HomeMy WebLinkAboutBates 12258-12332 - 7-15-2020 FRSP ALUC Agenda & Staff Report
Notice of Temporary Meeting Procedures
Important Notice Regarding COVID-19
TEMPORARY MEETING PROCEDURES
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the
Governor of the State of California and the San Luis Obispo County Emergency Services Director as well as
the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the convening of public
meetings in response to the COVID-19 pandemic, until further notice all public meetings for the
Department of Planning and Building for the County of San Luis Obispo will be closed to members of the
public and non-essential County staff.
Below are instructions on how to view the meeting remotely and how to provide public comment.
Additionally, hearing body members and officers may attend the meeting via teleconference and
participate in the meeting to the same extent as if they were present.
Agendas Posted in Public Locations
Agendas will still be physically posted outside of the San Luis Obispo Superior Courthouse at the Monterey
entrance at 1050 Monterey Street and outside of the New Government Center e ntrance at 1055 Monterey
Street. A full copy of the agenda packet, which includes staff reports will now be available for public review
at the Public Information Counter in the lobby of the New Government Center at 1055 Monterey Street.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in meetings in the following ways:
How to Observe the Meeting (no public comment)
• Cable Channel 21 (Planning Commission Only)
• www.slocounty.ca.gov
How to Join Meeting and Provide Spoken Public Comment (ZOOM Platform)
Join Meeting
Members of the public, including applicants/agents, wishing to observe and/or provide live public comment may
also participate in the meeting via the ZOOM platform by using one of the following options:
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o WEBSITE: https://zoom.us/join
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Public Comment via ZOOM
If You Would Like to Speak
• When the Chair calls for general public comment, or for public comment on an agenda item, members
of the public, including applicants/agents, who have joined by website or smart device may do so by
using the “Raise Hand” feature at the bottom of the screen.
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When it is your turn to speak, the Clerk will unmute your connection, announce your name (or the last four digits
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• Please begin by stating your name for the record. Public comments will be limited to three (3) minutes.
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Public Comment for More Than 1 Item
If providing public comment for multiple items on the agenda, please use the guidelines listed above for each
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Submit Supporting Documents – MUST BE DONE 48 HOURS IN ADVANCE
If members of the public, including applicants/agents, want to present visual documents/PowerPoint
presentations while speaking, they should submit the document electronically at least 48-hours in advance of
the meeting to the corresponding hearing body email listed in the table below.
If submitted after the 48-hour deadline, staff will make best efforts –but cannot guarantee – to make the visuals
available for presentation during the meeting.
How to Provide Verbal Public Comment via Telephone (Voicemail Only)
1) Call the number listed below for the specific hearing body.
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3) Leave your comment.
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comment to one (1) agenda item per message. If you would like to comment on multiple agenda items,
you are requested to leave a separate message for each item.
Deadline: Verbal comments (voicemails) must be received by the Clerk no later than 4:00 PM the day before
the noticed meeting. Every effort will be made to play your comment aloud at the meeting. However, some
comments may not be included due to the time limitations or technical issues. All comments will be
entered into the administrative record and provided to each hearing body member or officer.
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How to Provide Public Comment via Email or Mail
Please email or mail your comment to the attention of the hearing clerk identified below for the
appropriate hearing body.
Please Note: Comments received by email or U.S. Mail will be placed into the administrative record and
forwarded to each hearing body officer or member. Comments will not be read aloud or presented visually
at the meeting.
Deadline: Public comments can be submitted and taken into the administrative record any time via email
or U.S. Mail up until the close of the hearing for that item. In order for written comments to be more
effective, we encourage you to submit written comments at least 24 hours in advance of the hearing, which
will provide the hearing body members or officer a better opportunity to review the correspondence.
Hearing Body Verbal Comment
Voicemail Number
Written Comment
Clerk Email
Written Comment
Mailing Address
Planning Commission
(“PC”)
(805) 788-6043 Ramona Hedges
rhedges@co.slo.ca.us
Department of Planning and
Building
Attn: PDH, PC, SRB, APRC, or ALUC
976 Osos St., Room 300
San Luis Obispo, CA 93408
Planning Department
Hearing (“PDH”)
(805) 788-6057 Daniela Chavez
dchavez@co.slo.ca.us
Subdivision Review Board
(“SRB”)
(805) 788-6059
Daniela Chavez
dchavez@co.slo.ca.us
Airport Land Use
Commission (“ALUC”)
(805) 788-6684 Hallie E. Scott
hscott@co.slo.ca.us
Agricultural Preserve
Reserve Committee
(“APRC”)
(805) 788-6668 Ramona Hedges
rhedges@co.slo.ca.us
Persons who require accommodations for any audio, visual or other disability in order to review an agenda, or
to participate in a meeting of the Planning and Building Department per the American Disabilities Act (ADA),
may obtain assistance by requesting such accommodation 72 hour in advance of the meeting to the Clerk of
the hearing body listed above at (805) 781-5600.
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AGENDA
Airport Land Use Commission
William (Bill) Borgsmiller
Michael Cripe
Craig Piper
Jeremy Klyde
Roger Oxborrow
Allen Settle
Erich Schaefer
ZOOM MEETING INFORMATION:
Website: https://zoom.us/join
Meeting ID: 858 7834 4327
Call in Phone Number: (669) 900-9128
MEETING DATE: JULY 15, 2020
MEETING SCHEDULE
Regular Adjourned Meetings are held when deemed necessary. The Regular Meeting schedule is as follows:
Meeting Begins 1:30 p.m.
Afternoon Recess 2:30 p.m. 2:45 p.m.
ALL HEARINGS ARE ADVERTISED FOR 1:30 P.M. HOWEVER, HEARINGS GENERALLY PROCEED IN THE ORDER LISTED. THIS
TIME IS ONLY AN ESTIMATE AND IS NOT TO BE CONSIDERED AS TIME GUARANTEED. THE PUBLIC AND APPLICANTS ARE
ADVISED TO ARRIVE EARLY.
ROLL CALL
STAFF UPDATES:
GENERAL PUBLIC COMMENT PERIOD
1) Members of the public wishing to address the Commission on matters other than scheduled items may do
so at this time, when recognized by the Chair. Presentations are limited to three minutes per individual.
CONSENT AGENDA:
HEARINGS: (Advertised for 1:30 p.m.)
2) Hearing to consider a referral by the County of San Luis Obispo for a determination of consistency or
inconsistency regarding a Minor Use Permit (project) to allow for a two-story mixed-use building. The
approximately 7,000-square-foot project site is located in the Commercial Retail land use category, at 1515
Ocean Street in the community of Oceano. The proposed project is located in the Oceano County Airport
Land Use Plan - Land Use Area TP-2 and the 65 dB single event noise contour.
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Agency: County of San Luis Obispo County File Number: DRC2020-00009
Project Manager: Emi Sugiyama
Applicant: Rodrigo P Gutierrez/Gloria Sandoval Valents
Recommendation: Consistent with the ALUP
STAFF REPORT AND ATTACHMENTS
3) Hearing to consider a referral by the County of San Luis Obispo for a determination of consistency or
inconsistency regarding a Minor Use Permit to allow for a nested monitoring well, test groundwater well,
and outfall connection to the existing City of Pismo Beach’s ocean outfall pipeline. The approximately 6.8-
acre project site is located in the Recreation land use category, at 1001 Pacific Boulevard in the community
of Oceano. The proposed project is located in Oceano County Airport Land Use Plan - Land Use Area TP-2
and the 65 dB single event noise contour.
Agency: County of San Luis Obispo County File Number: DRC2020-00050
Project Manager: Emi Sugiyama Applicant: City of Pismo Beach
Recommendation: Consistent with the ALUP
STAFF REPORT AND ATTACHMENTS
4) Hearing to consider a referral by the County of San Luis Obispo for a determination of consistency or
inconsistency regarding a Vesting Tentative Tract Map to allow the subdivision of a 20-acre parcel into two
equal size parcels of 10 acres. The 20-acre property is located at 730 Sherpa Ranch Road and is within the
Residential Rural Lands land use category. The project is located in the San Luis Obispo County Airport
(Airport) Land Use Plan (ALUP) - Airport Safety Zone S-2 and 50 dB CNEL airport noise contour.
Agency: County of San Luis Obispo County File Number: SUB2019-00111
Project Manager: Stephanie Fuhs Applicant: Kenneth Cardoza/Robert Carpenter
Recommendation: Consistent with the ALUP
STAFF REPORT AND ATTACHMENTS
5) Hearing to consider a referral by the County of San Luis Obispo for a determination of consistency or
inconsistency regarding an amendment to a Conditional Use Permit (CUP) to allow the addition of a
caretaker’s unit to a self-storage facility, on a 10.8-acre property. The 10.8-Acre property (APN: 076-063-034)
is located at the southwest corner of Buckley Road and Hidden Springs Road and is within the Industrial land
use category. The project is located in the Airport Land Use Plan (ALUP) for the San Luis Obispo County
Regional Airport (Airport) - Airport Safety Zone RPZ, S-1b and S-1c and the 60 dB noise contour.
Agency: County of San Luis Obispo County File Number: DRC2016-00041
Project Manager: Stephanie Fuhs Applicant: Buckley Springs, LLC
Recommendation: Consistent with the ALUP
STAFF REPORT AND ATTACHMENTS
6) Hearing to consider a referral by the City of San Luis Obispo (City) for a determination of consistency or
inconsistency with the Airport Land Use Plan (ALUP) for the San Luis Obispo County Regional Airport (airport)
for proposed amendments to the City’s General Plan and Zoning Ordinance to implement the Froom Ranch
Development Plan. The 110-acre property (APN: 067-241-030, -031) is located on the west side of Los Osos
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Valley Road and north of Calle Joaquin. The project is located in the San Luis Obispo County Airport Land
Use Plan (ALUP) - Airport Safety Zone S-2 and outside of any airport noise contours.
Agency: City of San Luis Obispo County File Number: SPEC 0143-2017
Project Manager: Shawna Scott Applicant: John Madonna
Recommendation: Consistent with the ALUP
STAFF REPORT AND ATTACHMENTS
7) A continued hearing to consider a request by the County of San Luis Obispo (County) and the City of San
Luis Obispo (City) to the Airport Land Use Commission (ALUC), for consideration and possible adoption of a
draft update/amendment to the San Luis Obispo County Regional Airport Land Use Plan (ALUP) for the San
Luis Obispo County Regional Airport. [Continued from April 17, 2013 – June 17, 2020] County Airports
Planner: Brian Pedrotti
CONTINUANCE MEMORANDUM
DISCUSSION ITEMS:
8) Consideration of a future potential referral of an amendment to the City’s General Plan, City Zoning Map,
City Airport Compatible Open Space (ACOS) Plan and Vesting Tentative Tract Map to implement the San Luis
Ranch development project by the City of San Luis Obispo. The San Luis Ranch Specific Plan encompasses
approximately 131 acres in the City of San Luis Obispo generally bounded by Madonna Road, Dalidio Drive,
US Highway 101, and the San Luis Obispo City Farm. The project is located in the ALUP Aviation Safety Areas
S-1B and S-2 and outside Airport_Noise Contours.
STAFF REPORT AND ATTACHMENTS
AIRPORT LAND USE COMMISSION (ALUC) BUSINESS:
9) Receive and File: All Correspondence and Exhibits if received at this meeting.
ADJOURNMENT:
10) Next Scheduled Meeting: Wednesday, August 19, 2020 at 1:30 p.m. For additional information, please
contact Daniela Chavez, Airport Land Use Commission Secretary, at (805) 781-5600 or by e-mail at:
dchavez@co.slo.ca.us
ESTIMATED TIME OF ADJOURNMENT: 4:00 p.m.
DANIELA CHAVEZ, SECRETARY
AIRPORT LAND USE COMMISSION
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STAFF REPORT
SAN LUIS OBISPO COUNTY AIRPORT LAND USE COMMISSION
DATE: JULY 15, 2020
TO: AIRPORT LAND USE COMMISSION (ALUC)
FROM: BRIAN PEDROTTI, COUNTY PLANNING AND BUILDING
REFERRING AGENCY: CITY OF SAN LUIS OBISPO
APPLICANT: JOHN MADONNA
CITY FILE NUMBER: SPEC 0143-2017
PROJECT MANAGER : SHAWNA SCOTT, SENIOR PLANNER
SUBJECT: A MANDATORY REFERRAL BY THE CITY OF SAN LUIS OBISPO (CITY) FOR A
DETERMINATION OF CONSISTENCY OR INCONSISTENCY WITH THE AIRPORT
LAND USE PLAN (ALUP) FOR THE SAN LUIS OBISPO COUNTY REGIONAL
AIRPORT (AIRPORT) FOR PROPOSED AMENDMENTS TO THE CITY’S GENERAL
PLAN AND ZONING ORDINANCE TO IMPLEMENT THE FROOM RANCH
DEVELOPMENT PLAN (AMENDMENTS).
LOCATION: THE 110-ACRE PROPERTY (APN: 067-241-030, -031) IS LOCATED ON THE WEST
SIDE OF LOS OSOS VALLEY ROAD AND NORTH OF CALLE JOAQUIN . THE
PROJECT IS LOCATED IN THE SAN LUIS OBISPO COUNTY AIRPORT LAND USE
PLAN (ALUP) - AIRPORT SAFETY ZONE S-2 AND OUTSIDE OF ANY AIRPORT
NOISE CONTOURS.
RECOMMENDATION :
Staff recommends that the ALUC determine that the Amendments are consistent with the ALUP based
on the findings and subject to the conditions of consistency set forth below.
FINDINGS IN SUPPORT OF CONSISTENCY DETERMIN ATION:
a) The Amendments are consistent with General Land Use Policies, G-1 through G-3
because: all information required for review of the Amendments was provided by the City;
the Amendments (as conditioned) would not result in any incompatibilities to the
continued economic vitality and efficient oper ation of the Airport with specific respect to
safety, noise, overflight or obstacle clearance;
b) The Amendments are consistent with the Specific Land Use Policies for Noise because
the area affected by the Amendments is located outside of any CNEL airport noise
contours;
c) The Amendments are consistent with the Specific Land Use Policies for Safety because
the Amendments would not result in a density greater than that specified in Table 7; the
Amendments would not result in a greater building coverage than pe rmitted by Table 7;
and the Amendments would not result in high intensity land uses or special land use
functions as conditioned;
d) The Amendments are consistent with the Specific Land Use Policies for Airspace
Protection because the City’s Zoning Ordinance regulations limit the height of structures
on the site to 60 feet to the highest architectural feature . Development on the project site
will not exceed the elevations required for FAA Form 7460 notification and determina tion.
The Amendments will not permit any structure, landscaping, glare, apparatus, or o ther
Item # 6
Page 1 of 6912264
Froom Ranch Specific Plan
ALUC July 15, 2020
feature, whether temporary or permanent in nature to constitute an obstruction to air
navigation or a hazard to air navigation, as conditioned;
e) The Amendments are consistent with the Specific Land Use Policies for Overflight
because the project has been conditioned to record avigation easements for each
property developed within the project site prior to the issuance of any building permit or
minor use permit; and all owners, potential purchasers, occupants (whether as owners or
renters), and potential occupants (whether as owners or renters) will receive full and
accurate disclosure concerning the noise, safety, or overflight impacts associated with
Airport operations prior to entering any contractual obligation to purchase, lease, rent, or
otherwise occupy any property or prope rties within the Airport Area;
PROJECT DESCRIPTION:
Proposal: Amendments to the City’s General Plan and Zoning Ordinance to implement the Froom
Ranch Development Plan
Setting: Rural area adjacent to urban commercial uses
Existing Uses: Agriculture
Site Area: Approximately 110 acres
DISCUSSION:
Detailed Area Plan (DAP)
The Developer has proposed a Detailed Area Plan (DAP) in accordance with Section 4.4.5.3 of the
ALUP. The ALUP lists specific criteria that a DAP must meet, such as indicating that the densities for
both residential and non-residential development allowed at each parc el are in conformance with
Table 7 of the ALU P. Another requirement is that a DAP contain provisions sufficient to ensure that
all development will conform to polices set forth in the ALUP. The City’s zoning ordinance , which will
regulate the uses on the Project site, allows only uses that are consistent with the ALUP.
ALUP 4.4 Specific Land Use Policies: Safety Policies
The objective of the ALUP safety policies is to minimize the risk to the safety and property of persons on
the ground associated with potential aircraft accidents and to enhance the chances for survival of the
occupants involved in an accident which takes place beyond the immediate runway environmen t. These
policies include a prohibition of structures within the RPZ, and ensure a project meets the density,
building coverage, and special land use function requirements. Although it appears that a portion of the
project site is located within the S-1b and S-1c Safety Zones according to the existing map in the ALUP,
additional analysis presented by the Applicant and based on work previously utilized by the ALUC shows
that the property is entirely within the S -2 safety area. This is described in more detail under Map
Consistency Analysis section below.
The DAP criteria require that the ALUP allowable densities for residential and non -residential uses be
shown in the plan. Based on review of the ALUP Table 7 (Planning Requirements and density
adjustments for Land Uses within the Aviation Safety Areas for the San Luis Obispo County Regional
Airport): 1) the maximum building coverage (% of gross area) is 20 percent for Airport Safety Area S-2; 2)
the maximum density of use (residential) is 6 units per acre; 3) the maximum density of use (non-
residential) is 150 persons/acre for Airport Safety Area S -2; and 4) Special Function and High Intensity
Land Uses are not allowed with in the Airport Safety Area S-2.
Density and Building Coverage Calculations
The proposed Specific Plan inc ludes a proposed site coverage of 21%; however, the ALU P limits the
maximum building coverage in the S -2 to 20%. This has been included as a Condition of Consistency.
The applicant’s requested non-residential density for the Project is based on 5 gross acres within the S-2
Airport Safety Area, and a requested residential density based on 105 acres within the S-2. Based on
Item # 6
Page 2 of 6912265
Froom Ranch Specific Plan
ALUC July 15, 2020
ALUP Table 7, a maximum residential density of up to 6 units per acre is allowed and a maximum non-
residential density of up to 150 persons per acre is allowed. The Froom Ranch Specific Plan proposes a
residential density of up to 578 units , and non-residential density of up to 750 persons.
Maximum Non-residential density (S2):
5 gross acres x 150 person per acre = 750 persons total
Maximum Residential density (S2):
110 gross acres x 6 units per acre = 660 units total
Based on the above information, the Project is consistent with the ALUP safety policies and density
provisions.
ALUP 4.3 Specific Land Use Policies: Noise
The Specific Land Use Policies for Noise in the ALUP identify whether a project would permit or fail
to sufficiently prohibit establishment of extreme ly noise-sensitive land uses within the 60 dB contour
or the 55 dB contour except for infill, any moderately noise-sensitive land use within the 55 d B
contour without mitigation, or any extremely or moderately noise-sensitive use adjacent to an area of
demonstrated noise incompatibility. The Project site is outside of any established noise contour and
is, therefore, consistent with the Specific Land Use Policies for noise.
ALUP 4.5 Specific Land Use Policies: Airspace Protection
The construction of tall s tructures, including buildings and construction cranes – in the vicinity of an
airport can be hazardous to the navigat ion of airplanes. The FAA, through FAR Part 77, established a
method of identifying surfaces that should be free from penetration by obstr uctions in order to maintain
sufficient airspace around airports. FAR Part 77, in effect, identifies the maximum heigh t at which a
structure would be considered an obstacle at any given point around an airport. The extent of the off -
airport coverage needin g to be evaluated for tall structure impacts can extend miles from an airport
facility. Any tall structure(s) proposed as future development within a project area shall be reviewed by
the Air Traffic Division of the FAA to determine compliance with the pro visions of FAR Part 77.
ALUP 4.6 Specific Land Use Policies: Overflight
The Amendments are consistent with the overflight policies of the ALUP to ensure that potential and
prospective Airport area land users are provided with sufficient information on the presence and activity
of the Airport and associated noise and safety impacts in order for them to make an informed decision as
to whether or not they wish to live and/or work in the Airport area. Avigation Easements and Natural
Hazard Disclosure Reports are required for real estate transactions in the Airport Area. Individual projects
will be required to provide avigation easements and full and accurate disclosure of airport operations.
Map Consistency Analysis
The Aviation Safety Area Map (Figure 3) in the ALUP is the original analog map. The Developer has
utilized the analog map in its consistency analys is but has made corrections to show where the
Project is actually located in relationship to the Aviation Safety Areas depicted in Figure 3 and to the
true GIS bearing of Runway 11-29 contained in the Airport Master Plan. Thus, the project is not
located within Safety Areas S-1C and S-1B, but rather within the S-2, and as shown on the proposed
development plans and is consistent with both the analog ma p as well as the textual descriptions of
the Airport Safety Areas, i.e. the consistency analysis does not favor the textual descriptions over the
analog map (and the additional information/inferences reflected therein).
Map Consistency – Froom Ranch Project
Item # 6
Page 3 of 6912266
Froom Ranch Specific Plan
ALUC July 15, 2020
Conditions of Consistency to be incorporated into any use permit(s) for development:
1.The residential density for the project site is limited to 630 dwelling units.
2.The non-residential density for the project site is limited to 750 persons.
3.The maximum building coverage for the project site is limited to 20%.
4.All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having
jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR
Part 77. In addition, applicable construction activities must be reported via FAA Form 7460 -1 at
least 45 days before proposed construction or application for a building permit. The
Developer/Applicant shall also coordinate with the FAA on potential structural encroachments into
the glidescope critical areas as shown on the draft Airport Layout Pla n.
5.All extremely and moderately noise -sensitive land uses on the Project site shall include noise
mitigation as required by the ALUP.
6.No structure, landscapin g, apparatus, or other feature, whether temporary or permanent in nature
shall constitute an obs truction to air navigation or a hazard to air navigation, as defined by the
ALUP.
7.Any use is prohibited that may entail characteristics which would potentially interfere with the
takeoff, landing, or maneuvering of aircraft at the Airport, including:
Item # 6
Page 4 of 6912267
Froom Ranch Specific Plan
ALUC July 15, 2020
• creation of electrical interference with navigation signals or radio communication
between the aircraft and airport;
• lighting which is difficult to distinguish from airport lighting;
• glare in the eyes of pilots using the Airport;
• uses which attract birds and create bird strike hazards;
• uses which produce visually significant quantities of smoke; and
• uses which entail a risk of physical injury to operators or passeng ers of aircraft (e.g.,
exterior laser light demonstrations or shows).
8.Avigation easements shall be recorded for each property developed within the area included in
the proposed local action prior to the issuance of any building permit or conditional use pe rmit.
9.All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will receive full and accurate disclosure concerning the
noise, safety, or overflight impacts associated with airport operations prior to entering any
contractual obligation to purchase, lease, rent, or otherwise o ccupy any property or properties
within the airport area.
ATTACHMENTS:
Attachment 1 : Froom Ranch Application
Attachment 2 : Aviation Safety Areas
Attachment 3: Airport Noise Contours
Attachment 4 : Airport Imaginary Surfaces
Attachment 5: Aircraft Flight Paths
Item # 6
Page 5 of 6912268
Froom Ranch Specific Plan
ALUC July 15, 2020
Attachment 1 – Froom Ranch Application
Item # 6
Page 6 of 6912269
June 30, 2020 (Sent via Email)
Brian Pedrotti, Supervising Planner
County of San Luis Obispo Planning & Building
976 Osos Street, Room 300
San Luis Obispo, California 93408
Subject: Review of Froom Ranch Specific Plan
12165 Los Osos Valley Road
(APNs 067-241-030 and 067-241-031)
Dear Mr. Pedrotti:
The City of San Luis Obispo (City) appreciates the opportunity to submit a formal referral to
the County of San Luis Obispo Airport Land Use Commission (ALUC) for a determination
of consistency with the Airport Land Use Plan (ALUP) for the proposed Froom Ranch
Specific Plan project, which includes proposed amendments to the City’s General Plan and
the City Zoning Map.
The proposed Specific Plan area is approximately 110 acres in size and is located at the base
of the Irish Hills just outside of the City of San Luis Obispo. The site is designated in the
City’s Land Use Element (LUE) as Specific Plan Area #3, which is subject to preparation of
a Specific Plan to accommodate development proposals and address pertinent issues
(identified as SP-3 on LUE Figure 10). The General Plan requires that a Specific Plan for the
Froom Ranch Area be adopted prior to annexation of the Plan Area to the City.
Project Description
Froom Ranch is a primarily residential project with some commercial development in the
northeast corner of the site closest to Los Osos Valley Road and the adjacent Irish Hills Plaza.
Open Space is the other predominant land use and occupies about 58% of the net site area,
consistent with the annexation requirement of providing 50% of the site as open space.
A major component of the planned residential uses is a Life Plan Community known as
Villaggio. Villaggio would provide a variety of different unit types for independent senior
housing as well as guaranteed access to higher levels of care such as Assisted Living, Memory
Care, and Skilled Nursing, when they are needed. This is the first project of its kind in San
Luis Obispo County. Additional residential uses in the northern portion of the site would be
multiple family.
Figures showing the project location, proposed zoning/land use, and a conceptual
development plan have been attached. The City’s General Plan land use diagram and
description of Specific Plan Area #3, and the City’s Zoning Map would be amended to reflect
Item # 6
Page 7 of 6912270
Froom Ranch Specific Plan
June 30, 2020
Page 2
the type and distribution of land uses on the project site, as proposed in the Specific Plan. The
project also includes a Vesting Tentative Tract Map in conformance with the Specific Plan
and annexation of the project site to the City of San Luis Obispo from the County of San Luis
Obispo, through the Local Agency Formation Commission.
Draft Specific Plan
The Draft Froom Ranch Specific Plan includes the following information regarding the
Specific Plan’s relationship to the ALUP:
The Froom Ranch Specific Plan Area is currently subject to the requirements
of the San Luis Obispo County Regional Airport Land Use Plan (ALUP).
Figure 3, Aviation Safety Areas, of the current ALUP shows that portions of
Airport Safety Areas S-1b and S-1c are in the northeastern portion of the
Specific Plan area. However, with two new Specific Plan projects being
reviewed by the City of San Luis Obispo, a corrected version of the analog
map used in ALUP Figure 3 has been utilized to review the consistency of
projects with the ALUP. That new map has corrected the locations of the safety
areas to the true GIS bearings of Runways 7-25 and 11-29.
When the project site is overlain on the corrected safety areas map, it is located
outside of both Safety Areas S-1b and S-1c, but is included in Safety Area S-
2. The Airport Land Use Commission (ALUC) conceptually reviewed the
project on April 19, 2017 and determined that the use of the corrected map was
appropriate. The ALUP is currently being updated. A draft Safety Areas map
included as part of the ALUC’s 5-20-2020 agenda packet shows the project
site is entirely outside of ALUP safety zone areas.
Types and Intensities of Land Use
The Froom Ranch Specific Plan is consistent with the current version of the
ALUP because it complies with the density and coverage restrictions of Safety
Area S-2. Residential proposed density (534 units) and potential density (578
units) are below the 660-unit threshold based on the strictest interpretation of
Safety Area S-2 standards (6 units/acre x 110 acres). Non-residential density
would be 750 persons (150 persons/acre x 5 acres). Proposed site coverage is
about 21%; allowable density under the strictest standard would be 22%.
Through the adoption of the Specific Plan (identified by the term Detailed Area
Plan in the ALUP), additional density allowances would be possible and
building coverage restrictions would not apply.
ALUP Figure 1, Airport Noise Contours, shows that the site is outside of the
airport noise contours. The project will comply with City General Plan noise
requirements.
The following draft goal and policies are intended to provide for on-going
consistency between the Froom Ranch Specific Plan and ALUP.
Goal 3.5. Develop Froom Ranch Area consistent with the County’s
Airport Land Use Plan.
Policy 3.5.1: Ensure that no structure, landscaping, apparatus, or other
feature, whether temporary or permanent in nature shall
Item # 6
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Froom Ranch Specific Plan
June 30, 2020
Page 3
constitute an obstruction to air navigation or a hazard to air
navigation.
Policy 3.5.2: This specific plan shall serve as the Detailed Area Plan as
required by the Airport Land Use Plan.
Policy 3.5.3: If required, avigation easements shall be recorded at the time
of subdivision development for each affected parcel in a form
approved by the County of San Luis Obispo Airport Land Use
Commission.
Environmental Impact Report
A Draft Environmental Impact Report (EIR) was prepared for the project and circulated for
public review in November 2019. The Draft EIR identified a potential impact related to the
project’s location within the Airport Land Use Plan (ALUP) safety areas (refer to Impact
HAZ-3 on page 3.7-37). The EIR determined that, while small portions of the site lie within
Safety Sub-Areas S-1B and S-1C of the 2005 ALUP, using the criteria in the California
Airport Land Use Planning Handbook, the project site falls outside of the Aviation Safety
Areas (Johnson Aviation 2014). While the 2005 ALUP Safety Area maps are adopted by the
ALUC, the actual Airport risks are very low onsite according to the more recent San Luis
Obispo Airport Land Use Compatibility Report prepared by Johnson Aviation in 2014 based
on the California Airport Land Use Planning Handbook.
The Draft EIR also determined that, with regard to excessive airport noise, noise from aircraft
overflights do not generate excessive noise levels under current and projected airport
operations and would not substantially affect the health or safety of future project residents.
The project site is not within the noise contours of the existing ALUP. Therefore, aviation-
related safety impacts to residents and commercial employees or patrons within the Project
site were determined to be less than significant (refer to Impact HAZ-3 on page 3.7-39).
The Draft EIR cited to the need for further project review by the ALUC for consistency with
the ALUP and Airport Safety Areas and concluded potential impacts would be less than
significant. No public comments related to this issue were received during public review of
the EIR.
Relevant sections of the Draft EIR have been attached for reference.
Previous Conceptual Review
The project applicant team took the project to the ALUC in April 2017 for a conceptual
review. During that review, the Commission was generally supportive of the project’s use of
the “corrected” Cannon map to determine land use compatibility with the ALUP. Agenda item
materials and minutes from that review are attached for reference.
Item # 6
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Froom Ranch Specific Plan
June 30, 2020
Page 4
If you have any questions regarding this letter, please contact Emily Creel, Contract Project
Manager at (805) 539-2870 or ecreel@swca.com or me at (805) 781-7176 or
sscott@slocity.org. We look forward to discussing this project further with you and the
ALUC.
Sincerely,
Shawna Scott, Senior Planner
Attachments:
Figures
April 19, 2017 Conceptual Review Documentation
Hazards and Hazardous Materials Section of the Draft EIR
Item # 6
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SCALE IN MILES
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FIGURE
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Item # 6
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[2-3]
Figure 2-1 Zoning/Land Use Map
Item # 6
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[2-4]
Figure 2-2 Site Plan with Building Heights
Item # 6
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3765 S. Higuera St., Ste. 102 • San Luis Obispo, CA 93401
p: (805) 543-1794 • f: (805) 543-4609 www.rrmdesign.com
a California corporation Lenny Grant, Architect C26973 Jerry Michael, PE 36895, LS 6276 Jeff Ferber, LA 2844
April 5, 2017
Brian Pedrotti, Planner
County Planning & Building
976 Osos Street, Room 200
San Luis Obispo, CA 93401
RE: Froom Ranch Specific Plan
12165 Los Osos Valley Road
(APNS 067-241-030 & 067-241-031)
Dear Brian,
On behalf of our client, John Madonna, RRM Design Group is in the process of preparing a
Specific Plan for the subject County property located just outside the City of San Luis Obispo
limits. The property is approximately 110 acres in size and lies directly south of the Irish Hills
Plaza. The site is designated in the City’s Land Use Element (LUE) as Specific Plan Area # 3,
which is subject to preparation of a Specific Plan to accommodate development proposals and
address pertinent issues (identified as SP-3 on LUE Figure 10). The General Plan requires that a
Specific Plan for the Froom Ranch Area be adopted prior to annexation of the Plan Area to the
City.
Froom Ranch is envisioned as a primarily residential project with some commercial development
in the northeast corner of the site closest to the adjacent Irish Hills Plaza. Open Space is the
other predominant land use and occupies about 51% of the net site area, consistent with the
annexation requirement of providing 50% of the site as open space.
Figure 3, Aviation Safety Areas, of the current Airport Land Use Plan (ALUP) shows that
portions of Airport Safety Areas (Zone S-1b and S-1c) are in the northeastern portion of the
Specific Plan area. However, with two new Specific Plan projects being reviewed by the City of
San Luis Obispo, a corrected version of the analog map used in Figure 3 has been utilized to
review the project’s consistency with the ALUP. That new map has corrected the locations of
the safety zones to the true GIS bearings of Runways 7-25 and 11-29. When the project site is
overlain on the corrected safety zones map, it is located outside of both Safety Zones S-1b and
S-1c.
Based on your direction, the applicant is requesting a pre-application review by the Airport Land
Use Commission (ALUC) regarding the applicability of the corrected safety zones to the site.
Attached to this letter are exhibits showing the project site and its relationship to the safety
zones on the existing Figure 3 and the corrected version recently reviewed and endorsed with
both the Avila Ranch and San Luis Ranch projects. At the ALUC meeting on March 29, 2017,
Item # 6
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Froom Ranch Specific Plan
Cover Letter to Brian Pedrotti, County Planner
April 5, 2017
Page 2 of 2
County staff confirmed that the accuracy of the corrected map was verified by RS&H
Consultants who are currently working on the update to the ALUP.
We look forward to a productive discussion with the ALUC about this safety zone
determination.
Sincerely,
RRM DESIGN GROUP
Pamela Ricci, AICP Victor Montgomery, AIA
Principal Planner Principal
Attachments:
Land Use Plan with Current Airport Safety Zones
Corrected Airport Safety Zones map with Project Site
ecm\\slofiles-sr\on-site\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Planning\Airport Land Use & Commission\2017\4-19-17 ALUC application\Froom
Ranch Pre-App-letter-4-5-17-admin2.docx
Item # 6
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Airport
Safety Zone:
S-1b
Airport
Safety Zone:
S-1c
Land Use Map with
Current Airport Safety
Zones (ALUP Figure 3)
Airport Safety Zone: S-1b
Airport Safety Zone: S-1c
Item # 6
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Project SiteItem # 6
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AIRPORT LAND USE COMMISSION
San Luis Obispo County
Minutes of Wednesday, April 19, 2017
Minutes of the Regular Meeting of the Airport Land Use Commission held in the
(new) County Board of Supervisors Chambers, County Government Center 1055
Monterey Street, Room D170, San Luis Obispo, CA, at 01:30 P.M.
HEARINGS ARE ADVERTISED FOR 1:30 P.M. HOWEVER, HEARINGS
GENERALLY PROCEED IN THE ORDER LISTED. THIS TIME IS ONLY AN
ESTIMATE AND IS NOT TO BE CONSIDERED AS TIME GUARANTEED. THE
PUBLIC AND APPLICANTS ARE ADVISED TO ARRIVE EARLY.
ROLL CALL
PRESENT:Erich Schaefer, William Borgsmiller, Michael Cripe, Craig Piper,
Chairperson Roger Oxborrow, and Linda Butler
ABSENT:Allen Settle
PUBLIC COMMENT PERIOD
Chairman Oxborrow: opens and closes public comment with no one coming
forward.
STAFF UPDATES
Brian Pedrotti, Airports Planner: reviews ALUC appointments. Chairman
Roger Oxborrow was reappointed by the Airports Manager to another term.
Commissioner Cripe's appointment ends on May 1, 2017 and will be
reappointed by the Board of Supervisors.
DISCUSSION
1. County of San Luis Obispo: discussion item for a future proposed
subdivision at property east of Highway 227 near San Luis Obispo Country
Club (APN 044-082-035); Chuck Braff, Applicant.
Agent Email
Brian Pedrotti, Airports Planner: provides presentation for discussion.
Commissioner Schaefer: states for the record a point of clarification that this
project is on the west side of Highway 227.
Charles Braff, Applicant: discusses the proposed project.
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Commissioner Cripe: questions if the surrounding properties are one-acre
lots with Brian Pedrotti responding.
Commissioner Piper: discusses the concern for the noise and have them
complete the disclosures.
Commissioner Borgsmiller: questions if there is any tool that will help with
the noise complaints.
Matter is fully discussed, Commissioners express comments to the
applicant; no action taken.
2. City/County of San Luis Obispo: discussion item for a future General Plan
Amendment and Specific Plan for the Froom Ranch Area, directly south of
the Irish Hills Plaza (APNs 067-241-030, -031; RRM Design Group,
Applicant.
Agent_RRM Letter
Attachment 1: Agent Email
Brian Pedrotti, Airports Planner: presents the proposed property for
discussion.
Vic Montgomery, Agent: states he is available for questions.
Commissioner Borgsmiller: states he likes the Cannon map and agrees with
using this map.
Commissioner Cripe: addresses the use of the Cannon map.
Commissioner Piper: in agreement of using the Cannon Map.
Chairman Oxborrow: questions if we update the map then will this project be
out of the commissioner purview with Brian Pedrotti responding.
Matter is fully discussed; no action taken.
HEARINGS:
3. A continued hearing to consider a mandatory referral by the City of San
Luis Obispo (City) for a determination of consistency or inconsistency with
the Airport Land Use Plan (ALUP) for the San Luis Obispo County Regional
Airport (Airport) for proposed amendments to the City’s General Plan, the
City Zoning Map, the City Airport Compatible Open Space (ACOS) Plan,
And Vesting Tentative Map to implement the San Luis Ranch
Development. The San Luis Ranch Specific Plan encompasses
approximately 131 acres generally bounded by Madonna Road, Dalidio
Drive, US Highway 101, and the San Luis Obispo City Farm. The Project is
located in ALUP Aviation Safety Areas S-1b and S-2. (Continued from
March 29, 2017) City Project Manager: Brian LeVeille
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Staff Report
Attachment 2: Modified Site Plan
Attachment 3: City of SLO Letter
Attachment 4: March 29, 2017 Staff Report
March 29, 2017_Attachment 1
March 29, 2017_Attachment 2_rev
March 29, 2017_Attachment 3_rev
March 29, 2017_Attachment 4_rev
March 29, 2017_Attachment 5_rev
March 29, 2017_Attachment 6_rev
March 29, 2017_Attachment 7
March 29, 2017_Attachment 8_rev
March 29, 2017_Attachment 9
March 29, 2017_Attachment 10
March 29, 2017_Attachment 11
March 29, 2017_Attachment 12
Correspondence Received from Craig Kincaid
Correspondence Received from Kristin Flynn
Correspondence Received from Ryan Miller
Brian Pedrotti, Airports Planner: presents proposed project via PowerPoint.
Commissioner Schaefer: questions Condition 10 with Brian Pedrotti
responding.
Commissioner Borgsmiller: questions if we can pull up the language from
the Avila Ranch project regarding providing for community outreach with
Brian Pedrotti responding.
Xzandrea Fowler, City of San Luis Obispo: questions if the applicant should
present first with Chairman Oxborrow responding.
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Rachel Kovesdi, Agent: presents report via PowerPoint and is available for
questions.
Commissioner Schaefer: requests clarification on the proposed project with
Ms. Kovesdi responding.
Gary Grossman, Owner: thanks staff and his team and discusses the safety
of the proposed project.
Xzandrea Fowler, City of San Luis Obispo: discusses the proposed project.
Doug Davidson, Deputy Director for Development Review, City of San Luis
Obispo: discusses the City's future involvement with the proposed project.
Chairman Oxborrow: discusses past projects and requests clarification on
what entitlements stay with the property. Bill Robeson, County Deputy
Director responding.
Commissioner Schaefer: requests clarification on "project specific" with Bill
Robeson, County Deputy Director responding.
Commissioner Cripe: states the no build zone, the location of the no build
zone and center line are locked in.
Chairman Oxborrow: opens public comment.
Jeff Echles, Executive Director of the Home Builders Associates of the
Central Coast: discusses the proposed project.
Carl Dudley, resident of SLO: discusses the proposed project.
Kevin Huwbert, Senior Loan Officer, Mortgage House, City of SLO: states
reasons to approval of the proposed property.
Tim Williams, Resident of SLO: discusses reasons for approval of the
proposed project.
Mike Manchak, President & CEO, Economic Vitality Corporation: discusses
options of affordable housing and availability of housing.
Steve Delmartini, Resident of SLO: discusses reasons for approval of the
proposed project.
John Spigelski, Resident of SLO: suggests approval of the proposed project.
Rob Davidson, Resident of SLO: speaks in favor of the proposed project.
Chairman Oxborrow: closes public comment.
Commissioner Piper: questions a commercial zone space within the no build
zone and safety features with Ms. Kovesdi responding.
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Commissioner Schaefer: discusses Measure J and the viability for this
project. The water supply is adequate.
On motion of Commissioner Schaefer, seconded by Commissioner Butler
for a determination of consistency with the Airport Land Use Plan (ALUP) for
the San Luis Obispo County Regional Airport (Airport) for proposed
amendments to the City’s General Plan, the City Zoning Map, the City
Airport Compatible Open Space (ACOS) Plan, And Vesting Tentative Map
to implement the San Luis Ranch Development with the second
recommendations and findings and conditions of approval is discussed
further.
Commissioner Borgsmiller: discusses Measure J and the San Luis Ranch
project. Would like to add the Community Outreach used in the Avila Ranch
Project. Modify the 1200 x 200 condition and suggest parallel lanes in the no
build zone.
On motion of Commissioner Schaefer, seconded by Commissioner Butler to
amend as stated adding the Community Outreach plan used in the Avila
Ranch Project and modifying the 1200' x 200' traffic lanes parallel to the
parking stalls in the no build zone is further discussed.
Commissioner Cripe: agrees with other Commissioners that the project is
ready for approval.
Brian Pedrotti, Airports Planner: clarifies the requested additional condition
regarding Avila Ranch Community Outreach. Unable to find that condition
in the Avila Ranch Project conditions, staff suggests creating/crafting a new
condition. Discussion with Commissioner Borgsmiller and staff.
Bill Robeson, County Deputy Director: clarifies the 1200' x 200' parking
lanes parallel to the center line of the runway.
Mike Cannon, Cannon Associates: speaks to creating a new layout for the
parking lanes. Marshall H. representing the owner agrees to the parking
lane stipulation.
Thereafter, on motion of Commissioner Erich Schaefer, seconded by
Commissioner Linda Butler and on the following vote:
AYES: Commissioners: Erich Schaefer, Linda Butler, William
Borgsmiller, Michael Cripe, Craig Piper, Chairperson Roger
Oxborrow,
NOES: None
ABSENT: Allen Settle
The motion carries on an all yes vote in the absence of Commissioner
Settle for the determination of consistency with the San Luis Obispo
County Regional Airport Land Use Plan (ALUP) and is referred back to
the City of San Luis Obispo regarding for proposed amendments to
the City’s General Plan, the City Zoning Map, the City Airport
Compatible Open Space (ACOS) Plan, And Vesting Tentative Map to
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implement the San Luis Ranch Development with the adoption of staff
recommendation 2 of the staff report as modified, and recommended
by staff.
4. Continued hearing to consider a request by the County of San Luis Obispo
(County) and the City of San Luis Obispo (City) to the Airport Land Use
Commission (ALUC), for consideration and possible adoption of a draft
update amendment to the San Luis Obispo County Regional Airport Land
Use Plan (ALUP) for the San Luis Obispo County Regional Airport.
[Continued from April 17, 2013 - March 29, 2017] County Airports Planner:
Brian Pedrotti
Staff Report
Brian Pedrotti, Airports Planner: discusses RS&H working draft, the ALUC
subcommittee has looked at it. Staff recommends that this item is continued
to May 24, 2017.
Commissioner Cripe: states sub-committee needs to review a couple of
graphics of the safety zones and comparative airports and safety zones.
Commissioner Borgsmiller: asks when will be this available for ALUC to
review with Brian Pedrotti responding.
Chairman Oxborrow: opens and closes public comment with no one coming
forward.
Thereafter, on motion of Commissioner William Borgsmiller, seconded
by Commissioner Erich Schaefer and on the following vote:
AYES: Commissioners: William Borgsmiller, Erich Schaefer,
Michael Cripe, Craig Piper, Chairperson Roger Oxborrow,
Linda Butler
NOES: None
ABSENT: Allen Settle
The motion carries on an all yes vote in the absence of Commissioner
Settle to continue this item to the next Airport Land Use Commission
meeting on May 24, 2017 regarding the consideration of a request by
the County of San Luis Obispo (County) and the City of San Luis
Obispo (City) to the Airport Land Use Commission (ALUC), for
consideration and possible adoption of a draft update amendment to
the San Luis Obispo County Regional Airport Land Use Plan (ALUP)
for the San Luis Obispo County Regional Airport as recommended in
staff report memo.
AIRPORT LAND USE COMMISSION (ALUC) BUSINESS:
5. Airport Advisory Collaborative (AAC) Subcommittee. Applications and
recommendations submitted to the ALUC for appointment consideration.
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Attachment 1: Caltrans Coverletter AAC Recommendation
Attachment 2: Application
Brian Pedrotti, Airports Planner: discusses appointment of AAC
subcommittee member John Olejnki from CalTrans.
Chairman Oxborrow: opens and closes public comment with no one coming
forward.
Thereafter, on motion of Commissioner Craig Piper, seconded by
Commissioner Erich Schaefer and on the following vote:
AYES: Commissioners: Craig Piper, Erich Schaefer, William
Borgsmiller, Michael Cripe, Chairperson Roger Oxborrow,
Linda Butler
NOES: None
ABSENT: Allen Settle
The motion carries on an all yes vote in the absence of Commissioner
Settle to accept the nomination of Caltrans employee John Olejnki to
the Airport Advisory Collaborative (AAC) Subcommittee as
recommended.
6. Receive and File: All Correspondence and Exhibits if received at this
meeting.
Thereafter, on motion of Commissioner William Borgsmiller, seconded
by Commissioner Craig Piper and on the following vote:
AYES: Commissioners: William Borgsmiller, Craig Piper, Erich
Schaefer, Michael Cripe, Chairperson Roger Oxborrow,
Linda Butler
NOES: None
ABSENT: Allen Settle
The motion carries on an all yes vote in the absence of Commissioner
Settle to accept all correspondence and exhibits received for this
meeting in the ALUC record.
ADJOURNMENT:
7. Next Scheduled Meeting: Wednesday May 24, 2017, at 1:30 p.m. in the
County Board of Supervisors Chambers, (new) County Government Center,
1055 Monterey Street, Room D170, San Luis Obispo, CA. For additional
information, please contact Nicole Retana, Airport Land Use Commission
Secretary, at (805)781-5718 or at E-mail address: NRetana@co.slo.ca.us
Thereafter, on motion of Commissioner William Borgsmiller, seconded
by Commissioner Craig Piper and on the following vote:
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AYES: Commissioners: William Borgsmiller, Craig Piper, Erich
Schaefer, Michael Cripe, Chairperson Roger Oxborrow,
Linda Butler
NOES: None
ABSENT: Allen Settle
The motion carries on an all yes vote in the absence of Commissioner
Settle to adjourn this meeting to the next Airport Land Use
Commission meeting on Wednesday May 24, 2017.
ADJOURNMENT: 3:35 p.m.
Chris Macek, Pro Tem
Airport Land Use Commission
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3.7 HAZARDS, HAZARDOUS MATERIALS, AND WILDFIRE
3.7 HAZARDS, HAZARDOUS MATERIALS, AND WILDFIRE
This section describes the existing conditions related to hazards, hazardous materials, and
wildfire in the vicinity of the Project site and analyzes the potential for hazards, hazardous
materials, and wildfire impacts to occur as a result of implementation of the Project.
Hazards may include exposure to both natural and man-made hazards. These could include
wildfire in the adjacent Irish Hills, hazards associated with aircraft operations at the nearby
San Luis Obispo County Regional Airport (Airport), or exposure to hazardous materials.
Hazardous materials are defined as substances with physical and chemical properties of
ignitability, corrosivity, reactivity, or toxicity, which may pose a threat to human health or
the environment. The term “hazardous materials” is used in this section to generally
describe chemical materials, such as petroleum products, solvents, pesticides, herbicides,
paints, metals, asbestos, and other regulated chemical materials. Additionally, the term
“release” as used in this section includes known historical spills, leaks, illegal dumping, or
other methods of release of hazardous materials to soil, sediment, groundwater, or surface
water. If a historical release exists, then there is a risk associated with planned development
disturbing the release area. Potential future releases of hazardous materials that could occur
from development under the Project also are included in the analysis.
3.7.1 Environmental Setting
3.7.1.1 Regional Setting
The Project site is located on unincorporated County land at the southwestern border of the
City where urban development transitions to natural open space and agricultural areas. The
nearest school to the Project site is Pacific Beach High School located approximately 0.25-
mile northwest. The Airport is located approximately 1.8 miles east of the Project site.
3.7.1.2 Project Site
The Project site has historically been used for dairy cow, beef cattle, and horse grazing,
and an existing quarry area in the site’s northwest corner is currently used as a construction
materials storage yard and for grazing. The Project site is largely undeveloped. Historical
aerials indicate that development has been limited to ranch buildings, including the farm
house and agricultural accessory structures located in the northwestern portion of the
Project site. In the Project vicinity, chromium mining operations briefly occurred over 50
years ago, as further described in Section 3.5, Cultural Resources; however, there is no
Froom Ranch Specific Plan 3.7-1
Draft EIR
Item # 6
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3.7 HAZARDS, HAZARDOUS MATERIALS, AND WILDFIRE
evidence of this historical operation occurring onsite or on any Department of Conservation
mine maps within the Project site (California Department of Conservation 2016).
Structures onsite include the historic ranch buildings, a construction materials storage yard
and red rock quarry in the northwestern portion of the site, and a stormwater detention
basin located in the central portion of the site. The onsite construction materials storage
yard may involve intermittent use or handling of hazardous materials associated with the
use and storage of construction equipment and materials (i.e., fuels, lubricants, cleaning
solutions). While grazing operations do not frequently involve the use of hazardous
materials, historical use of the dairy barn, the creamery, the granary, and the horse barn
may have included use of some commercial materials such as pesticides, herbicides, and
cleaning liquids. Additionally, the existing stormwater detention basin has provided onsite
water infiltration for runoff from the adjacent Irish Hills Plaza parking lots for at least ten
years, with potential for accumulation of pollutants associated with vehicle liquids, such as
motor oil, which have undergone biofiltration within the basin.
3.7.1.3 Wildfire Risk
Regional Wildfire Conditions and Hazards
In central California, the fire season
usually extends from roughly May
through October.1 The duration of the fire
season is influenced by a combination of
climatic, vegetative, and physiographic
conditions, including rainfall totals,
distribution, and/or drought conditions
that may affect the duration of this period.
Structural losses or damage from
wildfires often result from inappropriate
siting of structures within or adjacent to high fire hazard areas, use of inappropriate
construction materials or flammable landscaping, and accessory structures. Fire hazard is
the composition of fuels within an area that affect its potential for flammability and energy
1 Recent events may indicate that wildfire behavior, frequency, and the duration of the fire season are
changing in California; for example, the 250,000-acre 2017 Thomas Fire in neighboring Santa Barbara and
Ventura counties was the largest wildfire in California history and it occurred in December. These issues are
discussed more fully in Section 3.7.3.4, Cumulative Impacts.
The Project site is within Moderate and Very High
Wildland Fire Hazard Severity Zones (FHSZ) and
contains open grasslands, tree canopy, and riparian
vegetation that include biofuels for wildfires.
3.7-2 Froom Ranch Specific Plan
Draft EIR
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3.7 HAZARDS, HAZARDOUS MATERIALS, AND WILDFIRE
release, whereas fire risk is the probability that a fire would ignite, spread, and potentially
affect one or more resources valued by people (such as structures or life).
Climate change has the potential to affect fire frequencies, intensities, and total burn area.
For instance, a warmer climate may result in increased fire frequency by facilitating the
increased drying of fine surface fuels, allowing more potential ignitions to become actual
ignitions that become wildfires. Fire intensity is more closely related to biomass
management; however, large intense fires have nonetheless become more common in
California throughout the past 20 years. Increased temperature and decreased precipitation
influence the size of forest and woodlands, while arid forests and woodlands in the
southwest primarily influence the size of a fire by the production of fuels in the year prior
to fire and secondarily by drought in the year of fire. While the frequency, intensity, and
burn area of a fire is subject to a variety of factors, it is accepted that the general increase
in temperature is correlated to a higher risk of fire hazard (U.S. Forest Service 2012).
Fire Hazard Severity Zones
Fire Hazard Severity Zones (FHSZ) are defined by the California Department of Forestry
and Fire Protection (CALFIRE) based on the presence of fire-prone vegetation, climate,
topography, assets at risk (e.g., high population centers), and a fire protection agency’s
ability to provide service to the area. Approximately 102 acres of the site is designated as
a Moderate FHSZ, and approximately 13 acres within the Upper Terrace are located within
a Very High FHSZ (see Figure 3.7-1; CALFIRE 2007). Further, it should be noted that the
site borders a Very High FHSZ within the Irish Hills Natural Reserve, with this border
extending adjacent to and within the site’s northern and western boundaries for
approximately 0.75 mile. As the Project site is located both within Moderate to Very High
FHSZ areas and at the edge of the wildland-urban interface, it has potential to be exposed
to wildfire hazards.
The Project site is located within a CALFIRE State Responsibility Area (SRA); however,
about one acre of the proposed stormwater detention basin area of the Project site falls
within the Local Responsibility Area (LRA).2
2 The SRA is the area where the State of California has the primary financial responsibility for the
prevention and suppression of wildland fires. The LRA is an area where local agencies have primary
financial responsibility for fire suppression.
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Drainage 3
Drainage 2
Drainage 4
Drainage 1DEVAUL RANCH ROADLOS OSOS VALLEY ROADCALLE JOAQUINFroom Creek Prefumo CreekSan Luis Obispo CreekIRISH HILLS
PLAZA
IRISH HILLS
NATURAL RESERVE
101
101
LEGEND
Threat of Fire
Project Site
Irish Hills Natural Reserve
City of San Luis Obispo
Moderate
High
Very High 0 750
SCALE IN FEET
N
Fire Hazard Severity Zones 3.7-1
FIGURE
3.7-4
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Slope and Topography
Topography influences wildland fire to such an extent that slope conditions can often
become a critical wildland fire factor. Conditions such as the length and steepness of
slopes, direction of exposure, and/or overall ruggedness of terrain influence the potential
intensity and behavior of wildland fires and/or the rates at which they may spread. Of these,
the most important factor is the influence of slope steepness and prevailing wind direction
on the speed at which a fire may spread (Barros et al. 2013). Nevertheless, flat terrain may
still experience intense fire patterns. For example, the 2017 Santa Rosa Tubbs Fire traveled
from flatlands over mountain ranges and back to flatlands, destroying over 5,600 structures
in the process, many of them located within developed areas of Santa Rosa’s downtown.
Lower-elevation portions of the Project site are generally flat (0-15 percent slopes).
However, the Project site includes moderate to steep slopes (i.e., 15 to 75 percent)
surrounding the site’s Upper Terrace and western perimeters. Further, the Project site is
bordered by upward sloping lands to the west into the Irish Hills Natural Reserve. Slope
steepness and the ruggedness of terrain may affect both fire behavior and firefighting
access (Table 3.7-1). As slope gradients increase, hand crews are less likely to establish
fire-containment lines in areas of excessively steep slopes due to the lack of accessibility
and safety concerns. The development of spot fires ahead of fire-lines and the hazards of
rolling and blowing firebrands (i.e., ember showers) become progressively more serious as
slope increases. The steep slopes with chaparral vegetation along the site’s western
perimeter presents severe wildland fire hazards. In addition, prevailing winds range from
northwest to west-northwest, blowing inland from the Pacific Ocean up valleys such as the
Los Osos Valley (Western Regional Climate Center 2018). Thus, prevailing winds, steep
slopes, and the presence of dense old growth, highly flammable vegetation within portions
of the Irish Hills Natural Reserve present a substantial wildland fire hazard along the site’s
1-mile-long interface with these open lands.
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Table 3.7-1. Potential for Firefighting Success and Tactics on Steep Slopes
Slope
Class Potential for Firefighting Success and Tactics
< 20% Optimal chances for success of combating fires utilizing direct attack methods with all-
wheel-drive fire trucks, bulldozers, hand crews, and aerial resources, including fixed-wing
tankers.
21 – 40% Moderate feasibility for controlling fires by direct attack with all-wheel-drive fire trucks,
bulldozers, hand crews, and helicopters. Use of fixed-wing aerial tankers limited by
ruggedness of terrain.
41 – 60% Limited feasibility for controlling fires as slopes are typically beyond operating capability of
all-wheel-drive fire trucks. Direct firefighting tactics are possible, but become increasingly
difficult with increases in slope. Use of fixed-wing aerial tankers becomes highly restricted.
> 60% Low feasibility for controlling fires. Slope gradients largely beyond operating capability of
bulldozers. Attack methods become more indirect. Hand crews and helicopters become
primary tools.
Source: County of Los Angeles 2011.
Vegetation and Fuel Biomass
Within the Project vicinity, open grasslands and coast live oak woodlands on and adjacent to
the site, along with chaparral vegetation found in areas of the Irish Hills Natural Reserve, can
quickly burn during the dry fire season, particularly under conditions of strong, dry winds
such as the Santa Anas. The grassland and coastal scrub/chaparral plant communities that
dominate the slopes of the Irish Hills have various chemical, physical, and physiological
characteristics that contribute to the frequency and potential of local wildland fires. These
vegetation communities have a propensity to burn on an intermittent basis, with grassland
fires particularly susceptible to expand quickly. Consequently, recurrent fire has developed
into an ecological factor necessary for the survival of some grassland, coastal scrub, and
chaparral species. Some grassland and chaparral species require a “fire cue” such as intense
heat, smoke, or charring of bark before seed germination can occur, and some have
reproductive systems that allow for fast germination after fire. However, the grassland and
chaparral ecosystems do not appear to require fire to remain healthy. According to recent
studies, some California chaparral is extraordinarily resilient to very long periods without
fire (Keeley and Borchert 2005) and generally continues to maintain productive growth
throughout pre-fire conditions (Hubbard 1986; Larigauderie, Hubbard, and Stafford 1990).
Unlike chaparral habitat, coastal sage scrub has less standing biomass and litter
accumulation, and constituent shrub species are capable of continual reproduction by seed.
In general, fire frequency tends to be highest within areas that are covered by coastal sage
scrub communities, as they tend to accumulate more herbaceous plants annually than do
areas containing woody chaparral shrubs.
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Historic Wildland Fires and Return Interval
Past wildland fires in the County demonstrate that major wildland fires occur on average
every 10 years within and north of the Santa Lucia Mountains; however, no major wildland
fires have been recorded in recent history south of this mountain range and within the
coastal portions of the County, nor have any been recorded within the vicinity of the Project
site. The nearest historic wildfires in the area include the 1985 Las Pilitas Fire
approximately 2.3 miles east, the 2005 Bishop A Fire approximately 3.3 miles north, and
the 1984 Swift LE-7 Fire approximately 4.0 miles northwest (Fire Resource and
Assessment Program 2017). The lack of recorded wildland fires within the immediate
Project vicinity may indicate a high degree of fuel loading and increased risk of wildfire,
particularly within the Irish Hills Natural Reserve (County of San Luis Obispo Fire
Department 2018). Depending on weather conditions, plant types, and fire management
policies, the Irish Hills and surrounding area have a very high risk of wildland fire and the
majority of the area is identified as a Very High FHSZ by CALFIRE. Consequently,
structures and residences located in this area are at risk from wildland fire.
Wildland Firefighting Strategies
Typical strategies for managing wildland fire hazards involve three parts, including
ongoing fuel management activities, fuel reduction near structures, and suppression of
active fires. Fuel management includes fire crews removing dried vegetation, creating fuel
breaks where all vegetation is removed, and conducting prescribed burns. Fuel
modification reduces the radiant and convective heat generated by wildfire and provides
valuable defensible space for firefighters to take an effective stand against an approaching
fire front and firebrands (i.e., ember showers). While these strategies may prove to be
effective in preventing the spread of large fires and reducing risk to life and structures, they
may also fragment and damage ecosystems and cause visual changes in the process (Los
Angeles County Fire Department 2012).
When a wildfire occurs, an important factor for life, property, and the environment comes
from passive protection measures, such as defensible space, fire-resistive landscaping, and
fire-resistive construction. The sum effect of passive protection measures substantially
increases the effectiveness of fire suppression activities. Inadequate or unreliable water
supply, inadequate ingress and egress, inadequate structural safeguards, and inadequate
vegetation management are the factors that lead to major structural-related fire losses in
areas adjacent to wildlands (Cohen 1999). In addition, the inability of residents to shelter-
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in-place in their homes can also create evacuation and fire department access problems in
these areas (U.S. Forest Service 2000).
3.7.1.4 Hazardous Materials
Potential for Hazardous Materials on the Project Site
The Project site is largely undeveloped and has historically supported and continues to
support grazing operations. There is no evidence of storage or use of hazardous materials
associated with the grazing operations. Historical grazing and dairy operations may have
resulted in limited amounts of pesticides and herbicides in low concentrations near the soil
surface; however, these substances are not generally regulated as hazardous materials/site
contamination and there is little risk associated with residual presence of pesticides in site
soils. However, the northwestern portion of the site is developed with historic ranch
buildings and a red rock quarry primarily used as a storage yard for construction materials
and equipment/vehicles. Typical hazardous materials used, stored, or handled at the
construction materials storage yard include fuels, fertilizers, and construction materials.
Storage of these materials can pose potential hazards where leaks can contaminate air,
water, and soil, or generate fire. There are no known contaminated sites recorded within
the Project site, but use of portions of the site for construction storage may have resulted
in soil contamination.
In addition to typical hazards and hazardous materials associated with storage of
construction equipment and materials and grazing operations, radon is considered to have
a moderate risk in some geologic formations and soils in the County. Radon is a naturally
occurring gas produced by the breakdown of traces of uranium in certain soils and rocks
and can pose a significant health problem. Within the region, only 3 of 173 tests for radon
in homes contain over 4 picocuries per liter (pCi/L), ‘the highest’ rating, and radon is not
considered to be a substantial local hazard (City of San Luis Obispo 2014). Further, the
presence of a transformer on any of the adjacent Pacific Gas and Electric Company (PG&E)
power poles that run along the northeastern property line could possibly contain
polychlorinated biphenyls (PCBs). However, the possibility of a PG&E transformer to
contain PCBs is very low, as PG&E discontinued use of PCBs in transformers in the 1980s
(Grisanti & Associates 2011).
Inspection of the Project site indicates minimal presence of debris from the adjacent Irish
Hills Plaza within onsite drainages and some non-hazardous solid waste from residual
homeless campsites adjacent to Froom Creek.
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Hazardous Materials Site Listings
There is no evidence of aboveground storage tanks (ASTs) or underground storage tanks
(USTs) within the Project site. In addition to the lack of ASTs and USTs, the Project site
is not currently or has not historically been associated with any bulk fuel storage or fixed
dispensing equipment.
Records indicate that at least 10 inactive Leaking Underground Storage Tanks (LUSTs)
sites are located within 0.5 mile of the Project site ( Table 3.7-2; SWRCB 2018). There is
one active SWRCB cleanup assessment site and one Department of Toxic Substances
Control (DTSC) backlog cleanup assessment site that were identified approximately 0.2
mile southeast of the Project site across U.S. 101. These sites are undergoing assessments
for potential contaminants of concern that affected soils, groundwater, and surface water.
Offsite cleanup sites located near the Project site or hydraulically up-gradient could be a
concern if contaminants migrate to the Project site. Given the location of known sites with
potential contamination and associated soil and groundwater affected and their distance
from the Project site, there is a low potential for migration of contaminants to the Project
site.
3.7.1.5 Airport Safety Hazards
San Luis Obispo County Regional Airport
The Airport provides commuter, charter, and private aviation service to the area. The
primary hazard associated with land uses near the Airport is the risk of aircraft incidents
on approach and takeoff. Aircraft flight operations are determined largely by the physical
layout of the Airport and rules of the Federal Aviation Administration (FAA) (City of San
Luis Obispo 2014). There are two runways at the Airport with parallel taxiways. Runway
11-29 is utilized for the majority of aircraft operations, with 97 percent of all aircraft
operating at the Airport using this runway for departures and arrivals, as well as touch-and-
go flights. Runway 7-25 is mostly used by small, light, general aviation aircrafts during
crosswind conditions and is utilized for the remaining 3 percent of aircraft flights, only for
general aviation propeller aircraft.3 The Project site is not located in the path of the
3 General aviation is all civil aviation operations other than scheduled air services and non-scheduled air
transport operations for remuneration or hire.
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Table 3.7-2. USTs and Cleanup Sites within a 0.5 mile-Radius of the Project Site
Hazardous Site Record Location Potential for Migration to the
Project site
Laguna Lake Shell LUST
Inactive Cleanup Site
Madonna Road and LOVR
intersection, 0.5 mile north
of Project site
Very Low – An inactive cleanup site
associated with gasoline and other
fuel oxygenate contaminants which
was completed and closed in 2013.
Perry Ford, Lincoln LUST
Inactive Cleanup Site
LOVR, 0.1 mile northeast
of Project site
Very Low – An inactive cleanup site
associated with waste, motor,
hydraulic, and lubricating oil
contaminants which was completed
and closed in 2008.
Sunset Honda LUST Inactive
Cleanup Site
LOVR, 0.1 mile northeast
of Project site
Very Low – An inactive cleanup site
associated with waste, motor,
hydraulic, and lubricating oil
contaminants which was completed
and closed in 2000.
Kimball Motors LUST
Inactive Cleanup Site
LOVR, 0.2 mile northeast
of Project site
Very Low – An inactive cleanup site
associated with benzene, gasoline,
and tetrachloroethylene contaminants
which was completed and closed in
2012.
Shell (former Texaco) LUST
Inactive Cleanup Site
LOVR, 0.1 mile east of
Project site
Very Low – An inactive cleanup site
associated with gasoline and other
fuel oxygenate contaminants which
was completed and closed in 2009.
ARCO #6038 LUST Inactive
Cleanup Site (A)
LOVR, 0.1 mile east of
Project site
Very Low – An inactive cleanup site
associated with diesel contaminants
which was completed and closed in
1993.
ARCO #6038 LUST Inactive
Cleanup Site (B)
LOVR, 0.1 mile east of
Project site
Very Low – An inactive cleanup site
associated with gasoline and other
fuel oxygenate contaminants which
was completed and closed in 2010.
Chevron USA LUST Inactive
Cleanup Site
Calle Joaquin, 0.1 mile east
of Project site
Very Low – An inactive cleanup site
associated with gasoline contaminants
which was completed and closed in
1996.
San Luis Obispo
Tetrachloroethylene (PCE)
Plume State Response Cleanup
Site
LOVR, 0.2 mile east of
Project site
Low – Active cleanup site since 2010.
Groundwater was potentially
impacted by PCE from the site’s
previous dry-cleaning use. The extent
of PCE contamination is unknown,
and further investigative work is
needed for locating PCE source areas;
the extent of concern is limited to
areas north of LOVR up to Marsh
Street.
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Table 3.7-2. USTs and Cleanup Sites within a 0.5 mile-Radius of the Project Site
(Continued)
Hazardous Site Record Location Potential for Migration to the
Project site
Conoco Phillips Site #5143
Cleanup Program Site
LOVR, 0.2 mile east of
Project site
Low – Active cleanup site and initial
assessment initiated in 2010. Soils
were contaminated with crude oil,
diesel and gasoline. Due to the
separation by U.S. 101 and the
potential for soil to migrate, potential
for contaminate migration to the
Project site is low.
Source: SWRCB 2018; DTSC 2018.
arrival/departure pattern for either runway and is not located within a Runway Protection
Zone. A majority of the Project site is located within Aviation Safety Area S-2, while a
small portion of the eastern area of the Project site is located with Aviation Safety Sub-
Area S-1c (SLO County ALUC 2005).
Airport Safety Areas
The Project site is approximately 1.7 miles west of the Airport and falls within the
jurisdiction of the Airport Land Use Plan (ALUP) adopted by the Airport Land Use
Commission (ALUC) in 1973 and updated in 2005. The ALUP is currently in the process
of being updated. The ALUC oversees development subject to the ALUP to ensure safety.
Allowable types and intensity of development and potential airport safety hazards are
identified within each Aviation Safety Area defined by the ALUP. Under the 2005 ALUP,
a portion of the Project site overlaps Aviation Safety Sub-Areas S-1B and S-1C. However,
more recent analysis of Airport hazards indicates the safety risks may differ from the 2005
ALUP. Using the criteria in Caltrans’ California Airport Land Use Planning Handbook,
the Project site falls outside of the Aviation Safety Areas (Johnson Aviation 2014). Further,
the ALUC conceptually reviewed the Project on April 19, 2017. While the 2005 ALUP
Safety Area maps are adopted by the ALUC, the City has consistently deferred to the San
Luis Obispo Airport Land Use Compatibility Report prepared by Johnson Aviation in 2014
as the more accurate assessment of Airport hazards in the City. The report uses the
Caltrans’ California Airport Land Use Planning Handbook, which provides a more current
and appropriate methodology for assessing aviation safety risks. The City has relied on the
report during adoption hearings for recent planning and development projects, including
the San Luis Ranch Specific Plan project and the Avila Ranch Specific Plan project.
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Aviation Accidents at San Luis Obispo County Regional Airport
According to the California Airport Land Use Planning Handbook Accident Study, 68
percent of aviation accidents occur over or within an airport, and accident sites tend to
occur fairly close to the extended runway centerline (Johnson Aviation 2014). There had
been a total of 33 aviation accidents or incidents associated with the Airport, six of which
resulted in fatalities, between 1984 and 2014. Of these, five incidents resulted in emergency
landings within LUCE- defined Airport Overlay Zones (AOZs) between 1984 and 2014,
none of which resulted in an on-ground fatality or occurred within or adjacent to the Project
site (Table 3.7-3).
Table 3.7-3. Fatal Aircraft Accidents within the Vicinity of San Luis Obispo
County Regional Airport
Flight Date ALUP Safety Area
9/24/1990 S-2
8/7/1994 S-1B
1/16/2001 S-1C
8/1/2005 S-2
6/24/2013 S-1B
Source: Johnson Aviation 2014.
Note: Accident site placement for the ALUP Safety Areas were based on visual determination of Figure 4-3 from the
Johnson Aviation Land Use Compatibility Report.
3.7.2 Regulatory Setting
Hazardous materials and hazards safety are governed by local jurisdictions, although
federal and state laws which apply to local jurisdictions would also apply to future
development under the Project. Regulations that are directly relevant to the Project are
summarized below.
3.7.2.1 Federal
Federal Occupational Safety and Health Administration (OSHA) – Process Safety
Management Standard (29 CFR 1910.119)
OSHA’s mission is to ensure the safety and health of American workers by setting and
enforcing standards; providing training, outreach, and education; establishing partnerships;
and encouraging continual improvement in workplace safety and health. OSHA standards
are listed in 29 CFR 1910, including Process Safety and Management. This standard
includes requirements for preventing or minimizing the consequences of catastrophic
releases of toxic, reactive, flammable, or explosive chemicals. Some of the requirements
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of this standard include: all information pertaining to the hazardous chemicals shall be
available to the employees; employees shall be given training on the operation of
equipment with hazardous materials; and, the employer is required to perform a process
hazard analysis.
National Emission Standards for Hazardous Air Pollutants (NESHAP)
SLO County APCD is delegated authority by the U.S. Environmental Protection Agency
(USEPA) to implement the Federal Asbestos NESHAP regulations specified in 40 CFR
61, Subpart M. There are specific requirements and procedures delineated in this regulation
which pertain to certain demolition and renovation projects. All non-residential
demolitions of any kind of structure or asbestos containing material disturbance are
required to be approved in advance by SLO County APCD. Requirements for an
owner/operator subject to this regulation include conducting a thorough inspection for the
presence of asbestos by a Certified Asbestos Consultant (CAC) and written notification to
SLO County APCD of the demolition or renovation at least 10 working days prior to the
start of the job.
3.7.2.2 State
California Fire Code
The California Fire Code (CFC) lists specific requirements for emergency water supply,
access roads and turnarounds, roofing, construction techniques, hazard abatement, and
event inspection and safety. The CFC provides uniform fire prevention, hazardous
material, and building construction regulations. To minimize risks to public health and the
environment, a Fire Prevention Inspector is required to review a list of hazardous materials
stored aboveground on a property to assess potential individual and/or cumulative impacts
to the property and surrounding areas. The inspector would ensure that hazardous materials
stored onsite comply with Chapter 6.95 of the California Health and Safety Code.
Public Resources Code (PRC) Section 4291 Mountainous, Forest-, Brush- and Grass-
Covered Lands
(a) A person who owns, leases, controls, operates, or maintains a building or structure in,
upon, or adjoining a mountainous area, forest-covered lands, brush-covered lands, grass-
covered lands, or land that is covered with flammable material, shall at all times do all the
following:
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(1) Maintain defensible space of 100 feet from each side and from the front and rear of the
structure, but not beyond the property line except as provided in paragraph (2). The amount
of fuel modification necessary shall take into account the flammability of the structure as
affected by building material, building standards, location, and type of vegetation. Fuels
shall be maintained in a condition so that a wildfire burning under average weather
conditions would be unlikely to ignite the structure. This paragraph does not apply to single
specimens of trees or other vegetation that are well-pruned and maintained so as to
effectively manage fuels and not form a means of rapidly transmitting fire from other
nearby vegetation to a structure or from a structure to other nearby vegetation. The intensity
of fuels management may vary within the 100-foot perimeter of the structure, the most
intense being within the first 30 feet around the structure. Consistent with fuels
management objectives, steps should be taken to minimize erosion. For the purposes of
this paragraph, “fuel” means any combustible material, including petroleum-based
products and wildland fuels.
(2) A greater distance than that required under paragraph (1) may be required by state law,
local ordinance, rule, or regulation. Clearance beyond the property line may only be
required if the state law, local ordinance, rule, or regulation includes findings that the
clearing is necessary to significantly reduce the risk of transmission of flame or heat
sufficient to ignite the structure, and there is no other feasible mitigation measure possible
to reduce the risk of ignition or spread of wildfire to the structure. Clearance on adjacent
property shall only be conducted following written consent by the adjacent landowner.
Hazardous Materials Transportation
The transport of hazardous materials within the State of California is subject to federal,
state, and local regulations. It is illegal to transport explosives or inhalation hazards on any
public highway not designated for that purpose unless the use of the highway is required
to permit delivery or the loading of such materials (California Vehicle Code, Sections
31602(b) and 32104(a)). The California Highway Patrol (CHP) designates through routes
to be used for the transport of hazardous materials. The transport of hazardous materials is
restricted to such routes except in cases where travel from these routes is required to deliver
or receive hazardous materials.
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California Air Resources Board (CARB) Airborne Toxics Control Measure (ATCM for
Construction, Grading, Quarrying, and Surface Mining Operations (Section 93105)
This CARB ATCM regulation applies to any area to be disturbed that is located in a
geographic ultramafic rock unit, or to any area where NOA or serpentine would be
disturbed. Projects that require grading within an area where an NOA may be present are
required to demonstrate adequate dust control measures with the SLO County APCD. For
example, for projects that require grading of 1 acre or more in serpentine, a geologic
evaluation and Asbestos Dust Mitigation Plan must be submitted to the SLO County
APCD.
The Project site lies within the NOA buffer area per the SLO County APCD’s NOA map,
and is therefore subject to CARB’s ATCM for Construction, Grading, Quarrying, and
Surface Mining Operations. CARB has identified asbestos as a TAC that if inhaled may
result in the development of lung cancer or cause other health hazards. NOA can be found
in serpentine rock and can be released into the air when it is broken or crushed. In the
County, serpentine rock is located in many regions, including the Project site. Work in
serpentine areas requires a SLO County APCD pre-approved dust control plan and may
include asbestos air monitoring. Prior to any grading activities at a site within an area
potentially containing NOA, the Applicant is required to comply with the applicable
sections contained in the NOA ATCM, including the California Code of Regulations
(CCR) Title 17, Section 93105. Refer also to Section 3.3, Air Quality and Greenhouse Gas
Emissions.
Department of Toxic Substance Control (DTSC)
DTSC, a department of CalEPA, is the primary agency in California for regulating
hazardous waste, cleaning up existing contamination, and finding ways to reduce the
amount of hazardous waste produced in California. DTSC regulates hazardous waste
primarily under the authority of the federal Resource Conservation and Recovery Act
(RCRA) and the California Health and Safety Code (primarily Division 20, Chapters 6.5
through 10.6, and Title 22, Division 4.5). Other laws that affect hazardous waste are
specific to handling, storage, transportation, disposal, treatment, reduction, cleanup, and
emergency planning.
U.S. Code (USC) 65962.5 (commonly referred to as the Cortese List) includes DTSC-listed
hazardous waste facilities and sites, Department of Health Services (DHS) lists of
contaminated drinking water wells, sites listed by SWRCB as having UST leaks or
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discharges of hazardous wastes or materials into the water or groundwater, and lists from
local regulatory agencies of sites with a known migration of hazardous waste/material.
3.7.2.3 Local
City of San Luis Obispo General Plan
Safety Element (SE)
The City’s General Plan guides the use and protection of various resources to meet
community purposes. The General Plan SE focuses on achieving acceptable levels of risk
through decisions on land use and the form of development, with consideration for the
closely related factor of transportation. The General Plan SE includes policies that describe
an approach to achieving the goals of the General Plan. In terms of hazards/hazardous
materials, there are three policies included in the General Plan SE:
Policy 3.1 Wildland Fire Safety.
G. New subdivisions shall be prohibited in areas of “Very High” wildland fire
hazard unless part of conservation or open space acquisition program. Development
of existing parcels shall require a development plan to manage fuels, maintain a
buffer zone, and provide adequate fire protection to the approval of the Chief
Building Official. The development plan must be consistent with Policies required
by the General Plan COSE.
H. The City of San Luis Obispo is considered a “Community at Risk” due to the
threat of wildfire impacting the urban community. The City shall continue to
enhance the fire safety and construction codes for new buildings in order to reduce
the risk of urban fires that may result from wildfires. Citywide building code
enhancements should include: Fire resistant exterior wall coverings; Sprinkler
protection in attic areas; and Ember resistant vent systems for attics and under floor
areas and other provisions identified in California Building Code (CBC) Chapter
7A.
Policy 5.2 Minimizing Hazardous Materials Exposure. People’s exposure to hazardous
substances should be minimized.
Policy 9.18 Safety of Structures and Facilities. Existing and new structures and facilities
should reflect adopted safety standards. Within this policy, the City has developed a
program, Program S 8.6.5 Required Inspections, whereby the City will conduct safety
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inspections for hazardous materials in commercial, industrial, and multifamily residential
buildings.
Land Use Element (LUE)
The General Plan LUE, the associated LUCE Update EIR, and technical studies such as
the 2014 San Luis Obispo Airport Land Use Compatibility Report (Johnson Aviation)
address the issues of airport hazards in detail. Based on this analysis, the LUE set forth
both policies and programs to address Airport safety, which are summarized below and
discussed in more detail in Section 3.9, Land Use and Planning.
Policy 7.4 Airport Safety Zones. Density and allowed uses within the Airport Safety Zones
shall be consistent with the San Luis Obispo County Regional Airport ALUP unless the
City overrides a determination of inconsistency in accordance with Section 21676 and
21676.5 et seq. of the Public Utilities Code. If the City overrides a determination, all land
uses shall be consistent with the State Aeronautics Act and guidance provided in the
California Airport Land Use Planning Handbook guidelines, City policies, and noise
standards as substantiated by the San Luis Obispo County Regional Airport Master Plan
activity forecasts as used for noise planning purposes.
City of San Luis Obispo Municipal Code – Demolition and Moving of Buildings Section
115 Public Safety Requirements
The City Municipal Code includes general requirements for building demolition activities,
permitting for such activities, hauling operations, and routes for moving materials. In
addition, there are subsections included for dust and debris, fire safety, and removal and
disposal of demolition materials.
City of San Luis Obispo Municipal Code – Site Development Standards
23.05.080 - Fire Safety
Any proposed use that requires land use permit approval is subject to the provisions of
Sections 23.05.082 and 23.05.086. The purpose of these standards is to provide for
precautions to minimize hazards to life and property in the event of fire.
23.05.082 - Fire Safety Plan
The purpose of a fire safety plan is to enable a fire protection agency that has jurisdiction
over a proposed site to evaluate the adequacy of proposed fire protection measures, and to
keep itself informed of new developments to evaluate their effect upon the ability of the
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agency to provide continuing service. The approval of a fire safety plan does not imply a
commitment by any agency to an increased level of service.
This section details where fire safety plans are required, and the required content of the fire
safety plan is described, including what is necessary for projects within urban and village
areas and rural areas. Exceptions are provided to the content, such as in the case where the
applicable fire protection agency determines that information provided with the project
application and plans is sufficient to enable fire safety review without the need for a
separate fire safety plan. Finally, fire safety plan review is required, and the timing and
effect of review are detailed.
23.05.086 - Fire Safety Standards
In areas where fire protection is provided by the San Luis Obispo County Fire
Department/California Department of Forestry and Fire Protection, new uses are required
to comply with applicable provisions of the Uniform Fire Code, 1988 Edition, or such later
edition as adopted by an ordinance of the County.
Airport Land Use Plan for the San Luis Obispo County Regional Airport
State law requires an independent, countywide ALUC to adopt an ALUP for each airport.
This plan establishes zones based on flight patterns, with the aim of having future
development be compatible with airport operations, considering safety and noise exposure.
The ALUP contains several safety-related policies to address future development:
4.4.6 Safety Policies. Notwithstanding any other provision of this ALUP except for the
specific provisions set forth in Section 6 (Specific Land Use Provisions for the Margarita
Area), a proposed general plan, general plan amendment, specific plan, specific plan
amendment, zoning ordinance, zoning ordinance amendment, building regulation
modification, or individual development proposal will be determined to be inconsistent
with the ALUP if the proposed project or local action:
c. Policy S-3. Would permit or fail to adequately prohibit any future development
project which specifies, entails, or would result in a greater building coverage than
permitted by ALUP Table 7 (see Table 3.8-3 in Section 3.9, Land Use and
Planning).
4.4.3.2 Aviation Safety Areas. Three fundamental areas are delineated with respect to
aviation safety risks, of which Safety Area S-1 and S-2 overlay the Project site:
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b. Safety Area S-1 – The area within the vicinity of which aircraft operate
frequently or in conditions of reduced visibility at altitudes equal to or less than 500
feet above ground level.
c. Safety Area S-2 – The area, within the vicinity of which aircraft operate
frequently or in conditions of reduced visibility at altitudes between 501 and 1000
feet above ground level. Aviation safety hazards to be considered in this area
include mechanical failures, fuel exhaustion, loss of control during turns from
downwind to base legs or from base to final legs of the traffic pattern, stall/spin
incidents during engine-out maneuvers in twin engine aircraft, and midair
collisions. Operational factors of concern include circle-to-land instrument
approaches south of Runway 11-29, extensive “pattern work” by student pilots in
fixed-wing aircraft (predominantly, but not exclusively to the south and west of the
airport), and extensive practice flight by students in rotary-wing aircraft to the north
of the airport. Nonetheless, because aircraft in Area S-2 are at greater altitude and
are less densely concentrated than in other portions of the Airport Planning Area,
the overall level of aviation safety risk is considered to be lower than that in Area
S-1 or the Runway Protection Zones.
4.4.4.2 Aviation Safety Sub-Areas. In consideration of the above, the ALUC has
established and adopted sub-areas within Aviation Safety Area S-1. The following
description is for Aviation Safety Sub-Area S-1C, which applies to the Project site:
c. Safety Area S-1C – Those portions of Safety Area S-1 which are not included
in Safety Areas S-1A or S-1B, but are adjacent to (within 0.5 nautical miles)
frequent or low-visibility aircraft operations at less than 500 feet above ground
level. Aviation safety hazards to be considered in this area include mechanical
failures, deviation from localizer or VHF omnidirectional range during Instrument
Flight Rules operations (due to pilot error or equipment malfunction), stall/spin
incidents during engine-out maneuvers in multi-engine aircraft, loss of control
during “go around” or missed approach procedures, and loss of visual references
by aircraft performing circle-to-land procedures.
4.5.3 Airspace Protection Policies. Notwithstanding any other provision of this ALUP,
any proposed general plan, general plan amendment, specific plan, specific plan
amendment, zoning ordinance, zoning ordinance amendment, building regulation
modification, or individual development proposal will be determined to be inconsistent
with the ALUP if the proposed local action:
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a. Policy A-1 – Lacks sufficient provisions to ensure that no structure, landscaping,
apparatus, or other feature, whether temporary or permanent in nature shall
constitute an obstruction to air navigation or a hazard to air navigation, as defined
above.
These policies are linked to designated Airport runway safety zones which encompass the
Project site and are discussed more fully in Section 3.9, Land Use and Planning.
CALFIRE and San Luis Obispo County Fire Department Strategic Fire Plan 2017
The Strategic Fire Plan collaboratively addresses fire protection planning efforts within the
County and provides a planning level framework for hazardous fuel assessment and
strategies to reduce the potential for wildfire ignition. The goals of the plan include
coordination between multiple jurisdictions within the County and improvement of fire
suppression capabilities.
City of San Luis Obispo Emergency Operations Plan 2011
The City Emergency Operations Plan (EOP) addresses the planned response to
emergencies in, or affecting the City. The EOP identifies the emergency management
organization to coordinate response to emergencies or disasters, describes procedures, and
establishes framework for preparedness and response actions.
3.7.3 Environmental Impact Analysis
3.7.3.1 Thresholds of Significance
The Project would have a significant impact if it would create a public health hazard or
cause harm to the environment. The significance criteria for this hazards, hazardous
materials, and wildfire analysis are based on Appendix G of the State CEQA Guidelines.
A potential impact related to hazards, hazardous materials, or wildfire is considered
significant if the Project would:
a) Create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials;
b) Create a significant hazard to the public or the environment through reasonably
foreseeable upset and accident conditions involving the release of hazardous
materials into the environment;
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c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within 0.25 mile of an existing or proposed school;
d) Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5 and, as a result, would create a
significant hazard to the public or the environment;
e) For a project located within an airport land use plan or, where such a plan has not
been adopted, within 2 miles of a public airport or public use airport, would the
project result in a safety hazard or excessive noise for people residing or working
in the project area;
f) Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan; or
g) Expose people or structures, either directly or indirectly, to a significant risk of loss,
injury or death involving wildland fires.
Additionally, since the Project site is located in or near state responsibility areas or lands
classified as very high fire hazard severity zones, wildfire impact is considered significant
if the Project would:
a) Substantially impair an adopted emergency response plan or emergency evacuation
plan;
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and
thereby expose project occupants to, pollutant concentrations from a wildfire or the
uncontrolled spread of a wildfire;
c) Require the installation or maintenance of associated infrastructure (such as roads,
fuel breaks, emergency water sources, power lines or other utilities) that may
exacerbate fire risk or that may result in temporary or ongoing impacts to the
environment; or
d) Expose people or structures to significant risks, including downslope or
downstream flooding or landslides, as a result of runoff, post-fire slope instability,
or drainage changes.
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Non-Applicable Thresholds
• Threshold (c) (Hazardous Materials Emission Near Schools): There is one school
located approximately 0.25 mile from the Project site, separated by existing urban
development that includes commercial businesses and residential uses. The Project
proposes residential and commercial uses that would not generate hazardous
materials. Typical materials (e.g., cleaning soaps, solvents and pesticides) used in
the residential and commercial development would be similar in nature to those
used at the school. Accordingly, there would be no potentially significant adverse
impact to schools with implementation of the Project and this issue will not be
analyzed further in this EIR.
3.7.3.2 Impact Assessment Methodology
This assessment includes review of existing adopted plans, public databases, recent studies
and EIRs, to assess the potential presence of hazards and hazardous materials sites within
the Project site and vicinity. The Project site was evaluated for the presence of hazardous
materials based on a review the LUCE Update EIR, and integrated current information for
contaminated sites from U.S. EPA’s EnviroFacts, DTSC’s EnviroStor, and SWRCB’s
GeoTracker databases. Additionally, information for this section was gathered from
information provided by the General Plan SE, ALUP, historical reports, the DTSC data
management system, and Project site information on file with the City.
Risk associated with wildfire is assessed based on numerous items, including the CALFIRE
FHSZ determination, an assessment of the fuel biomass that is within and adjacent to the
Project site, historic wildland fires in the vicinity, slope, winds, vegetation age and
composition, and changes that may result after implementation of the Project.
Analysis of potential airport-related hazards included review of the State Aeronautics Act,
the FAA regulations, and guidance provided in Caltrans’ California Airport Land Use
Planning Handbook. In addition, policy consistency with the ALUP Safety Areas is
provided in Section 3.9, Land Use and Planning. For the purposes of this section, the
California Airport Land Use Planning Handbook is used for hazards impacts, consistent
with City guidance and the LUCE Update EIR methodology.
To evaluate potential for post-fire impacts, such as debris flows, flooding, or slope
instability, this section incorporates an assessment of impacts of the Project associated with
downstream flooding as a result of runoff, post-fire slope instability, or drainage changes
as presented in Section 3.8, Hydrology and Water Quality. Regarding impacts associated
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with increased potential for landslide under these same conditions, please refer to Section
3.6, Geology and Soils.
3.7.3.3 Project Impacts and Mitigation Measures
The Project would place residential and commercial development in a location that is
vulnerable to wildfires. The Project would also have a limited potential for release of
hazardous materials during construction and operation. Potential impacts related to
hazardous materials, airport operations, and wildfire are discussed further below and
summarized in Table 3.7-4.
Table 3.7-4. Summary of Project Impacts
Hazards and Hazardous Materials Impacts Mitigation Measures Residual Significance
HAZ-1. The Project would exacerbate wildfire
risks, thereby exposing occupants to wildfire
hazards, and impair emergency response, and would
require wildfire fuel management in the Irish Hills
Natural Reserve.
MM HAZ-1
MM HAZ-2
MM HAZ-3
MM HAZ-4
MM HAZ-5
Significant and
Unavoidable
HAZ-2. The Project would potentially expose
persons to toxic, hazardous, or otherwise harmful
chemicals through accidental conditions involving
the release of hazardous materials into the
environment.
None required Less than Significant
HAZ-3. The Project site is located within the
ALUP Safety Areas and would potentially result in
an airport-related safety hazard for people residing
or working in the Project site.
None required Less than Significant
Impact HAZ-1 The Project would exacerbate wildfire risks, exposing occupants to
wildfire hazards and impairing emergency response, and would
require wildfire fuel management in the Irish Hills Natural Reserve
(Significant and Unavoidable).
As described in Section 3.7.1.3, Wildfire Risk, the Project site is located in a region with
very high to moderate fire hazard potential, including the western 1-mile-long perimeter of
the site that borders and includes very high fire hazard areas. Adjacent grassland, coastal
sage scrub, oak woodland and chaparral vegetation within the Irish Hills Natural Reserve
provides substantial flammable natural fuels for future potential wildfires. The Project site
also lies at the base of the Froom Creek watershed with steep slopes in the Irish Hills
Natural Reserve creating wind channels; prevailing winds generally blow northwest up the
slopes but periodically reverse and blow southeast downslope toward the Project site
(Western Regional Climate Center 2018). In addition, grasslands and vegetation along
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slopes and within drainage channels within the Project site serve as fuels that contribute to
potential fire hazards for future development. As part of the Project, 39.1 acres of
residential uses, 3.1 acres of commercial uses, and 2.9 acres of public facilities are
proposed within the CALFIRE-designated Moderate FHSZ. While approximately 13 acres
of the Very High FHSZ exist within the Project site, no development is proposed within
this zone; proposed development within the Upper Terrace of Villaggio are approximately
200 feet from the Very High FHSZ. Further, along approximately 1,000 feet of the Project
site’s western perimeter, residential land uses within Madonna Froom Ranch are proposed
directly adjacent to Very High FHSZ within the Irish Hills Natural Reserve, though these
residential uses would be buffered by the existing Froom Creek alignment.
Project Construction
The Project would allow for construction activities to occur on approximately 58 acres of
the site over multiple years. Project site construction activities would occur on and adjacent
to grasslands in a Moderate FHSZ and immediately adjacent to a Very High FHSZ where
the risk of fire ignition is heightened, especially during critical fire weather conditions with
warm temperatures, low humidity, and strong winds. Operation of construction equipment,
such as saws, welders, generators, and heavy machinery, would temporarily introduce new
ignition sources into the area. Flammable solids involved in construction include plastic
and fiberglass components, and the accumulation of material from work equipment.
Flammable liquids include gasoline or diesel fuel, hydraulic oil, engine oil, and engine
coolant.
While the chance of accidental ignition by such heavy equipment may seem improbable,
several wildland fires in Southern California have been ignited by such equipment.4 For
example, the nearly 85,000-acre Las Pilitas Fire in 1985 was ignited by equipment use and
burned wildland areas to the east of the City (County of San Luis Obispo Fire Department
2018). As construction would occur over a period of several years, the risk of fire ignition
from construction activities immediately adjacent to the Very High FHSZ constitutes a
potentially significant adverse impact, especially during periods of high fire risk. While
adherence to the City’s Municipal Code Sections 23.05.080, 23.05.082, and 23.05.086 and
associated compliance with CFC and CBC construction requirements would minimize the
4 The 2014 Rancho Bernardo suburb fire in San Diego that burned 1,500 acres was caused by construction
equipment, and the 2009 Jesusita Fire in Santa Barbara, which burned almost 9,000 acres and destroyed 80
homes, was ignited by landscape equipment during a trail maintenance operation.
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risk from accidental construction-related wildfires, the risk would not be eliminated given
the setting of the Project site. Associated impacts would be potentially significant.
Project Operation
There is the potential for a fire ignition within the Irish Hills or elsewhere within a Very
High FHSZ, which would potentially affect the Project site and surrounding development,
infrastructure, and natural resource areas. Project operation could also increase the
potential to ignite wildfires. Activities such as barbeques, smoking, vehicle maintenance,
and landscaping activities, etc., could introduce new ignition sources into the area,
including within the Project site and within the Irish Hills Natural Reserve, considering
potential increased activities from Project residents. Fueled by prevailing northwest winds,
fire ignition from the Project site may spread rapidly up the Irish Hills.
When southeast winds prevail, wildfire may burn downslope onto the Project site. The
rugged, sloped terrain of the Irish Hills make firefighting challenging and the Project would
eliminate the existing buffer between the Irish Hills and urban development in the southern
portion of the City and block direct access to the Irish Hills in this area.
The Project would exacerbate wildfire risks by developing residential uses in a high fire
hazard area, thereby placing structures and people in a high risk place and contributing to
wildfire hazards that would affect existing people and property, including pollutant
concentrations from a wildfire, uncontrolled spread of wildfire, and post-fire flooding,
debris flows, and drainage changes. The Project would substantially increase the total
number of people and structures within an area designated Moderate FHSZ and adjacent
to a High FHSZ. During periods of maximum occupancy, 1,231 persons could be onsite
within the residential and commercial areas (i.e., employees and residents). Further,
although no development is proposed in the Very High FHSZ, the risk of wildfire remains
high due to Project location at the wildland-urban interface at the base of steep slopes and
ravines in the Irish Hills.
The fact that the Project site itself lies in the Moderate FHSZ does not eliminate the wildfire
risk associated with the Project given its setting in the Irish Hills. For example, the 2017
Thomas Fire in Ventura resulted in the loss of nearly 1,000 homes, including many that
were not within a designated High FHSZ but topographically located in wildfire-
susceptible areas. Additionally, based on the conceptual site plan (see Figure 2-5),
approximately 16 structures within Madonna Froom Ranch and approximately 14
structures within Villaggio would be immediately adjacent to vegetation of Moderate and
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Very High FHSZ areas. Accounting for those structures within the Project site that are
adjacent to open space areas (that do not necessarily face the Irish Hills), the total number
of structures located within the Moderate FHSZ and thereby subject to wildfire risk would
be approximately 62 structures. These structures would be at risk of fires igniting in the
Irish Hills or elsewhere and burning through Very High FHSZ downslope onto the Project
site, especially considering slopes, prevailing winds and biofuels that have not recently
burned.
Following a wildfire in the Irish Hills, there would be a potential for people and structures
to be exposed to significant risks associated with potential flooding, sedimentation, and
debris flow. Following the 2017 Thomas Fire in Montecito, debris flows flooded creeks,
reshaped watersheds, and resulted in substantial loss of life and property. The Project site
is located at the base of the Froom Creek watershed and the Irish Hills. Denuded hillsides
adjacent to the site in the Irish Hills Natural Reserve and in the headwaters of the Froom
Creek watershed may become unstable in post-fire conditions, when rainfall could
mobilize debris to cause landslides, mudflows, and flooding onsite and in the vicinity. In
additional to the direct impact to structures and people, this impact could manifest as
changes to site hydrology, as further analyzed in Section 3.8, Hydrology & Water Quality.
Compliance with Policies 3.1 and 9.18 within the General Plan SE, development standards
with the CFC, and the City Municipal Code would reduce the risk of damage or injury by
ensuring the Project would minimize the potential for ignition and increase structural
resistance to fire. Further, compliance with PRC Section 4291 would require the Project to
establish a 100-foot clearance between structures and highly flammable vegetation to
create a defensible space. This defensible space typically involves fuel modification within
a buffer zone where combustible native or ornamental vegetation is modified or replaced
with drought-tolerant, low-fuel-volume plants. Under the currently proposed Project land
use plan (refer to Figure 2-4 and Figure 2-5), approximately 1,000 feet of medium-high
density residential (R-3-SP) immediately borders the Irish Hills Natural Reserve within
Villaggio. Additionally, there is approximately 1,651 feet of R-3-SP within 100 feet of the
Project boundary, which averages approximately 75 feet from the boundary edge
(especially along the Madonna Froom Ranch edge). Considering the minimum 5-foot
backyard setback and the 100-foot defensible space required of PRC 4291, defensible space
would potentially extend up to 95 feet into the adjacent Irish Hills Natural Reserve along
portions that border the Reserve, and average approximately 20 feet into the Reserve along
the portion that averages the R-3-SP land use approximately 75 feet from the boundary
edge. Compliance with these measures, particularly implementation of defensible space
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buffers, would ensure impacts associated with the proposed development’s wildfire risk
would be substantially reduced to a less than significant level.
While defensible space requirements would decrease risks associated with wildfire, there
may be secondary impacts to biological resources, potentially impacting several acres of
Irish Hills Natural Reserve habitats. The potential vegetation clearance up to 95 feet outside
the Project site would potentially occur along a 1,000-foot segment of R-3-SP that borders
the Irish Hills Natural Reserve, which would potentially modify approximately 2.18 acres
of existing vegetation (Figures 3.7-2 and 3.7-3). Vegetation clearance up to 75 feet outside
the Project site, along a 1,651-foot segment of R-3-SP that borders the Reserve, would
potentially modify approximately 0.76 acres of existing vegetation. Additionally, within
Villaggio, fire buffer clearance within existing grasslands and riparian habitats in the Upper
Terrace to the southwest and along the western boundary of the Lower Terrace would likely
also require additional vegetation clearance. Therefore, fire buffer clearance requirements
would result in potential secondary impacts to biological resources both on and off the
Project site, including potentially rare and sensitive habitats, such as serpentine native
bunch grasslands and areas supporting rare plant species. See Section 3.4, Biological
Resources for a more complete discussion of such impacts.
Emergency Evacuation
The Project would substantially increase the total number of people that may be subject to
evacuation during a wildfire. The Project’s proposed intersection at LOVR is the primary
access and egress route to the site for private vehicles and evacuation. During wildfire,
residents, employees, hotel guests, and potentially visitors may all need to evacuate the
site. Vehicles would contribute to congestion on evacuation routes along LOVR and U.S.
101, contributing to probable evacuation-related congestion, potential road closures, and
exposure of evacuees to traffic-related hazards during evacuation. In extreme events,
evacuees could also be exposed to smoke, flames, ash and embers, and/or downed power
lines and trees. During emergency conditions when a threat such as a wildland fire is
imminent, it may be difficult for the healthcare center to guide panicked individuals to fire
meeting points and shelter-in-place locations as detailed within the Draft FRSP Program
7.4.1a, especially if site conditions quickly change. Further, residents of Villaggio would
constitute a special needs population under the City’s EOP and would require special care
services and resources. Therefore, the Project could impair the implementation of an
existing EOP, a potentially significant impact. See also Impact Section 3.13,
Transportation and Traffic regarding emergency evacuation.
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A-AA-AA-A
EMERGENCYEMERGENCY
ACCESS ROADACCESS ROAD
EMERGENCYEMERGENCY
ACCESSACCESS
ROADROAD
150-Foot Elevation C
ontourLOS OSOS VALLEY ROADLOS OSOS VALLEY ROADAUTO PARK WAY
AUTO PARK WAY
CALLE JOAQUINCALLE JOAQUINCALLE JOAQUINCALLE JOAQUINMOUNTAINBROOKMOUNTAINBROOK
CHURCHCHURCH LOS OSOS VALLEY ROADAUTO PARK WAY
CALLE JOAQUINCALLE JOAQUINMOUNTAINBROOK
CHURCH Realig n e d Froom CreekRELOCATEDRELOCATED
BASINBASIN
RELOCATED
BASIN
150-Foot Elevation C
ontourIRISH HILLSIRISH HILLS
PLAZAPLAZA
SHOPPINGSHOPPING
CENTERCENTER
IRISH HILLS
PLAZA
SHOPPING
CENTER
101
EMERGENCY
ACCESS ROAD
EMERGENCY
ACCESS
ROAD
Relationship Between Project Site and
Irish Hills Natural Reserve
5-Foot
Rear Yard
Setback
Residence
Beginning of
Irish Hills Natural Reserve
(30’-75’)
100’ Defensible
Space
Setback
A A
LEGEND Proposed Building Heights
Project Site
1- to 2-Foot Berm
Madonna Froom Ranch
Villaggio
100-Foot Buffer
Cross Section Location
(refer to Figure 3.7-3)
1 Story – 18’-20’ High
2 Story – 24’-30’ High
3 Story – 36’-45’ High
Tower – 45’-55’ High
A-AA-AA-A
Minimum Defensible Space Area 3.7-2
LOWER AREALOWER AREA
UPPERUPPER
TERRACETERRACE
LOWER AREA
UPPER
TERRACE
FIGURE
0 550
SCALE IN FEET
N
Aerial Source: Google 2018.
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Figure 3.7-3. Illustrative Defensible Space Setback Cross Section
Emergency Response
The Project would eliminate the existing buffer between the Irish Hills and urban
development in the southern portion of the City and block direct access to the Irish Hills in
this area, forcing responders to navigate through Madonna Froom Ranch or the Upper
Terrace. To respond to a wildfire, emergency vehicle access to the adjacent slopes of the
Irish Hills Natural Reserve under the Project would be limited and would restrict the ability
of firefighters to protect structures within the direct line of fire from damage. As detailed
above, approximately 30 residential units within Villaggio and R-3 units within Madonna
Froom Ranch are proposed adjacent to the Project site boundary with the Irish Hills Natural
Reserve. These units would be especially vulnerable to any wildfire originating from the
hillside. Proposed security fencing and retaining walls along the western edge of the Project
site would potentially limit access for firefighters to attack fires within the Irish Hills
Natural Reserve, which would leave the Project site vulnerable, a potentially significant
impact.
In accordance with the City’s Municipal Code, the City of San Luis Obispo Fire
Department (SLOFD) is required to review the Project for compliance with SLOFD
requirements for emergency access. Based on communication with Fire Chief Garret Olson
on June 27, 2018, SLOFD would require fire access routes in two locations from the Project
site to the Irish Hills Natural Reserve on at least 12-foot wide paths, one extending from
Villaggio, and one from Madonna Froom Ranch. See also, Section 3.13, Transportation
and Traffic regarding emergency access.
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Taken together, the Project would result in substantial adverse impacts associated with the
exacerbation of wildfire hazards, considering the surrounding terrain, prevailing winds,
presence of biofuels, and known high fire risk areas. The Project would also impair
emergency evacuation and response. As a result, the Project would result in an increased
risk that people would be exposed to pollutant concentrations from a wildfire, uncontrolled
spread of a wildfire, or post-fire hazards resulting in potential for structural damage,
injuries, or loss of life due to wildfires. Therefore, potentially significant impacts would
occur.
Mitigation Measures
MM HAZ-1 The Applicant shall prepare and submit a Construction Impact
Management Plan to the City of San Luis Obispo Fire Department
(SLOFD) prior to the issuance of grading permits. The Plan shall list
measures taken during construction to reduce the potential for brush or
grass fires from use of heavy equipment, welding, vehicles with catalytic
converters, and other potential activities. The Plan shall include SLOFD
recommended measures including, but not limited to the following:
• All equipment with the potential to work off-road shall be equipped with
appropriate mufflers and have extinguishers mounted on each vehicle;
• In coordination with SLOFD, personnel shall be briefed on the dangers of
wildfire and be able to respond accordingly should the need arise;
• Onsite supervisor(s) shall have a cell phone or other means of initiating a
911 response time in a timely manner in the event of a medical emergency
and/or fire;
• All dead and decadent vegetation immediately surrounding the development
area shall be removed to a minimum perimeter of 30 feet;
• Smoking shall only occur in a designated area;
• A water tender will be available on each construction site during the entire
phase of construction; and
• A water tender operator shall be available onsite during all construction
and remain onsite a minimum of 30 minutes after all construction has
finished for the day.
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Plan Requirements and Timing. The Applicant shall prepare a
Construction Impact Management Plan in coordination with SLOFD, the
San Luis Obispo County Fire Department, and the City, and submit the Plan
to the SLOFD for approval prior to the issuance of grading permits.
Provisions for fire protection shall be restated on all grading and building
plans. Fire protection measures shall be implemented throughout
construction and draw upon the CALFIRE and San Luis Obispo County
Fire Department Strategic Fire Plan. The name and telephone number of an
onsite supervisor shall be provided to SLOFD prior to commencement of
construction or grading activities.
Monitoring. The SLOFD shall review the Construction Impact
Management Plan and provide recommended measures as necessary. The
City permit processing planner shall ensure measures are integrated into the
final grading and building plans prior to permit approval. City monitoring
staff shall spot check for compliance during construction for each phase of
development.
MM HAZ-2 In accordance with PRC Section 4291, the Applicant shall hire a City-
qualified team that consists of appropriate specialists (i.e., fire management
professionals, biologists) to prepare a Community Fire Protection Plan to
design the creation and maintenance of required fire buffers and fuel
management zones around developable areas and detail methods for
achieving fire safety around new buildings while preserving the integrity
and function of affected native plant communities to the maximum extent
feasible, and that ensures that consistent fire fuel management practices are
applied throughout the City. The Plan shall incorporate management
strategies in coordination with adjacent property owners, including
Mountainbrook Church and the Irish Hills Natural Reserve. The Plan shall
outline the removal and control of invasive, non-native vegetation, and
conservation of sensitive habitats and rare species, while developing fire
fuel management practices that will discourage or prevent non-native
grasses and other non-native invasive species from dominating surrounding
areas. Landscaping shall be maintained by the Applicant and periodically
inspected by the SLOFD during fire inspections in each of the fuel
management zones to avoid the buildup of deadwood and leaf litter, which,
if left to accumulate, would reduce the mitigating effect of the Plan.
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Specifically, the Plan shall include, but not be limited to, the following
elements:
• Vegetation coverage and type;
• Setbacks between structures, sensitive wildlife species, and access
routes;
• Development plan landscaping and planting standards within the
setback areas;
• Native trees and shrubs, such as coast live oak, coastal scrub, and
grassland shall be thinned and limbed up but left in place;
• All allowable weed abatement techniques, qualifications, and
requirements for weed abatement contractors, as well as measures and
techniques that ensure the required fuel management and vegetation
clearance, shall be designed and implemented to provide adequate
structure protection and avoid degradation of sensitive biological
habitat; and
• Invasive species shall be removed and controlled.
Plan Requirements and Timing. Prior to approval of the final
development plan, the Community Fire Protection Plan shall be prepared
and submitted to the City Natural Resources Manager and SLOFD for
review and approval, with coordination from the San Luis Obispo County
Fire Department. The Plan shall be implemented consistent with the
approved maintenance schedule.
Monitoring. The City-qualified biologist shall submit a monitoring report
to the City Natural Resources Manager and SLOFD at the end of the first
year following Project occupancy documenting the fuel management
activities that took place. Conformance with the Community Fire Protection
Plan shall be demonstrated through the submittal of annual photo
documentation by the Applicant or site visits as necessary at the discretion
of the Compliance monitoring staff.
MM HAZ-3 The Froom Ranch Specific Plan (FRSP) shall designate smoking areas,
located away from onsite fire hazards areas and within acceptable locations
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consistent with Chapter 8.16, Smoking Prohibition and Secondhand Smoke
Control, of the City Municipal Code. Otherwise, smoking shall be
prohibited onsite. The Applicant shall amend the FRSP to include policies
to requiring the allowed use of fire resistant landscaping and hardscaping
in areas to reduce mulch/gorilla hair, which is the receptive embers, if
determined appropriate by SLOFD.
Plan Requirements and Timing. Prior to adoption of the Final FRSP, the
Applicant shall amend the Final FRSP to include these policies. The
Applicant shall coordinate with SLOFD to identify appropriate locations for
designated smoking areas and appropriate fire resistant landscaping and
hardscaping features within the Project site.
Monitoring. The Final FRSP shall be reviewed by the SLOFD and City for
inclusion of the above measure.
MM HAZ-4 The Applicant shall prepare and implement an Evacuation Plan, which
shall address both Villaggio and Madonna Froom Ranch areas. The
Evacuation Plan shall be subject to review by the City and SLOFD, and
shall include, but not be limited to:
• Accommodation for assisted living and special care individuals;
• Shelter-in-place accommodations;
• Specified quantity and capacity of vehicles required to accommodate
residents and employees of Villaggio, and maintenance of those
vehicles;
• Signage that clearly indicates evacuation routes and meeting areas;
• Specified egress points for transportation vehicles;
• A relocation plan from the Project site to a secondary facility, with
associated transportation;
• Contingency plans for changes to the construction schedule or phasing
plan that would affect the primary evacuation plan and routes;
• Periodic updates that would consider potential redevelopment activities
or other roadway alterations; and
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• Regular practice drills (e.g., one per year) for implementation of the
Evacuation Plan.
Plan Requirements and Timing. The above Evacuation Plan shall be
prepared in coordination with the SLOFD and the San Luis Obispo County
Fire Department and submitted for approval to the City and SLOFD prior
to adoption of the Final VTTM. The Applicant shall resubmit the Plan to
the City and SLOFD prior to the construction of each phase of development.
Prior to occupancy of the first residential unit, the Applicant shall
implement measures within the Evacuation Plan.
Monitoring. The City and SLOFD shall review the Evacuation Plan and
ensure all recommendations are incorporated. The City Fire Marshall shall
inspect the Project site for compliance prior to the occupancy of the first
residential unit for each phase.
MM HAZ-5 The Froom Ranch Specific Plan (FRSP) shall designate fire access routes
in at least two locations from the Project site to the Irish Hills Natural
Reserve on at least 12-foot wide paths, one extending from Villaggio and
one from Madonna Froom Ranch. Fire access routes shall be designed to
allow emergency response to wildland area in the Irish Hills to support
direct access for firefighting personnel and equipment.
Plan Requirements and Timing. Prior to adoption of the Final FRSP, the
Applicant shall amend the Final FRSP to include the required accessway,
in coordination with SLOFD to identify appropriate locations within the
Project site.
Monitoring. The Final FRSP shall be reviewed by the SLOFD and City for
inclusion of the above measure.
Residual Impacts
Exacerbated fire hazards that could occur during construction and operation of the Project
would require implementation of MM HAZ-1 through MM HAZ-5 to reduce potentially
significant impacts. MM HAZ-1 would be required to reduce impacts from the risk of fire
ignition from construction activities, limiting the potential for fires ignited by construction
activities to the furthest extent feasible. Implementation of mitigating fire protection
measures during construction phases would reduce the risk of fire caused by construction
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activities through personnel briefings and provision of fire safety equipment such as
extinguishers, designated smoking areas, and access to water tenders during construction.
MM HAZ-2 would reduce the potential impacts of Project introduction to an area with
biofuels that may cause a wildfire incident, reducing fire hazards associated with vegetation
and biofuel mass. This would require defensible space around the Project’s habitable
structures, which has the potential to affect the adjacent Irish Hills Natural Reserve if the
defensible space is not confined to the Project site. Implementation of MM HAZ-3 would
be required to reduce the risk of wildfire from smoking by residents of the Project. This
mitigation would maintain consistency with the City-wide smoking policies, ensuring that
smoking within privately and publicly maintained spaces does not occur adjacent to areas
with high fire hazards (City Municipal Code Section 8.16).
To ensure that the Project would not substantially impair an emergency operation or
evacuation plan, MM HAZ-4 would require the development and implementation of a
Project-specific Evacuation Plan, ensuring resources are available to safely evacuate
persons within the Project site, with consideration for changes to the anticipated
construction schedule or potential development activities. Finally, MM HAZ-5 would
ensure emergency responders can directly access the Irish Hills through the Project site in
the event of wildfire, including personnel and equipment. However, compared to existing
conditions in which firefighters are currently able to stage at the Project site and are allowed
full, unhindered access to the Irish Hills, the Project with incorporation of this measure
would continue to impair access for fire fighting personnel.
These measures would reduce the range of wildfire risks associated with the Project.
However, given the location of the site at the base of the Irish Hills with slopes, vegetation,
and winds that put the Project site and surrounding areas at risk for wildfire impacts, the
mitigation measures would not reduce the potentially impact to a level of insignificance.
Occupants would still be exposed to wildfire hazards and secondary impacts to the Irish
Hills would continue to occur from offsite fuel management (refer to Section 3.4,
Biological Resources), and emergency response to wildfire in the Irish Hills would
continue to be impaired by the Project as currently designed . Therefore, with
implementation of the above mitigation, impacts related to wildland fires with associated
threat of damage to structures and loss of life, would be significant and unavoidable.
Impact HAZ-2 The Project would potentially expose persons to toxic, hazardous, or
otherwise harmful chemicals through accidental release of hazardous
materials into the environment (Less than Significant).
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Large quantities of hazardous materials would not be introduced to the area as a result of
potential land use changes anticipated to occur under the Project. As detailed below, the
Project would not create new significant hazardous conditions or exacerbate existing
hazardous conditions.
Transport of Hazardous Materials
The transport of potentially hazardous materials would continue to occur on arterial roads
in the area, such as U.S. 101 or LOVR. The transport of large quantities of hazardous
materials is subject to applicable federal, state, and local regulations to reduce the risk of
accidental spills, leaks, fire, or other hazardous conditions. Future land uses under the
Project are not anticipated to involve the transport of unusually high volumes of hazardous
materials. Further, documentation for all hazardous materials that are transported for
individual Project site activities would be provided as required for compliance with
existing federal and state hazardous materials regulations. The U.S. Department of
Transportation Office of Hazardous Materials Safety prescribes strict regulations for the
safe transportation of hazardous materials. Compliance with applicable regulations, as well
as oversight by the appropriate federal, state, and local agencies tasked with hazardous
materials management, would minimize the risk of hazardous materials exposure during
transport.
Use and Storage of Hazardous Materials
New residential and commercial uses in the Project site would involve the routine use and
storage of common types of hazardous materials for cleaning and maintenance operations,
such as paints, fuels, solvents, and cleaning products, as well as limited medical supplies
and waste. Potentially hazardous materials that would be used and stored within the Project
site would be typical of those found in urban areas (e.g., paints, fuels/lubricants, cleaning
solvents, adhesives, sealers, and pesticides/herbicides); however, these hazardous materials
would not pose a significant risk to the public or the environment and would be used in
limited quantities associated with residential and general commercial land uses.
Further, any business that handles or uses hazardous materials above regulatory levels
would be required to comply with federal, state, and local regulations and standards
established by the U.S. EPA, CalEPA, the County, and the City to protect the public health
and safety. Businesses are required to comply with health and safety and environmental
protection laws and regulations, including the City’s Municipal Code.
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Disposal of Hazardous Materials
Because no ASTs or USTs are known to exist within the Project site, there is low potential
for the release of hazardous materials from these sources during Project grading and
excavation activities. However, as described above, the Project site may have residual
hazardous materials from previous land uses, such as fuels, oils, fertilizers, decomposing
construction materials, and limited amounts of pesticides and herbicides. Grading activities
may release these hazardous materials. However, given that the site is largely undeveloped
and was historically used for grazing and dairy operations, the risk of contamination is
extremely low. Further, federal, state, and local regulations govern the disposal of
hazardous wastes. Additionally, asbestos-containing material (ACM), lead-based paint
(LBP), or other hazardous materials encountered during demolition or construction
activities would be disposed of in compliance with all pertinent regulations for the handling
of such waste, including SLO County APCD NESHAP requirements and CCR Title 8,
Industrial Relations.
Operation of the Project would involve the use of potentially hazardous materials,
including vehicle fuels, oils, and transmission fluids. In addition, operation of residential
and commercial uses within the Project site would entail routine cleaning and maintenance
activities using common hazardous materials, such as cleaning fluids, detergents, solvents,
adhesives, sealers, paints, fuels/lubricants and pesticides/herbicides, etc. However,
applications of such materials would be in limited (i.e., not commercially reportable)
quantities and would be handled in compliance with federal, state, and local regulations
pertaining to their transport, use, or disposal.
Ultimately, the existing Project site conditions do not indicate that substantial safety risks
from hazardous materials are present that may be exacerbated. Additionally,
implementation of the Project would not substantially increase the risk from hazardous
materials to the public within the Project site or within the surrounding area. Therefore,
compliance with standards and regulations would ensure that the risk of hazardous
materials impacts would be less than significant.
Impact HAZ-3 The Project site is located within Airport Land Use Plan (ALUP)
Safety Areas and would potentially result in an airport-related safety
hazard for people residing or working in the Project site (Less than
Significant).
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Airport safety is primarily related to the potential for accidents related to aircraft operations
such as emergency landings or in rare cases crashes, excessive noise levels caused by
frequent aircraft flyover, and ensuring that land use development is carried out in a manner
that minimizes risks associated with aircraft hazards. Minimizing or avoiding risks to
residential and commercial land uses involves designating areas around the ends of
runways that must be free of objects or sensitive land uses, limiting the height of new
structures in the surrounding airspace, and understanding historical accident patterns. The
Project site’s proximity to the Airport would present a potential airport-related safety issue
for future development, if development intensities exceed the standards established by the
ALUC and the California Airport Land Use Planning Handbook. The risk of an aircraft
accident increases with proximity to the runway and its approach path.
The Project site is located approximately 1.7 miles away from Runway 7-25, which
supports only 3 percent of Airport aircraft operations. The majority of the Project site is
outside of the general approach areas of Runway 7-25. Although a small portion of
residential and commercial uses in the northeastern corner of the site are within Aviation
Safety Sub-Areas S-1B and S-1C of the existing ALUP, developable land uses proposed
under the Project are largely located within Aviation Safety Area S-2, which generally
indicates areas of overhead aircraft turning movements. The maps prepared as part of the
Johnson Aviation Report depicting Airport hazards based on the Caltrans Handbook Safety
Compatibility Zones depict the Project site as being located entirely outside of the airport
safety compatibility zones and susceptible to airport hazards. The ALUP is currently in the
process of being updated, including the Safety Areas. Further, the ALUC conceptually
reviewed the Project on April 19, 2017 and advised that the Project should comply with
Aviation Safety Area S-2 restrictions at a minimum. Given the ALUC’s preliminary
determination of the Project and the pending ALUP update, the Project is analyzed for
airport safety against the Caltrans Handbook Safety Compatibility Zones identified in the
Johnson Aviation Report.
While small portions of the Project site lie within Safety Sub-Areas S-1B and S-1C of the
2005 ALUP, more recent analysis of Airport hazards indicates the safety risks may differ
from the 2005 ALUP. Using the criteria in the California Airport Land Use Planning
Handbook, the Project site falls outside of the Aviation Safety Areas (Johnson Aviation
2014). While the 2005 ALUP Safety Area maps are adopted by the ALUC, the actual
Airport risks are very low onsite according to the more recent San Luis Obispo Airport
Land Use Compatibility Report prepared by Johnson Aviation in 2014 based on the
California Airport Land Use Planning Handbook. Accordingly, no substantial physical
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airport-related safety hazard is expected to occur as result of Project implementation.
Further, the Project would be subject to review by the ALUC for consistency with the
ALUP and Airport Safety Areas.
With regard to excessive airport noise, noise from aircraft overflights do not generate
excessive noise levels under current and projected airport operations and would not
substantially affect the health or safety of future Project residents. Therefore, aviation-
related safety impacts to residents and commercial employees or patrons within the Project
site would be less than significant.
3.7.3.4 Cumulative Impacts
Cumulative hazards from wildfire would be exacerbated by additional construction and
operation of urban uses within the City and region along the wildland-urban interface.
Projects within this area would introduce additional fire hazard-related risks that would
place additional people and structures at risk of damage. Further, the heightened potential
for future fire hazards from the influence of climate change and warmer conditions, as
discussed in Section 3.7.1.3, Wildfire Risk, would contribute to the potential for a higher
frequency, intensity, and size of fires that may occur within the Project site vicinity and
overall region. Adherence to the CFC, City Municipal code, policies within the General
Plan SE, and review of discretionary projects by the SLOFD would reduce potential
wildfire hazards, but given the high potential for wildfire near the City, the potential for
cumulative development to exacerbate wildfire hazards is significant and unavoidable.
Cumulative projects within the City and the Project vicinity would have the potential to
expose future area residents, employees, and visitors to chemical hazards through
development of sites and structures that may be contaminated from either historic or
ongoing uses. The severity of potential hazards for individual projects would depend upon
the location, type, and size of development and the specific hazards associated with
individual sites. Discretionary projects proposed in the City would be required to undergo
individual environmental review, including review of potential impacts related to hazards
and hazardous materials that are applicable to that particular development site and
proposed use. Additionally, projects would also be subject to the local, state, and federal
standards which require the safe removal of potentially hazardous building materials and
the cleanup of contaminated properties, thus reducing the level of risk on a particular site.
Because development standards or remediation requirements would be applied if hazards
or hazardous materials posed a risk to safety, the Project’s cumulative impacts associated
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with exposure to hazards or hazardous materials would not be cumulatively considerable.
Therefore, the Project’s contribution to cumulative impacts are less than significant.
In addition, several cumulative projects listed within Table 3.0-1 are also within the ALUP
Safety Areas, thereby potentially exposing persons to risk of airport safety hazards. These
primarily include residential units and commercial developments near the Airport, such as
the San Luis Ranch Specific Plan and Avila Ranch Development Plan projects. However,
these projects are subject to review of airport-related hazards during the environmental
review process and by the ALUC, which would ensure that development does not impose
an aviation-related hazard on structures or people. In addition, the incremental increase in
airport safety hazards at the Project site would be negligible and would not be cumulatively
considerable. Therefore, cumulative impacts from airport hazards would be less than
significant.
3.7-40 Froom Ranch Specific Plan
Draft EIR
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Froom Ranch Specific Plan
ALUC July 15, 2020
Attachment 2 – Aviation Safety Areas
Pr
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Attachment 3 – Airport Noise Contours
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Attachment 4 – Airport Imaginary Surfaces
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ALUC July 15, 2020
Attachment 5 – Aircraft Flight Paths
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