Righetti Ranch Development of 304 lots including 272 single-family units,
32 inclusionary units, a neighborhood park, and open space.
Building Review
39. Digital West Development of a 77,500-sf storage building. Pending
40. French
Hospital
Development of the expansion of French Hospital in
accordance with the Master Plan for the property.
Portions under
construction;
major expansion
in Planning
Review
41. Motel Inn Development project consisting of 55 hotel rooms, 13
recreational vehicle spaces, and 10 airstream spaces.
Building Review
42. The Junction Development of a mixed-use project consisting of 69
residential units and approximately 3,000 sf of commercial
space.
Approved
43. Jones
Subdivision
Subdivision and development of a property to provide for 65
residential units and approximately 15,000 sf of commercial
space.
Phase 1 Approved;
Phase 2 in
Planning Review
44. Granada Hotel
Expansion
Development of a 4-story addition to the existing hotel to
provide an additional 22 rooms.
Building Review
45. Aerovista Place Development of an office project consisting of
approximately 35,908 sf.
Planning Review
46. South Town 18 Development of a 4-story mixed-use project consisting of 18
residential units and approximately 70 sf of commercial
space.
Planning Review
47. McCarthy Steel Development of an industrial/warehouse project totaling
approximately 9,840 sf.
Pending
48. The Yard Development of 43 residential units throughout eight new
buildings, which includes the expansion of Victoria Avenue.
Approved; subject
to phasing
3-6 Froom Ranch Specific Plan
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List (Continued)
Project Description Project Status
49. Victoria
Crossing
Mixed-use project that includes a 4-story structure with
approximately 3,150 sf of retail space and 33 residential
units.
Building Review
50. Laurel Lane
Mixed Use
Development of a mixed-use project consisting of 18
residential units and approximately 2,300 sf of commercial
space that also includes redevelopment of an existing
parking lot.
Building Review
51. Broad St.
Mixed Use
Development of a mixed-use project that consists of 12
residential units and approximately 2,788 sf of commercial
space.
Building Review
52. Shell Station
Development
Development of two commercial buildings totaling 10,000
sf.
Pending
53. The Courtyard
of Serra
Meadows
Development of affordable housing project that includes 36
residential units as part of the Serra Meadows Development
Lot 108.
Approved
54. Bishop Street
Studios
Development of 34 residential units. Under
Construction
55. Ferrini
Apartments
Development of five residential units. Under
Construction
56. Poly
Performance
Development of a 30,000-sf industrial building. Under
Construction
57. 22 North
Chorro
Development of a mixed-use project consisting of 27
residential units and approximately 2,000 sf of commercial
space.
In operation
58. Higuera Brew Reuse of an existing building for a brewery/restaurant use
totaling 15,500 sf of commercial space.
Under
Construction
59. Iron Works Development of a mixed-use project consisting of 46
residential units and approximately 4,400 sf of commercial
space.
Under
Construction
60. Monterey
Hotel
Development of a hotel consisting of 102 rooms. In operation
61. Toscano
Moresco
Subdivision and development of a property to provide for
161 residential units.
Under
Construction
62. 625 Toro Development of 14 attached residential units. Under
Construction
63. Hotel Cerro
(Garden Street
Terraces)
Development of a 4-story mixed-use project consisting of
eight residential units, a hotel of 64 rooms, and
approximately 25,000 sf of commercial space.
Under
Construction
64. Bullock Ranch Development of 192 single family residential units. Planning Review
65. NWC Broad
Street Mixed
Use
Development of a mixed-use project consisting of 111
residential units and approximately 45,269 sf of commercial
space.
Approved
Froom Ranch Specific Plan 3-7
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List (Continued)
Project Description Project Status
66. 650 Tank Farm Development of 249 residential units and approximately
17,500 sf of commercial space.
Approved
67. Marsh &
Chorro Mixed
Use
Development of a mixed-use project consisting of 50
residential units and approximately 30,000 sf of commercial
space.
Planning Review
68. Orcutt Road
Apartments
Development of approximately 15 residential units. Planning Review
69. Peach Street Development of approximately 5 single-family residential
units.
Planning Review
70. 956 Monterey
Mixed Use
Development of a mixed-use project consisting of 20
residential units and approximately 4,000 sf of commercial
space.
Planning Review
71. Mill Street
Commons
Development of 5 residential units. Planning Review
72. 545 Higuera
Mixed Use
Development of a mixed-use project consisting of 56
residential units and approximately 5,000 sf of commercial
space.
Planning Review
73. Lofts at the
Creamery
Development of 36 residential units and approximately 70 sf
of commercial space.
Planning Review
74. Mail Pouch
South
Development of 10 residential units. Approved
75. Montalban
Mixed Use
Development of a mixed-use project consisting of 15
residential units and approximately 430 sf of commercial
space.
Building Review
76. Fixlini Tract Development of 3 single-family residential units. Building Review
77. Bridge Street
(Terraza)
Development of 26 residential units. Approved; subject
to phasing
78. Chinatown
Hotel (Hotel
SLO)
Development of a 78-room hotel with approximately 5,900
sf of commercial space.
Under
construction
79. HASLO
Headquarters
Development of approximately 13,118 sf of commercial
space.
Planning Review
80. 301 Prado Development of approximately 160,000 sf of
commercial/industrial space.
Planning Review
81. RTA
Maintenance
Facility
Development of approximately 23,270 sf of
commercial/industrial space.
Approved
82. Airport
Business
Center
Development of approximately 6,830 sf of commercial
space.
Approved
83. Madonna Plaza
Remodel
Remodel of approximately 12,508 sf of commercial space. Approved
3-8 Froom Ranch Specific Plan
Draft EIR
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES
Table 3.0-1. Cumulative Projects List (Continued)
Project Description Project Status
COUNTY OF SAN LUIS OBISPO (COUNTY) PROJECTS
84. Animal Shelter
Facility
New animal shelter facility to be constructed at the County
Operations Center off Highway 1.
Tentative
85. Avila Beach
Drive at U.S.
Highway 101
(U.S. 101)
Interchange
Reconfiguration of the U.S. 101 and Avila Beach Drive
Interchange in the community of Avila.
Planning Review
86. Avila Beach
Parking
Management
A Parking Management Plan for Port San Luis, which
includes the Harbor/Pier area, Avila Beach Drive, and the
Town of Avila.
Tentative
87. Los Osos
Wastewater
Project
Evaluation and development of a wastewater treatment
system for Los Osos, California.
Complete
88. Oak Shores
Wastewater
Treatment
Facility
Upgrade
Proposed upgrades and improvements to the County Service
Area No. 7A (CSA-7A) Wastewater Treatment Facility in
the community of Oak Shores.
Approved
89. Price Canyon
Road Widening
Widening of Price Canyon Road between Ormonde Road
and Highway 227 near Edna, California.
Tentative
90. Tefft Street at
U.S. 101
Interchange
Reconfiguration of the U.S. 101 and Tefft Street interchange
to reduce back up on the U.S. 101 off-ramps, improve
capacity on Tefft Street, and improve intersection
operations.
Planning Review
91. Templeton
Main Street at
U.S. 101
Interchange
Reconfiguration of the U.S. 101 and Main Street
Interchange in the community of Templeton.
Planning Review
STATE PROJECTS
92. Cal Poly
Master Plan
Implementation of planned facilities and improvements
phased over a timeline of 20 years.
Planning Review
93. Caltrans
Headquarters
Construction of new Caltrans District 5 Headquarters
building and yard along the Buckley Road Extension.
Planning Review
Note: Cumulative projects 1-83 and 92-93 located within the City and/or the vicinity of the Project site are
shown in Figure 3.0-1. While cumulative projects 84-91 are not located in the vicinity of the Project site,
these projects are identified as having the potential to contribute towards cumulative effects.
Froom Ranch Specific Plan 3-9
Draft EIR
1
93
2
3
4
5
6
7
8
9
1081
80
11
12
13
14
74
1572
73
16
17
18
19
20
21
2268
23
64
24
25
26
27
28
29
30
31
32
33
34
35
36
75
37
38
39
40
41
42
43
44
45 82
46
47
48
49
50
51
52
53
54
76
77
55
56
65
66
57
58
83
59
60
61
62
69
71
7078
79
63
67
San Luis
Obispo
Laguna
Lake
HIGUERA STREETHIGUERA STREETHIGUERA STREETHIGUERA STREETBROAD STREETBROAD STREETSANTA ROSA STREETSANTA ROSA STREETORCUTT ROADORCUTT ROAD
FOOTHILL BOULEVARDFOOTHILL BOULEVARD
MADONNA ROADMADONNA ROADLOS OSOS VALLEY ROADSUBURBAN ROADSUBURBAN ROAD
BUCKLEY ROADBUCKLEY ROAD ORCUTT ROADORCUTT ROADBUCKLEY ROAD
TANK FARM ROAD
SANTA FE ROADHIGUERA STREETHIGUERA STREETBROAD STREETSANTA ROSA STREETSUBURBAN ROAD
ORCUTT ROAD
FOOTHILL BOULEVARD
ORCUTT ROADMADONNA ROADLOS OSOS VALLEY ROAD101
101
101
101
227
227
227
1
Note: Cumulative project numbers correspond
to those presented in Table 3.0-1.
LEGEND
Project Site
Froom Ranch Specific Plan Area
Cumulative Project Location
California Polytechnic State University
Park/ Open Space
Incorporated City
San Luis Obispo County
##
0 3,000
SCALE IN FEET
N
Cumulative Projects 3.0-1
FIGURE
3-10