HomeMy WebLinkAboutAvila Ranch BMMP Quarterly Report_2022Q3
Biological Mitigation and Monitoring Plan
2022 Quarter 3
for
Avila Ranch Development Phases 1-3
City of San Luis Obispo, California
Prepared for
Avila Ranch, LLC
735 Tank Farm Road, Suite 240
San Luis Obispo, CA 93401
by
ALTHOUSE AND MEADE, INC.
BIOLOGICAL AND ENVIRONMENTAL SERVICES
1650 Ramada Drive, Suite #180
Paso Robles, CA 93446
(805) 237-9626
November 2022
838.10
Althouse and Meade, Inc. – 838.10
Biological Mitigation and Monitoring Plan for Avila Ranch Development i
2022 Quarter 3
Table of Contents
1 INTRODUCTION ........................................................................................................ 1
1.1 Permit Background and Purpose ......................................................................... 1
1.2 Location ............................................................................................................... 1
1.3 Contact Information ............................................................................................. 1
2 SUMMARY OF PREVIOUS QUARTERLY REPORTS ............................................... 1
3 CONSTRUCTION ACTIVITIES ................................................................................... 4
3.1 Vertical Construction ........................................................................................... 5
3.2 Buckley Road Extension ...................................................................................... 5
3.3 Phase 3 and Future Phase 6 Soil Stockpiling ...................................................... 6
3.4 Landscaping ........................................................................................................ 6
3.5 Site Dewatering ................................................................................................... 7
3.6 Erosion Control BMPs ......................................................................................... 7
4 ENFORCEMENT ISSUES .......................................................................................... 8
5 WETLAND MITIGATION MEASURES ..................................................................... 10
Table
TABLE 1. RESPONSIBLE PARTIES ............................................................................. 1
List of Figures
FIGURE 1. UNITED STATES GEOLOGICAL SURVEY TOPOGRAPHIC MAP ............ 2
FIGURE 2. AERIAL PHOTOGRAPH.............................................................................. 3
Althouse and Meade, Inc. – 838.10
Biological Mitigation and Monitoring Plan for Avila Ranch Development 1
2022 Quarter 3
1 INTRODUCTION
1.1 Permit Background and Purpose
This summary report has been prepared in accordance with quarterly reporting requirements
outlined in Mitigation Measure BIO-1b of the Biological Mitigation and Monitoring Plan
(BMMP) for Avila Ranch Development (Project), which states:
The Environmental Monitor shall provide quarterly reports to the City regarding
construction activities, enforcement issues and remedial measures.
This report covers the period of July 1 through September 30, 2022.
1.2 Location
Monitoring activities were conducted within the Project area located near the intersection of
Buckley Road and Vachell Lane, in the City of San Luis Obispo, California. Project location
coordinates are 35.23850°N, 120.66880°W (WGS84) in the Pismo Beach United States Geological
Survey (USGS) 7.5-minute topographic quadrangle (Figure 1). A Project aerial photograph is
provided as Figure 2.
1.3 Contact Information
Contact information for the Project property owner representative, biological consultant, and lead
agency is provided in Table 1.
TABLE 1. RESPONSIBLE PARTIES
Owner Representative Biological Consultant Lead Agency
Avila Ranch, LLC
Dan Garson
735 Tank Farm Rd., Ste. 240
San Luis Obispo, CA 93401
(805) 595-5440
Althouse and Meade, Inc.
LynneDee Althouse
LynneDee@alt-me.com
Greg Salas
Greg@alt-me.com
1650 Ramada Drive, Suite #180
Paso Robles, CA 93446
(805) 237-9626
City of San Luis Obispo
Office of Sustainability
Robert Hill
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7211
2 SUMMARY OF PREVIOUS QUARTERLY REPORTS
This is the tenth BMMP Quarterly Summary Report for the Project. Ground disturbance at the
Project was initiated on February 12, 2020 for Phases 1-3. Construction activities have continued
through this reporting period. Thus far, work has primarily been focused on Phase 1 of the Project
and the Buckley Road extension. Major grading has been completed in these areas. Vertical
construction of Phase 1 homes started in January 2022 and is still ongoing. Work on Phase 1 roads
and underground utilities was completed during prior reporting periods. To date, there have been
no compliance issues reported.
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February 21, 2022 11:26 AM by JBB
Legend
Action Area
Active Phase
Inactive Phase
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Avila Ranch
Map Center: 120.67218°W 35.23753°N
San Luis Obispo, California
Imagery Source: USDA NAIP, 05/21/2020
0 500 1,000 Feet
Figure 2. Aerial Photograph
Higuera Street
Buckley Road
Vachell Lane
L
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s Osos Valley Road
Tank Farm Road
Phase 4
Phase 3
Phase 2
Phase 1
Phase 5
Phase 6
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Buckley Ro a d E x t e n s i o n
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Biological Mitigation and Monitoring Plan for Avila Ranch Development 4
2022 Quarter 3
3 CONSTRUCTION ACTIVITIES
Work activities during the third quarter of 2022 included vertical construction, Buckley Road
extension work, soil stockpiling in Phase 3 and future Phase 6, landscaping, site dewatering, and
ongoing erosion control BMP upkeep.
According to Mitigation Measure BIO-1b of the BMMP, “a CDFW-approved biologist shall be
present during all construction occurring within 50 feet of Tank Farm Creek, riparian habitat,
drainages, and seasonal or permanent wetlands.” A qualified Environmental Monitor was present
for all work conducted within the 50-foot buffer zone. No sensitive species or compliance issues
were noted.
According to Mitigation Measure BIO-3a of the BMMP, “The City-approved qualified biologist
shall conduct training to all construction personnel to familiarize construction crews with sensitive
species that have the potential to occur within the Project site.” Worker education was provided to
all construction staff prior to the start of work. A log of all trained employees is kept onsite with
the Environmental Monitor.
According to Mitigation Measure BIO-3b of the BMMP, the Nesting Bird Season is from February
15 to August 15 and “a pre-construction nesting bird survey shall take place within one week of
habitat disturbance.” Pre-construction surveys were conducted immediately prior to the start of
any vegetation-disturbing activities. No nests were observed within the work area during this
reporting period.
According to Mitigation Measure BIO-3c of the BMMP, “within 48 hours prior to construction
activities within 50 feet of Tank Farm Creek, drainages, and seasonal wetlands, the Project site
shall be surveyed for California red-legged frogs.” Pre-construction surveys were conducted
immediately prior to the start of any work within the 50-foot buffer zone. No frogs were observed
during the surveys, and none have been observed onsite to date.
According to Mitigation Measure BIO-3d of the BMMP, “within 48 hours prior to construction
activities within 50 feet of Tank Farm Creek, drainages, and seasonal wetlands, the Project site
shall be surveyed for western pond turtles.” Pre-construction surveys were conducted immediately
prior to the start of any work within the 50-foot buffer zone. No turtles were observed during the
surveys, and none have been observed onsite to date.
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Biological Mitigation and Monitoring Plan for Avila Ranch Development 5
2022 Quarter 3
3.1 Vertical Construction
Vertical construction of homes commenced on January 31, 2022. Vertical work started with the
model homes on Bravo Street and then transitioned to the western end of Earthwood Lane, working
eastward. Crews from all trades are currently onsite working on different stages of the home
building process. Residents began moving into completed homes on August 15, 2022. As of the
end of this reporting period, four homes were occupied.
3.2 Buckley Road Extension
On July 23, 2021, work started on the Buckley Road extension from Vachell Lane to South Higuera
Street. The large cut for the right of way was completed and the spoils were relocated to future
Phase 6 for stockpiling. Buckley Road paving and the connection to existing roads were the
primary focus of work during this reporting period. Construction was completed and the road was
opened to traffic on September 9, 2022.
Photo 3. Completed intersection at Buckley
Road and South Higuera Street, view west.
September 29, 2022.
Photo 4. Completed intersection at Vachell Lane
and Buckley Road, view south. September 29,
2022.
Photo 1. Model homes on Bravo Street.
September 29, 2022.
Photo 2. Finished homes at the west end of
Earthwood Lane. September 29, 2022.
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Biological Mitigation and Monitoring Plan for Avila Ranch Development 6
2022 Quarter 3
3.3 Phase 3 and Future Phase 6 Soil Stockpiling
Soil stockpiling in future Phases 3 and 6 continued during this reporting period. The soil is coming
from onsite operations, as well as import from other sites.
Photo 5. Phase 3 soil stockpiling, view west.
September 29, 2022.
Photo 6. Phase 6 soil stockpiling, adjacent to
Buckley Road, view east. September 29, 2022.
3.4 Landscaping
Phase 1 landscaping also continued during this reporting period. Work focused on roadside,
pathway, and park landscaping. Oakridge Landscape is the primary contractor for landscaping
work. In addition to new landscaping, Oakridge is also responsible for existing vegetation
management activities. Primarily, this involves weed-whacking tall vegetation in work areas to
eliminate potential nesting bird habitat and clear them for other work activities.
Photo 7. Landscaping at Park C, view east.
August 29, 2022.
Photo 8. Avila Ranch sign and landscaping
installed at the corner of Vachell Lane and
Buckley Road. September 29, 2022.
Althouse and Meade, Inc. – 838.10
Biological Mitigation and Monitoring Plan for Avila Ranch Development 7
2022 Quarter 3
3.5 Site Dewatering
The irrigation pipeline along the Phase 1 bike path, adjacent to Tank Farm Creek, continued to be
used for dewatering the large retention basin in Phase 1. Water in the retention basin is comprised
of groundwater that has seeped into buried storm drains onsite. The pipeline extends from the large
retention basin, through Phase 2, across the agricultural crossing, and to the borrow pit in Phase 4.
Water pumped into the Phase 4 borrow pit is left to evaporate.
Photo 9. Phase 1 retention basin adjacent to
Earthwood Lane homes, view northwest.
August 29, 2022.
Photo 10. Standing water in Phase 4 borrow pit,
view north. September 29, 2022.
3.6 Erosion Control BMPs
Erosion control BMPs were installed and maintained during this reporting period. This work
consisted of silt fence installation and maintenance. All BMPs were installed in accordance with
the site-specific Erosion Control Plan.
Photo 11. Silt fence replaced betwen Phase 6
soil stockpile and Buckley Road, view west.
September 29, 2022.
Photo 12. Silt fence repair along Tank Farm
Creek. September 29, 2022.
Althouse and Meade, Inc. – 838.10
Biological Mitigation and Monitoring Plan for Avila Ranch Development 8
2022 Quarter 3
4 ENFORCEMENT ISSUES
No compliance issues were noted during this reporting period.
According to Mitigation Measure BIO-1a of the BMMP, “Construction shall occur during daylight
hours (7:00 AM to 7:00 PM or sunset, whichever is sooner) to avoid impacts to avoid impacts to
nocturnal and crepuscular (dawn and dusk activity period) species. No construction night lighting
shall be permitted within 100 yards of the top of the creek banks.” Per SLO County approval and
guidance, night work occurred on the Buckley Road extension July 25 and 26, 2022. This work
centered around grading the Buckley Road and Vachell Lane intersection. Traffic impacts,
duration of work, and public safety were all taken into account in the decision to proceed with
night work. Conducting the work at night allowed for road closures to last two nights rather than
two weeks. To address the concerns brought up in Mitigation Measure BIO-1a, the following
actions were taken:
• A nesting bird survey of the adjacent riparian habitat was conducted prior to the start of
work each night to ensure no nesting birds would be impacted by the night lighting. No
nests or birds displaying nesting behavior were observed.
• Night lighting was placed in a manner to minimize any light shining on Tank Farm Creek.
• A qualified biologist conducted a pre-activity survey of the work area and adjacent riparian
habitat to clear for California red-legged frog and western pond turtle. No individuals were
observed, and none have seen to date on the Project.
• A qualified biologist was present to monitor all night work activities.
Photo 13. Night lighting placed in a manner to
prevent light from shining on Tank Farm Creek.
July 25, 2022.
Photo 14. View of night work area in daylight.
July 26, 2022.
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Biological Mitigation and Monitoring Plan for Avila Ranch Development 9
2022 Quarter 3
On August 24, 2022, the dewatering pipeline broke and water flowed into Tank Farm Creek. The
breakage was located approximately 20 feet south of where the pipeline crosses the creek, along
the agricultural crossing. The water was flowing downhill and entering the creek on either side of
the crossing. The leak was immediately reported and the pump at the large retention basin was
shut off to stop the flow of water through the pipeline. Given the cleanliness of the water (water in
the retention basin had recently been tested for pollutants), there is no risk to the environment or
wildlife. The water in the retention basin is a collection of groundwater that is seeping into the
buried storm drains onsite. The pipeline has been repaired and dewatering operations have
resumed. No further leaks have been noted.
Photo 15. Broken dewatering pipeline, view
north. August 24, 2022.
Photo 16. Water flowing into Tnk Farm Creek
at the agricultural crossing, view south. August
24, 2022.
According to Mitigation Measure BIO-2c of the BMMP, “Riparian trees four inches or greater
measured at diameter-at-breast- height (DBH) shall be replaced in-kind at a minimum ratio of 3:1
(replaced: removed). Trees measured at 24 inches or greater DBH shall be replaced in-kind at a
minimum ratio of 10:1.” Prior to the Buckley Road extension being opened to traffic, the County
of San Luis Obispo (County) required willow trees in Tank Farm Creek to be trimmed to improve
the view of drivers stopped at the Vachell Lane intersection. With County and City coordination,
this trimming was conducted on September 7, 2022. Six branches meeting the “four inches or
greater” criteria were cut as part of the work. Since this work was previously out of scope, the
impacts were not accounted for in the mitigation plan for Phase 1. These tree impacts will be
mitigated for in the mitigation plan for the next phase of construction. Short-term maintenance of
willow height within the line-of-sight reach of Tank Farm Creek (approximately 20 feet) will be
implemented by Avila Ranch contractors until such time as the County accepts a Line -of-Sight
Easement for long-term maintenance of the Buckley Road Right-of-Way. Avila Ranch will
incorporate willow maintenance into a pending application with CDFW and RWQCB for impacts
to the Tank Farm Creek riparian zone. Long-term willow maintenance for line-of-sight will be the
responsibility of the County.
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Biological Mitigation and Monitoring Plan for Avila Ranch Development 10
2022 Quarter 3
Photo 17. Tank Farm Creek willow trees prior
to trimming, view west. September 2, 2022.
Photo 18. Tank Farm Creek willows after
trimming, view west. September 29, 2022.
According to Mitigation Measure BIO-6 of the BMMP, “All work in and within 100 feet of Tank
Farm Creek, including work within the creek setback, shall occur outside of the rainy season
(April 15th to October 15th, unless approved otherwise by the RWQCB), during periods when the
creek channel is dry and water flows are absent.” The RWQCB was contacted in 2020 for approval
to continue work within the 100-foot setback beyond October 15th. On November 10, 2020, the
RWQCB (Phil Hammer, via email) confirmed that they had no requirements against the work,
provided all water quality standards were complied with. Work within the 100-foot setback has
continued and no water quality issues have been noted.
5 WETLAND MITIGATION MEASURES
No mitigation work occurred during this reporting period. Previous mitigation information can be
read in previous reports. Additional work in all mitigation areas is planned for the next reporting
period.