HomeMy WebLinkAbout09-18-2012 ss2 intro-kickofff or chevron project•counci lj acenea nepout
C I T Y O F S A N L U I S O B I S P O
FROM :
Derek Johnson, Community Development Directo r
Prepared By : Phil Dunsmore, Senior Planne r
SUBJECT :PRELIMINARY REVIEW OF PROPOSED AMENDMENTS TO TH E
AIRPORT AREA SPECIFIC PLAN AS PART OF THE CHEVRON TAN K
FARM PROPERTY PROJECT APPLICATION .
RECOMMENDATIO N
Receive a presentation on the Chevron project and amendments to the Airport Area Specific Pla n
(AASP) and provide feedback as appropriate .
REPORT-IN-BRIE F
In August 2005, the City adopted the Airport Area Specific Plan (AASP). As a part of that plan ,
property owned by Chevron, adjacent to Tank Farm Road (Attachment 1 – Vicinity Map), wa s
•designated for remediation, reuse, development, and conservation . The property, previousl y
owned and operated by Unocal, was at one time an active site for oil storage and transportation .
As a result of that use, portions of the Chevron property are contaminated . When the AASP wa s
adopted, not all information was known about the extent of contamination and the action s
necessary to remediate and reuse the property . Chevron developed a Remedial Action Pla n
(RAP) to identify how the contamination on the property would be addressed through a
collaborative process with the various regulatory agencies, the City's Natural Resource s
Manager, and a County staff representative called the Surface Evaluation, Remediation, an d
Restoration Team (SERRT).
On July 3, 2008 Chevron submitted an application to the City for annexation ; an amendment t o
the AASP to address relocation of some development areas ; and a Vesting Tentative Map . Th e
application proposes development of approximately 82 acres of the 332 acre Tank Farm Roa d
area property, leaving the remainder in open space . Concurrent with its application to the City ,
Chevron also submitted a use permit, tentative map and grading plan application to the County .
The County application includes grading plans that are intended to remediate the property an d
restore habitat areas .
In May of 2009, MRS Environmental Services was chosen by the City and the County to prepar e
an Environmental Impact Report (EIR) to evaluate the remediation project, and the respectiv e
County and City project proposals . The draft EIR should be ready for public review in October .
The public release of the draft EIR will be followed by a series of outreach opportunities an d
•public hearings at the Planning Commission, culminating in a review of the project entitlement s
by the City Council and concurrently by the County Planning Commission in mid-spring 2013 .
M..0 DY .9/18/1 2
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Chevron Remediation and Developmen t
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Planning Commission Revie w
On August 22, 2012, the Planning Commission received a presentation on this project an d
provided feedback to staff on the review process . M summary, the Commission appreciated th e
opportunity to have an early review of the project in advance of the Draft EIR . Commissione r
testimony included the following :
1.Following remediation, site development would be better suited to the City instead of th e
County due to issues related to water and wastewater services .
2.The development agreement guiding principles should include timely remediation an d
habitat enhancement .
3.Commissioners questioned whether the proposed endowment that is designed to provid e
long term maintenance of the restored and remediated open space area would b e
adequate .
4.Commissioners noted it would be important to consider the timing of trails developmen t
and proposed changes tobike paths planned for the area .
DISCUSSIO N
Backgroun d
From 1910 until the early 1980s, the project site stored crude oil transported from the San
Joaquin Valley via pipeline . Storage facilities at the project site included six large earthe n
reservoirs, ranging in capacity between 775,000 and 1,350,000 barrels, and 21 steel abovegroun d
storage tanks, each with a capacity of 55,000 barrels . The large earthen reservoirs wer e
constructed by excavating circular depressions, which were then lined with concrete reinforce d
with wire mesh . The aboveground storage tanks were constructed of heavy plate steel secure d
with rivets with simple wood structure roofs .
On April 7, 1926, a lightning strike ignited a fire at the storage facility . Over the next four day s
the fire spread to the othe r
reservoirs and to the existing
storage tanks through a
combination of burning embers
and boil-overs, where the heate d
oil flowed out of the reservoir s
and onto the ground surroundin g
the tanks . By April 11, 1926, al l
but a few thousand of the 6
million barrels of oil - wa s
released, some of which burnt to
coke (hardened asphalt like oi l
deposits) and spread across the
site . Following the disaster ,
Unocal resumed operations at th e
project
site,
includin g
reconstructing ten of the steel
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Photo of 1926 Fire at the project site
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Chevron Remediation and Developmen t
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•storage tanks and reservoirs .
The reservoirs repaired after the 1926 fire continued in service for several more decades, but the y
were progressively decommissioned from the late 1950s through the mid-1970s . Eight of th e
nine remaining aboveground storage tanks were removed in 1994 and the last abovegroun d
storage tank was reserved for fire water storage . This project site was slowly withdrawn fro m
operation during the later decades of the twentieth century, and by the late 1990s it was formall y
decommissioned . The final aboveground storage tank was removed in August 2000 . The site
now exists as primarily vacant land surrounding Tank Farm Road and the Airport . Chevron
purchased Unocal, including this project site, in August 2005 .
Other past activities at the project site include the operation of a fire training school, a recyclin g
center and a gravel quarry . The school consisted of several simulated sumps, flares, and tank s
where students practiced techniques for extinguishing petroleum-fed fires . Fire school exercise s
were suspended at the project site in the 1970s . Approximately 2 acres of land near the center o f
the project site north of Tank Farm Road was leased to a recycling company . The area was used
as a transfer station and accumulation point for recyclable materials, such as paper, glass, an d
aluminum until the operation was shut down and removed in mid-2000 . Lastly, the northeast part
of the site was used as a quarry mine, known as the Flower Mound . The applicant intends to use
the gravel and rock material from the former quarry site as a source of backfill for portions of th e
remediation project .
•Multiple Entitlement Scenario s
The project consists of two principal components : 1) remediation/restoration and 2 )
development . Chevron is proposing two separate development options or scenarios, both o f
which are being processed simultaneously : one under the County's jurisdiction and one under th e
City's jurisdiction. Development entitlements under County or City jurisdiction would follo w
approval of required amendments to the County General Plan and the City's Airport Are a
Specific Plan and General Plan (AASP) and subsequent remediation . The City and County serv e
as California Environmental Quality Act (CEQA) co-lead agencies in preparation of th e
Environmental Impact Report (EIR). Project-related work is proposed to include grading an d
remediation while under County jurisdiction, with development and dedication of open spac e
likely occurring once the project site is annexed to the City .
The City Development scenario proposes development of the project site with approximatel y
800,000 square feet of commercial and industrial floor area with associated parking, landscaping ,
open space, bicycle and pedestrian trails ; and infrastructure improvements . The City
development scenario also includes a 15-acre recreation site that includes up to 2 acres that ma y
be used for other public facilities uses . Areas of development would be executed in five phase s
over a period of approximately 20 to 25 years with each phase developing approximatel y
160,000 square feet of leasable floor area and taking approximately four to five years to build -
out . The City development and open space plan is discussed in further detail below .
•The county development scenario is similar to that described above but the county developmen t
option includes development of approximately 4 acres of land for an on-site wastewate r
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treatment facility and does not include dedication of land for public facilities uses . The scenari o
is somewhat challenged by the need to accommodate on-site wastewater facilities and well wate r
supply within an area that is impacted by wetlands, open space, and contamination .
Remediation and Site Restoratio n
Over the course of nearly two decades there have been studies performed to evaluate the soil ,
groundwater, and surface water conditions to assess the nature and distribution of hydrocarbons .
These studies were used as part of the SERRT process to develop the plan for remediation . Th e
remediation plan also takes into consideration the proposed future uses at the project site . Th e
remediation and restoration component includes several activities to occur over a three yea r
period : demolishing existing buildings and debris, excavating top soil, site re-contouring ,
capping (covering oil contaminated soils), and mitigating impacts to wetland and rare plan t
habitats that may be caused, in part, by the remediation activities . The proposed projec t
addresses soil and groundwater contamination and includes restoration to wetland and rare plan t
habitats . Following remediation, a monitoring program will be put in place to continue testing fo r
groundwater and soil contamination . The following discussion briefly describes the remediatio n
and site restoration activities .
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Chevron Remediation and Developmen t
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•1 .Structure and Debris Demolitio n
Four buildings in the northwest area of the project site are proposed to be demolished durin g
remediation . Demolition activities would also occur in other locations including the removal o f
existing infrastructure, such as concrete walls, barb-wire fencing, and concrete foundations .A
series of pipelines on the site will be removed or decommissioned . These pipelines consist of oil ,
water, natural gas, and wastewater lines . The applicant has prepared a pipeline abandonmen t
strategy for either the removal or in-place decommissioning of pipelines at the tank farm .
2.
Excavation
Excavation is proposed to remove surface soils that are contaminated with petroleum . Th e
applicant's proposal is primarily based on the excavation of surface contamination to a sufficien t
depth so that the petroleum would not resurface in the future . Excavation is designed to ensure
that future open space uses of the Project Site do not pose a significant risk to potentia l
ecological receptors, which include birds and burrowing animals .
3.
Capping
The applicant is proposing to remove gravel and soil from the "flower mound" hill to cove r
potentially contaminated areas that are not proposed to be excavated . Termed "caps" thes e
remediation features serve as covers over affected materials to separate them from potentia l
human and ecological receptors . They would be constructed from earthen materials, but may als o
•include various geosynthetic materials for additional strength or material separation . Two type s
of caps are proposed, one to cover contaminated materials in open space areas and another t o
both cover contaminated materials and to serve as a base within areas proposed for development .
The key distinction between the open space and development caps is that the former woul d
include a topsoil layer that would support revegetation . A key component of this portion of the
remediation will be long-term maintenance and monitoring of the caps to ensure that acceptabl e
cover remains in place .
The plan to cap some areas of contamination instead of fully excavating the site was develope d
through the SERRT-process with the understanding that complete evaluation of this approac h
would occur through the environmental review of the proposal . This approach was chosen fo r
several reasons : testing and monitoring over 18 years has concluded that soil contamination i s
fairly stable (hydrocarbons are not moving through the groundwater or migrating off-site); and
full excavation has the potential to be more damaging to wetlands and sensitive species on site .
Nonetheless, full excavation of the areas proposed to be capped will be evaluated as a n
alternative approach in the EIR .
4 .
Site Restoratio n
The restoration phase would address treatment of areas affected by the remediation activities .
Impacts to wetlands due to remediation efforts are expected on approximately 26 acres ;
subsequent development of the site is expected to impact approximately 1 acre of wetlands ;
restoration of degraded wetlands is proposed on an additional 11 acres . The proposed restoratio n
of wetlands would occur on an estimated total of 45 .67 acres, representing a 1 .7 :1 replacemen t
•ratio . The restoration process will include grading to restore natural landforms and create habita t
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for plants and animals . This includes some re-alignment of Tank Farm creek to improve it s
hydrologic function and, as a co-benefit, reduce the potential for flooding .
One of the significant components of the site restoration phase includes the reconfiguration o f
reservoir 2 otherwise known as the "Coliseum", which is directly adjacent to the northwesterl y
end of the airport runway . This former reservoir was an open 600-foot diameter crude oil storag e
facility with a concrete floor and walls . The main runway alignment intersects the reservoir ,
which is now a significant feature within the runway protection zone (RPZ). The Airport Land
Use Commission (ALUC) identified this feature as a safety concern for aircraft needing to mak e
an emergency landing within the RPZ . As part of site work activities, Chevron is proposing t o
demolish the walls of the reservoir and lower the berms . The result would be a more gently -
contoured surface capable of accommodating emergency access in the event of an aircraf t
accident .
5 .
Monitorin g
The proposed monitoring program includes groundwater sampling to verify that hydrocarbon s
are not migrating . The applicant currently samples the wells required by the Regional Wate r
Quality Control Board (RWQCB) on a semi-annual basis . Post-remediation monitoring ,
including inspections of the caps and excavation areas, would be done to ensure those remedie s
continue to function properly .
Development and Open Spac e
The City project includes amending the land use map in the AASP to reserve the mos t
ecologically sensitive areas of the site as open space and allow development on a portion of th e
property . Chevron's proposal includes shifting a portion of the development areas currentl y
designated in the AASP to address wetland and other sensitive species concerns .
The open space property would be deeded to the City of San Luis Obispo with a restrictiv e
covenant limiting future uses . The conveyance would be made after the remediation of the ope n
space property has been accepted by the appropriate agencies and an endowment or othe r
funding mechanism is in place for future maintenance . Table 1 illustrates the existing an d
proposed land uses in acreage . Attachment 3 illustrates existing and proposed land uses in a ma p
format . The modification to the AASP land use assumptions for the property will require
amendments to the AASP as discussed below .
Table 1 Chevron Property Existing and Proposed land use summary
Land Use Designation Land Area
,D,
tAcres' `.%'Proposed Acres °l°
Business Park 3 1 27 8
Service Commercial 51 16 26 8
Public Facility 0 0 15 5
Open Space 279 83 250 75
Streets, Right-of-Way nla nla 14 4
Total 332 100 332 100
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•Specific Plan/General Plan Amendment s
The following amendments to the AASP are proposed :
•Amend land use designations as identified in Table 1 and as shown in Attachment 4 ;
•Amend circulation plan as follows :
Eliminate or relocate the future collector street (known as the Unocal Collector) alon g
the western and northern edges of the project site, which would also include removin g
underlying planned utilities and realigning the future sewer trunk line located withi n
the collector street's right-of-way ;
-Relocation of the proposed Class I bikeway on Tank Farm Road from the south sid e
to the north side of the road ; construction of a Class I bikeway around th e
northwestern quadrant of the project site versus a Class I bikeway running from nort h
to south across the project site ; deletion of Class II bike lanes on Santa Fe Road ,
south of Tank Farm Road ; and relocation of a Class I bikeway to the west of Sant a
Fe Road south of Tank Farm Road ; and
-Modification to the southern Tank Farm Road street section to remove the sidewal k
and Class I path and include a 12-foot wide Class I multi-use path on the north side o f
Tank Farm Road .
•Revisions to appropriate text, tables, and graphics to reflect land use and circulation changes ,
•including :
-Update to the Airport Area Specific Plan Cluster Development Zone (CDZ) evaluatio n
and inclusion of Airport Compatible Open Space graphic .
-Updated information and mitigations related to environmental issues .
As part of the AASP amendments, the City is proposing to modify the Cluster Developmen t
Zone boundaries that address density in the AASP . The amendments would involve removin g
approximately 100 acres of commercial service and approximately 25 acres of open space fro m
the southeast corner of the CDZ just east of the airport . This area would be removed since Sa n
Luis Obispo County has already approved development in the majority of this area . The City i s
also proposing to modify the allowable land uses in the AASP to make them consistent with th e
County Airport Land Use Plan (ALUP).
Any land uses categories modified with the update to the AASP will need to be reflected in th e
City's General Plan Land Use Element map . No other General Plan changes are anticipated a t
this time .
Development Agreemen t
Chevron has requested a development agreement as part of the project proposal to address timin g
and reimbursement for infrastructure costs . Development agreements are essentially contracts ,
•adopted by ordinance, between a developer of a project and the local agency with land us e
authority over the project . Chapter 17 .94 of the San Luis Obispo Municipal Code includes th e
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purpose, scope and authority for executing development agreements in the City, as well as all o f
the application and procedural requirements . According to the purpose section of Chapter 17 .94 :
Development agreements specify the rights and responsibilities of the city an d
developers . Used in conjunction with subdivision approval, annexation, rezoning, o r
architectural approval, development agreements establish the terms and conditions unde r
which development projects may proceed . Development agreements are best used for
large, complex or phased projects which require extended construction time and which
involve numerous public improvements such as streets, utilities, flood improvements ,
schools, parks and open space and other improvements of community-wide benefit .
Under a development agreement, projects may proceed under the rules, standards ,
policies and regulations in effect at the time of original project approval .
Section 17 .94 .100 requires a public hearing before the Planning Commission so that th e
Commission can provide the City Council with a recommendation on the agreement, as follows :
17 .94 .100 Planning commission hearing and recommendation .
The commission shall consider the proposed development agreement and shal l
make its recommendation to the council . The recommendation shall includ e
whether or not the proposed development agreement meets the followin g
findings :
A.The proposed development agreement is consistent with the general plan an d
any applicable specific plan;
B.The proposed development agreement complies with zoning, subdivision an d
other applicable ordinances and regulations ;
C.The proposed development agreement promotes the general welfare, allow s
more comprehensive land use planning, and provides substantial publi c
benefits or necessary public improvements, making it in the city's interest t o
enter into the development agreement with the applicant ; an d
D.The proposed project and development agreement :
1.Will not adversely affect the health, safety or welfare of persons living o r
working in the surrounding area ;
2.Will be appropriate at the proposed location and will be compatible wit h
adjacent land uses ; o r
3.Will not have a significant adverse impact on the environment . (Ord . 113 4
§ 1 (part), 1989 )
Development agreements are adopted by ordinance . Under a development agreement, projects
may proceed under the rules, standards, policies and regulations in effect at the time of project
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•approval . Through these mechanisms, development agreements offer more certainty to both th e
City and developer regarding the execution of complex, multi-phase projects .
On September 20, 2011, Council received a presentation by staff regarding the principles of a
potential development agreement, and authorized staff to proceed with a more detailed analysi s
of the proposal . The principles of the development agreement presented to the the City Counci l
at that time are attached (Attachment 5).
The primary purposes of the development agreement in this instance are as follows :
•Provide an extended timeframe for implementation of the development sinc e
typically entitlements expire before projects of this level of complexity and scop e
can be implemented ;
•Develop an agreement concerning the "community-wide benefits" the develope r
will provide in exchange for the extended timeframes or other developmen t
entitlements ; and
•Provide for reimbursement of expenses that Chevron will make on infrastructur e
improvements beyond its fair share requirement as determined by the Airport
Area Specific Plan fee program . The early installation of backbone infrastructure
in the Airport Area has the potential to provide economic benefits to the City ,
along with other public benefits of the project that will be enumerated in th e
agreement.
•The project EIR evaluates the development agreement concept, as required by CEQA . However,
there are few environmental implications associated with the agreement because it relate s
primarily to financial terms and will not enable any development that is inconsistent with th e
City's General Plan, the AASP, or the Zoning Regulations .
Staff is currently working with financial consultants to conduct a detailed analysis of the projec t
costs and benefits, and identify potential risks to the City associated with a long ter m
development agreement . A key aspect of this work is understanding the recommendations fro m
the EIR so that decision makers can clearly understand which project components are required t o
mitigate the impacts of the project, and which project components are public benefits becaus e
they exceed Chevron's fair share requirement. Once this information becomes available fo r
analysis, discussions with Chevron regarding the details of the agreement can proceed . Staff wil l
return to the City Council for direction regarding the details of the agreement once the analysi s
of costs and benefits is complete .
Annexatio n
The project site is outside of the city limits but within the city's Sphere of Influence boundary .
The AASP anticipates remediation, restoration, annexation and development of this site . Th e
applicant has indicated that upon the certification of the FEIR and approval of a developmen t
agreement and completion of all remediation requirements, the next step would be to annex al l
•332 acres to the city . The annexation process involves hearings before the Planning Commissio n
and the City Council to approve a preliminary annexation map . This map is then forwarded t o
the Local Agency Formation Commission (LAFCO) as part of the applicant's annexatio n
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application . LAFCO will then hold its own hearing process to approve or deny the annexatio n
request .
Annexation of the project site will rely on amendments to the AASP . With annexation, the Cit y
would provide water, recycled water, sewer, and public services such as police and fire to th e
developed areas . According to city staff, the city has recently installed (July 2009) a sewer trun k
line along the project site frontage . In addition to paying a fair share for this sewer utility
infrastructure, the applicant would be required to extend the water main and utilities to th e
developable areas .
Tract Ma p
The project site currently contains 13 parcels . Chevron proposes to subdivide the project site int o
19 lots : 16 industrial and commercial lots ; 1 lot for recreational or public facilities uses ; and 2
open space lots . The proposed lots would range from 4 .12 to 178 .4 acres . Vehicular acces s
would be from Tank Farm Road, Santa Fe Road, and internal public streets, which would b e
developed consistent with City standards and the AASP . Four 30-foot wide shared acces s
easements provide direct access to the industrial lots and minimize the number of driveways o n
Santa Fe Road, Tank Farm Road, and the internal streets . Pedestrian access would be via publi c
sidewalks and recreational trails .
Since the project site is currently within County jurisdiction, annexation of the property woul d
need to be completed prior to the City taking action on subdivision maps .
Phasing/Timin g
Attachment 4 is a copy of the anticipated project hearing schedule for the EIR and specific pla n
amendments . With release of the draft EIR, staff will commence a series of public hearings tha t
include the Cultural Heritage Committee, Architectural Review Commission, Plannin g
Commission, Airport Land Use Commission and others . It is anticipated that the draft EIR wil l
be circulated to the Planning Commission and City Council in October with a Plannin g
Commission public hearing during the open comment period of the EIR tentatively scheduled fo r
October 24 . Based on the assumptions made in the project schedule, certification of the EIR an d
approval of the amendments to the AASP by the City Council are anticipated to occur in Ma y
2013 .
Table 2 :EIR Timing
Activity Timin g
Release of Draft EIR September 201 2
Public hearings/Workshops October 201 2
End of EIR Public Comment Period November 201 2
Release of Final EIR February 201 3
Project Hearings March/April 201 3
AASP Amendment/EIR Certification May 2013
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• Following certification of the FEIR, and subsequent approvals by the State Regional Wate r
Quality Control Board and County, the applicants will be able to move forward with gradin g
entitlements in the County that will allow the remediation and restoration portions of the projec t
to commence . These components of the project are anticipated to take approximately 3 years .
Completion of remediation and restoration of the site will allow the applicant to move forwar d
with annexation of the project area to allow development and will require dedication of th e
proposed open space areas . Annexation would implement the amended land use categories into
the City Zoning Map and would also allow the City to approve the proposed subdivision map .
Next Step s
Following release of the draft EIR, staff will schedule a public hearing before the Plannin g
Commission with an emphasis on gathering public feedback and public comments on the Draft
EIR. This is anticipated to occur on October 24 `h . The EIR consultant will be available at thi s
hearing to assist with questions and receive comments .
CONCURRENCE S
The Public Works, Utilities, Parks and Recreation, Fire, and Administrative staff, including th e
recently retired Natural Resources Manager and others have been working together to ensure th e
• EIR adequately addresses the potential impacts from the proposed project . The review of th e
project also requires collaboration with multiple outside agencies including the County of Sa n
Luis Obispo, the Air Pollution Control District, the Regional Water Quality Control Board, an d
the Airport Land Use Commission .
FISCAL IMPAC T
There are no direct fiscal impacts of Council's preliminary review and comment on project an d
pending EIR, beyond the commitment of staff preparation time . The fiscal impacts of the projec t
itself will be analyzed in conjunction with the AASP update, project entitlements an d
certification of the EIR . The project review, Specific Plan update, support in the negotiations o f
the development agreement and preparation of the EIR are being funded through application fee s
paid by Chevron .
ALTERNATIVE
Since there is no proposed action as a result of this report, there are no recommended alternative s
at this time .
ATTACHMENTS
1 .Vicinity map of project sit e
2 .Proposed project schedul e
•3 .Detail map of proposed remediation site s
4 .Existing and proposed land use maps for AASP
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5 .
Development agreement principle s
T:\Council Agenda Reports\2012\2012-09-I8\Introduction-Kickoff for Chevron Project (Johnson-Dunsmore)\Chevron CAR (9-18-12).docx
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ID Task Task Name Start Finish _2013 201 4Mode'Half 2, 2012 Half 1, 2013 _Half 2,213 Half 1, 2014
A I M11 1 I A 1 5 1 O ! N P D J P F I I M I J JI A IS 1OJNID 1IFIMJA 1
1 l Chevron AASP/EIR Plan Mon 7/30/12 Wed 5/22/13 I 9
2 S 1 .1 ADEIR Mon 7130/12 Thu 10/25/12 •244444444L.._
3 1 .1 .1 partial ADEIR delivered to City and Coo Mon 7/30/12 Mon 7/30/12 30
4 tRD 1.1 .2 City Review of ADEIR sections Mon 7/30/12 Fri 8/24/12
5 ®1 .1 .3 County reviews ADEIR sections Tue 8/7/12 Mon 9/17/1 2
6 _st 1.1 .4 City/County Recieves complete ADIER Tue 9/11/12 Tue 9/11/12 49/2 1
7 U 1 .1 .5 MRS revises ADEIR Tue 9/11/12 Thu 10/25/12 MR S
8 q 1 .2 Workshops Wed B/22/12 Tue 9/4/12 !
11 1,3 DEIR Fri 10/26/12 Wed 12/12/1 2
12 1,3 .1 Complete/Distribute DEIR Fri 10/26/12 Tue 10/30/12 Assumptions :13 ~1 .3 .2 Draft EIR Complete NOC filed Fri 10/26/12 Fri 10/26/1 2
1 .3 .3 Public Comment period (45 days)Mon 10/29/12 'Wed 12/12/12 1 . Delivery of ADEIR Prior to 8/3 114
15 %1 .4 Hearings Mon 11/5/12 wed 12/12/12 2 . No applicant changes to projec t
16 f'1.4 .1 Airport Land Use Commission Wed 11/21/12 Wed 11/21/12 3 . Completion of Complete Draft EIR by 10/27
17 y1'1 .4 .2 Cultural Heritage Committee Mon 11/26/12 Mon 11/26/12 4 . Average level of public commentsEiThl
18 s8"1 .4 .3 Bicycle Advisory Thu 11/15/12 Thu 11/15/1 2
19 sd"1 .4 .4 Parks and Rec commission Thu 11/8/12 Thu 11/8/1 2
20 s$'1 .4 .5 ARC Hearing Mon 11/5/12 Mon 11/5/1 2
21 sf 1 .4,6 PC hearing-draft EIR Wed 11/14/12 Wed 11/14/12 it
22 1 .4 .7 End Public Comment Period Wed 12/12/12 Wed 12/12/12 12/1 2
23 1 .5 Final EIR/Project review Thu 12/13/12 Wed 4/10/13 ♦•
24 ¶u 1 .5 .1 Prepare Admin final EIR Thu 12/13/12 Wed 1/23/13 ..MRS
25 1 .5 .2 Prepare PC draft AASP Thu 1/24/13 Wed 3/6/1 3
26 ,#1 .5 .3 CHC Hearing 2 Mon 12/17/12 Mon 12/17/1 2
27 ;i1b 1 .5 .4 PC project hearing 1 Wed 1/23/13 Wed 1/23/1 3
28 a 1 .5 .5 Review of Admin FEIR Thu 1/24/13 Wed 2/27/13 ore[22%]
29 sds 1 .5 .6 Complete/distribute FEIR Tue 1/22/13 Mon 2/4/13 MRS
30 ap 1 .5 .7 Final EIR delivered to City Mon 2/4/13 Mon 2/4/13 ♦1 P/4
31 ld 1 .5 .8 PC hearing- project FEIR .Wed 3/13/13 Wed 3/13/13 -r Phil fhrofmor e
32 71'1 .5 .9 ALUC hearing 2 Wed 3/13/13 Wed 3/13/13 -r Phil Ilim4more
33 #1 .5 .10 PC hearing 2 .Wed 4/10/13 Wed 4/10/13 ,Zyyjj4funsmore
34 g~1.6 City Council Tue 5/21/13 Wed 5/22/1 3
35 1 .6 .1 City Council Tue 5/21/13 Tue 5/21/1 3
36 ~1.6.2 EIR certified/Proect complete Wed 5/22/13 Wed 5/22/1 3
Task External Milestone ♦Manual Summary Rollup vraweawxaa Critical
Project : Chevron Project Plan 8-22
Split ,,,,,,,,,,,,,,,,,,,Inactive Task E''Manual Summary gP°•Critical Spli t
Milestone .♦Inactive Milestone ,.Start-only C Progres s
Date: Thu 8/16/12 Summary ..•Inactive Summary 'c -'--i Finish-only 7 Slac k
Project Summary Manual Task Deadline
External Tasks Duration-only :Late
8
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•
Existing Land use Designations under City Airport Area Specific Pla n
CS-S P5acres
CO5-S P
79 acres
( CS-SP )..........2 .2 acres
Ke y
Site Boundary
Business Park Development (BP-SP )
Service Commercial Development (CS-SP )
Conservation /Open Space (C/OS-SP )
C/OS-SP
7 .2 acres
( CS-SP )
3 .6 acres
CS-S P
6 acres
s
C/OS-S P
163 acres
S SS
Proposed Development Plan
u'A Damon Garcia'',E',f
ension 2 R Sports Complex ."'.Ex
San Luis Obisp o
'T —Regional ai r
r od
Future Extension
of Multi -Us ea@Completed
B y oors
Proposed Land Use Pla n
Tank Farm Road
Si
Site Boundary
Proposed Off-Sreet Bike Pat h
Proposed On-Street Bike Pat h
Business Park Development ( BP-SP )
Service Commercial Development ( CS-SP )
Conservation /Open Space ( C/OS-SP )
Public Facility ( PF-SP )
•
Attachment 5
CHEVRON SLO TANK FARM DEVELOPMENT AGREEMF ter
Draft Guiding Principles :
1.The Project Description needs to describe the scope of the Developmen tAgreementtosupport a complete environmental review process .
2.The Development Agreement identifies the Project's benefits, which include :
•Dedication of Land to Open Space over and above what would be required b yconditions of the General Pla n
•Public Open Space Facilities (e .g .. trails) over and above what would be required b ythe General Pla n
•Open Space Restricted Fund to provide a resoureel fdi`future maintenance andimprovements to the open space ;;;:
•Public Lot dedicated to the City to be used„fot publidp*Erposes, such as recreationa lfacilities, a transit facility or other use ;
li—te 3•Economic Development - Creation of jd~:;oppor ;;_,_
•
Early construction of Airptn ;I .f'rea "Backbone'h rastructure using Chevron capita lthose portions beyondC evr ?s "Fair Share`"; including :
o Tank Farm Road widei)ii
goSignalzatton at Tank Farm & Sari P& Road it ejsectionoRegtd}$iestic water)e impr +e is & pzin goReghiair"'daii d water line iritprDbemeoRefipnal flood'htintrol impr 'QYetlent soSantaFeRoadNWth extension :,,o Improv"edjrpof €ety "
'c benefits, the City will :
•Reduce pla ~,i,theck,tj#Itinspection fees where possible due to efficiencies associate dwith the scate of,tj ;3roject, or made possible by alternative delivery method s(e .g ., contract 'oflj#Fie plan check duties).
•Credit of certain Airport Area Add-On Fees .
•Credit a percentage of in-tract plan check and inspection fees (if a gap exists) at th etime of public improvement plan approval, to be negotiated .
•Credit a percentage of building plan check and inspection fees (if a gap exists) at th etime of building permit issuance, to be negotiated .
•Consider a phased payment schedule for Affordable Housing Fees to reduce upfron tcosts.
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creating environments people,enjoySS:45
SS2-1 9
+Flood Control Improvements beneitiig regional flood con t'n'!:
nt Agreement describes theterms by which Chevron will b e
di
fi-siidri
("h")is eXCngare requrementste gap .
!E2 a
- 11!?.r i E4.Oni q3portant strafor iiii uting the size of "the gap" is to limit costs tha tChevron's faiii hare wTidnever possible .
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Attachment 5
CHEVRON SLO TANK FARM DEVELOPMENT AG r
6 . Management of the Agreemen t
•During the 25 year period the agreement would be managed by the City, wit h
reimbursements made on an annual basis .
•Reimbursement will be of actual costs, whether below ,or above estimates .
•The value of credited fees will be based on the,c4 j4dht fee resolution at the time o f
permit issuance, as adopted by the City Couti(4jf -
•If the gap is closed, the Project will pa y
•The reimbursement can be re-establfled following gap closure if a subsequen t
phase of the project requires earlySiastruction of Airport Area "Backbone "
infrastructure .
•Enter into a reimburse-first agreement .
•Allocate Transient Occupancy Tax revenue to the reimbursement during specifi c
time period - not to exceed a specified amount, to be determined .
SS3-1 6SS2-2 0
WM:Apollolana20080008020 .Chevron-St0-Tank -Form-Commerce Park\projaU-ManagamennComepond enca\CovrlDevelopment Agrecment\prinriples -
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creating environments people enjoy '
June 23, 201 1
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