HomeMy WebLinkAboutDraft EIR Report exampleCITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM # 1
BY: Philip Dunsmore, Senior Planner (781-7522) DATE: July 24, 2013
FROM: Kim Murry, Deputy Director of Community Development
FILE NUMBER: ER 92-08 Chevron Restoration and Development project Draft EIR
PROJECT ADDRESS: 276 Tank Farm Road
SUBJECT: Review of the Draft Environmental Impact Report (DEIR) for the Chevron Tank
Farm Remediation and Development project.
RECOMMENDATION
Receive a presentation and public testimony and provide feedback on the Chevron project Draft
EIR.
DISCUSSION
Background
The Chevron project is the result of several years of collaboration between the property owner
Chevron) and the agencies involved in addressing the contaminants on the property from site
operations and an oil spill that was the result of a lightning-initiated fire in 1926. The effort,
called SERRT (Surface Evaluation Remediation and Restoration Team 1) engaged staff to assist
the applicant in understanding the concerns of the affected agencies. From this collaborative
effort, the Chevron team developed a remediation, restoration and development plan and applied
to the City and the County of San Luis Obispo for General Plan amendments, subdivision, and
grading permits to accomplish their plans. In order to proceed with project processing, the City
and County determined that an Environmental Impact Report (EIR) was needed to fully evaluate
the applicant’s proposal. The Draft Environmental Impact Report (DEIR) is the product of this
review. A more complete description of the individual project components and their respective
impacts follows.
The City is acting as the Lead Agency in accordance with the California Environmental Quality
Act (CEQA) in processing the EIR. In conjunction with the EIR certification, the City will have
the opportunity to act on all of the project entitlement requests which include annexation, a
subdivision map, a development agreement and amendments to the Airport Area Specific Plan.
Staff will return to the Planning Commission for review of the entitlements at a later date,
following the close of the Draft EIR comment period. Once the City has certified the Final EIR,
the County will be able to utilize the EIR to process entitlements including a use permit for the
remediation project.
1 The SERRT was comprised of two principal groups, the Human Health Risk Working Group (HHRWG) and the
Ecological Risk Working Group (ERWG). Both groups included Chevron, its representatives, and the Regional
Water Board (RWQCB), but the HHRWG also included the California Office of Environmental Health Hazard
Assessment (OEHHA), the SLO County Environmental Health Division (EHD), and the SLO County Air Pollution
Control District (APCD); while the ERWG added the City of San Luis Obispo and the California Department of
Fish and Game (CDFG).
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The purpose of this hearing is to highlight the findings of the DEIR, while receiving public and
Commissioner testimony on the DEIR during the public comment period. The public comment
period for the DEIR ends on Monday, August 5th, 2013. Comments on the DEIR will be utilized
to prepare the Final EIR which is anticipated to be released in October of this year.
Project Description
The project involves two primary components; remediation/restoration while under the County
jurisdiction and site development following annexation into the City. As an option, the EIR also
examines a development scenario that could allow development under County jurisdiction
should the City not annex the property. The objective of the dual project approach by Chevron is
to provide an alternative development option in the event the City process for annexation and
development is unsuccessful.
The remediation and restoration component includes several activities occurring over a three
year period: demolishing existing buildings and debris, excavating top soil, site re-contouring,
capping (covering oil contaminated soils), and mitigating existing impacts to wetland and rare
plant habitats. The project proposes to remove soils with exposed contamination and to place soil
caps” over areas where deeper, stable, hydrocarbon impacted soil will remain.. The caps will
prevent human and wildlife exposure to any remaining hydrocarbon impacted soils. The
remediation portion of the proposed project addresses soil and groundwater contamination and
includes restoration to wetland and rare plant habitats. The restoration phase would restore
terrestrial and wetland areas affected by the remediation. The remedial action plan (RAP) guides
the remediation project. The RAP is subject to review and approval by the Regional Water
Quality Control Board (RWQCB).
The City project includes amending the land use map in the Airport Area Specific Plan (AASP)
to reserve the most ecologically sensitive areas as open space and to shift an area of development
envisioned in the AASP from the western to the eastern portion of the property. Changes to the
AASP are required to address land use amendments and adjustments to roads and bicycle paths.
Entitlements requested under the City development plan include: Annexation, Tentative Tract
Map, Specific Plan Amendment, and Development Agreement. The applicant has proposed a
Development Agreement to address infrastructure timing and reimbursement over the life of the
project. Table 1 illustrates the existing and proposed land use acreages.
Table 1 Existing and Proposed land use summary
Land Use Designation
Land Area
Existing AASP
Acres % Proposed Acres %
Business Park 3 1 27 8
Service Commercial 51 16 26 8
Public Facility/Recreation 0 0 15 5
Open Space 279 83 250 75
Streets, Right-of-Way n/a n/a 14 4
Total 332 100 332 100
The County Development Plan scenario is similar to the City Development Plan with the primary
difference being that the County Development Plan proposes more rapid development during the
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first five years to construct an on-site wastewater treatment facility on approximately four acres
of land on the eastern end of the Project Site (north of Tank Farm Road).
In both the City and County scenarios, areas of development would be executed in five phases
over a period of approximately 20 to 25 years with each phase allowing potential development of
approximately 160,000 square feet of leasable floor area (for a total of 800,000 square feet) and
taking approximately four to five years to build-out. The County development scenario is
somewhat challenged by the need to provide on-site wastewater facilities and well water supplies
within an area that is dominated by wetlands, open space, and remnants from the former crude
oil storage facility.
Draft EIR Components
The DEIR evaluates three separate but interrelated projects;
1. Remediation and site restoration;
2. City development scenario; and
3. County development scenario.
The DEIR is based upon a series of background reports which were developed in collaboration
with City and County agencies. In addition to reports that study typical environmental issues
such as traffic, biological resources, wetlands, and cultural resources, the primary reports that
support the findings in the DEIR also include a Human Health Risk Assessment (HHRA) and a
Remedial Action Plan (RAP). Both of these latter documents are available in the DEIR
appendices and are further described below.
Human Health Risk Assessment
The HHRA evaluates the potential hazards to humans both on and off site as a result of
remaining contamination from the former tank farm oil disaster in 1926 and the oil storage that
continued on the site up until the 1980’s. Originally prepared in 2004 and revised in 2012 and
2013, the HHRA evaluates current site conditions and acts as document that will inform and
guide the remediation efforts. The Executive Summary of the HHRA has been included as
Attachment 3.
Remedial Action Plan
The RAP was completed in 2007 with the purpose of providing regulatory agencies with detailed
information on how Chevron will implement the proposed site cleanup/remediation activities in
response to the HHRA. The RAP identifies a plan to remediate the soil and groundwater
contamination of the site in an attempt to remove site contaminants from human and biological
receptors. It was prepared in conjunction with cooperative agreements with the County, the City,
and the Regional Water Quality Control Board (RWQCB). The DEIR evaluates the components
of the RAP and evaluates alternatives to the proposed RAP such as mass excavation. Similar to
the DEIR, the RAP is available for public comment through August 5th. Chevron may not
proceed with a remediation project until both the Final EIR and the RAP have been approved.
The RWQCB is the regulatory agency overseeing the public comments and final approval of the
RAP (Attachment 4).
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Draft EIR Key Findings
The following paragraphs briefly introduce each of the project impacts and the key findings of
the DEIR. The DEIR classifies potential environmental impacts into four categories:
Class 1: Impacts which are significant and unavoidable even with mitigation
Class 2: Impacts that can be mitigated to less than significant levels
Class 3: Less than significant impacts that do not require mitigation
Class 4: Beneficial impacts
Mitigations are proposed for all Class 1-2 impacts, even in the case of Class 1 impacts where the
project results in significant and unavoidable consequences. The Attached Executive Summary
Attachment 3) and the complete DEIR provide substantial additional detail in addition to
describing project impacts and proposed mitigation measures.
DEIR: Remediation
The DEIR analyzes all components of the remediation project including removal and capping of
soil and surface water contamination, restoration of wetland and rare plant habitats affected by
the contamination, and restoration of areas affected by the implementation of the remediation
efforts. A significant component of the remediation project includes grading and blasting the
flower mound” hill adjacent to the Damon Garcia Sports Fields and grading several of the
containment berms that surround the former oil storage reservoirs. Earth and rock from these
areas will be utilized to remediate and cap other areas of the site. Because the remediation
project is potentially more disruptive than either the City or County site development proposals,
it results in the most significant environmental impacts of the three project scenarios.
Class 1 Impacts: Remediation
Air Quality: Remediation could generate fugitive dust that exceeds Air Pollution Control
District (APCD) thresholds.
Biology: Site remediation would result in the taking of listed specimens because of
grading, capping and earth moving (Vernal Pool Fairy Shrimp, Red Legged Frogs, and
nesting birds.).
Hazards: Wetland restoration will result in the potential of increased aircraft bird strikes
within the Runway Protection Zone and Safety Areas. A mitigation measure has been
proposed to reduce the amount of wetland mitigation to reduce the potential for bird
strikes. This mitigation would reduce this to a Class 2 impact; however it is noted that
resource agencies may not support a smaller ratio of wetland mitigation, therefore this
remains a Class 1 impact.
Class 2 Impacts: Remediation (Note: Similar impacts may be in both the Class 1 and Class 2
categories)
Air Quality: Remediation could generate emissions that would exceed APCD thresholds.
This is primarily associated with on-site grading and off-site truck trips associated with
hauling materials to and from the site.
Biology: Remediation could result in impacts to listed and special status species, will
result in loss of wetlands and rare plant habitats, and could temporarily impede migration
of species. Mitigation proposes a 2:1 replacement of wetland, grassland and terrestrial
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Chevron restoration and development project Draft EIR
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habitat areas.
Transportation: Remediation could result in temporary impacts to roadways due to
heavy vehicles entering and potentially obstructing roadways.
Water Resources: Remediation could impact surface water quality due to construction
sediment) runoff.
Geological Resources: Remediation could result in erosion-induced siltation of nearby
waterways.
Noise and Vibration: On-site grading and blasting could generate noise and vibration
impacts to nearby properties.
Cultural Resources: Potential impacts to paleontological, historical, archeological,
resources or the inadvertent discovery of human remains due to substantial grading and
remediation.
Aesthetics and Visual Resources: Remediation (grading) could degrade existing visual
character.
Agriculture: remediation could lead to changes in environment which could result in
conversion of farmland to a non-agricultural use.
Hazards: Grading and blasting of serpentine rock could lead to asbestos exposure.
DEIR: City Project
The DEIR analyzes the potential development of up to 800,000 square feet of commercial floor
area, potential development of public facilities uses such as a fire station or sports fields, and
road improvements and other infrastructure improvements including Class 1 bike paths (separate
paths from roads), drainage improvements, and utilities. As is common with many large scale
commercial projects, emissions associated with the operational phases of the development would
generate diesel particulate and fugitive dust emissions due to activities associated with the land
uses. These emissions could exceed APCD thresholds even after mitigation. Although there are
Class 1 impacts associated with traffic from the project, these impacts are not due to the project
alone, but are cumulative in nature and associated with the buildout of all anticipated projects
within the region.
Class 1 Impacts: City Development Project
Air Quality: Operation of commercial development could generate fugitive dust and
emissions that exceeds Air Pollution Control District (APCD) thresholds.
Traffic (Cumulative): When combined with anticipated area projects, buildout of the
project site is anticipated to cause nine intersections and two freeway segments to operate
at levels of service deemed unacceptable by the City’s Circulation Element thresholds.
Class 2 Impacts: City Development Project
Air Quality: Operational activities could generate emissions and Greenhouse gases that
exceed APCD thresholds.
Biology: The development plan could result in short-term and permanent loss of
biological functions of wetlands, grasslands, and rare plant and animal habitat areas.
Transportation: Impacts to site access and circulation, including bicycle access could
result from the project. This impact requires the installation of a roundabout at the
intersection of Tank Farm and Santa Fe Road instead of a traffic signal as proposed by
the applicant. Mitigation is also required to construct a Class 1 bicycle path south of Tank
Farm Road to link with properties to the south.
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Geological Resources: Construction activities could result in erosion or sedimentation
impacts to waterways. The region is also known for expansive soils, requiring alternative
construction techniques.
Noise and Vibration: Noise levels would be increased due to construction activities and
the noise from the airport may impact future commercial land uses in the area.
Aesthetics and Visual Resources: New development with related new sources of light
could alter the appearance of the area since it is currently undeveloped. AASP design
guidelines are intended to respond to these issues.
Hazards: Following remediation and development of project site, there is some potential
health risk from exposure to residual contamination. In the north-west portion of the site,
the cancer risk to indoor employees could exceed acceptable levels due to elevated levels
of arsenic in the soil and estimated benzene concentrations. Arsenic was found in the soil
in this area, however its source is not known since it is not associated with the former oil
tank farm. Additionally, methane in soil exceeds the limits below proposed development
areas. Following mitigation, exposure to these contaminants fall below significant
thresholds.
Public Services/Utilities: Some of the proposed new commercial pads could be located
outside of the City’s emergency services response time. Mitigation requires that all new
commercial development be within response time, and a series of mitigation options are
listed.
DEIR: County Project
Since a development project in the County’s jurisdiction would be very similar to the City
development, the impacts and mitigation measures are the same as the list above. However, the
County project would need to rely upon well water for domestic water supply and an on-site
wastewater treatment plant. Both of these components would result in Class 1 impacts.
Additionally, since emergency services would be provided by Cal Fire’s station located on Broad
Street adjacent to the airport, the County project would not result in a Class 2 impact to Public
Services since the response time would be deemed adequate.
In addition to impacts listed in the City project above, the County project impacts include
the following:
Class 1 Impacts
Water Resources: The use of groundwater for the County development concept could result in
the migration of hydrocarbons from shallow groundwater to deep groundwater wells. Mitigation
includes consistent monitoring of groundwater wells that are currently in place for this purpose.
However, under a County development scenario, use of groundwater would be required to cease
if any contaminates were discovered in the monitoring wells, thereby leaving the development
without a reliable source of water.
Wastewater Resources: Discharges from the wastewater treatment plant would increase surface
water flow rates and impact downstream properties. The wastewater treatment plan would need
to utilize direct discharge of treated water since the use of polishing ponds would increase on-site
wetlands leading to the increase of bird strikes which would be an air traffic hazard. Therefore,
permits for direct discharge of treated water would be necessary.
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Class 2 Impacts
Water Resources: The use of groundwater could result in substantially depleted groundwater
supplies or interfere with groundwater recharge.
Wastewater Resources: The wastewater treatment plant discharges would increase pollutants
into the East Fork of San Luis Obispo Creek.
Draft EIR Alternatives
Alternatives to the project have been developed in accordance with CEQA. The EIR introduces
a series of potential project alternatives and utilizes a screening analysis to determine which
alternatives should be further analyzed based on their ability to result in lesser impacts. The
following project alternatives were chosen from the screening process for detailed review:
No Project Alternative (required by CEQA): With this alternative, development of the project
site would not occur and it would remain as open space. However, it is likely that the RWQCB
would require some level of remediation of the site. Therefore, the no project alternative assumes
the remediation project would proceed as proposed. This alternative would not include any
infrastructure improvements, therefore roadways would not be widened and connected, and other
improvements would not be put in place. There is very little difference in the environmental
impacts between the no project alternative and the proposed project as the majority of Class 1
impacts are associated with remediation.
Replace Remedial Caps with Excavation: Under this scenario areas designated for remedial
capping would be fully excavated and then backfilled. This alternative would remove a larger
amount of constituents than in the proposed project. The severity of impacts associated with
remediation (dust, air pollution, biological etc.) would be increased and no other impacts would
be reduced.
Reduced Development: This alternative examines reduced development from 800,000 down to
562,000 square feet of commercial (a 30% reduction) by eliminating development in the
northwest portion of the site. It would reduce potential air quality impacts associated with dust
and emissions and would slightly reduce cumulative traffic impacts. This alternative was
determined to be the most environmentally superior alternative outside of the no development
alternative. However, this alternative does not meet the needs of the applicant nor the AASP in
the amount of commercial development proposed for this area.
Draft EIR Process
Following completion of the Draft EIR comment period, the City and the EIR consultant will
respond to any comments received and make necessary amendments to the EIR. Table 2
illustrates the estimated timing.
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Chevron restoration and development project Draft EIR
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Table 2: EIR/Process Timing
The HHRA and other background reports formulate the technical background for the EIR. The
EIR will be utilized by the City to consider annexation, development agreement, and other
entitlements, by the County to consider remediation work (or an alternative development
scenario) and by RWQCB to grant approval to the RAP as illustrated in Table 3.
Table 3: EIR Process Map
Next Steps
Prior to completion of the FEIR, staff will return to the Planning Commission to conceptually
review amendments to the AASP and project entitlements including the subdivision map,
annexation, and development agreement. This hearing is anticipated to occur on August 28,
2013. Following completion of the FEIR, a hearing to provide the Planning Commission
recommendation to the City Council regarding project entitlements will be held. Following City
certification of the FEIR, the County will be able to utilize the EIR to process use permits and
construction plans for the remediation project. If the City endorses the applicant’s requested
annexation, the annexation application to LAFCO would also move forward following FEIR
certification. Annexation could occur during the remediation process.
Activity Timing
Release of Draft EIR June 20th
End of public Comment Period August 5th
Public Information Workshop – DEIR July 8th
PC Hearing to introduce AASP amendments August 28th
Estimated Release of Final EIR September 25
Planning Commission Hearing (FEIR, entitlements) October 23
City Council Hearing (FEIR, entitlements) November 19
Potential 2nd Council Hearing Project
entitlement/EIR Certification
December ?
Human Health Risk Assessment
and
Background Reports
Remedial Action Plan
Environmental Impact Report
County approved Remediation City Annexation/Entitlements
RWQCB review/approval City Review/approvalCountyreview/approval
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Chevron restoration and development project Draft EIR
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RECOMMENDATION:
Receive public and Commissioner testimony to ensure project impacts and mitigations are fully
addressed as part of the Draft EIR. Comments provided will be evaluated and responded to in
the Final EIR which is anticipated to be released in October of this year.
ATTACHMENTS
1. Vicinity map of project site
2. Proposed project schedule
3. EIR Executive Summary
4. RAP summary and Notice
COMMUNITY DEVELOPMENT DEPARTMENT
919 Palm Street San Luis Obispo, CA 93401
COUNTY OF SAN LUIS
OBISPO
DEPARTMENT OF PLANNING
AND BUILDING
DIVISION OF ENVIRONMENTAL AND
RESOURCE MANAGEMENT
City and County of San Luis Obispo
NOTICE OF PREPARATION
DATE: February 26, 2009
TO: insert address FROM: City and County of San Luis Obispo
SUBJECT: NOTICE OF PREPARATION OF AN ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE CHEVRON RESTORATION AND
REDEVELOPMENT PROJECT.
PROJECT TITLE: Chevron Restoration and Redevelopment Project
PROJECT APPLICANT: Chevron Land and Development
RESPONSES DUE BY: March 29, 2009
The City of San Luis Obispo and the County of San Luis Obispo will be the Co-Lead Agencies
and will prepare an Environmental Impact Report (EIR) for the project identified below. We
need to know the views of your agency as to the scope and content of the environmental
information that is pertinent to your agency’s statutory responsibilities in connection with the
proposed project.
Refer to Attachment A of this NOP for an Initial Study prepared for the project by the County the
City of San Luis Obispo. In addition, further technical documents can be found on Padre and
Associates’ FTP site (ftp://files.padreinc.com - User Name: TF Guest; Password: TFguestftp01).
PLEASE provide us the following information at your earliest convenience, but not later than the
30-day comment period which will begin with your agency's receipt of the NOP.
1. NAME OF CONTACT PERSON. (Address and telephone number)
2. PERMIT(S) or APPROVAL(S) AUTHORITY. Please provide a summary description
of these and send a copy of the relevant sections of legislation, regulatory guidance, etc.
3. ENVIRONMENTAL INFORMATION. What environmental information must be
City and County of San Luis Obispo NOTICE OF PREPARATION
addressed in the EIR to enable your agency to use this documentation as a basis for your
permit issuance or approval?
4. ALTERNATIVES. What alternatives does your agency recommend be analyzed in
equivalent level of detail with those listed below?
5. RELEVANT INFORMATION. Please provide references for any available,
appropriate documentation you believe may be useful to the county in preparing the EIR.
6. FURTHER COMMENTS. Please provide any further comments or information that
will help the county to scope the document and determine the appropriate level of
environmental assessment.
Due to the time limits mandated by State law, your response must be sent at the earliest possible
date, but not later than 30 days after receipt of this notice.
The City and the County have retained Bill Henry of SWCA Environmental Consultants to act as
an extension of City and County staff to assist in the facilitation of the CEQA process for this
project. Therefore, please address your response to Mr. Henry’s attention and send to the address
below. Your responses will be included in the City and County record for this project.
Please send your response before March 27, 2009 to Bill Henry at the following address:
Bill Henry
Morro Group, a Division of SWCA
1422 Monterey Street, Suite C200
San Luis Obispo, CA 93401
Bill Henry
Morro Group, a Division of SWCA
1422 Monterey Street, Suite C200
San Luis Obispo, CA 93401
Telephone: (805) 543-7095
Fax: (805) 543-2367
Email: bhenry@swca.com
Reference: California Administrative Code, Title 14, Section 15082.
City and County of San Luis Obispo NOTICE OF PREPARATION
1
CITY AND COUNTY OF SAN LUIS OBISPO
NOTICE OF PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT
FOR THE
CHEVRON RESTORATION AND REDEVELOPMENT PROJECT
PROJECT DESCRIPTION AND LOCATION
The 332-acre project site is located at 276 Tank Farm Road, south of the City of San Luis
Obispo in an unincorporated area of San Luis Obispo County (refer to Attachment A,
Initial Study, Figures 1 and 2). Tank Farm Road bisects the site in an east-west
direction. The site is bordered by light commercial and industrial development, the San
Luis Obispo County Regional Airport, agricultural and pastoral lands with scattered
residences, and a mobile home park.
From 1910 until the late 1980s the Chevron Tank Farm site was used as an oil storage
and distribution facility. In 1926, a lightning strike ignited a major fire at the Tank Farm,
destroying many of the tanks and reservoirs. As a result of the fire, heated oil flowed out
of the reservoirs and onto the ground surrounding the tanks by a combination of burning
embers and boil-overs. This release is considered responsible for most of the numerous
surface occurrences (i.e., expressions) of highly weathered and burned petroleum that
cover the ground in topographically low areas of the Tank Farm. Most of the
infrastructure used to store and transport oil has either been removed or is inoperable.
The site is largely unused, expect for caretaker activities and a few buildings that
formerly housed Chevron’s Central Coast staff. Chevron no longer requires the use of
this land for its oil production operations, and proposes to convert the property to uses
that include commercial and industrial uses and open space.
The Tank Farm site has been identified by the City for possible annexation given its
proximity to existing City boundaries, existing industrial uses, and the San Luis Obispo
County Regional Airport. Chevron is currently in the process of proposing a
Development Agreement for consideration by the City Council in association with a
potential annexation of the site. In the event the City Council ultimately authorizes the
negotiation of a Development Agreement, the process for adoption of such an agreement
and the annexation of the site would be lengthy and complicated and would require the
approval of several long-term development and phasing plans. Given the nature of the
Development Agreement and annexation processes, Chevron has decided to file a land
division map application with both the County and City. As such, Chevron is proposing
two separate development options, one consistent with County regulations, and one
consistent with City regulations. The objective of the dual project approach by Chevron
is to provide an alternative development option in the event the review and approval
process for annexation is unsuccessful or does not meet Chevron’s needs. Approved
development would be under either County or City jurisdiction, or following approval of
amendments given that the proposed project would require amendments to the General
Plan and Airport Area Specific Plan (AASP). The project will be simultaneously
processed in both City and County jurisdictions. The City and County will serve in a
City and County of San Luis Obispo NOTICE OF PREPARATION
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capacity of CEQA co-lead agencies in processing the project and preparation of an
Environmental Impact Report.
The project consists of two principal components. The first component is remediation
and restoration of the site, which includes various risk management activities such as
demolition of existing buildings, top soil excavation, site re-contouring, excavation and
capping, and mitigation of existing impacts to wetland and rare plant habitats and the
unavoidable impacts resulting from implementing the remedial actions. Re-contouring
will be done mostly using on-site materials. The principal borrow source for soil
materials will be the former quarry site known as the Flower Mound located in the
northeastern corner of the project site. This area is comprised of metavolcanic rocks and
serpentinite. It is anticipated that this area will need to be blasted in order to break up
and access this material.
San Luis Obispo City Development Option
The following is proposed under the City development option:
27 acres with approximately 433,000 square feet of floor space for business park
land;
26 acres with approximately 370,000 square feet for Service and Manufacturing
uses;
265 acres designated as open space on both sides of Tank Farm Road. 250 acres
would be used for open space and environmental mitigation. The remaining 15
acres would be used for active sports fields;
14 acres would be used for streets, sidewalks, and other frontage improvements;
and,
The City of San Luis Obispo would provide water, sewer, and public services
such as police and fire. The City is in the process of installing a sewer trunk line
in Tank Farm along the property’s frontage. Chevron would extend the water
main and utilities to the developable areas.
The City option would require amendments to the Airport Area Specific Plan, adding
amendments to the City’s General Plan Land Use Policy map, a subdivision of existing
parcels, annexation of the property by the City, architectural review, adoption of a
Development Agreement with the City, and environmental review.
San Luis Obispo County Development Option
The following is proposed under the County development option:
27 acres with approximately 370,00 square feet of floor space for commercial
services;
26 acres with approximately 433,000 square feet for industrial uses;
City and County of San Luis Obispo NOTICE OF PREPARATION
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250 acres would be used for open space and environmental mitigation and 11
acres for sports fields;
4 acres for a wastewater treatment facility. Water and sewer would be provided
by on-site wells and the on-site wastewater treatment facility;
14 acres would be used for streets, sidewalks, and other frontage improvements;
Cal Fire would provide fire protection services, County Sheriff would provide
police services, and utilities would be provided by existing area service providers.
The County option would require an amendment of the County General Plan, a
subdivision of existing parcels, a Conditional Use Permit, adoption of a Development
Agreement with the County, and environmental review.
PROBABLE ENVIORNMENTAL EFFECTS
1. AESTHETICS
Review of the project proposal and project site indicates that this project will be visible
from major and accessory roads. The project would have the potential to silhouette
against the South Street Hills to the north of the project site as viewed from Tank Farm
Road. Short-term impacts to visual quality of the project site would result from
construction activities during the remediation and restoration phase of the proposed
project. Build-out of the development phase would result in changes in the visual
character of the project site from a semi-rural setting to a more urban and developed
setting. The development would also result in an increase in daytime/nighttime light and
glare within the area resulting from additional parking lots, building lights, and
streetlights.
The project would result in potentially significant impacts to public views from key
vehicular viewing areas such as U.S. Highway 101, State Highway 227/Broad Street, and
South Higuera Street. It is anticipated that potential viewers will respond to the project
primarily in terms of its perceived overall scale, and its effect on community character
priorities such as ridgeline views.
As a baseline, the aesthetics section will develop ratings and recommendations for the
assignment of aesthetic values to protect potentially significant key viewing areas,
including visual simulations of the proposed development. The analysis will also include
an evaluation of impacts of the project, including night lighting, as well as cumulative
effects of the project with other similar projects. Visual elements which detract from
existing scenic quality will also be inventoried and discussed.
2. AGRICULTURAL RESOURCES
Most of the site is suitable for grazing, which is currently undertaken on the project site
and on lands to the south. The project site is within the Urban Reserve Line of the city of
City and County of San Luis Obispo NOTICE OF PREPARATION
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San Luis Obispo and is not under Williamson Act contracts. Grazing on the project site
would likely cease during the remediation and restoration phase of the project and may
cease under the proposed project. Areas of proposed building development for both the
City and County development options are in locations where the soil has been
contaminated and therefore does not qualify as having characteristics of prime soil or
having agricultural value. Although the areas not proposed for development would not
be permanently converted to urban uses, they will be permanently preserved for wetland
and special-status species mitigation.
The EIR will include descriptions of existing and historical agricultural uses and practices
and description of the agricultural suitability of the site, including soil types, soil
capabilities, and the productivity of agricultural soils both for irrigated and non-irrigated
uses. The analysis will include evaluation of crops and livestock uses suited to the site,
the potential adverse impacts to agricultural capability resulting from the project, the
potential for smaller agricultural parcels to convert to rural residential type uses and the
resulting impacts to the agricultural capability of those and adjacent agricultural parcels.
Analysis will also include a cumulative assessment of agriculture in the area.
3. AIR QUALITY
Air quality impacts during construction would include: the creation of fugitive dust
PM10), the potential release of asbestos and lead-based paint dust during demolition and
removal of buildings, the potential release of naturally occurring asbestos during
grading/placement of fill, increased vehicle emissions, and objectionable odors. The
project would also generate greenhouse gases. Project emissions will be evaluated in
accordance to the County of San Luis Obispo Air Pollution Control District CEQA Air
Quality Handbook and the 2001 Clean Air Plan.
The EIR analysis will discuss State and Federal attainment status and current air quality
planning efforts, air quality policies relative to development using thresholds of
significance derived from the adopted Clean Air Plan, as well as discuss recent State
legislation (e.g., AB32, etc.) and/or case law that may apply to this project. This section
will also include a summary of the thresholds and air quality constraints for development
of the property.
4. BIOLOGICAL RESOURCES
The proposed project would impact sensitive habitats and sensitive plant and animal
species. Remediation activities would cause ground disturbance, leading to loss of
vegetation, wetlands, wildlife habitat, and special-status species populations. In addition,
indirect impacts associated with noise, dust, soil erosion, and human presence may occur.
Impacts to vegetation, wetlands, wildlife habitat, and special-status species may occur
within various clean-up sites, on-site borrow sources, staging/stockpile areas, and
associated access routes. Redevelopment activities would result in permanent impacts to
rare plant areas, vernal pool fairy shrimp habitat, and wetlands on the project site. In
addition, indirect impacts to wildlife would occur due to construction activities (i.e.,
City and County of San Luis Obispo NOTICE OF PREPARATION
5
noise, dust, poor air quality, etc.).
The EIR will include peer review of biological survey reports to determine their
adequacy. The biological resource analysis will include identification of all rare,
threatened and/or endangered as well as other sensitive, unique or important plant and
animal species on- and off-site which could potentially be affected by the proposed
project. Mapping that illustrates the location of sensitive habitats and rare, threatened,
and/or endangered species will also be included.
5. CULTURAL RESOURCES
The project is located in an area that would be considered culturally sensitive due to
presence of archaeological and historical elements. Historic artifacts were identified on
the project site during a Phase I archeological survey.
The EIR analysis for cultural resources will be completed by a qualified archaeologist
and historian and will include peer review of the Phase I surface survey, evaluation and
discussion of the cultural importance of any on-site and surrounding cultural resources,
and review of geologic formations and proposed grading to discuss potential impacts to
paleontological resources.
6. GEOLOGY AND SOILS
The project site is located in a seismically active region and the proposed structures
would likely be subjected to seismic shaking during the life of the project. The area
proposed for development is within the 100-year Flood Hazard designation. Acacia
Creek runs along the southeastern boundary of the project site.
The EIR analysis will be prepared by a Registered Engineering geologist and will address
impacts resulting from the physical characteristics of the site including underlying
formations, faulting, slope stability, potential liquefaction hazards, potential landslide
hazards, and flood hazards. The analysis will include evaluation and discussion of the
geologic features of the site and surrounding area that may have a significant adverse
impact on the development of the project. Impacts associated with topographical
alteration (or saturation of soil, as applicable) including stability of roads, cut slopes, fill
slopes, drainage structures, and other improvements will also be evaluated. Mapping of
significant areas that pose geologic hazards will be included.
The EIR section will also contain analysis of impacts relating to drainage, erosion, and
sedimentation. A registered engineer will peer review existing data submitted by the
applicant, and evaluate potentially significant impacts, and what if any additional
technical work is necessary to complete the analysis. The analysis will include
identification and mapping of significant drainage courses and watersheds, of all areas
within the project boundaries that currently experience drainage and/or flooding
conditions, and of all areas that could potentially be adversely affected by drainage,
erosion, or sedimentation impacts resulting from the development the proposed project.
City and County of San Luis Obispo NOTICE OF PREPARATION
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7. HAZARDS AND HAZARDOUS MATERIALS
Portions of the project site are under risk of flooding hazards due to their location within
the 100-year flood zone. Existing conditions at the project site include the presence of
petroleum hydrocarbon-containing soil and groundwater. Additionally, elevated
concentrations of lead and arsenic have been identified in the northwestern corner of the
project site. Petroleum surface expressions are located at several locations at the project
site and have been identified as a hazard to wildlife. The project site is located within
San Luis Obispo Airport Land Use Plan (ALUP) and therefore is subject to planning
policies and regulations governing safety. The requirements of the ALUP are applicable
to the entire project site.
Both the AASP and the SLO County Regional ALUP designate the majority of land in
the two most restrictive safety areas on the project site as Open Space. Chevron proposes
to maintain open space uses under the airport approach and departure paths to avoid
potential risks to aircraft entering and exiting the airport. The proposed designation of
the areas of open space land use would be compatible with the ALUP’s safety
restrictions. Much of the project site is located within grassland areas with a moderate
fire hazard.
EIR analysis will include peer review to determine if supplemental field work is
necessary, evaluation of existing project conditions, identification of any sensitive
receptors (human and biological) relating to hazardous materials/wastes, and an
evaluation of impacts associated with proposed removal, storage, and use of hazardous
materials.
8. NOISE
Remediation and restoration activities at the project site would result in short-term
impacts consisting of temporary noise generated by construction equipment. These
activities would have little effect on noise-sensitive receptors with the exception of areas
on the eastern fringes near the mobile home park north of the intersection of Tank Farm
Road and Santa Fe Road.
Chevron anticipates that blasting will be needed to break up rock materials in the
northeastern section of the property. Noise and ground-borne vibration generated by
construction activity includes the operation of heavy equipment. However, noise
generated during these activities is not expected to be consistently sustained and would
generally be episodic.
Short-term noise impacts resulting from redevelopment activities would be similar in
nature to those of the remediation and restoration phase of the project (i.e., temporary
noise impacts associated with construction equipment). Construction noise impacts,
although temporary, may be considered significant during redevelopment of the portion
of the project site near the mobile home park.
City and County of San Luis Obispo NOTICE OF PREPARATION
7
Long-term transportation noise generation may rise slightly along Tank Farm Road with
build-out of the proposed commercial/industrial land use development. Proposed land use
redevelopment does not involve placing residential land uses within the Tank Farm
property itself; therefore, no new sensitive noise receptors would be placed within noise
contours exceeding applicable noise standards. Stationary noise sources constructed as
part of build-out of the proposed land uses could potentially affect nearby existing
residences depending on the future build-out scenario and specific land uses.
An analysis of noise impacts shall be accomplished by a qualified person experienced in
the field of environmental noise assessment and will include identifying all loud noise
sources from construction and operational aspects of the project, specifying decibel
levels, and identifying all sensitive noise receptors around the proposed development and
along transportation routes.
9. POPULATION AND HOUSING
The proposed project would not result in the construction of new residences at the project
site. The 800,000 square feet of commercial/industrial development has the potential to
result in a need for a significant amount of new housing. The project will not result in a
population increase in the project area, as no residential land uses are proposed. In terms
of energy demand, the proposed project will result in a short-term increase in energy
usage in the form of fuel to operate construction equipment and vehicles during both
phases. No significant short-term impact is anticipated. With build-out of the proposed
land use, there would be the potential for a long-term incremental increase in electricity
and natural gas usage.
The analysis of population/housing impacts will include a comparison to project impacts,
an evaluation of the efficiency of energy-using activities and what, if any efficiency
improvements can be made, and an evaluation of housing demands/impacts during the
construction and operational phases of the project.
10. PUBLIC SERVICE AND UTILITIES
Remediation activities and construction of the proposed land uses would increase traffic
on nearby roadways, the possibility of vandalism and theft of construction materials and
equipment, and water demand needed used for dust suppression and soil conditioning.
The project would not require closing any roads. Wastewater systems would not be
affected as workers would be required to use chemical toilets on-site. Solid waste
collection would be provided by San Luis Garbage. During the remediation phase,
contaminated soil is anticipated to be hauled to the Santa Maria Landfill for disposal.
Police protection services for the project site would be provided by the local police
departments. Water would be obtained from existing on-site water supply wells.
The limited amount of new land use development is not anticipated to create a significant
burden on fire, police, wastewater, or solid waste services in the City; however, any new
projects would pay required development fees to support ongoing efforts to maintain
effective levels of public services and utilities in the City. Build-out of the proposed land
City and County of San Luis Obispo NOTICE OF PREPARATION
8
uses on the Tank Farm property would create an incrementally higher demand for these
services. Additionally, the proposed redevelopment would not have a substantial impact
on area schools as no residential uses are proposed and no significant influx of population
would occur.
The EIR analysis of public services and utilities will include an evaluation and discussion
of the past and present status of police, fire, and school services in the project area,
including staffing levels; identification and discussion of significant impacts to public
services, or resulting from inadequate public services, that could result from the
development of the project; evaluation and discussion of the solid waste to be generated
from construction and operational aspects of the project, and the ability of existing
landfill(s) to accept this waste; and discussion of existing recycling requirements and
targets, and how the project can achieve these.
11. TRANSPORTATION AND CIRCULATION
Tank Farm Road would be utilized for access to the project site and for the importation of
materials and equipment and the export of contaminated soils. Construction traffic would
access the project site via driveways on the north and south sides of Tank Farm Road. A
traffic study report was prepared for the short-term remediation activities (ATE, 2007).
The EIR analysis will be performed by a registered Engineer with expertise in traffic, and
will include identification of the existing traffic capacity and load on key roadways;
identification and an evaluation of existing construction and operational traffic safety
issues; analysis of traffic impacts resulting from changes in land use acreage and
locations, proposed circulation changes, and the restoration effort following the City’s
Traffic Impact Analysis Guidelines; a select zone analysis per Caltrans’ Guidelines for the
Preparation of Traffic Impacts Studies; and an analysis of intersections and interchanges.
12. WASTEWATER
The City development option proposes to use a community system which has the
capacity to handle the project’s additional effluent. The County development option
proposes to use an on-site system as a means to dispose of wastewater. Due to the size of
the development, it is expected that adequate area will be available for the smaller on-site
septic system. On-site wastewater treatment systems proposed under the County
development option would require approval by the Regional Water Quality Control
Board and the County Environmental Health Services Division.
The EIR analysis will discuss the existing regulations applicable to both development
scenarios (i.e., on-site wastewater disposal and wastewater disposal through the City’s
treatment facility), and will identify and discuss any potential constraints for an on-site
septic system, and/or impacts to surrounding development or groundwater resources.
City and County of San Luis Obispo NOTICE OF PREPARATION
9
13. WATER
The project will use either existing City water services or use on-site wells as the water
source. The surface of the Tank Farm property has been substantially reconfigured as a
result of its former use as a crude oil storage tank farm. The result of this reconfiguration
was the creation of a large number of closed depressions, which accumulate water during
the wet season and store it for up to several months. As a result of this extended
submergence, areas of the Tank Farm have been designated as wetlands. Remediation
and restoration actives would occur in close proximity to surface water sources, including
existing wetland areas, Acacia Creek, and the east fork of San Luis Obispo Creek.
The EIR analysis will address impacts to both water availability as well as water quality.
The water availability analysis will include current and future projections of the project’s
water demands over the 25-year phasing period; evaluation and discussion of on-site
water availability, including feasibility of individual on-site wells, to supply proposed
water demand under the County development scenario, sustained pumping capacities of
existing on-site wells, investigation of draw down (if any) of other wells on-site and wells
on neighboring properties; evaluation and discussion of the long-term capability of the
ground water basin(s) to provide adequate quantities of water, and the potential for
subsidence; analysis of existing and potential water quality impacts; evaluation and
discussion of potential impacts on neighboring wells as a result of on site water
requirements.
The EIR analysis relating to water quality will include evaluation and discussion of past
and present potable water quality in the area of the project site; identification and
discussion of the potential for potable water contamination to occur as a result of surface
water runoff, overdrafting of aquifer(s), topographical alteration, and development;
identification of nearby watercourses and their potential to support sensitive aquatic life;
and an evaluation of project’s impacts on surface water quality as it relates to any
sensitive resources identified.
14. LAND USE
Surrounding land uses include agricultural and industrial uses and residential areas. The
project site is currently located within the jurisdiction of the County of San Luis Obispo;
however, it is also included in the AASP for future incorporation into the City’s
jurisdiction. The remediation/restoration phase of the project would be performed under
the jurisdiction of the County. Under the City development option, the project site would
be annexed into the City’s jurisdiction. Under the County development option, the
redevelopment of portions of the project site would occur under County jurisdiction. The
proposed project would require amendments to the County General Plan, the Airport
Area Specific Plan, and the City’s General Plan Land Use Policy map.
The EIR analysis will be performed by a qualified land use planner and will include an
evaluation and discussion of the proposed project as it relates to all applicable elements
of the City’s and the County’s General Plan.
City and County of San Luis Obispo NOTICE OF PREPARATION
City of San Luis Obispo, County of San Luis Obispo – Chevron Restoration and Redevelopment
ATTACHMENT A
Initial Study
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 1
CITY/COUNTY OF SAN LUIS OBISPO
INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST
ver 2.1)
Project Title & No. Chevron Tank Farm Restoration and Redevelopment Project
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The proposed project could have a
Potentially Significant Impact" for at least one of the environmental factors checked below. Please
refer to the attached pages for discussion on mitigation measures or project revisions to either reduce
these impacts to less than significant levels or require further study.
Aesthetics
Agricultural Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards/Hazardous Materials
Noise
Population/Housing
Public Services/Utilities
Recreation
Transportation/Circulation
Wastewater
Water
Land Use
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation, the City and the County find that:
The proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
Although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
The proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
The proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
Although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Prepared by (Print) Signature Date
John Nall and Kim Murry
County/City Project Managers
Reviewed by (Print) Signature (for) Date
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 2
Project Environmental Analysis
The City and County's environmental review process incorporates all of the requirements for
completing the Initial Study as required by the California Environmental Quality Act (CEQA) and the
CEQA Guidelines. The Initial Study includes staff's on-site inspection of the project site and
surroundings and a detailed review of the information in the file for the project. In addition, available
background information is reviewed for each project. Relevant information regarding soil types and
characteristics, geologic information, significant vegetation and/or wildlife resources, water
availability, wastewater disposal services, existing land uses and surrounding land use categories
and other information relevant to the environmental review process are evaluated for each project.
Exhibit A includes the references used, as well as the agencies or groups that were contacted as a
part of the Initial Study. The Environmental Division uses the checklist to summarize the results of
the research accomplished during the initial environmental review of the project.
Persons, agencies or organizations interested in obtaining more information regarding the
environmental review process for a project should contact the County of San Luis Obispo
Environmental Division, Rm. 200, County Government Center, San Luis Obispo, CA, 93408-2040 or
call (805) 781-5600.
A. PROJECT
DESCRIPTION: Request by Chevron Environmental Management Company for a County of San Luis
Obispo (County) General Plan Amendment, Conditional Use Permit issued by the County, Airport
Area Specific Plan Amendment, an amendment of the City’s General Plan Land Use Policy map, and
a Conditional Use Permit issued by the City to allow for restoration and redevelopment of the former
332-acre San Luis Obispo Oil Tank Farm property (project site). The project is located at 276 Tank
Farm Road, approximately 1.5 miles south of the city of San Luis Obispo in an unincorporated area of
San Luis Obispo County, in the County planning area of San Luis Obispo.
From 1910 until the late 1980s the Chevron Tank Farm site was used as an oil storage and
distribution facility. Most of the infrastructure that was used to store and transport oil has either been
removed or is inoperable. The site is largely unused, expect for caretaker activities and a few
buildings that formerly housed Chevron’s Central Coast staff. Chevron no longer requires the use of
this land for its oil production operations, and proposes to convert the property to uses that include
commercial and industrial uses and open space.
On April 7, 1926, a lightning strike ignited a major fire at the Tank Farm, destroying many of the tanks
and reservoirs. As a result of the fire, heated oil flowed out of the reservoirs and onto the ground
surrounding the tanks by a combination of burning embers and boil-overs. This release is considered
responsible for most of the numerous surface occurrences (i.e., expressions) of highly weathered and
burned petroleum that cover the ground in topographically low areas of the Tank Farm.
The Tank Farm site has been identified by the City for possible annexation given its proximity to
existing City boundaries, existing industrial uses, and the San Luis Obispo County Regional Airport.
Chevron is currently in the process of proposing a Development Agreement for consideration by the
City Council in association with a potential annexation of the site. In the event the City Council
ultimately authorizes the negotiation of a Development Agreement, the process for adoption of such
an agreement and the annexation of the site would be lengthy and complicated and would require the
approval of several long-term development and phasing plans. Given the nature of the Development
Agreement and annexation processes, Chevron has decided to file a land division map application
with both the County and City. As such, Chevron is proposing two separate development options,
one consistent with County regulations, and one consistent with City regulations. The objective of the
dual project approach by Chevron is to provide an alternative development option in the event the
review and approval process for annexation is unsuccessful or does not meet Chevron’s needs.
Approved development would be under either County or City jurisdiction, or following approval of
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 3
amendments given that the proposed project would require amendments to the General Plan and
Airport Area Specific Plan (AASP). The project will be simultaneously processed in both City and
County jurisdictions. The City and County will serve in a capacity of CEQA co-lead agencies in
processing the project and preparation of an Environmental Impact Report.
The project consists of two principal components. The first component is remediation and restoration
of the site, which includes various risk management activities such as demolition of existing buildings,
top soil excavation, site re-contouring, excavation and capping, and mitigation of existing impacts to
wetland and rare plant habitats and the unavoidable impact resulting from implementing the remedial
actions. Re-contouring will be done mostly using on-site materials. The principal borrow source for
soil materials will be the former quarry site known as the Flower Mound located in the northeastern
corner of the project site. This area is comprised of metavolcanic rocks and serpentinite. It is
anticipated that this area will need to be blasted in order to break up and access this material.
San Luis Obispo City Development Option
The following is proposed under the City development option:
27 acres with approximately 433,000 square feet of floor space for business park land;
26 acres with approximately 370,000 square feet for Service and Manufacturing uses;
265 acres designated as open space on both sides of Tank Farm Road. 250 acres would be
used for open space and environmental mitigation. The remaining 15 acres would be used for
active sports fields;
14 acres would be used for streets, sidewalks, and other frontage improvements; and,
The City of San Luis Obispo would provide water, sewer, and public services such as police
and fire. The City is in the process of installing a sewer trunk line in Tank Farm along the
property’s frontage. Chevron would extend the water main and utilities to the developable
areas.
The City option would require amendments to the Airport Area Specific Plan, adding amendments to
the City’s General Plan Land Use Policy map, a subdivision of existing parcels, annexation of the
property by the City, architectural review, adoption of a Development Agreement with the City, and
environmental review.
San Luis Obispo County Development Option
The following is proposed under the County development option:
27 acres with approximately 370,00 square feet of floor space for commercial services;
26 acres with approximately 433,000 square feet for industrial uses;
250 acres would be used for open space and environmental mitigation and 11 acres for sports
fields;
4 acres for a wastewater treatment facility. Water and sewer would be provided by on-site
wells and the on-site wastewater treatment facility;
14 acres would be used for streets, sidewalks, and other frontage improvements;
Cal Fire would provide fire protection services, County Sheriff would provide police services,
and utilities would be provided by existing area service providers.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 4
The County option would require an amendment of the County General Plan, a subdivision of existing
parcels, a Conditional Use Permit, adoption of a Development Agreement with the County, and
environmental review.
ASSESSOR PARCEL NUMBER(S): 076-351-061 & -062; 076-
381-021; 076-382-005; 076-
383-001 & -002
SUPERVISORIAL DISTRICT # 1
B. EXISTING SETTING
PLANNING AREA: San Luis Obispo,
LAND USE CATEGORY: Recreation, Commercial Service, Industrial
COMBINING DESIGNATION(S): None
EXISTING USES: Undeveloped , commercial use
TOPOGRAPHY: Nearly level to steeply sloping
VEGETATION: Grasses , wetland , riparian , forbs, ornamental landscaping
PARCEL SIZE: 332 acres
SURROUNDING LAND USE CATEGORIES AND USES:
North: Industrial; agricultural uses East: Industrial; residential
South: Agriculture; West: Agriculture; industrial uses
C. ENVIRONMENTAL ANALYSIS
During the Initial Study process, several issues were identified as having potentially significant
environmental effects (see following Initial Study). Those potentially significant items associated with
the proposed uses can be minimized to less than significant levels.
CITY/COUNTY OF SAN LUIS OBISPO
INITIAL STUDY CHECKLIST
1. AESTHETICS - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Create an aesthetically incompatible
site open to public view?
b) Introduce a use within a scenic view
open to public view?
c) Change the visual character of an
area?
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 5
1. AESTHETICS - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
d) Create glare or night lighting, which
may affect surrounding areas?
e) Impact unique geological or
physical features?
f) Other:
Setting. The project site is located to the north and south of Tank Farm Road between South
Higuera Street and Broad Street/State Route 227. The immediate area consists of nearly level to
steeply sloping topography dominated by commercial and residential developments and undeveloped
areas. Development within the surrounding area includes light and industrial development, the San
Luis Obispo Regional Airport, agricultural land with scattered residences, and a residential mobile
home park. The area proposed for development is on nearly level land at elevations between
approximately 130 and 180 feet above sea level. Building development under both the City and
County development options would cover approximately 800,000 square feet and be concentrated in
the northeast corner of the property near Tank Farm Road and on the western boundary of the project
site just north of Tank Farm Road.
The primary viewing corridors include U.S. Highway 101, Broad Street/State Route 227, Tank Farm
Road, Buckley Road, and the Union Pacific Railroad corridor. With the exception of Tank Farm and
Buckley Roads, all the roadways and the Union Pacific Railroad corridor are identified as scenic
corridors in the City of San Luis Obispo.
The City development option would be subject to design guidelines in the Airport Area Specific Plan
AASP) and Community Design Guidelines. The County development option would be subject to
guidelines presented in the County’s Inland Area Framework for Planning, the County’s Agriculture
and Open Space Element, the County’s San Luis Obispo Area Plan, and the County’s Title 22 – Land
Use Ordinance.
Impact. The first phase of the project would include remediation and restoration activities across the
site, which would require the temporary use of heavy equipment. The second phase would include
development of commercial and industrial buildings covering approximately 800,000 square feet.
Under the City development option, the development project would include 53 acres with
approximately 800,000 square feet of floor space for business park land and Service and
Manufacturing uses; 250 acres for open space and environmental mitigation; 15 acres for active
sports fields; and, 14 acres for streets, sidewalks, and other frontage improvements.
Under the County development option, the development project would include 53 acres with
approximately 800,000 square feet of floor space for commercial and industrial services; 250 acres of
open space and environmental mitigation; four acres for a wastewater treatment facility; 11 acres for
sports fields; and 14 acres for streets, sidewalks, and other frontage improvements.
The project would be visible from Tank Farm Road between South Higuera Street and Broad Street.
The project would also be visible from Broad Street, Highway 101, and Buckley Road, as well as from
a number of accessory roads located around the perimeter of the project area. The project would
have the potential to silhouette against the South Street Hills to the north of the project site as viewed
from Tank Farm Road.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 6
Short-term impacts to visual quality of the project site as viewed from Tank Farm Road would result
from construction activities during the remediation and restoration phase of the proposed project.
This phase would not affect the visual quality of the project site over the long-term.
Build-out of the development phase would result in changes in the visual character of the project site
from a semi-rural setting to a more urban and developed setting. The development would also result
in an increase in daytime/nighttime light and glare within the area. These increases would be the
result of new lighting at the proposed commercial areas, business parks, and new park facilities.
Development of these sites would increase the amount of light and glare resulting from additional
parking lots, building lights, and streetlights.
Potential temporary and permanent aesthetic impacts may occur during the restoration and
redevelopment phases of the project.
Mitigation/Action Required. Due to the potentially significant impacts to public views, a viewshed
analysis from the highway and major roads shall be prepared by qualified persons and shall include,
but not be limited to, the following:
1. Development of ratings and recommendations for the assignment of aesthetic values to
protect views from Tank Farm Road, Highway 101, Broad Street, South Higuera, and Buckely
Road, and to identify other, if any, potentially significant key viewing areas.
2. Visual simulations of the proposed development.
3. Evaluation of night lighting
4. Evaluate the cumulative effects of this project combined with other similar requests.
5. Recommendation and discussion of adequate and feasible mitigation measures, if any, to
ensure that visual resources are adequately protected.
2. AGRICULTURAL RESOURCES
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Convert prime agricultural land to
non-agricultural use?
b) Impair agricultural use of other
property or result in conversion to
other uses?
c) Conflict with existing zoning or
Williamson Act program?
d) Other:
Setting. The soil types are as follows:
Xererts-Xerolls-Urban land complex (0 – 15% slopes). This complex consists of nearly level to
strongly sloping soils and miscellaneous areas covered by urban structures. The soil materials of this
complex have been modified by earthmoving equipment or covered by urban structures. These soils
are poorly drained. The soil has unrated erodibility and unrated shrink-swell characteristics, as well as
having unrated septic system constraints. The soil is considered Class is not rated without irrigation
and Class is not rated when irrigated.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 7
Concepion loam (2 – 5% slope). The Concepcion series consists of deep, moderately well drained
soils that formed in weakly consolidated stratified alluvium or wind-deposited sandy material. The soil
has low erodibilty and high shrink-swell characteristics and as well as having potential septic system
constraints due to very slow permeability. The soil is considered Class III without irrigation and Class
III when irrigated.
Marimel sandy clay loam (occasionally flooded). The Marimel series consists of deep, somewhat
poorly drained soils that formed in alluvium weathered from sedimentary rock. Marimel soils are on
flood plains, alluvial fans and in valleys and have slopes of 0 to 9 percent. The soils are moderately
permeable, have low strength and moderate shrink-swell potential. The soil has potential development
constraints due to a high water table and hazard of occasional flooding. The soil is considered Class
III without irrigation and Class III when irrigated.
Gazos-Lodo clay loams (30 – 50% slopes).
Gazos. This series consists of moderately deep to bedrock, well drained soils that formed in
material weathered from sandstone and shale. Gazos soils are on hills and have slopes of 9 to
75 percent. This soil has high erodibility.
Lodo. This steeply to very steeply sloping soil is considered very poorly drained. The soil has
moderate erodibility and moderate shrink-swell characteristics, as well as having potential
septic system constraints due to: steep slopes and shallow depth to bedrock.
The Gazos-Lodo soil series has potential development constraints due to slow permeability and
shallow depth to bedrock. The Gazos-Lodo soil series is not rated without irrigation and is rated Class
VI when irrigated.
Cropley clay (0 – 2% slopes). The Cropley series consists of deep, moderately well, and well drained
soils that formed in alluvium. Cropley soils are on fans and flood plains and have slopes of 0 to 15
percent. The soil has low erodibilty and high shrink-swell characteristics and as well as having
potential septic system constraints due to slow permeability. The soil is considered Class III without
irrigation and Class II when irrigated.
Much of the surrounding project area is currently developed as semi-rural areas with a mix of
agricultural and grazing land. This open agricultural land comprises most of the project area and its
vicinity and is located within the Urban Reserve Line of the city of San Luis Obispo. No lands at the
project site are under Williamson Act contracts. Agricultural productivity on the project site is limited
due to oil contamination which resulted from the 1926 fire. Most of the site is suitable for grazing and
grazing is currently undertaken on the project site and on lands to the south.
Impact. Grazing on the project site would likely cease during the remediation and restoration phase
of the project. Areas of proposed building development for both the City and County development
options are in locations where the soil has been contaminated and therefore does not qualify as
having characteristics of prime soil or having agricultural value. Existing grazing activities may cease
under the proposed project. Although the areas not proposed for development would not be
permanently converted to urban uses, they will be permanently preserved for wetland and special-
status species mitigation.
Because contaminated areas do not meet criteria for prime or special-status farmland, the proposed
project would not result in significant impacts to agricultural resources resulting from the loss of these
soils. Furthermore, there would not be a conflict with adopted plans and policies governing the area’s
agricultural areas.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 8
Mitigation/Action Required. Due to the potentially significant impacts to agricultural resources,
additional analysis is needed by a qualified individual. The agricultural resource analysis should
include, but not be limited to, the following:
1. Consultation with the County Agricultural Commissioner's Office, County Planning & Building
Ag Preserve Program), and the California Department of Food and Agriculture, Department of
Conservation (Williamson Act).
2. A description of the existing and historical agricultural setting, uses and practices.
3. A description of adjacent and regional agricultural uses. "Regional" will need to be defined as
a "study area" by the consultant, in consultation with the County Agricultural Commissioner's
Office and the State Department of Food and Agriculture.
4. A description of the agricultural suitability of the site, including soil types, soil capabilities, and
the productivity of agricultural soils both for irrigated and non irrigated uses, and an analysis of
crops and livestock uses suited to the site.
5. Discussion of City’s General Plan and the County’s LUO and Ag & Open Space Element is
this project relates to impacts on agriculture.
6. Evaluation of the potential adverse impacts to agricultural capability resulting from the project.
7. Evaluation of the potential for smaller agricultural parcels to convert to rural residential type
uses and the resulting impacts to the agricultural capability of those and adjacent agricultural
parcels.
8. Evaluation of the potential for the loss of agriculturally productive soils as a result of
development.
9. Conduct a cumulative assessment of agriculture in the area.
10. Recommendation and discussion of adequate and feasible mitigation measures, if any, to
ensure that agricultural resources are adequately protected.
3. AIR QUALITY - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Violate any state or federal ambient
air quality standard, or exceed air
quality emission thresholds as
established by County Air Pollution
Control District?
b) Expose any sensitive receptor to
substantial air pollutant
concentrations?
c) Create or subject individuals to
objectionable odors?
d) Be inconsistent with the District’s
Clean Air Plan?
e) Other:
Setting. The project site is within the South Central Coast Air Basin, which is currently considered by
the state as being in “non-attainment” (i.e., exceeding acceptable thresholds) for particulate matter
PM10, or fugitive dust). The project is nearest to the South Higuera Street Air Quality Monitoring
Station. Based on monitoring data collected in 2005 and 2006, this station did not exceed state
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 9
standards for ozone and exceeded state standards for PM10 on one day. The Air Pollution Control
District (APCD) has developed the 2003 CEQA Air Quality Handbook to evaluate project specific
impacts and help determine if air quality mitigation measures are needed, or if potentially significant
impacts could result. To evaluate long-term emissions, cumulative effects, and establish countywide
programs to reach acceptable air quality levels, a Clean Air Plan has been adopted (prepared by
APCD).
Impact. Air quality impacts during construction of both the City and County development options
would include: the creation of fugitive dust (PM10), the potential release of asbestos and lead-based
paint dust during demolition and removal of buildings, the potential release of naturally occurring
asbestos during grading/placement of fill, increased vehicle emissions, and objectionable odors. The
project will also generate greenhouse gases. The following list of impact areas would need further
evaluation.
Nearby Residences. A portion of the proposed project site is located adjacent to a mobile home park.
Residential areas are sensitive to air pollution, including both construction and operational emissions.
Fugitive Dust (PM10). Implementation of the proposed project would result in the generation of dust,
potentially affecting local residents and agriculture in close proximity to the project site. Dust
complaints could result in violation of the APCD’s nuisance rules. This project activity is considered
having a potentially significant impact to air quality.
Material-Containing Asbestos. Asbestos-containing materials could be encountered during the
demolition of existing buildings. Asbestos can also be found in utility pipes/pipelines. If asbestos is
present in on-site structures, proposed demolition activities would result in a release of asbestos, and
a potentially significant air quality impact.
Naturally-Occurring Asbestos. The project site is located in an area containing potential naturally
occurring asbestos, serpentine or ultramafic rock. The State Air Resources Board considers asbestos
a toxic air contaminant. If asbestos is present within the soil underlying the project site, future grading
and site disturbance activities into native material could release the asbestos into the air, resulting in a
potentially significant air quality impact.
Lead-Based Paint. Lead-based paint in the form of dust could be released during demolition
activities. Lead is a highly toxic metal that can be found in older buildings and may cause a range of
deleterious health effects.
Operational Impacts. Long-term air quality impacts would result primarily from an incremental
increase in emissions generated by the operation of motor vehicles as a result of generation of new
vehicle trips from project build-out, and by natural gas combustion and electricity consumption.
Odors. During the remediation and restoration phase of the project, excavation of petroleum-
hydrocarbon contaminated soil will result in exposure to the air, which may potentially cause
objectionable odors.
Global Warming. Evaluation of the proposed remediation and development project’s contribution to
global warming.
The proposed project would have potentially significant effects on air quality in and near the project
site.
Mitigation/Action Required. Due to the project’s potential impacts to air quality and that San Luis
Obispo County has been designated non-attainment for PM10 (fine particulate), additional analysis of
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 10
air quality impacts shall be accomplished by a qualified air quality specialist and shall include, but not
necessarily be limited to, the following:
1. Consultation with the Air Pollution Control District.
2. A description of the existing air quality in the project area, including:
a. Discussion of applicable State and Federal air quality standards.
b. Local climate and air pollution meteorology.
c. Local trends and patterns of air pollutant concentrations including air quality monitoring
data from local monitoring stations.
3. Discussion of State and Federal attainment status and current air quality planning efforts
within the County.
4. Discussion of County air quality policies relative to development, using thresholds of
significance derived from the adopted Clean Air Plan, as well as discussion of recent State
legislation (e.g., AB32, etc.) and/or case law that may apply to this project.
5. Summary of the thresholds and air quality constraints for development of the property.
6. Recommendation and discussion of adequate and feasible mitigation measures, if any, to
address project specific and cumulative air quality impacts.
4. BIOLOGICAL RESOURCES -
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Result in a loss of unique or special
status species or their habitats?
b) Reduce the extent, diversity or
quality of native or other important
vegetation?
c) Impact wetland or riparian habitat?
d) Introduce barriers to movement of
resident or migratory fish or wildlife
species, or factors, which could
hinder the normal activities of
wildlife?
e) Other:
Setting. The following habitats were observed on the proposed project: Grasses , wetland , riparian
Several biological reports have been prepared for the project, including restoration plan documents
WSP, 2007a; WSP, 2007b), wetland delineations (JENESIS, 2003; EDAW, 1999), biological
resource studies (Rincon, 2003-2004), and vernal pool fairy shrimp surveys (Rincon, 2005).
Based on the California Diversity Database (CNDDB, 2007), and other biological references, the
following is a list of sensitive vegetation, wildlife, and habitat that have been identified within the
project area or as potentially being within the vicinity of the proposed project:
Plants - Condgon’s tarplant (Centromadia parryi ssp. congdonii). Congdon’s tarplant, a CNPS List 1B
species, is a prostrate to erect spiny-herbaceous annual herb in the sunflower family
Asteraceae). It is typically found in alkaline or clay soils associated with seasonally
wet valley and foothill grasslands and is known to occur in the San Francisco Bay area,
northern Monterey County, and San Luis Obispo County. This species generally
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 11
blooms from June to November. This species is generally found growing in topographic
low areas and swales within wetland habitat on the Tank Farm Property.
Hoover’s button-celery (Eryngium aristatulum var. hooveri). Hoover’s button-celery is an
ascending to erect annual/perennial herb in the carrot family (Apiaceae) and is a CNPS
List 1B species. This species arises from a taproot and has sharply toothed stem
leaves and small white flowers. This species generally blooms in July and typically
occurs in vernal pools and low-lying areas within wetland habitat. Hoover’s button-
celery is known to occur in Alameda and San Luis Obispo Counties and historically has
been collected in San Benito and Santa Clara Counties. This species was found in a
very similar ecological niche as Congdon’s tarplant.
San Luis Obispo County morning-glory (Calystegia subacaulis ssp. subacaulis). San Luis
Obispo County morning-glory, a CNPS List 1B species, is a perennial herb in the
morning-glory family (Convolvulaceae) that has trailing or sometimes weakly twining
stems. This species typically blooms from April to June and has a cream colored,
funnel-shaped flower. San Luis Obispo County morning-glory primarily occurs in
grassland and dry open scrub including chaparral and cismontane woodland, and is
known to occur only in San Luis Obispo County. This species was wide spread and
abundant throughout annual grassland areas of the Tank Farm Property.
Obispo Indian paintbrush (Castilleja densiflora ssp. obispoensis). Obispo Indian paintbrush is
a CNPS list 1B species. This annual herb in the figwort family (Scrophulariaceae) has
white to pale yellow flowers and typically blooms from March through June. This
species generally occurs in valley and foothill grasslands, meadows and seeps, often
associated with serpentine soils. Obispo Indian paintbrush is endemic to San Luis
Obispo County. The project site contains habitat suitable to support Obispo Indian
paintbrush; however, the species was not observed during the field surveys (Rincon,
2003; Padre, 2007). The County believes that Obispo Indian paintbrush occurs within
the Tank Farm Property; however, sightings have not been confirmed to date.
San Luis Obispo serpentine dudleya (Dudleya abramsii ssp. bettinae). San Luis Obispo
serpentine dudleya is a perennial herb in the stonecrop family (Crassulaceae). This
species has fleshy leaves, pale-yellow, purple-tinged flowers, and typically blooms from
May through July. This species occurs on rock outcrops in serpentine grasslands and
was observed within the rock outcrop in the northeastern corner of the project site
Padre, 2007). However, this population of San Luis Obispo serpentine dudleya was
observed after its typical blooming period and therefore, the extent of this population
has not been determined.
Extensive botanical surveys have been conducted over several seasons throughout the project site.
Although potential habitat exists for Brewer’s spineflower, San Luis Obispo mariposa lily, San Luis
mariposa lily, adobe sanicle, Coulter’s goldfields, caper-fruited tripodocarpum, Jones’ layia, pale-
yellow layia, marsh sandwort, round-leaved filaree, saline clover, San Joaquin spearscale,
Blochman’s dudleya, San Luis Obispo dudleya, and shining navarretia, none of these species have
been detected within the project site during field surveys. Therefore, these species are not expected
to occur within the project site.
Wildlife - California linderiella (Linderiella occidentalis), Longhorn fairy shrimp (Branchinecta
longiantenna), Vernal pool fairy shrimp (Branchinecta lynchi). These three fairy shrimp
are aquatic species in the family Branchinectidae. All three have delicate elongate
bodies, large stalked compound eyes, no carapaces, and eleven pairs of swimming
legs. Fairy shrimp are known to occur in neutral to slightly alkaline vernal pools
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 12
throughout the California Central Valley and in rock outcrop and vernal pools along the
Interior Coast Ranges, south of the Sacramento River Delta. The project site has been
the subject of wet and dry season fairy shrimp presence/absence survey protocol,
conducted by Rincon Consultants, Inc. (Rincon), over a three-year period from 2003
through 2005. A total of 86 seasonal wetland features have been identified and
surveyed to determine if the federally threatened vernal pool fairy shrimp (VPFS) occur
using dry season sampling, wet season sampling, or both wet and dry season survey
efforts. As a result of completing the wet/dry season survey protocol, 60 of the 86 pools
sampled have either recorded positive identification of Brachninecta lynchi or are
assumed to support the species based on observed hydrological connectivity to
occupied pools (Rincon, 2005). California linderiella, a federal species of concern, tend
to live in large, fairly clear vernal pools and lakes. They have been found in very small
pools and are tolerant of water temperatures from 41° to 85° F, making them the most
tolerant fairy shrimp of the three listed above. California linderiella were not observed
during fairy shrimp surveys and therefore are not expected to occur within the Tank
Farm Property. Longhorn fairy shrimp, a federally endangered species, tend to inhabit
clear to rather turbid vernal pools. The longhorn fairy shrimp is known only from
disjunct populations along the eastern margin of the central Coast Range from
Concord to Contra Costa County south to Soda Lake in San Luis Obispo County.
Regionally, they have been found in clear-water depressions in claypan pools around
Soda Lake, San Luis Obispo County. Longhorn fairy shrimp were not detected during
fairy shrimp surveys and therefore are not expected to occur within the Tank Farm
Property.
San Luis Obispo pyrg (Pyrgulopsis taylori). The San Luis Obispo pyrg is a tiny gastropod that
exists in freshwater habitats San Luis Obispo County. Pyrgulopsis species (i.e.,
springsnails or pyrgs) live in springs and other permanent waters that are poorly
integrated on arid western landscapes. Pyrgulopsis spp. are gill-breathing animals that
have an entirely aquatic life cycle. It is assumed that most species of this genus are
restricted to a single spring, spring complex, or local watershed due to their direct
mode of development (i.e., lack of a free swimming dispersal phase). San Luis Obispo
pyrg has been identified in San Luis Obispo Creek, near Cuesta Pass; however, due to
the lack of permanent waters within the project site or adjacent Acacia Creek and the
east fork of San Luis Obispo Creek the potential for San Luis Obispo pyrg to occur is
considered low.
South-central California coast steelhead (Oncorhynchus mykiss irideus). Steelhead are an
anadromous form of rainbow trout that reproduce in freshwater, but spend much of
their life cycle in the ocean, where increased prey density provides a greater growth
rate and size. Steelhead have been divided into 15 evolutionary significant units (ESU)
based on similarity in life history, location, and genetic markers. The south-central
California coast ESU includes all naturally spawned populations of steelhead (and their
progeny) in streams from the Pajaro River (inclusive) to, but not including the Santa
Maria River, California. The south-central California coast ESU was listed as
threatened by the NOAA Fisheries on August 18, 1997. Both Acacia Creek and the
east fork of San Luis Obispo Creek are tributaries to San Luis Obispo Creek which is
historically known to contain steelhead. In addition, steelhead have been observed
within Acacia Creek directly upstream of the Tank Farm Property during the culvert
replacement along Tank Farm Road in 2003 (Chevron, 2007). Based on previous
occurrences and connectivity to San Luis Obispo Creek, potential exists for steelhead
to periodically transit Acacia Creek and the east fork of San Luis Obispo Creek for the
purposes of spawning upstream during periods of heavy stream flow.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 13
California red-legged frog (Rana aurora draytonii). The California red-legged frog (CRLF) is a
federally listed threatened species and a California species of special concern. The
CNDDB has numerous records of occurrences of the CRLF within both a five-mile and
ten-mile radius of the Project Site; most of which are recorded within the last five years.
These occurrences are mostly in tributaries of San Luis Obispo Creek to the north of
the site and near Avila Beach significantly downstream of the site. In addition, the Tank
Farm Property is within the current and historic range of the species. Furthermore, the
fragmented woody riparian cover and perennial aquatic habitat of the east fork of San
Luis Obispo Creek, although discontinuous and degraded, does provide suitable
habitat for the CRLF.
USFWS protocol level CRLF surveys (i.e., 2 daytime and 2 nighttime surveys) were
conducted by Rincon within suitable habitat areas within the Tank Farm Property
including seasonally ponded areas along Acacia Creek and the east fork of San Luis
Obispo Creek in May 2003. No CRLF were observed during these surveys and mostly
adult and juvenile Pacific tree frogs and bullfrogs were observed within the east fork of
San Luis Obispo Creek. In addition, no CRLF were observed during surveys conducted
by Entrix in 1998 within the Tank Farm Property. Furthermore, CRLF surveys were
conducted in Acacia Creek by Rincon in July 2000 (Rincon, 2000). No CRLF were
observed during these surveys and an abundance of adult and juvenile bullfrogs were
observed within Acacia Creek. Furthermore, CRLF surveys conducted in Acacia Creek
upstream of the project area (i.e., Damon-Garcia Sports Complex) and in the east fork
of San Luis Obispo Creek downstream of the project area (i.e., San Luis Obispo Land
Conservancy Filiponi Wetlands) revealed abundant bullfrogs and no CRLF (Rincon,
2003). Based on the previous surveys of the Tank Farm Property and adjacent areas
and the abundance of bullfrog tadpoles and adults within the east fork of San Luis
Obispo Creek and Acacia Creek, potential for CRLF to occur in the portions of the east
fork of San Luis Obispo Creek and Acacia Creek adjacent to the project property or in
the seasonally ponded areas that exist within the Tank Farm Property is considered
low. However, due to revisions in the USFWS survey protocol for CRLF since the
surveys conducted in 2003 (i.e., current protocol requires 2 daytime and 6 nighttime
surveys within the breeding and non-breeding season [Jan.–Sept.]) additional CRLF
surveys, following revised USFWS protocol, are recommended to ensure no CRLF are
present within the proposed remediation or re-development areas.
California tiger salamander (Ambystoma californiense). The Central California tiger
salamander (CTS) is a federally threatened species and a California species of
concern. This amphibious species typically spends most of its time in upland habitat
within the burrow systems of ground squirrels, pocket gophers, and other burrowing
rodents. They emerge from these retreats at night during rain events between late
autumn through early spring and travel to breeding pools which are generally
ephemeral (vernal). Use of permanent aquatic sites as breeding habitat is unlikely
unless these features lack predators such as introduced fish and bullfrogs. A search
and analysis of habitat for CTS within the Tank Farm Property was conducted by
Rincon and herpetologist expert Larry Hunt, PhD., of Hunt and Associates Biological
Consulting Services, in May 2003. CTS was not observed during these surveys;
however, suitable upland and breeding habitat (seasonal pools) for CTS exists within
the Tank Farm Property (Rincon, Phase I, 2003). Based on the absence of CTS during
the field surveys, historic absence of the species from the site, known range of CTS,
and abundance of predators (e.g., bullfrogs, carp) in the immediate area, CTS is not
expected to occur within the Tank Farm Property.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 14
Western spadefoot (Spea hammondii). Western spadefoot toad is a California species of
concern that typically inhabits grasslands, scrub, chaparral, or valley-foothill hardwood
woodlands. The western spadefoot is almost entirely terrestrial and uses temporary
pools for breeding. Historically the western spadefoot ranged from Redding to
northwestern Baja California. In California, the species was found throughout the
Central Valley, and in the Coast Ranges and coastal lowlands from San Francisco Bay
to Mexico. Suitable upland and breeding habitat (e.g., grasslands, vernal pools) exist
within the Tank Farm Property; however, no western spadefoot have been detected
during field surveys (Rincon, 2003).
Southwestern pond turtle (Clemmys marmorata pallida). The southwestern pond turtle is a
federal species of concern and a California species of special concern. It is an aquatic
turtle inhabiting streams, marshes, ponds, and irrigation ditches within woodland,
grassland, and open forest communities. However, it requires upland sites for nesting
and over-wintering. Stream habitat must contain large, deep pool areas (six feet) with
moderate-to-good plant and debris cover, and rock and cobble substrates for escape
retreats. Southwestern pond turtles were observed in the east fork of San Luis Obispo
Creek and in the perennial ponds located in the southwestern corner of the Tank Farm
Property in May 2003 (Rincon, Phase I, 2003). In addition, southwestern pond turtles
have been reported in upper reaches of Acacia and Orcutt creeks northeast of the
Tank Farm Property (Rincon, 2000). Due to the fact that pond turtles were observed
both upstream, within the creek channel and in ponded areas in the project area,
overland movement of pond turtles within the project area and occurrence of pond
turtles within the creek channel is considered likely.
Two-striped garter snake (Thamnophis hammondii). The two-striped garter snake is a
California species of concern. It is an aquatic snake inhabiting perennial and
intermittent streams with rocky beds bordered by willow thickets or other dense riparian
vegetation. Small mammal burrows are used as over-wintering sites for the snake. It
occurs historically and currently throughout southern California streams. No two-striped
garter snakes were observed during the various field surveys conducted at the Tank
Farm Property (Rincon, 2003). Additionally, the likelihood of occurrence within the
project area is considered low due to the fragmented condition of the riparian habitat of
Acacia Creek and the east fork of San Luis Obispo Creek.
Tricolored blackbird (Agelius tricolor), California black rail (Laterallus jamaicensis). The
tricolored blackbird and California black rail both require open water habitat areas
surrounded by tule/cattail marshland for the purposes of foraging and nesting. This
habitat type occurs to within the southwest and northern portions of the project site. A
single California black rail was heard vocalizing by Entrix (1996); however, no
California black rails were observed during the daytime and nighttime breeding season
surveys within the Tank Farm Property conducted in May 2003 (Rincon, Phase I,
2003). As such, the likelihood of occurrence of California black rail within the project
site is considered low. However, tricolored blackbirds have been observed within the
Tank Farm Property in recent surveys (Padre, 2007). Therefore, tricolored blackbirds
have the potential to be affected by remediation activities and re-development of the
site.
California horned lark (Eremophila alpestris actia), Loggerhead shrike (Lanius ludovicianus).
California horned lark and loggerhead shrike commonly occur in grasslands and other
open habitats with low, sparse vegetation. Both the California horned lark and the
loggerhead shrike have been observed during field surveys within the Tank Farm
Property (Entrix, 1998; Rincon, 2003; Padre, 2007).
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 15
Birds of Prey. The Cooper’s hawk, sharp-shinned hawk, white-tailed kite, prairie falcon,
northern harrier, and golden eagle are wide ranging birds-of-prey that have been
observed using the Tank Farm Property for the purposes of foraging and movement
through the region (Rincon, 2003; Padre, 2007). In addition, suitable foraging habitat
exists within the project site for the ferruginous hawk. Several of these species often
utilize dense riparian corridors for the purposes of nesting (e.g., Cooper’s hawk, etc.).
However, no nests have been observed within the mixed riparian community areas in
the project site. Nevertheless, use of the Tank Farm Property by these species for
foraging activities is frequent and the likelihood of occurrence is considered high.
Other Protected Bird Species. A number of bird species potentially occurring on the project
site are protected during their nesting period under the provisions of the Federal
Migratory Bird Treaty Act of 1918. Field surveys indicated that cliff swallows occupy
nest sites within the culvert at Santa Fe Road and Tank Farm Road (Padre, 2003). In
addition, a number of tree-nesting species, including California scrub jay, northern
mockingbird, American goldfinch, and lesser goldfinch were observed in the mixed
riparian habitat on the eastern side of the Tank Farm Property. These species could be
affected by remediation activities and redevelopment of the site.
Habitats – Valley needlegrass grassland. Valley needlegrass grassland consists of mid-height (up to
2 feet) grasslands dominated by perennial, tussock-forming needlegrass (Nassella
spp.). Native and introduced annual species occur between the perennial
bunchgrasses, often actually exceeding bunchgrasses in total cover. These grasslands
usually occur on fine-textured (often clay) soils, which are moist or waterlogged during
winter, but very dry in summer. Valley needlegrass grassland is considered a sensitive
habitat type by the CNDDB and CDFG. This community occurs in relatively disturbed
conditions at the northeast portion of the project site. Non-native annual species,
primarily slender wild oat and ripgut grass comprise a large portion of the composition,
but it also supports many individuals of native purple needlegrass (Nasella pulchra)
ENTRIX, 1998; Padre, 2007).
Coastal and valley freshwater marsh. This community is typically associated with natural and
man-made ponds, intermittent and perennial creeks and drainages, and roadside
ditches within, or surrounded by, other plant communities. This habitat supports a
variety of wildlife species, especially birds, which utilize the emergent vegetation for
cover. Bird species such as red-winged blackbird (Agelaius phoeniceus), mallard
Anas platyrhynchos), and American coot (Fulica americana) are frequently found in
freshwater marsh habitats. Other species that may utilize this habitat may include
southwestern pond turtle and aquatic garter snake. Numerous freshwater marsh
communities exist throughout the project site. A large area, adjacent to the north side
of Tank Farm Road, comprises several acres of marsh. Additionally, two of the
remnant concrete-lined reservoirs have established freshwater marsh vegetation. A
drainage canal along the west side of the property and several small patches on the
south side of the property also support freshwater marsh vegetation. Species observed
include cattail (Typha angustifolia), bulrush (Scirpus acutus), nutsedge (Cyperus
esculentus), spikerush (Eleocharis marcostachya), and water plantain (Alisma
plantago-aquatica ) (EDAW, 1999; Padre, 2007).
Impact. Remediation activities would cause ground disturbance, leading to loss of vegetation,
wetlands, wildlife habitat, and special-status species. In addition, indirect impacts associated with
noise, dust, soil erosion, and human presence may occur. Impacts to vegetation, wetlands, wildlife
habitat, and special-status species may occur within various clean-up sites, on-site borrow sources,
staging/stockpile areas, and associated access routes. Redevelopment activities under either the City
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 16
or County development option would result in permanent impacts to rare plant areas, VPFS habitat,
and wetlands on the project site. In addition, indirect impacts to wildlife would occur due to
construction activities (i.e., noise, dust, poor air quality, etc.). The impacts due to proposed
redevelopment plans are discussed below.
Rare Plants. Existing rare plant communities (i.e., Congdon’s tarplant, San Luis Obispo County
morning-glory, Hoover’s button-celery, valley needlegrass grasslands) within the project site will be
adversely impacted by equipment and personnel during remediation activities. Specifically, impacts to
rare plant areas will occur due to excavation and backfilling activities within operable unit and existing
reservoirs, access routes, borrow areas, staging/stockpile areas, and various clean-up sites. Based
on available information contained within the Remedial Action Plan (RAP; Avocet 2007), the proposed
remediation activities will impact a total of approximately 13.03 acres of rare plant areas. Of the total,
2.41 acres will be temporary impacts and a total of approximately 10.62 acres will be permanent
impacts. In addition, a number of individual plants will be impacted by proposed remediation activities
including approximately 550 Congdon’s tarplant, 250 San Luis Obispo County morning-glory, and 110
purple needlegrass. Impacts to rare plants during redevelopment activities could impact between 3.14
acres up to 4.58 acres of rare plant communities, depending on the final size and location of impact
areas. These totals are preliminary and are intended as planning figures only.
Vernal Pool Fairy Shrimp. The proposed project will adversely affect wetland areas containing VPFS,
mainly consisting of man-made containment areas. Based on available information contained within
the draft RAP (Avocet 2007), the proposed remediation activities will impact a total of 13.48 acres of
VPFS habitat wetland areas. Of the total, 0.56 acres will be temporarily impacted and a total of 12.92
acres will be permanently impacted. Redevelopment activities will impact between 0.61 acres and
3.84 acres of VPFS habitat depending on the final size and location of impact areas.
Aquatic Species. Special-status aquatic and semi-aquatic species including the two-striped garter
snake, western pond turtle, south-central California coast steelhead, and California red-legged frog
are either known to occur or have the potential to occur within adjacent Acacia Creek and the east
fork of San Luis Obispo Creek. Although some of these species are strictly aquatic, such as
steelhead, several of these species use upland habitat for forage and cover, as well as the aquatic
habitat present within the watershed for portions of their life cycle. Remediation and redevelopment
activities within close vicinity of the creeks could result in direct impacts to semi-aquatic species that
utilize the upland areas of the watershed, disrupt the natural behavior patterns of special-status
species (i.e., breeding activity) and result in indirect impacts to aquatic species, such as steelhead,
due to inadvertent spills of deleterious materials and/or erosion and sedimentation impacts.
Migratory Birds. A number of migratory birds could potentially nest in various habitats within the Tank
Farm Property. These include ground nesters (western meadowlark and lark sparrow), small
tree/shrub nesters (northern mockingbird and house finch), and riparian forest nesters (Cooper’s hawk
and song sparrow). Ground disturbance from excavation activities and brush removal could destroy
nests, nestlings, or hatchlings, and result in a violation of the Migratory Bird Treaty Act (MBTA) of
1918 (16 USC 703-711) and CDFG codes (Sections 3503, 3503.5, and 3800). Remediation and
subsequent restoration activities as well as ground disturbance during redevelopment activities could
potentially impact tree and ground nesting bird species that are protected by the MBTA. The laws and
regulations prohibit the take, possession, or destruction of birds, their nests, or eggs. Disturbance that
causes nest abandonment and/or loss of reproductive effort could be considered a “take”.
Wetlands. The proposed project will affect federally protected wetland areas within the Tank Farm
Property, including natural watercourses and man-made containment areas. Based on available
information contained within the draft RAP (Avocet, 2007), the proposed remediation activities will
impact a total of 39.53 acres of wetland areas (state and federal). Of the total, an estimated 12.69
acres will be temporarily impacted and a total of 26.84 acres will be permanently impacted.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 17
Redevelopment activities would result in the permanent removal of between 3.73 acres and 6.85
acres of existing wetlands depending on the final size and location of impact areas.
Mitigation/Action Required. Potentially significant impacts to biological resources must be identified
and evaluated by a qualified biologist. The biological resource analysis should include, but not be
limited to, the following:
1. Consultation with the State Department of Fish and Game and the United States Fish and
Wildlife Service. Also, work with the Corps of Engineers to determine if a Section 10 or Section
404 permit will be required as a part of the permitting process.
2. Consultation with the California Native Plant Society, the Audubon Society, and other
conservation organizations as appropriate.
3. Identification of all rare, threatened and/or endangered plant and animal species on site.
4. Identification of all rare, threatened and/or endangered plant and animal species off-site which
could potentially be affected by the proposed project.
5. Identification of other sensitive, unique or important plant and animal species and communities
of the project area.
6. Peer Review of Biological Report(s) to determine adequacy of field work, and if supplemental
field work necessary (e.g., protocol surveys, etc.); if protocol surveys determined necessary,
EIR consultant shall estimate scope and costs as an optional task.
7. The consultant shall either use existing information or prepare mapping that illustrates the
locations of the following (if any):
a. Location of individuals and groups of rare, threatened, and/or endangered plant
species.
b. Habitat for rare, threatened and/or endangered plant and animal species.
c. Wetlands and riparian areas.
d. Other areas of sensitive, unique or important biological resources.
8. Identification of short-term and long-term impacts on rare, threatened, and/or endangered
species and species habitat.
9. Identification of cumulative impacts on the area's ecosystem, which could result from the
project.
10. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential adverse biological impacts to less than significant levels.
5. CULTURAL RESOURCES -
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Disturb pre-historic resources?
b) Disturb historic resources?
c) Disturb paleontological resources?
d) Other:
Setting. The project is located in an area historically occupied by the Obispeno Chumash.
The San Luis Obispo Tank Farm has an important place in local history. The reservoirs, berms, and
other landscape features at the Tank Farm create a cultural landscape with archaeological elements.
The Tank Farm is part of a larger historic event which is based on the development of oil. The Tank
Farm was connected to oil production in the Central Valley via pipelines and to the port at Avila Beach
and Port San Luis. Historic accounts credit the oil industry with providing significant economic impact
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 18
on the expansion of the town of San Luis Obispo. The fire in 1926 at the San Luis Obispo Tank Farm
remains one of the largest environmental disasters to have occurred in California. The property
contains structural and archaeological materials relating to the fire and oil spill.
Impact. The project is located in an area that would be considered culturally sensitive due to
presence of archaeological and possibly historical elements. A Phase I (surface) survey (Conway,
2008) recorded eight isolated prehistoric artifacts and fifty-seven cultural features on-site including
several trash dumps probably relating to work camps on site when the Tank Farm was built. Other
cultural features, such as concentrations of bricks or concrete foundations, identify buildings once
present at the Tank Farm. Some cultural features identified date to an era prior to construction of the
Tank Farm when the property was part of a ranch. A large number of isolated archaeological finds
have been recorded on the Tank Farm property. Most of these occurrences probably represent
artifacts scattered during past land use, although some isolated finds, when tested in the future, may
represent evidence of buried cultural deposits. Further studies of cultural resources at the project site
such as a Phase II (subsurface) survey are necessary to fully assess impacts to cultural resources.
Mitigation/Action Required. Due to the potentially significant impacts to cultural resources,
additional analysis is needed by a qualified archaeologist and historian and shall include, but not be
limited to, the following:
1. A review of archaeological records to identify known archaeological sites (historic and
prehistoric).
2. A peer review of the Phase I surface survey of the project site and a determination whether
additional field work should be required (e.g., Phase II subsurface survey).
3. An evaluation and discussion of the cultural importance of any on-site and/or surrounding
cultural resources.
4. Review of geologic formations and proposed grading to discuss potential impacts to
paleontological resources.
5. Recommendation and discussion of adequate and feasible mitigation measures, if any, to
ensure that known and unknown archaeological (and if applicable, paleontological) resources
are adequately protected.
The location and detailed descriptions of pre-historic archaeological resources shall be contained in
an appendix to be published under separate cover and clearly marked "Confidential, Not for Public
Review".
6. GEOLOGY AND SOILS -
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Result in exposure to or production
of unstable earth conditions, such
as landslides, earthquakes,
liquefaction, ground failure, land
subsidence or other similar
hazards?
b) Be within a California Geological
Survey “Alquist-Priolo Earthquake
Fault Zone”?
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 19
6. GEOLOGY AND SOILS -
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
c) Result in soil erosion, topographic
changes, loss of topsoil or unstable
soil conditions from project-related
improvements, such as vegetation
removal, grading, excavation, or fill?
d) Change rates of soil absorption, or
amount or direction of surface
runoff?
e) Include structures located on
expansive soils?
f) Change the drainage patterns where
substantial on- or off-site
sedimentation/ erosion or flooding
may occur?
g) Involve activities within the 100-year
flood zone?
h) Be inconsistent with the goals and
policies of the County’s Safety
Element relating to Geologic and
Seismic Hazards?
i) Preclude the future extraction of
valuable mineral resources?
j) Other:
Setting. GEOLOGY - The topography of the project is nearly level to steeply sloping. The area
proposed for development is outside of the Geologic Study Area designation. The landslide risk
potential is considered low. The liquefaction potential during a ground-shaking event is
considered high. No active faulting is known to exist on or near the subject property. The Alquist-
Priolo fault zone lies approximately four miles to the west of the project site. The project is within a
known area containing serpentine or ultramafic rock or soils.
Any project within a high liquefaction area is subject to the preparation of a geological report per the
County’s Land Use Ordinance (LUO) section 22.14.070 (c) to evaluate the area’s geological stability
relating to the proposed use. A geotechnical report was conducted for the project (Padre, 2007c).
This report states that the project site lies within an area considered to have high liquefaction hazard
potential. However, without completing a liquefaction specific study it is not possible to estimate the
extent of liquefiable soils or the magnitude of the potential settlement that may occur as a result of
liquefaction.
DRAINAGE – The area proposed for development is within the 100-year Flood Hazard designation.
Acacia Creek runs along the southeastern boundary of the project site. As described in the Natural
Resource Conservation Service Soil Survey, the soils at the project site are considered very poorly to
well drained. For areas where drainage is identified as a potential issue, the LUO (Sec. 22.52.080)
includes a provision to prepare a drainage plan to minimize potential drainage impacts. When
required, this plan would need to address measures such as constructing on-site retention or
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 20
detention basins, or installing surface water flow dissipaters. This plan would also need to show that
the increased surface runoff would have no more impacts than that caused by historic flows.
SEDIMENTATION AND EROSION – The soil types and descriptions are listed in the previous
Agriculture section under “Setting”. As described in the NRCS Soil Survey, the soil surface is
considered to have low to moderate erodibility and low to high shrink-swell characteristics.
When highly erosive conditions exist, a sedimentation and erosion control plan is required (LUO Sec.
22.52.090) to minimize these impacts. When required, the plan is prepared by a civil engineer to
address both temporary and long-term sedimentation and erosion impacts. Projects involving more
than one acre of disturbance are subject to the preparation of a Storm Water Pollution Prevention
Plan (SWPPP), which focuses on controlling storm water runoff. The Regional Water Quality Control
Board is the local extension who monitors this program.
In the project region, areas designated for mineral resource/energy extraction by County land-use
maps occur to the east of Santa Margarita and the city of Atascadero, as well as Price Canyon to the
south of San Luis Obispo.
Impact. The project site is located in a seismically active region and the proposed structures will
likely be subjected to seismic shaking during the life of the project.
According to Land Use maps for the San Luis Obispo Inland Planning Area and URL Planning Area,
there are no Extractive Area or Energy Extractive Area combining designations on the project site or
in the immediate vicinity. The nearest such area is the Price Canyon Arroyo Grande Oil Fields,
approximately five miles to the southeast. No on-site mineral resources have been identified in the
Airport Area Specific Plan’s (AASP) Conservation and Resource Management section, and there are
no land use policies applicable to mineral resource extraction on the Tank Farm property. Additionally,
no such uses are proposed. Both the remediation and redevelopment phases would not adversely
affect or preclude the extraction of mineral resources.
Mitigation/Action Required. GEOLOGIC HAZARDS/SITE ALTERATION – A Registered
Engineering geologist will be needed to consider the following when evaluating the project’s
potentially significant impacts to or from geological resources:
1. Consultation with both of the City and the County Public Works Departments, the City and
County Departments of Planning and Building, reference to the San Luis Obispo County Land
Use Ordinance (including the Safety Element) and County GIS mapping.
2. Incorporate at a minimum the following project setting components:
a. Underlying formations
b. Faulting
c. Slope stability
d. Potential liquefaction hazards
e. Potential landslide hazards
f. Flood Hazards
3. Mapping of significant areas that pose geologic hazards.
4. Evaluation and discussion of the geologic features of the site and surrounding area that may
have a significant adverse impact on the development of the project.
5. Evaluation and discussion of impacts associated with topographical alteration (or saturation of
soil, as applicable) including stability of roads, cut slopes, fill slopes, drainage structures, and
other improvements.
6. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential impacts related to geologic hazards or topographic alteration.
DRAINAGE, EROSION, AND SEDIMENTATION – A registered engineer must peer review existing
data submitted by the applicant, and evaluate potentially significant drainage, erosion, and
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 21
sedimentation impacts, and what if any additional technical work is necessary to complete the
analysis. The analysis should include, but not be limited to, the following:
1. Consultation with both the City and the County Public Works Departments, the United States
Natural Resource Conservation Service, and the Resource Conservation District.
2. Identification and mapping of significant drainage courses and watersheds, as needed.
3. Identification and mapping of all areas within the project boundaries that currently experience
drainage and/or flooding conditions.
4. Identification and mapping of all areas that could potentially be adversely affected by drainage,
erosion, or sedimentation impacts resulting from the development the proposed project.
5. Identification of cumulative impacts on the area's ecosystem, which could result from the
project.
6. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential adverse drainage, erosion, and sedimentation impacts.
7. HAZARDS & HAZARDOUS
MATERIALS - Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Result in a risk of explosion or
release of hazardous substances
e.g. oil, pesticides, chemicals,
radiation) or exposure of people to
hazardous substances?
b) Interfere with an emergency
response or evacuation plan?
c) Expose people to safety risk
associated with airport flight
pattern?
d) Increase fire hazard risk or expose
people or structures to high fire
hazard conditions?
e) Create any other health hazard or
potential hazard?
f) Other:
Setting. The project site is within a moderate fire hazard risk zone, as designated by the County’s
Safety Element Fire Hazard Map. Portions of the Tank Farm property are under risk of flooding
hazards due to their location within the 100-year flood zone. Existing conditions at the project site
include the presence of petroleum hydrocarbon-containing soil and groundwater. Additionally,
elevated concentrations of lead and arsenic have been identified in the northwestern corner of the
project site. Petroleum surface expressions are located at several locations at the project site and
have been identified as a hazard to wildlife.
The project site is located within San Luis Obispo Airport Land Use Plan (ALUP) and therefore is
subject to planning policies and regulations governing safety. The requirements of the ALUP are
applicable to the entire project site. Mandatory ALUP review is required prior to enacting certain
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 22
ordinances and actions that affect lands within the Airport Planning Area. The ALUP identifies aviation
safety areas based on flight paths and exposure to crash risks. Those areas with the most exposure
to these hazards are the most restricted in terms of compatible uses. Generally, the higher the
exposure, the lower the intensity of use and concentration of population that is allowed. Portions of
the project site are within the “runway protection zones”. Additional categories of safety areas which
govern airplane operations comprise the remaining area of the project site.
Impact. Both the AASP and the SLO County Regional ALUP designate the majority of land in the two
most restrictive safety areas on the project site as Open Space. Chevron proposes to maintain open
space uses under the airport approach and departure paths to avoid potential risks to aircraft entering
and exiting the airport. The proposed designation of the areas of open space land use would be
compatible with the ALUP’s safety restrictions.
Chevron proposes to restore wetlands located within the project site to mitigate for the temporary and
permanent impacts resulting from the proposed project. Chevron proposes to design the wetland
mitigation areas so that they do not contain large areas of open water that could attract waterfowl.
Chevron will work with the County Airport staff to reduce or mitigate the potential for the attraction of
waterfowl within the project site.
Much of the project site is located within grassland areas with a moderate fire hazard. Fire safety
plans will be developed for remedial construction activities. Specifically, adequate water supplies and
water trucks will be maintained on-site in the event of a fire. Also, any hot work will follow hot work
permit requirements such as designation of fire watch during and after hot work activities, clearing of
combustible materials within a specified radius, and maintenance of a fire extinguisher or water hose
at the hot work site. Refueling of construction equipment which would take place during construction
activities at the project site present a potential hazardous materials spill risk.
The proposed project was referred to the County Fire Department for review (Rick Swan; August 4,
2008). No significant fire hazard impacts were identified. The applicant is required to comply with the
California Fire Code, California Building Code, the Public Resources Code, and any other applicable
fire laws.
Mitigation/Action Required. A qualified individual will be needed to consider the following when
evaluating the project’s potentially significant impacts to or from hazardous materials or wastes:
1. Consultation with the County Environmental Health Division, Regional Water Quality Control
Board, State Department of Toxic Substances, the County Department of Planning and
Building, Airport Land Use Commission, Cal Fire, and reference to the San Luis Obispo
County Land Use Ordinance and City of San Luis Obispo General Plan;
2. Peer Review of the Avocet Environmental, Inc. 2007 Feasibility Study to determine adequacy of
the proposed plan and to determine if supplemental field work is necessary.
3. Evaluate existing project conditions;
4. Identification of any sensitive receptors (human and biological) relating to hazardous materials/
wastes;
5. Evaluate impacts associated with proposed removal, storage, and use of hazardous materials;
6. As needed, develop additional measures above current regulations to address potentially
significant impacts.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 23
8. NOISE - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Expose people to noise levels that
exceed the County Noise Element
thresholds?
b) Generate increases in the ambient
noise levels for adjoining areas?
c) Expose people to severe noise or
vibration?
d) Other:
Setting. The project is located in close proximity to the San Luis Obispo Regional Airport. Noise-
sensitive land uses are not proposed as part of the project, and are not prevalent in the area, with the
exception of the mobile home park located east of the project site. Future development impacts would
be required to conform to applicable City or County General Plan policies governing construction and
operational noise impacts. Specific noise levels generated by new proposed land uses cannot be
quantified at this time; however, project-specific noise studies would be required prior to development.
No sensitive noise receptors (e.g., residences) are proposed, however commercial office space would
be built as part of the proposed project.
Impact. Remediation and restoration activities at the project site would result in short-term impacts
consisting of temporary noise generated by construction equipment. These activities taking place at
the majority of the project site would have little effect on noise-sensitive receptors with the exception
of areas on the eastern fringes near the mobile home park north of the intersection of Tank Farm
Road and Santa Fe Road.
During this phase, the closest noise-producing activity to these sensitive noise-receptors would occur
at the northeast end of the project site. Chevron anticipates that blasting will be needed to break up
rock materials within this area. Activity would occur during this stage of the phase as close as
approximately 200 to 300 feet from the nearest residences; however, heavy equipment use would be
episodic and temporary. Activities in this area could last up to approximately 90 days, although a
variety of activities with different equipment needs would result in intermittent noise impacts.
Furthermore, due to the large area (30 acres) of remediation work in this area, most of the activity
would occur at distances greater than 200 feet from the nearest residences. Noise and ground-borne
vibration generated by construction activity includes the operation of equipment such as compacters,
loaders, backhoes, bulldozers and scrapers, haul trucks, and paving equipment. However, noise
generated during these activities is not expected to be consistently sustained and would generally be
episodic. Furthermore, noise levels would be further attenuated by buildings, trees, and proposed
mitigation measures; therefore, worst-case noise impacts would be very unlikely.
Short-term noise impacts resulting from redevelopment activities would be similar in nature to those of
the remediation and restoration phase of the project (i.e., temporary noise impacts associated with
construction equipment). Construction noise impacts, although temporary, may be considered
significant during redevelopment of the portion of the project site near the mobile home park.
Long-term transportation noise generation may rise slightly along Tank Farm Road with build-out of
the proposed commercial/industrial land use development on the Tank Farm property. The noise
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 24
impacts from Chevron’s development plan would be consistent with the impacts anticipated under
build-out under the AASP. However, the scale of the proposed land use development means it is
unlikely additional mobile noise sources would cause noise to increase to nuisance levels. As the area
surrounding Tank Farm Road would be maintained as open space and recreational areas, or
developed with commercial/light industrial uses, a noise environment exceeding standards for noise-
sensitive land uses (i.e., within the 60 dBA noise contour), would not be considered a significant
impact. Proposed land use redevelopment does not involve placing residential land uses within the
Tank Farm property itself; therefore, no new sensitive noise receptors would be placed within noise
contours exceeding applicable noise standards. The ALUP also places restrictions on development
densities in this area as part of noise and safety zones.
Stationary noise sources constructed as part of build-out of the proposed land uses could potentially
affect nearby existing residences depending on the future build-out scenario and specific land uses.
Mitigation/Action Required. An analysis of noise impacts shall be accomplished by a qualified
person experienced in the field of environmental noise assessment and shall include, but not be
limited to, the following:
1. Discuss regulatory framework addressing noise.
2. Identifying all loud noise sources from construction and operational aspects of the project, and
specifying decibel levels.
3. Identify all sensitive noise receptors around the proposed development and along
transportation routes.
4. Recommendation and discussion of adequate and feasible mitigation measures, if any, to
minimize potential noise impacts.
9. POPULATION/HOUSING -
Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Induce substantial growth in an area
either directly or indirectly (e.g.,
through projects in an undeveloped
area or extension of major
infrastructure)?
b) Displace existing housing or people,
requiring construction of
replacement housing elsewhere?
c) Create the need for substantial new
housing in the area?
d) Use substantial amount of fuel or
energy?
e) Other:
Setting. The site of the proposed project is located within an area of open space and light industrial
uses. Areas of urban development are unevenly dispersed throughout the area, primarily in the
vicinity of the Broad Street and South Higuera Street corridors, as well as in the vicinity of the airport.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 25
Aside from the current Chevron office buildings situated in the northwestern portion of the property,
the project site presently consists of undeveloped land that contains native and non-native grasslands
and both natural wetlands and wetlands resulting from water accumulating in land depressions
associated with the former oil storage facility. Adjacent land uses include light commercial and
industrial development, the San Luis Obispo Regional Airport, agricultural land with scattered
residences, and a residential trailer park.
In its efforts to provide for affordable housing, the County currently administers the Home Investment
Partnerships (HOME) Program and the Community Development Block Grant (CDBG) program,
which provides limited financing to projects relating to affordable housing throughout the County.
The County has recently adopted a revised Housing Element. One of the new Housing Element
Programs (Program HE 1.9) indicates that the County prepared an Inclusionary Housing Ordinance
during 2006. Upon adoption of the ordinance, future commercial development may be required to pay
a fee to support development of new affordable housing.
Impact. The proposed project would not result in the construction of new residences at the project
site. The 800,000 square feet of commercial/industrial development has the potential to result in a
need for a significant amount of new housing. There may be a short-term demand for additional rental
units for out-of-area construction workers; however, these demands can be adequately met from
existing hotel rooms in the city. The project will not result in a population increase in the project area,
as no residential land uses are proposed. The housing impacts from Chevron’s development plan
would be consistent with the impacts anticipated under build-out under the AASP. Due to the
programmatic level of analysis for this phase, it is unclear how many jobs may be generated by
commercial and industrial development at the project site; therefore, an analysis on the effect of
project implementation on the jobs/housing balance in the City is warranted.
The project as proposed would not have a significant impact on existing housing. No dwellings will be
removed as a result of project implementation. There may be a minor demand for temporary housing;
however, this is not expected to be significant based on the small number of workers required, and
the availability of hotel rooms in the general area. In terms of energy demand, the proposed project
will result in a short-term increase in energy usage in the form of fuel to operate construction
equipment and vehicles during both phases. No significant short-term impact is anticipated. With
build-out of the proposed land use, there would be the potential for a long-term incremental increase
in electricity and natural gas usage.
Mitigation/Action Required. An analysis of population/housing impacts shall be conducted and shall
include, but not be limited to, the following:
1. Population and housing regulations and conditions;
2. Comparison to project impacts;
3. Evaluate efficiency of energy-using activities and what, if any efficiency improvements can be
made.
4. Evaluate housing demands/impacts during the construction and operational phases of the
project;
5. If any significant impacts are identified, identify feasible mitigation measures to reduce impacts
to less than significant levels.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 26
10. PUBLIC SERVICES/UTILITIES -
Will the project have an effect upon,
or result in the need for new or
altered public services in any of the
following areas:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Fire protection?
b) Police protection (e.g., Sheriff, CHP)?
c) Schools?
d) Roads?
e) Solid Wastes?
f) Other public facilities?
g) Other:
Setting. The project site is currently served by the County Sheriff's Department and CDF/County Fire
as the primary emergency responders. The closest CDF fire station is approximately 1.5 miles to the
northeast. The closest Sheriff substation is in San Luis Obispo (Kansas Ave.), which is approximately
8.5 miles from the proposed project. The project is located in the
San Luis Coastal Unified School District. Natural gas and electricity in the project area is provided by
Pacific Gas and Electric; water and wasterwater disposal services are provided by the City of San
Luis Obispo Utililities Department; and solid waste disposal is provided by San Luis Garbage
Company.
Impact. Remediation activities and construction of the proposed land uses would not result in
closures of Tank Farm Road or Santa Fe Road. Emergency response providers near the proposed
route would be notified in advance of exact construction locations, potential lane closure schedules,
and potential alternate routes. Traffic safety procedures will be implemented to avoid disruption to fire
protection or police protection services during remediation and construction phases. At a minimum,
there would likely be a flagman and signs controlling traffic crossing Tank Farm Road.
Vandalism, theft of construction materials and equipment, and burglary would be of potential concern
during the construction of the proposed project. Police protection services for the project site would be
provided by the local police departments. Emergency response times from these stations depend on
where patrol vehicles are in relation to an emergency call at the facility.
Water needed for dust suppression and soil conditioning would be obtained from existing on-site
water supply wells. Water demand would be limited to the amount needed for dust suppression and
other purposes during construction activities. Wastewater systems would not be affected as workers
would be required to use chemical toilets on-site. Solid waste collection would be provided by San
Luis Garbage. During the remediation phase, contaminated soil is anticipated to be hauled to the
Santa Maria Landfill for disposal.
Provisions in the City General Plan and the AASP ensure that an adequate quantity of water will exist
before any development is allowed under the City redevelopment option. Additionally, the proposed
project includes adequate distribution facilities as outlined in the facility master plans. Development at
the project site under the County redevelopment option would require individual water wells and
wastewater treatment facilities.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 27
The limited amount of new land use development is not anticipated to create a significant burden on
fire, police, wastewater, or solid waste services in the City; however, any new projects would pay
required development fees to support ongoing efforts to maintain effective levels of public services
and utilities in the City. Build-out of the proposed land uses on the Tank Farm property would create
an incrementally higher demand for these services. Additionally, the proposed redevelopment would
not have a substantial impact on area schools as no residential uses are proposed and no significant
influx of population would occur.
This project, along with others in the area, will have a cumulative effect on police and fire protection,
and schools. The project’s direct and cumulative impacts are within the general assumptions of
allowed use for the subject property that was used to estimate the fees in place.
Mitigation/Action Required. Due to the potential for significant impacts to public services, additional
analysis is needed to consider the following:
1. Consultation with the California Department of Forestry/County Fire Department, City Fire
Department, San Luis Obispo County Sheriff's Department, City Police Department, California
Highway Patrol and the San Luis Coast Unified School District.
2. Evaluation and discussion of the past and present status of police, fire, and school services in
the project area, including staffing levels.
3. Identification and discussion of significant impacts to public services, or resulting from
inadequate public services, that could result from the development of the project.
4. Evaluation and discussion of the solid waste to be generated from construction and
operational
1. aspects of the project, and the ability of existing landfill(s) to accept this waste;
5. Discussion of existing recycling requirements/ targets, and how the project can achieve these;
as applicable, develop new measures to maximize recycling efforts;
6. Evaluate the cumulative effects to public services of this project when considered with other
projects in the area;
7. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential impacts related to public services.
11. RECREATION - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Increase the use or demand for parks
or other recreation opportunities?
b) Affect the access to trails, parks or
other recreation opportunities?
c) Other
Setting. According to the County’s Parks and Recreation Element County Trails Overview Map, two
trails occur in the Tank Farm property vicinity: the Bob Jones Pathway and SLO Creek Natural Area
which follows a similar path as U.S. Highway 101), and the Juan Bautista de Anza Historical Trail,
which follows Highway 227 through San Luis Obispo. The City Parks and Recreation Element and
Master Plan currently does not oversee trails or parkland on the Tank Farm property, nor are any
trails currently proposed; however, the Master Plan outlines implementation goals and policies
concerning parkland acquisition/dedications and improvements in annexation areas. The nearest City-
owned open space and trail system is the South Street Hills, which occupy the major topographical
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 28
feature to the north of the project site. No officially-designated trails currently exist on the Tank Farm
property.
The AASP calls for circulation system improvements that include Class I bike paths, which are bike
paths that are stand-alone and separate from vehicle-traveled roadways. The Bicycle Transportation
Plan shows that two of the primary north-south bicycle facilities are Class I paths that parallel the
Acacia/East Branch of SLO Creek and Tank Farm Creek riparian corridors. Other Class I paths
include Tank Farm Road, within the open space area between the “Unocal Collector” (i.e., local street
at Northwest Operations area) and Santa Fe Road. Pedestrian circulation would also be provided by
the Class I paths, which would connect to the street system. Additionally, Class II Lane (lanes within
the roadway right-of-ways) would be present for Tank Farm and Santa Fe Roads, as well as the
proposed local and collectors streets.
Impact. Remediation activities would not have an impact on any existing recreational areas in the
project area. There are currently no established recreational facilities (i.e., parks) or uses on the
project site, although Tank Farm Road is occasionally used by bicyclists and joggers. The nearest
existing park/recreational facility is the Damon-Garcia Sports Field Complex located less than a
quarter-mile to the northeast, within the city. Tank Farm Road is proposed to be improved at certain
locations. The AASP calls for the widening of Tank Farm Road to a 100-foot right-of-way, along with
other frontage improvements. A traffic safety plan developed for the construction activities would
address recreational users such as bicyclists traveling down Tank Farm Road. Remediation activities
would not interfere with recreational activities at the Damon-Garcia sports complex and land use
development activities are expected to be phased in a manner that would be the least disruptive to the
proposed ballfields.
Recreational ballfields are proposed as a land use to be included in the redevelopment plans for the
Tank Farm property. Under the proposed project recreational/open space uses totaling 243 acres are
designated. The majority of the land is necessary for preservation of open space and environmental
mitigation. Fifteen acres have been set aside specifically for the provision of active sports fields. This
amenity would be located west of the proposed business park/industrial park. The addition of public
sports fields at the project site would have a beneficial impact on recreation by increasing the city’s
stock of recreational acreage. Impacts to recreation from the proposed project would be beneficial.
Mitigation/Action Required. While not considered potentially significant, public recreation impacts,
need to be analyzed by a qualified individual with expertise in recreation, and shall include, but not
necessarily be limited to, the following:
1. Consultation with the City Parks Division and the County Department of General Services –
Parks and Recreation Division.
2. Identification of the existing recreational demands and deficiencies in the region.
3. Identification and evaluation of the project’s demand on recreational facilities, and what
aspects of the project will offset the increased demands.
4. Discussion of the adequacy of existing fees, and as appropriate, identification and discussion
of feasible mitigation measures which could be included in the project to minimize potential
impacts related to recreation.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 29
12. TRANSPORTATION/
CIRCULATION - Will the project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Increase vehicle trips to local or
areawide circulation system?
b) Reduce existing “Levels of Service”
on public roadway(s)?
c) Create unsafe conditions on public
roadways (e.g., limited access,
design features, sight distance,
slow vehicles)?
d) Provide for adequate emergency
access?
e) Result in inadequate parking
capacity?
f) Result in inadequate internal traffic
circulation?
g) Conflict with adopted policies, plans,
or programs supporting alternative
transportation (e.g., pedestrian
access, bus turnouts, bicycle racks,
etc.)?
h) Result in a change in air traffic
patterns that may result in
substantial safety risks?
i) Other:
Setting. The transportation system around the Airport Area is comprised of several major
transportation routes serving and providing access to the project area. These routes include U.S.
Highway 101, Prado Road, Broad Street/State Route 227, South Higuera Street, Buckley Road,
Industrial Way, Orcutt Road, South Street, Los Ranchos Road, Madonna Road, Los Osos Valley
Road, and Tank Farm Road. U.S. Highway 101 is the primary regional transportation route serving
the project area, with nearby access at Los Osos Valley Road, Prado Road, South Higuera Street,
and Madonna Road.
Public transit in the project area is provided by SLO Transit, the City’s transit agency, and the
countywide San Luis Obispo Regional Transit Agency. Both provide fixed-route bus service within
San Luis Obispo; however, SLO Transit provides most of the bus stops serving the Airport Area. The
project area is on the outskirts of the city bike system and is not fully served by existing bicycle paths
or lanes. Although there are bicycle lanes located on South Higuera and Broad Streets, there are
minimal width lanes along Tank Farm Road.
Future development will access onto the following public road(s): Tank Farm Road, a one lane
parkway arterial road. The identified roadway is operating at acceptable levels.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 30
Impact. Remediation activities would not occur within roadways; however, Tank Farm Road would be
utilized for access to the project site and for the importation of materials and equipment and the export
of contaminated soils being transported to the designated landfill facility. Construction traffic would
access the project site via driveways on the north and south sides of Tank Farm Road. The proposed
truck route for transporting petroleum-containing soil and demolition debris from the project site is as
follows: westbound on Tank Farm Road, then southbound on South Higuera Street, then westbound
on Los Osos Valley Road to the Highway 101 southbound on-ramp. The route would be the same in
reverse for inbound trucks. A traffic study report was prepared for the short-term remediation activities
ATE, 2007). This report concludes that the remediation phase of the project would result in 210 trips
per average day and 416 trips per peak day.
Short-term construction impacts will be experienced during construction activities under each of the
redevelopment options. The City’s Airport Area Specific Plan calls for Tank Farm Road to be
improved as a parkway arterial with a 100-foot wide right-of-way. Additionally, the AASP calls for the
extension of Santa Fe Road northward through the Chevron Property and the creation of a new
collector street north from Tank Farm Road at the western boundary of the Chevron Property.
The proposed project was referred to the Department of Transportation (Caltrans) for review (James
Kilmer; September 2, 2008). Caltrans determined that the project will have a potentially significant
impact to state highway facilities in proximity to the project site and requests the applicant prepare a
full traffic impact study, including a select zone analysis and interchange analysis.
Mitigation/Action Required. Due to the potential for significant traffic impacts, additional analysis is
needed to be performed by a registered Engineer with expertise in traffic, and shall include, but not be
limited to, the following:
1. Consultation with the California Department of Transportation, the County Public Works
Department, City of San Luis Obispo Public Works Department, and the California Highway
Patrol.
2. Identification of the existing traffic capacity and load on key roadways identified by the above
agencies.
3. Identification and evaluation of existing construction and operational traffic safety issues for
the above-mentioned roads.
4. Analysis of traffic impacts resulting from changes in land use acreage and locations, proposed
circulation changes, and the restoration effort following the City’s Traffic Impact Analysis
Guidelines. Include impacts of trucks during restoration effort and suggest mitigation
measures. Include traffic analysis of the following scenarios: 1) existing conditions, 2) project
only conditions, 3) existing and project conditions, 4) cumulative conditions, and 5) cumulative
and project conditions. Include a select zone analysis per Caltrans’ Guidelines for the
Preparation of Traffic Impacts Studies.
5. Analysis of intersections and interchanges. Interchange analysis for the US 101/Los Osos
Valley Road (LOVR) Interchange and the US 101/Madonna Road Interchange including a
queue analysis of the ramp operations as well as the various ramp intersections. Include in
the analysis of the US 101/LOVR Interchange the facilities preferred alternative as depicted in
the Environmental Document and Project Report for the US 101/LOVR Interchange
Reconstruction Project. Analyze impacts to both the US 101/Madonna Road and US
101/LOVR Interchanges with and without the anticipated 101/Prado Road facility in place.
6. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential impacts related to traffic capacity or traffic safety.
7. Conduct a cumulative assessment of long-term traffic impacts which correlates with the
proposed 25-year phasing plan and other related projects identified by the City and the County
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 31
in the Cumulative Development Scenario. As appropriate, identify mitigation measures and if
significant impacts can be reduced to less than significant levels.
13. WASTEWATER - Will the
project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Violate waste discharge requirements
or Central Coast Basin Plan criteria
for wastewater systems?
b) Change the quality of surface or
ground water (e.g., nitrogen-loading,
daylighting)?
c) Adversely affect community
wastewater service provider?
d) Other:
Setting. Under the County development option, a new wastewater treatment facility would be
constructed on the property. As described in the NRCS Soil Survey (see Agriculture section for soil
types and descriptions), the main limitations for on-site wastewater systems relates to: slow
permeability, steep slopes, shallow depth to bedrock, floods, high water table. The majority of the
project site and areas that will be set aside as open space and where the treatment facility will most
likely be located is covered by Xererts-Xerolls-Urban land complex soils, which have unrated
wastewater constraints. The limitations for soils other than Xererts-Xerolls-Urban land complex soils
are summarized as follows:
Shallow Depth to Bedrock – indicates that there may not be sufficient soil depth to provide adequate
soil filtering of effluent before reaching bedrock. Once effluent reaches bedrock, chances increase for
the effluent to infiltrate cracks that could lead directly to groundwater sources or near wells without
adequate filtering, or allow effluent to daylight where bedrock is exposed to the earth’s surface. To
comply with the Central Coast Basin Plan, additional information is needed prior to issuance of a
building permit, such as borings at leach line locations, to show that there will be adequate separation
between leach line and bedrock.
Steep Slopes – where portions of the soil unit contain slopes steep enough to result in potential
daylighting of wastewater effluent. To comply with the Central Coast Basin Plan, additional
information is needed prior to issuance of a building permit, such as slope comparison with leach line
depths, to show that there is no potential of effluent “daylighting” to the ground surface.
Slow Permeability – is where fluid percolates too slowly through the soil for the natural processes to
effectively break down the effluent into harmless components. The Basin Plan identifies the
percolation rate should be less than 120 minutes per inch. To achieve compliance with the Central
Coast Basin Plan, additional information will be needed prior to issuance of a building permit that
shows the leach area can adequately percolate to achieve this threshold.
High Water Table – this characteristic occurs when the soil is frequently in a saturated condition,
which could be due to several possible factors, such as high groundwater or a low-lying area that is
being regularly fed by a water source. The on-site system needs at least five feet between the bottom
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 32
of the leach line to the saturated soil (e.g., high groundwater, etc.) that contains soil does not remain
in a saturated condition for any length of time. Otherwise, special engineering will be required to
provide this separation. Prior to building permit approval, it must be shown to the satisfaction of the
County that future leach lines of a new septic system show that at least a five foot separation will exist
between the bottom of the trench and the top of the high groundwater area. An engineered system
may be required to achieve Basin Plan criteria.
Flooding – this characteristic is applied when there is a temporary inundation in an area that is subject
to overflowing streams, caused by surface runoff from adjacent slopes or by tides. “Occasional”
flooding refers to the area being flooded on the average once or less every two years. “Frequent”
flooding refers to the area being flooded on the average once or more every two years.
Under the City development option, the proposed redevelopment areas would be annexed into the
City and will be served by the City for wastewater disposal. This system is currently operating at
acceptable levels and the system has the capacity to support existing commitments in addition to the
proposed project.
Impact. The City development option proposes to use a community system which would result in a
less than significant impact to groundwater resources and wastewater capacities of the City (AASP
FEIR, 2003). The proposed community system has the capacity to handle the project’s additional
effluent. The County development option proposes to use an on-site system as a means to dispose
of wastewater. Based on the proposed project, it needs to be determined whether adequate area is
available for an on-site system.
On-site wastewater treatment systems proposed under the County development option would require
approval by the Regional Water Quality Control Board and the County Environmental Health Services
Division.
Mitigation/Action Required. Due to the size of the development, it is expected that adequate area
will be available for the smaller on-site septic system. Additional information will be forthcoming from
the applicant to determine what, if any, of the above referenced constraints exist. An individual familiar
with wastewater systems and wastewater regulations shall conduct a wastewater analysis to include,
but not be limited to, the following:
1. Consultation with the City Utilities Department, County Environmental Health Division, County
Building Division and Regional Water Quality Control Board.
2. Discuss existing regulations applicable to both development scenarios (i.e., on-site wastewater
disposal and wastewater disposal through the City’s treatment facility);
3. Identify and discuss any potential constraints for an on-site septic system, and/or impacts to
surrounding development or groundwater resources;
4. Discuss measures to reduce impacts to less than significant levels, as applicable.
14. WATER - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Violate any water quality standards?
b) Discharge into surface waters or
otherwise alter surface water quality
e.g., turbidity, temperature,
dissolved oxygen, etc.)?
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 33
14. WATER - Will the project: Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
c) Change the quality of groundwater
e.g., saltwater intrusion, nitrogen-
loading, etc.)?
d) Change the quantity or movement of
available surface or ground water?
e) Adversely affect community water
service provider?
f) Other:
Setting. The City development option proposes to use existing City water services and extend the
water main and utilities to the developable areas of the project site. The County development option
proposes to use on-site wells as the water source.
Groundwater at the project site consistently flows to the west-southwest. While the groundwater flow
direction is relatively consistent, groundwater levels fluctuate seasonally in this area, as the majority of
precipitation falls in the winter months and the summer months are typically dry. Fluctuations
measured in wells have ranged from about three feet in the east to about ten feet at the western edge
of the area of interest (Chevron, 2007). These fluctuations are visually evident in the changes in water
levels within the large former storage reservoirs and the appearance and disappearance of ponded
water in the lower-lying areas of the project site (Avocet, 2007).
The surface of the Tank Farm property has been substantially reconfigured as a result of its former
use as a crude oil storage tank farm. The result of this reconfiguration was the creation of a large
number of closed depressions. These depressions accumulate water during the wet season and store
it for up to several months. As a result of this extended submergence, areas of the Tank Farm have
been designated as wetlands during previous wetland delineation efforts.
The topography of the project is nearly level to steeply sloping. Acacia Creek runs along the
southeastern boundary of the project site. As described in the NRCS Soil Survey, the soil surface is
considered to have low to high erodibility.
Projects involving more than one acre of disturbance are subject to preparing a Storm Water Pollution
Prevention Plan (SWPPP) to minimize on-site sedimentation and erosion. When work is done in the
rainy season, the County Ordinance requires that temporary sedimentation and erosion control
measures be installed during the rainy season.
Impact. Regarding surface water quality, as proposed, the project will result in surface disturbance
across the project site. Remediation and restoration actives would occur in close proximity to surface
water sources, including existing wetland areas, Acacia Creek, and the east fork of San Luis Obispo
Creek.
The proposed project remediation and restoration activities will have a beneficial impact on
groundwater and surface waters at the project site. Use of on-site groundwater supply wells during
construction activities is anticipated to result in a minimal effect to groundwater supplies. The
remediation activities will result in the excavation of areas of surface hydrocarbon expressions that
are a hazard to wildlife. Additionally, the construction of engineered caps will eliminate potential
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 34
exposure pathways for human and ecological receptors. Following the completion of project activities,
the on-site wetlands will have improved function and values for the various wetland functions
identified to occur on-site, including groundwater recharge, nutrient and pollution removal, and flood-
flow management.
Under the City redevelopment option, the project would utilize City water and sewer services. This
would result in a less than significant impact to groundwater resources and water and wastewater
capacities of the City (AASP FEIR, 2003). Under the County development option, individual
developments built on-site would utilize individual water supply wells, which would be constructed in
conformance with state water well standards.
Mitigation/Action Required. WATER AVAILABILITY – Due to potentially significant impacts on
water resources, a complete hydro geologic analysis shall be prepared by a certified engineering
geologist and shall include, but not be limited to, the following:
1. Consultation with the City Utilities Division, County Public Works Department, Environmental
Health Division, and Regional Water Quality Control Board.
2. Current and future projections of water demand for the project based on the various uses
making up the proposed project's water demands over the 25-year phasing period.
3. Evaluation and discussion of on site water availability, including:
a. Feasibility of individual on site wells, to supply proposed water demand under the
County development scenario.
b. Sustained pumping capacities of existing on site wells.
c. Investigation of draw down (if any) of other wells on site and wells on neighboring
properties.
4. Evaluation and discussion of the long-term capability of the ground water basin(s) to provide
adequate quantities of water, and the potential for subsidence.
5. Analysis of existing and potential water quality impacts.
6. Evaluation and discussion of potential impacts on neighboring wells as a result of on site water
requirements. This analysis should take into account the cumulative impacts associated with
water availability impacts.
7. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential impacts related to groundwater availability. Feasible water
conservation measures should be included in the analysis.
WATER QUALITY – Due to potentially significant water quality impacts, additional analysis is
necessary by a qualified professional and shall include, but not be limited to, the following:
1. Consultation with the Regional Water Quality Control Board, Environmental Health Division,
County Agricultural Commissioner's Office, California Department of Fish & Game, and U.S.
Fish & Wildlife Service.
2. Evaluation and discussion of past and present potable water quality in the area of the project
site. "Area" will need to be defined as a "study area" by the consultant, and should include
groundwater basins supplying adjacent properties.
3. Identification and discussion of the potential for potable water contamination to occur as a
result of:
a. Surface water runoff.
b. Overdrafting of aquifer(s).
c. Topographical alteration.
d. Development.
4. Identification of nearby watercourses and their potential to support sensitive aquatic life.
Evaluation of project’s impacts on surface water quality as it relates to any sensitive resources
identified.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 35
5. Identification and discussion of feasible mitigation measures, if any, which could be included in
the project to minimize potential impacts related to water quality.
15. LAND USE - Will the project: Inconsistent Potentially
Inconsistent
Consistent Not
Applicable
a) Be potentially inconsistent with land
use, policy/regulation (e.g., general
plan [county land use element and
ordinance], local coastal plan,
specific plan, Clean Air Plan, etc.)
adopted to avoid or mitigate for
environmental effects?
b) Be potentially inconsistent with any
habitat or community conservation
plan?
c) Be potentially inconsistent with
adopted agency environmental
plans or policies with jurisdiction
over the project?
d) Be potentially incompatible with
surrounding land uses?
e) Other:
Setting/Impact. Surrounding uses are identified on Page 2 of the Initial Study. The proposed project
was reviewed for consistency with policy and/or regulatory documents relating to the environment and
appropriate land use (e.g., County Land Use Ordinance, AASP, etc.). The project site is currently
located within the jurisdiction of the County of San Luis Obispo; however, it is also included in the
AASP for future incorporation into the City’s jurisdiction. The remediation/restoration phase of the
project would be performed under the jurisdiction of the County. Under the City development option,
the project site would be annexed into the City’s jurisdiction. Under the County development option,
the redevelopment of portions of the project site would occur under County jurisdiction.
The AASP indicates that land use designations for the site include Open Space, as well as Services
and Manufacturing. According to the County’s Land Use and Combining Designations Maps for the
San Luis Obispo Planning Area, the site is zoned for Industrial, Commercial Service, and Recreation.
The project site is also within the Airport Land Use Zones 2 and 3 (Airport Review Area) and is within
the City’s URL. A 100-Year Flood Hazard Overlay Combining Designation is included for portions of
the project site where creeks traverse the property, such as Acacia Creek.
The AASP proposes that the project site be zoned Commercial/Open Space (C/OS-SP) and Service
Commercial or Manufacturing (CS-SP or M-SP). Proposed zoning surrounding the Tank Farm
property would include Business Park (BP-SP), Public Facility (PF-SP), and Agriculture (AG-SP-20).
A roadway segment is proposed on the eastern side of the project site, as an extension of Santa Fe
Road. Other proposed roadways near the property include local roads providing access to the
commercial/industrial areas.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 36
A major portion of the Tank Farm property is located in Airport Land Use Zones and is not proposed
to have a concentration of urban uses due to incompatible levels of noise and safety risks. Rather, the
AASP envisions that much of the Tank Farm property could become a visual resource of open space
land and contribute to airport safety. Those portions not significantly affected by airport safety zones
or environmentally sensitive habitat could be redeveloped or selectively built up with new
development.
No specific trails or parks are proposed for the Tank Farm property under the County’s San Luis
Obispo Area Plan; however, countywide, joint-use agreements and new trails or parks are
encouraged in association with the implementation of specific plans. As proposed by the City’s Airport
Area Specific Plan’s Bicycle Plan, several Class I multi-use paths paralleling creeks, riparian corridors
and streets could traverse the Tank Farm property in the future.
The project is not within or adjacent to a Habitat Conservation Plan area.
The proposed project would require amendments to the County General Plan, the Airport Area
Specific Plan, and the City’s General Plan Land Use Policy map.
Mitigation/Action Required. This analysis is to be accomplished by a qualified land use planner and
is to include, but not be limited to, the following:
1. Consultation with the City and County Planning Departments, California Department of Fish &
Game, U.S. Fish & Wildlife, Air Pollution Control District.
2. Evaluation and discussion of the proposed project as it relates to all applicable elements of the
City’s and the County’s General Plan.
16. MANDATORY FINDINGS OF
SIGNIFICANCE - Will the
project:
Potentially
Significant
Impact can
will be
mitigated
Insignificant
Impact
Not
Applicable
a) Have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited, but cumulatively
considerable? (“Cumulatively considerable" means that the
incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other
current projects, and the effects of
probable future projects)
c) Have environmental effects which will cause substantial
adverse effects on human beings, either directly or
indirectly?
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 37
For further information on CEQA or the county’s environmental review process, please visit the
County’s web site at “www.sloplanning.org” under “Environmental Review”, or the California
Environmental Resources Evaluation System at: “http://ceres.ca.gov/topic/env_law/ceqa/
guidelines/” for information about the California Environmental Quality Act.
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 38
Exhibit A - Initial Study References and Agency Contacts
The County Planning or Environmental Division have contacted various agencies for their comments
on the proposed project. With respect to the subject application, the following have been contacted
marked with an ) and when a response was made, it is either attached or in the application file:
Contacted Agency Response
County Public Works Department Not Applicable
County Environmental Health Division Not Applicable
County Agricultural Commissioner's Office Not Applicable
County Airport Manager Not Applicable
Airport Land Use Commission Not Applicable
Air Pollution Control District Not Applicable
County Sheriff's Department Not Applicable
Regional Water Quality Control Board Not Applicable
CA Coastal Commission Not Applicable
CA Department of Fish and Game Not Applicable
CA Department of Forestry Not Applicable
CA Department of Transportation Not Applicable
Community Service District Not Applicable
Other County Information Services Not Applicable
Other County Parks Not Applicable
No comment” or “No concerns”-type responses are usually not attached
The following checked (“”) reference materials have been used in the environmental review for the
proposed project and are hereby incorporated by reference into the Initial Study. The following
information is available at the County Planning and Building Department.
Project File for the Subject Application
County documents
Airport Land Use Plans
Annual Resource Summary Report
Building and Construction Ordinance
Coastal Policies
Framework for Planning (Coastal & Inland)
General Plan (Inland & Coastal), including all
maps & elements; more pertinent elements
considered include:
Agriculture & Open Space Element
Energy Element
Environment Plan (Conservation,
Historic and Esthetic Elements)
Housing Element
Noise Element
Parks & Recreation Element
Safety Element
Land Use Ordinance
Real Property Division Ordinance
Trails Plan
Solid Waste Management Plan
San Luis Obispo Area Plan
and Update EIR
Circulation Study
Other documents
Archaeological Resources Map
Area of Critical Concerns Map
Areas of Special Biological
Importance Map
California Natural Species Diversity
Database
Clean Air Plan
Fire Hazard Severity Map
Flood Hazard Maps
Natural Resources Conservation
Service Soil Survey for SLO County
Regional Transportation Plan
Uniform Fire Code
Water Quality Control Plan (Central
Coast Basin – Region 3)
GIS mapping layers (e.g., habitat,
streams, contours, etc.)
Other See reference list below
County of San Luis Obispo, Initial Study for City-County IS_ draft working Page 39
In addition, the following project specific information and/or reference materials have been considered
as a part of the Initial Study:
Associated Transportation Engineers, 2007. Chevron San Luis Obispo Remediation Project, Traffic and
Circulation Study, prepared for Padre Associates, Inc., November.
Avocet Environmental, Inc. 2007. Feasibility Study for the former San Luis Obispo Tank Farm, prepared for
Chevron. San Luis Obispo, CA.
California Natural Diversity Data Base (CNDDB). 2007. RAREFIND-2 Query for the Arroyo Grande NE,
Atascadero, Lopez Mtn., Morro Bay South, Morro Bay North, Pismo Beach, Port San Luis, San Luis
Obispo, and Santa Margarita 7.5-minute quadrangles. California Department of Fish and Game.
Sacramento, CA.
Chevron Environmental Management Company. 2007. Project Execution Plan for the Chevron San Luis
Obispo Tank Farm Restoration and Re-development Project, San Luis Obispo, CA.
Conway, Thor. 2008. An Archeological Surface Survey at the Unocal San Luis Obispo Tank Farm, San
Luis Obispo, San Luis Obispo County, California.
EDAW, Inc. 1999. Wetland Delineation for Unocal Tank Farm. San Luis Obispo, CA
Entrix. 1998. Scoping Ecological Risk Assessment and Biological Site Characterization for Unocal Tank
Farm Road Site. Unocal Corporation. San Luis Obispo, CA.
Jenesis. 2003. Final State Wetland Delineation Report for Unocal’s San Luis Obispo Tank Farm, San Luis
Obispo County, CA.
Padre Associates, Inc. (Padre). 2007a. Appendix A. Vascular Plant Flora of the Chevron EMC San Luis
Obispo Tank Farm. San Luis Obispo, CA.
Padre Associates, Inc. (Padre). 2007b. Appendix B. Wildlife Observed or Expected to Occur within the
Chevron EMC San Luis Obispo Tank Farm. San Luis Obispo, CA.
Padre Associates, Inc. (Padre). 2007c. Geotechnical Feasibility Study Tank Farm Property, Tank Farm
Remedial Action Project, San Luis Obispo, San Luis Obispo County, CA.
Padre Associates, Inc. (Padre). 2003. Natural Environment Study: Tank Farm Road Safety and
Operational Improvements Project. San Luis Obispo, CA.
Rincon Consultants, Inc. (Rincon). 2005. Unocal Corporation San Luis Obispo Tank Farm Comprehensive
Fairy Shrimp Wet and Dry Season Survey Report.
Rincon Consultants, Inc. (Rincon). 2003-2004. Unocal San Luis Obispo Tank Farm Phase I, II, III
Biological Resources Studies. Union Oil Company of California. San Luis Obispo, CA.
Rincon Consultants, Inc. (Rincon). 2000. Damon-Garcia Sports Complex Project: Biological and Wetland
Assessment. City of San Luis Obispo Parks and Recreation Department. San Luis Obispo, CA.
WSP Environmental Strategies. 2007. Operational Field Draft Guidebook to Assessment of Riverine,
Slope, and Depressional Waters/Wetlands Functions at the Chevron Tank Farm, San Luis Obispo, CA.
WSP Environmental Strategies. 2007. Basis of Design: Waters/Wetlands Ecosystem Restoration for the
Chevron Tank Farm, San Luis Obispo, CA.
Chevron Tank Farm Restoration and Redevelopment Project Initial Study
Figure 1
Site Vicinity
PROJECT
SITE
Chevron Tank Farm Restoration and Redevelopment Project Initial Study
Figure 2
Land Use Category
PROJECT
SITE