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HomeMy WebLinkAboutItem 10 - COUNCIL READING FILE_i_Initial Study and Mitigated Negative Declaration (3)INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For EID-1484-2018 / SBVD-1483-2018, ARCH-1486-2018, SPEC-1482-2018 1.Project Title: “Northwest Corner” (NWC) Broad & Tank Farm Mixed-Use Commercial / Assisted-Living Center including Vesting Tentative Map #3115 2.Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 3.Contact Person and Phone Number: Brandi Cummings, Contract Planner Tyler Corey brandi.cummings@swca.com (805) 786-2550 tcorey@slocity.org (805) 781-7169 4.Project Location: 3985 Broad Street and 660 Tank Farm Road 5.Project Sponsor’s Name and Address: NKT Development, LLC and Westmont Development, LP c/o C. M. Florence, AICP Oasis Associates, Inc. 3427 Miguelito Court San Luis Obispo, CA 93401 6.General Plan Designations: Community Commercial with Special Focus Overlay, Business Park, and Conservation Open Space. 7.Zoning: Community Commercial with Special Focus Overlay and Specific Plan Overlay (C-C-SF-SP) and Airport Area Specific Plan Designations: Business Park with Airport Area Specific Plan Overlay (BP-SP) and Conservation Open Space with Airport Area Specific Plan Overlay (C/OS-SP). 8.Description of the Project: The applicant is proposing a five (5)-lot subdivision on two parcels with a combined area of approximately 10.07 acres. A General Plan amendment, Airport Area Specific Plan amendment, and rezone would change the designations of the project site to Community Commercial with Special Focus Overlay (C-C-SF-SP). Lot 1 of Vesting Tentative Tract Map (VTTM) 3115 would be developed with an assisted living and memory care facility on 4.79 acres. No application has been submitted for development on Lots 2 through 5, but the applicant has indicated that they would be developed with a commercial center on 5.28 acres subject to future review and entitlement actions. The project site is located within the Airport Area Specific Plan (AASP) located at 3985 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 2 Broad Street and 660 Tank Farm Road, San Luis Obispo, California 93401 (Assessor’s Parcel Numbers [APNs]: 053-421-003 and -004). The 10.07-acre property is currently developed with a single-family residence at 660 Tank Farm Road, while 3985 Broad Street is currently vacant (Attachment 2, project plans). Figure 1: Regional Location Figure 2: Project Vicinity, Site and Zoning Designations CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 3 The applicant is requesting a General Plan amendment to change the land use designation of parcel 053-421-004 from Business Park (BP) to Community Commercial (C-C), an Airport Area Specific Plan amendment to change the specific plan designation of both parcels from Business Park (BP) to Community Commercial (C-C), and a rezone to change the zoning designation of parcel 053-421-004 from Business Park (BP) to Community Commercial (C-C-SF-SP). These changes would allow for a wide range of retail sales and personal services that serve communitywide needs within the context of distinctive, pedestrian-oriented shopping centers which may accommodate larger scale uses not appropriate in the Downtown Core. The existing Conservation/Open Space (C/OS) designations along the creek corridor along the western property line would remain. The amendments would allow for the development of an assisted living facility and memory care facility (Westmont Living) that would occupy the westerly portion of the project site and would include 139 living units and support/administrative space in a 133,656 square-foot, two-story independent building, serving residents of 60 years in age and older. Westmont Living would be a retirement community that provides a spectrum of living options. State licensing is required to operate an assisted living and memory care facility. However, the level of assisted service is tailored to the individual needs of each resident. This allows each resident to “age in place” rather than relocate as their service needs change. Based on Westmont Living’s proposed operations, approximately 50% of residents would be considered independent living. This would include residents of the community that do not require Assistance with Daily Living (“ADL”) Services. The other 50% of residents would require some form of assistance, such as medication reminders, dressing or bathing assistance, transportation or mobility utilizing the assistance services or are memory care residents. No entitlements are being sought at this time for development of the eastern portion of the project site. However, the applicant has indicated that a future development project would likely include a commercial center consisting of a medical office and retail/restaurant space. Conceptual site plans show that the proposed medical office would likely be a 45,000 square-foot independent detached building located near the SESLOC property to the north. The medical office would likely house the Dignity Health Comprehensive Cancer Center, an outpatient cancer treatment and education center. The proposed retail/restaurant development may consist of three buildings for retail or restaurant use totaling 15,000 square feet in three (3) independent detached buildings (5,000 square feet each). To facilitate potential future California Environmental Quality Act (CEQA) streamlining when a development project application is submitted for the eastern portion of the project site, this environmental document analyzes the potential environmental effects of possible future development projects that could be allowed by the General Plan amendment, Airport Area Specific Plan Amendment, and rezone, including the conceptual plan for the commercial center, as discussed above. However, this analysis is not conducted on a project-specific level since development plans and details may change. The conceptual site plan for the commercial center is configured with retail/restaurant buildings along the southeastern corner of the site, adjacent to the Tank Farm-Broad Street intersection. The proposed medical office would be located at the northeast corner of the site, across from SESLOC and fronting Broad Street. Parking would primarily be located at the interior of the site, between the commercial center uses and the Westmont Living facility. Additional parking for the Westmont Living facility would be located west of the building, parallel to Orcutt Creek. Project construction would begin with mass grading of the entire project site followed by development of the Westmont Living development. The Westmont Living facility would be phased, with 72 assisted living suites and 28 memory care studio units in the first phase and 39 assisted living suites in the second phase. Any development proposed on the eastern portion of the project would require review and approval for the appropriate entitlements based on the proposed uses of the commercial center and the project’s consistency with the General Plan, Airport Area Specific Plan, zoning regulations, and this environmental document, or subsequent environmental analysis. Additional proposed project components include: 1.A five-lot subdivision, including four commercial lots ranging in size from 0.69 acre to 2.68 acres, and one assisted living and memory care site of 4.79 acres; 2.The Westmont Living facility would include 111 assisted living units. Of these, approximately 50 - 60% would be independent living, with the balance being assisted living. The facility would also include 28 memory care beds. The facility would be constructed in two phases as follows: CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 4 a.Phase 1 - 72 assisted living units and 28 memory care beds comprising 98,473 square feet (49,610 sf 1st floor, 48,863 sf 2nd floor) in a single building. Phase 1 parking and site improvements would consist of 70 parking spaces; b.Phase 2 - 39 assisted units comprising 35,183 square feet (17,764 sf 1st floor, 17,418 sf 2nd floor) in an expanded building attached to the main Phase 1 development; 3.Assisted living amenities at the site would include full meal services, entertainment and exercise rooms, movie theater, and beauty-barber services; 4.As a 24-hour operation, the Westmont Living facility is expected to employ approximately 80 full- and part-time staff. At any given time, as many as 18 employees would be on site for a given shift; 5.The Westmont Living facility would include various delivery receiving and service needs throughout each day, and would accommodate family and guest visitors throughout each day; 6.Assisted living parking is proposed at 70 parking spaces dedicated to residents and staff; 7.Proposed uses, building and lot sizes, and associated parking on each lot are shown in Table 1, below. Table 1: Project Statistics Lot Use Lot Size (acres) Building floor area (sf) Building footprint (sf) Vehicle spaces provided Bicycle parking provided Lot 1 Assisted living and memory care 4.79 133,655 77,750 70 6 short- term 5 long- term Lot 2 Retail/ Restaurant1 0.69 5,0001 5,0001 Lot 3 Retail/ Restaurant1 0.98 5,0001 5,0001 Lot 4 Retail/ Restaurant1 0.93 5,0001 5,0001 Lot 5 Medical Office1 2.68 45,0001 17,9921 1) No application for development has been submitted for lots 2-5. Future development would require additional review and entitlement actions. This statistic represents one possible development scenario for the lot based on conceptual information from the applicant. 8.Demolition of the existing single-family residence at 660 Tank Farm Road; 9.Amendment to the Airport Area Specific Plan to modify the land use designation from Business Park with Specific Plan Overlay (BP-SP) to Community Commercial with Special Focus Area and Specific Plan Overlay (C-C-SF-SP) and associated text amendments to update the Specific Plan consistent with the proposed project and Special Focus Area policies (Attachment 1); 10.General Plan Amendment and rezone for the 1.37-acre parcel at 660 Tank Farm Road modifying the land use designation from Business Park to Community Commercial and the Zoning Designation from Business Park (BP-SP) to Community Commercial with Special Focus Overlay (C-C-SF-SP); 11.Creek setback exception to encroach into approximately 4,963 square-feet of the setback area for road improvements; 12.Design Exception for Tank Farm Road frontage improvements to allow 11-foot vs. 12-foot-wide travel lanes; and 13.Frontage and on-site improvements (Attachment 2, Project Plans). Two points of access from Tank Farm Road are proposed via a north-south driveway that would be shared between the office/retail/restaurant portion and the assisted living portion of the site, and a signalized intersection at the Mindbody intersection that would connect to the Industrial Way/Broad Street signalized intersection. Access from Broad Street would be provided by a driveway located along the northerly property line. This driveway would also provide access to the SESLOC Federal Credit Union building to the north. The existing right-in/right-out driveway access to SESLOC from Broad Street would be eliminated. Also requested is a design exception for the travel lanes on Tank Farm Road, which seeks 11-foot vehicle lanes versus the 12-foot lanes required by the Airport Area Specific Plan (AASP). The proposed street frontage improvements for both Tank Farm Road and Broad CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 5 Street consist of curb, gutters, sidewalks, and parkways along the project frontages as depicted in the AASP. The Broad Street frontage improvements have been designed to accommodate a future transit stop. The proposed two-story, 32-foot-high Westmont Living facility building’s design would incorporate an architectural style and materials consistent with the surrounding neighborhood. The color palette would be neutral, and materials would consist of a mix of Alumawood, Hardie siding, stucco, board and batten, and stone. The Westmont Living facility design would incorporate use of simple shed roof forms, and board & batten and lap siding, with the intent to provide complementary forms and materials. (Project plans, Attachment 2) The proposed project has been designed to collect stormwater runoff from the proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage facilities as a strategy to address current post-construction stormwater regulations. The impervious areas on site have been designed with gradients to direct stormwater through a storm drain system that would route the stormwater to the two proposed underground storage facilities. The project is seeking a creek setback exception to encroach into approximately 4,963 square-feet of the setback area for road improvements. To minimize potential impacts to 0.19 acre of seasonal wetland and ephemeral drainage area through project design, the project includes the enhancement of approximately 0.06 acres of wetland along the Orcutt Creek corridor, which would constitute a 3:1 replacement ratio. The enhancement plan provides for the removal of invasive non-native species and planting of native plants in the northwest corner of the site and creek setback areas along Orcutt Creek (see Attachment 3, Biological Wetland Resource Assessment). 9.Project History: The proposed project was originally submitted in March 2018 and included a seven-lot subdivision, an assisted living and memory care facility, a retail grocery store use, and six retail/restaurant spaces. That project was reviewed by the Airport Land Use Commission on July 25, 2018 and September 19, 2018 and received an Airport Land Use Plan consistency determination. On October 15, 2018, the Architectural Review Commission reviewed the project and sent its recommendations to the Planning Commission, which reviewed the project on April 10, 2019. The Planning Commission’s recommendation was introduced initially to the City Council on May 7, 2019. A second hearing did not occur and neither the project nor the environmental document was approved. The applicant has since revised the project and is only moving forward with the Westmont Living facility at this time. The assisted living and memory care facility remains as originally proposed, with no changes. The applicant has indicated that future development of the eastern portion of the project site would include replacing the proposed grocery store use with a medical office and reducing the amount of proposed retail/restaurant space. A conceptual site plan of a potential future development shows that the configuration of structures on the commercial portion of the property would be altered. The applicant is seeking to proceed with the Westmont Living facility and commercial center as two separate projects, though both are analyzed herein. As no changes are proposed to Westmont Living facility, that project can proceed with a final City Council hearing, as this part of the project is still consistent with the previous review of the Architectural Review Commission and Planning Commission. As part of approving this environmental document, the City Council would also be approving the environmental analysis of the commercial center, and the vesting tentative tract map to subdivide the site. The commercial center is being processed as a separate entitlement and will require a separate Architectural Review Commission review and Planning Commission approval. When the commercial center project subsequently returns to Architectural Review Commission and Planning Commission, no further environmental review would be required and a consistency determination could be made (assuming the application is generally consistent with the conceptual plans for the commercial center included in this evaluation). 10.Project Entitlements: •Vesting Tentative Tract Map 3115 to subdivide two existing parcels into five lots ranging in size from 0.69 acre to 4.79 acres, including a design exception for Tank Farm Road frontage improvements to allow 11-foot vs. 12-foot-wide travel lanes. •Development Plan approval of the Westmont Living Facility, including a creek setback exception to encroach into approximately 4,963 square-feet of the setback area for road improvements. Separate CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 6 approval will be required in a future application for any development on the eastern portion of the site (which may or may not include medical office and retail/restaurant development). •Airport Area Specific Plan Amendments including associated development standards and amendment of the Specific Plan zone designation from BP-SP to C-C-SF-SP to be consistent with the rezone of the property which occurred when the General Plan Land Use and Circulation Element (LUCE) was adopted in 2014. •General Plan Amendment and rezone for the 1.37-acre parcel at 660 Tank Farm Road modifying the land use designation from Business Park to Community Commercial and the Zoning Designation from Business Park (BP-SP) to Community Commercial with Special Focus Overlay (C-C-SF-SP). 11.Surrounding Land Uses and Settings: The project site’s topography is relatively level and currently supports non-native annual grassland and ruderal habitats and an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. There is an existing soil stockpile on the southern portion of the project site, which would be used for the proposed grading activities. The project site’s northern and western boundaries are defined by drainage swales that flow west to the confluence with Orcutt Creek. The project site is located at the northwest corner of Broad Street and Tank Farm Road within the Airport Area Specific Plan (AASP). Surrounding uses include SESLOC Federal Credit Union to the north, a mobile home park to the west, Marigold Shopping Center to the east, and Mindbody offices and the Edna Valley Market and Gas Station to the south. Orcutt Creek is located along the western boundary of the project site. The majority of the site (8.5 acres) is zoned Community-Commercial with Special Focus Area Overlay (C-C-SF-SP). The Business Park (BP-SP) zoned portion of the site is approximately 1.5 acres. Surrounding adjacent land uses and zoning are provided in the table below: Table 2: Adjacent Land Uses LAND USE EXISTING USES / TENANTS NORTH Business Park (BP-SP) SESLOC Federal Credit Union (SESLOC)* SOUTH Business Park (BP-SP) Mindbody, Edna Valley Market & Gas Station EAST Community Commercial (C-C) Marigold Shopping Center / Vons WEST Service Commercial (C-S-SP) Hidden Hills Mobile Home Park** *A development application has been received by the City for this site and is currently under review. The application is seeking entitlements for the construction of a new 12,000 square-foot three-story commercial structure to expand the existing SESLOC Credit Union campus. **A development application has been received by the City for this site and is currently under review. The application is seeking entitlements to construct a mixed-use development including 249 apartment units and approximately 18,500 square-feet of commercial space. 12.Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? A Cultural Resources Survey of the project site (Terry L. Joslin, Ph.D., RPA, Central Coast Archaeological Research Consultants) has been prepared. Native American Tribes have been notified about the project consistent with City and State regulations. No requests for consultation were received. CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 7 13.Other public agencies whose approval is required: •SLO County Airport Land Use Commission - Airport Land Use Plan Consistency Determination •U.S. Army Corps of Engineers Nationwide Permit 39 Commercial and Institutional Developments pursuant to Section 404 of the Clean Water Act (CWA) •Regional Water Quality Control Board CWA Section 401 Water Quality Certification •California Department of Fish and Wildlife Streambed Alteration Section 1600 Permit •San Luis Obispo County Air Pollution Control District CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 8 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. ☐Aesthetics ☒Greenhouse Gas Emissions ☐Public Services ☐Agriculture and Forestry Resources ☐Hazards and Hazardous Materials ☐Recreation ☒Air Quality ☐Hydrology and Water Quality ☒Transportation ☒Biological Resources ☐Land Use and Planning ☒Tribal Cultural Resources ☒Cultural Resources ☐Mineral Resources ☐Utilities and Service Systems ☐Energy ☒Noise ☐Wildfire ☐Geology and Soils ☐Population and Housing ☒Mandatory Findings of Significance FISH AND WILDLIFE FEES ☐ The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see attached determination). ☒ The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Wildlife for review and comment. STATE CLEARINGHOUSE ☒ This environmental document must be submitted to the State Clearinghouse for review by one or more State agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 9 DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ☐ I find that 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. ☒ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ☐ I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless mitigated” impact(s) 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 ☐ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) 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. ☐ Signature Date For: Michael Codron, Printed Name Tyler Corey, Principal Planner Community Development Director August 6, 2020 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 10 EVALUATION OF ENVIRONMENTAL IMPACTS 1.A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2.All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3.Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4.“Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross- referenced). 5.Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a)Earlier Analysis Used. Identify and state where they are available for review. b)Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c)Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6.Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8.The explanation of each issue should identify: a)the significance criteria or threshold, if any, used to evaluate each question; and b)the mitigation measure identified, if any, to reduce the impact to less than significance Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 11 1.AESTHETICS Except as provided in Public Resources Code Section 21099, would the project: a)Have a substantial adverse effect on a scenic vista?1, 5 ☐☐☒☐ b)Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? 1, 5, 9, 35 ☐☐☐☒ c)In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? 1, 5, 35 ☐☐☒☐ d)Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 1, 5, 18, 35 ☐☐☒☐ Evaluation The AASP area is characterized as semi-rural, with grazing land intermixed with occasional one- and two-story industrial and business park development. Views in the planning area include the Santa Lucia Range and Islay Hill to the east. In addition, a small range of low hills separates the planning area from the city core to the north. The project site is located in the southeastern portion of the city and is generally surrounded by commercial service and retail uses; residential uses are located immediately west of the site. The project site is primarily undeveloped and contains a vacant single-family residence and is characterized by non-native annual grassland and several non-native trees, primarily eucalyptus. The City’s Conservation and Open Space Element (COSE) identifies specific goals and policies intended to protect and enhance the city’s visual quality and character. Policies in the COSE include, but are not limited to, promoting the creation of “streetscapes” and linear scenic parkways during construction or modification of major roadways, designing new development to be consistent with the surrounding architectural context, and preservation of natural and agricultural landscapes. The COSE and Circulation Element assign scenic value ratings of ‘moderate’ and ‘high’ to several roadways in the city, based on the availability of views of scenic resources from these public viewpoints. According to the Circulation Element of the General Plan, the segment of U.S. Highway 101 (U.S. 101) through the city of San Luis Obispo is identified as having moderate and high scenic value. The COSE identifies Tank Farm Road has having high scenic value west of the intersection with Santa Fe Road, and moderate scenic value east of the intersection with Santa Fe Road. The portion of Broad Street along the project site is also identified as having high scenic value. The COSE does not identify any “cones of view” or other important scenic vistas in the project site vicinity. The project site is located along a portion of Broad Street that is part of State Route 227 (S.R. 227), a state highway that begins at U.S. Route 101 (U.S. 101) and continues through San Luis Obispo to Arroyo Grande. This portion of S.R. 227 is not a designated or eligible state scenic highway. U.S.101 is located approximately 1.5 miles west of the project site. The section of U.S. 101 that extends through the city of San Luis Obispo is classified as an eligible state scenic highway but is not officially designated (Caltrans 2015). In addition to regulation through local General Plan policies, the City’s Architectural Review Commission (ARC) reviews for conformance with Community Design Guidelines. Architectural review is a process whereby the City’s ARC examines a proposed project’s layout, building design, its relationship to the neighborhood in which it would be located, landscaping, parking, signage, lighting, and other features affecting the project’s appearance. The ARC is charged with administering architectural review to help achieve attractive and environmentally sensitive development. The ARC’s by‐laws include design review process goals of maintaining property values, preserving the city’s natural beauty and distinct visual character, attracting Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 12 growth in the local economy and maintaining the community’s quality of life for residents. The ARC uses the City’s Community Design Guidelines as a basis for evaluating the suitability and appropriateness of individual project design. a)A scenic vista is generally defined as a high-quality view displaying good aesthetic and compositional values that can be seen from public viewpoints. Some scenic vistas are officially or informally designated by public agencies or other organizations. A substantial adverse effect on a scenic vista would occur if the proposed project would significantly degrade the scenic landscape as viewed from public roads or other public areas. The proposed project would be located on the north side of Tank Farm Road with frontage along the segment of the road designated as having moderate scenic value, east of Santa Fe Road, and is briefly visible from the portion of Tank Farm Road that is designated as having high scenic value, west of Santa Fe Road. The project would also front the west side of Broad Street along the high scenic value segment of road. Existing views of the site consist of security fencing, non- native grasses and trees. Views through the site facing north-northeast from Tank Farm Road consist of commercial development on parcels to the north (SESLOC) and east (Marigold). Distant hillside views can be seen through the site and to the east, as viewed from Tank Farm Road. The project would modify foreground views to the north and northeast through the site by constructing new buildings for the Westmont Living facility and for future commercial center development. The 2003 AASP EIR, which established the current 45-foot height limit and buildout potential for the project site, determined that urbanization of the AASP would irreversibly change the visual character of the south end of the city from that of a low density semi-rural area to a more intensely developed, suburban area. This change was determined to be significant and unavoidable and a statement of overriding considerations was adopted by the City Council. The Westmont Living facility building would be predominantly 26 feet with its high point at the top of the parapet (32 feet). Development plans has not been submitted for development on the eastern portion of the property. However, the proposed Community Commercial designation would allow for a maximum building height of 35 feet from the average existing grade elevation of the site. Architectural projections such as parapets, antennas, vents, etc. would be allowed to encroach up to 10 feet beyond the 35-foot limit. The proposed Community Commercial designation would also allow for up to 75% lot coverage and up to a 2.0 floor area ratio (FAR). In comparison, the existing Business Park (BP) designation allows for heights up to 45 feet, lot coverage up to 75%, and a FAR of 0.6 - 1.0 depending on use. Architectural projections in the Business Park (BP) designation are allowed to encroach up to 7 feet beyond the 45- foot limit The project would modify the foreground and middle ground views as experienced from Tank Farm Road by constructing a new two-story structure and a new single-story structure with frontage on Tank Farm Road. New development would be visible in the foreground and would block views of other structures looking to the north and northeast but would not block views of hillsides or other natural resources experienced from the cone of vision while driving east along Tank Farm Road. A conceptual site plan for the eastern portion identifies potential placement of a single-story structure adjacent to the Tank Farm Road/Broad Street intersection, which would help ensure views of the hills are not lost while approaching the intersection or turning north onto Broad Street. These hillsides are not within designated scenic vistas and there are no identified scenic “cones of view” through the site. Future development on the eastern portion of the project site has the potential to modify the foreground views from Broad Street. A conceptual site plan shows that future development may include a new multi-story structure and two single-story structures with frontage on Broad Street. Travelling north on Broad Street, public views consist of street-frontage landscaping, commercial development, and shopping centers, with intermittent views of the South Hills, which are predominately blocked by existing eucalyptus trees on the project site. Travelling south on Broad Street, views of the site are generally blocked by the existing SESLOC building, ornamental landscaping, and street trees. Public views consist of a commercial shopping center and transportation-related infrastructure. Initial views of the site from Broad Street are predominately of the grove of eucalyptus trees clustered at the northern corner of the project site. These trees would be removed as part of the project. If the conceptual future project is realized, public views would consist of the multi-story medical office structure and intermittent views of the Mindbody campus. Single-story retail structures would block views of the existing Mindbody campus and the gas station on the southwest corner of the Tank Farm Road/Broad Street intersection. Future development on the eastern portion of the project site would require future entitlements which would require review and consistency with the City’s Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 13 General Plan policies and implementing measures in the Zoning Code, Community Design Guidelines, and ARC policies and guidelines. The visual character of the site would be modified, as the existing vacant residence and non-native grasses and trees would be replaced with the proposed new development. Removal of existing trees would not degrade or block any designated high scenic views or otherwise degrade the existing quality of the site or surroundings, and the project would incorporate on-site landscaping and new plantings as part of the riparian enhancement of Orcutt Creek. Additionally, the Westmont Living facility has been reviewed by the Architectural Review Commission (ARC), which recommended that the Planning Commission find the project consistent with the Community Design Guidelines and design guidance in the Airport Area Specific Plan (AASP). The Planning Commission reviewed the project and found the project consistent with the Community Design Guidelines and design guidance in the AASP and recommended approval the City Council. Impacts would be less than significant. b)The project site is located along Tank Farm Road and Broad Street. This portion of Broad Street is part of S.R. 227, a state highway that begins at U.S. 101 and continues through San Luis Obispo to Arroyo Grande. This portion of S.R. 227 is not a designated or eligible state scenic highway. U.S.101 is located approximately 1.5 miles west of the project site. The section of U.S. 101 that extends through the city of San Luis Obispo is classified as an eligible state scenic highway but is not officially designated (Caltrans 2015). The City has identified U.S. 101 from the southern city limit to Marsh Street as a highway with high scenic value, and between Marsh Street and Broad Street, and north of California Street, as a highway with moderate scenic value. Due to the distance between U.S. 101 and the project site, intervening topography, and the existing urban development, there are no available views of the project site from U.S. 101. Therefore, there would be no impact. c)See impact discussion a). Impacts would be less than significant. d)Existing sources of nighttime lighting in the vicinity of the project site include streetlights along Tank Farm Road and Broad Street, spillover lighting from surrounding development to the south and east, light from the headlights of vehicles traveling along Tank Farm Road and Broad Street, and from the single-family residential development to the southeast. Development of the project site would result in an increase in ambient nighttime lighting through the addition of parking lot and security/safety lighting and exterior fixtures associated with the Westmont Living facility use and future development on the eastern portion of the project site. The project would also result in an increase of headlights and vehicle glare from vehicles accessing the site. In addition, exterior building materials, windows, and surface paving materials may cause glare that could affect the nearby residence to the southwest. The project would be required to conform to the City’s Night Sky Preservation Ordinance (Zoning Regulations Chapter 17.23), which sets operation standards and requirements for lighting installations. These include limits on outdoor lighting that is misdirected, excessive, or unnecessary, and requires lighting to meet the minimum requirements of the California Code of Regulations for Outdoor Lighting and Signs (CCR Title 24, Chapter 6). The project would also be required to comply with the City’s General Plan policies pertaining to lighting and glare (Policy 9.2.3 Outdoor Lighting), as well as the City’s Community Design Guidelines. Prior to development of the proposed project, the applicant would also be required to provide an overall lighting plan that demonstrates that the project complies with the requirements of City Ordinance No. 17.18.030, which prohibits lighting or illuminated devices that would create glare which results in a hazard or nuisance on other properties. Compliance with applicable City policies and regulations would ensure that impacts associated with the creation of new sources of exterior lighting and glare would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 14 2.AGRICULTURE AND FORESTRY RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a)Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? 1, 9, 19 ☐☐☐☒ b)Conflict with existing zoning for agricultural use, or a Williamson Act contract?12 ☐☐☐☒ c)Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? 19 ☐☐☐☒ d)Result in the loss of forest land or conversion of forest land to non-forest use?19 ☐☐☐☒ e)Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? 19 ☐☐☐☒ Evaluation The California Department of Conservation (DOC) classifies and maps agricultural lands in the state in the Farmland Mapping and Monitoring Program (FMMP). The FMMP identifies five farmland categories: Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Farmland of Local Importance, and Farmland of Local Potential. The project site is designated as Urban and Built-Up Land by the DOC FMMP. The project site is an urban in-fill site surrounded by existing development. There are no agricultural resources on the site; the nearest active agricultural operations are located in the unincorporated county, both to the south along S.R. 227 in Edna Valley and to the west along Buckley Road. Based on Figure 6 in the City’s COSE, the project site is not located within or immediately adjacent to land under an active Williamson Act contract. The project site currently supports non-native annual grassland and ruderal habitats as well as an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. Soils on the site include Cropley clay (0 to 2 percent slopes) and Concepcion loam (2 to 5 percent slopes). According to Public Resources Code Section 12220(g), forest land is defined as land that can support 10percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. Timberland is defined as land, other than land owned by the federal government and land designated by the State Board of Forestry and Fire Protection as experimental forest land, which is available for, and capable of, growing a crop of trees of a commercial species used to produce lumber and other forest products, including Christmas trees. The project site does not support any forest land or timberland. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 15 a)According to the FMMP, the project site does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Important Farmland).The project site is not in active agricultural use, is not located on land considered Important Farmland, and is in an area long designated for urban infill development in the AASP. Therefore, there would be no impact. b)There is no agricultural zoning or Williamson Act contract in effect on the project site or surrounding vicinity. Therefore, there would be no impact. c)The project site is not zoned for forest land or timberland zoned Timberland Production. Therefore, there would be no impact. d)The project site does not support any forest land or timberland. Therefore, there would be no impact. e)The project site has not been used for grazing or active agriculture in the recent past. Therefore, this project will not result in any direct loss of productive farmland. Other lands in the vicinity of the project site are either already developed or are slated by the AASP for eventual non-agricultural use whether this project proceeds or not. Therefore, this project has no direct correlation to any planned conversions of farmland to non-agricultural uses. The impacts of conversion of these lands to non-agricultural uses were evaluated both in the environmental documents for the City’s Land Use and Circulation Element and the AASP and found to be insignificant. This project complies with said policies through consistency with approved land use designations. Therefore, there would be no impact. Mitigation Measures None necessary. Conclusion No impact. 3.AIR QUALITY Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: a)Conflict with or obstruct implementation of the applicable air quality plan? 20, 21, 35 ☐☐☒☐ b)Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? 20, 21, 33, 35, 45 ☐☒☐☐ c)Expose sensitive receptors to substantial pollutant concentrations? 20, 21, 32, 33, 45 ☐☒☐☐ d)Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?4, 32, 46 ☐☒☐☐ Evaluation The city of San Luis Obispo is in the San Luis Obispo County portion of the South Central Coast Air Basin (SCCAB), which is under the jurisdiction of the San Luis Obispo Air Pollution Control District (SLOAPCD). SLOAPCD monitors air pollutant levels to assure that air quality standards are met, and if they are not met, develops strategies to meet the standards. Depending Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 16 on whether the standards are met or exceeded, the air basin is classified as being in “attainment” or as “non-attainment.” San Luis Obispo County is in non-attainment for the state 24-hour standard for particulate matter (PM10), partial non-attainment for federal ambient standards for ground-level ozone (O3), and the state eight-hour standard for ozone ). The COSE identifies goals and policies to achieve and maintain air quality that support health and enjoyment for those who live, work, and visit the city. These goals and policies include meeting state and federal air quality standards, reducing dependency on gasoline- or diesel- powered motor vehicles and to encourage walking, biking, and public transit use. The major sources of PM10 in the SCCAB are agricultural operations, vehicle dust, grading, and dust produced by high winds. Additional sources of particulate pollution include diesel exhaust; mineral extraction and production; combustion products from industry and motor vehicles; smoke from open burning; paved and unpaved roads; condensation of gaseous pollutants into liquid or solid particles; and wind-blown dust from soils disturbed by demolition and construction, agricultural operations, off-road vehicle recreation, and other activities. Ozone is a secondary pollutant that is formed by a reaction between nitrogen oxides (NOX) and reactive organic gases (ROGs) in the presence of sunlight. Therefore, ozone levels are dependent on the amount of these precursors. In the SCCAB, the major sources of ROGs are motor vehicles, organic solvents, petroleum production, and pesticides. The major sources of NOX are motor vehicles, public utility power generation, and fuel combustion by various industrial sources. The SLOAPCD has developed a CEQA Air Quality Handbook (most recently updated with a November 2017 Clarification Memorandum) to evaluate project-specific impacts and determine if potentially significant impacts could result from a project. To evaluate long-term emissions, cumulative effects, and establish countywide programs to reach acceptable air quality levels, a Clean Air Plan (2001) has been adopted by the SLOAPCD. Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the activities involved. The California Air Resources Board (CARB) has identified the following groups as most likely to be affected by air pollution (i.e., sensitive receptors): children under 14, the elderly over 65 years of age, athletes, and people with cardiovascular and chronic respiratory diseases. The project site is located within 1,000 feet of multiple sensitive receptors, including residential dwelling units to the west (mobile home park/planned residential development) and east and the Damon- Garcia Sports Complex to the north. Naturally Occurring Asbestos (NOA) has been identified as a toxic air contaminant by the CARB. Any ground disturbance proposed in an area identified as having the potential to contain NOA must comply with the CARB’s Airborne Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations. The SLOAPCD’s Naturally Occurring Asbestos Map indicates that the project site is located within an area identified as having a potential for NOA to occur. To facilitate potential future CEQA streamlining when a development project application is submitted for the eastern portion of the project site, this section analyzes the potential environmental effects of the conceptual plan for the commercial center, as discussed in the project description. a)The SLOAPCD adopted the 2001 Clean Air Plan (CAP) in 2002. The 2001 CAP is a comprehensive planning document intended to provide guidance to the SLOAPCD and other local agencies, including the City, on how to attain and maintain the state standards for ozone and PM10. The CAP presents a detailed description of the sources and pollutants which impact the jurisdiction, future air quality impacts to be expected under current growth trends, and an appropriate control strategy for reducing ozone precursor emissions, thereby improving air quality. In order to be considered consistent with the 2001 CAP, a project must be consistent with the land use planning and transportation control measures and strategies outlined in the CAP. The proposed project is consistent with the general level of development anticipated and projected in the CAP. The proposed development’s location, uses, and intensity is generally consistent with planning envisioned in the City’s 2014 Land Use and Circulation Element update and with the CAP’s land use planning strategies, including locating the proposed development within an urban area proximate to an existing roadway, near transit services, and near existing shopping areas. Transportation Control Measures (TCMs) are controls implemented at the local or regional level to reduce emissions resulting from the use of motor vehicles. TCMs are primarily intended to reduce vehicle use by promoting and facilitating the use of alternative transportation options. Many of the TCMs identified within the CAP are not applicable to the project, such as campus trip reduction programs, local and regional public transportation improvements, motor vehicle inspection programs, and maintenance and development of park-and-ride lots Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 17 throughout the county. The project would be generally consistent with the CAP TCM to promote bicycle use through provision of secure bicycle storage to encourage project employees to bike to and from work. The project site is not located in or adjacent to an area with proposed/needed bicycle infrastructure or improvements as identified in the CAP or City of San Luis Obispo Bicycle Transportation Plan. As described above, the project location would contribute to the Westmont Living facility occupants’ overall reduction of dependence on automobiles and daily vehicle miles travelled. The project would be consistent with all applicable land use and TCMs identified in the CAP. Therefore, impacts related to a conflict with an air quality plan would be less than significant. b)Construction Emissions Temporary construction activities associated with the proposed project would generate criteria pollutant emissions (i.e., fugitive dust and ozone precursor emissions) as well as toxic air contaminant (TAC) emissions (i.e. diesel particulate matter (DPM) emissions), which would contribute to the existing San Luis Obispo County non- attainment status for ozone and PM10. Table 3 summarizes the estimated short-term emissions from construction and shows maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds. Based on the project construction schedule and proposed structures, it is anticipated that a maximum of four large pieces of construction equipment would be active at the same time under maximum load. For modeling purposes, two bulldozers, a front-end loader, and a scraper were used to represent the equipment that would be active simultaneously. Table 3. Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG +NOx (combined) ROG +NOx (combined)1 Fugitive PM10 (dust)2 DPM2,3 Maximum Construction Emissions 50.63 1.62 0.11 0.07 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No No No No See Appendix A for CalEEMod results. 1 The combined ROG and NOx emissions were derived from the rolling maximum quarterly emissions for “ROG + NOx” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst-case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 2, maximum construction emissions would not exceed the quarterly SLOAPCD thresholds for PM10, DPM, the daily SLOAPCD threshold for ROG and NOX, or the quarterly SLOAPCD threshold for ROG and NOX. Even though temporary construction impacts related to emissions of ROG and NOX would be less than significant, Measures AQ-1 and AQ-2 are recommended to further reduce impacts. Measures AQ-1 and AQ-2 incorporate the standard construction equipment mitigation measures and BACT measures required by SLOAPCD for construction projects that exceed the 2.5-tons-per-quarter threshold for ROG and NOX emissions (Attachment 4a, Rincon Consultants Air Quality Technical Memorandum and 4b, SWCA Updated CalEEMod Emissions Modeling). Impacts would be less than significant impact with mitigation incorporated. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 18 Operational Emissions Operation of the proposed project would result in an increase in vehicle trips that would generate new criteria pollutant emissions in the SCCAB. In addition, operation of new land uses on the project site would result in long- term emissions associated with natural gas use and area sources, such as landscaping, consumption of consumer products, and off-gassing from architectural coatings. Table 4 shows the daily and annual operational emissions associated with the proposed project compared to the applicable SLOAPCD operational emissions thresholds. Table 4. Maximum Operational Emissions ROG +NOx (combined) Fugitive PM10 (dust) DPM1 CO Proposed Project Daily Emissions 34.1lbs/day2 13.0 0lbs/day 0.70 lb/day2 64.06lbs/day SLOAPCD Daily Threshold 25 lbs/day 25 lbs/day 1.25 lbs/day 550 lbs/day Threshold Exceeded? Yes No No No Proposed Project Annual Emissions 4.36 tons/year 1.66 tons/year 0.0902 ton/year 8.20tons/year SLOAPCD Annual Threshold 25 tons/year 25 tons/year n/a n/a Threshold Exceeded? No No n/a n/a See Attachment 4b for CalEEMod results. 1 DPM estimates were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. Based on CARB statewide inventories, DPM is roughly 8 percent of statewide PM2.5. This estimate represents a worst-case scenario because it includes all PM10 exhaust. 2 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Note: All numbers may not sum exactly due to rounding. The analysis of operational emissions does not consider TACs because the project does not propose a stationary source of toxic air emissions that would impact adjacent sensitive receptors. Additionally, the project site is not located close to a freeway or urban road with daily traffic volumes greater than 100,000 vehicles, which is the screening criteria identified by CARB to determine if TAC emissions would exposure the public to excessive cancer risk. Based on guidance from CARB and the California Air Pollution Control Officers Association (CAPCOA), the project would not expose people to undue excess cancer risk from exposure to TACs, which is defined as a risk of greater than 10 in a million. The proposed Westmont Living facility and conceptual commercial center would not generate a substantial number of diesel truck trips and would not substantially increase the number of trucks on local or regional roadways. Therefore, long-term operational emissions would be less than significant. As shown in Table 3, daily operational emissions associated with development under the proposed project would not exceed SLOAPCD operational daily and annual thresholds for PM10, DPM, or CO, or annual threshold for ROG and NOX. The project would exceed the SLOAPCD operational daily threshold for ROG and NOX. According to the SLOAPCD CEQA Air Quality Handbook, projects that generate between 30 and 35 lbs/day of combined ROG and NOX shall select and implement at least 8 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air Quality Handbook. This requirement has been included as Mitigation Measure AQ-3, and upon implementation would reduce ROG and NOX daily emissions to less than significant with mitigation. c)The project does not include stationary sources of toxic air emissions that would impact adjacent sensitive receptors and the project site is not located close to a freeway urban road with daily traffic volumes of greater than 100,000 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 19 vehicles. The nearest potential sensitive receptors would be the existing mobile home park/planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Because the project would be located within 1,000 feet of sensitive receptors, additional fugitive dust mitigation is required. Mitigation Measure AQ-2and AQ-4 would reduce construction related air quality impacts to sensitive receptors to less than significant. Therefore, impacts would be less than significant with mitigation. d)The project would amend the AASP land use designation consistent with the City’s General Plan and zoning designations to allow the proposed uses that are consistent with the Community Commercial Zone with Special Focus Overlay (C-C-SF-SP). None of the uses are identified by SLOAPCD as uses that typically create objectionable odors. In addition, the project site is surrounded by service commercial/business park land uses, an existing residence to the southeast, and open space and agricultural operations further to the southwest. None of these land uses include operations listed in the CEQA Air Quality Handbook as potential odor-contributing sources. Therefore, development under the proposed General Plan Amendment and rezone would not result in objectionable odors that would affect a substantial number of people. The project site is located in an area identified by the SLOAPCD as having a potential for NOA to occur. Pursuant to SLOAPCD requirements and ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105), the applicant is required to provide geologic evaluation prior to any construction activities and comply with existing regulations regarding NOA, if present. Mitigation Measures AQ-4 and AQ-5 have been identified to require the applicant to complete a geologic evaluation and follow all applicable protocols and procedures if NOA is determined to be present onsite. The existing structure located onsite was constructed in 1940 and may have the potential to include asbestos containing materials (ACM) and/or lead-based paint. Demolition of this structure may have the potential to result in harmful asbestos or lead emissions. The project is proposing to demolish an existing single-family residence and would be subject to the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). Mitigation Measure AQ-6 has been identified to require full compliance with applicable regulatory requirements for removal and disposal of these toxic contaminants if present on-site, including notification of the SLOAPCD prior to demolition of the existing structure. Therefore, this impact would be less than significant with mitigation. Mitigation Measures The following mitigation measures are required to reduce impacts to a less-than-significant level. These measures are required in addition to compliance with all required state and local laws that relate to air quality, as enforced by the San Luis Obispo Air Pollution Control District (APCD). AQ-1 Standard Control Measures for Construction Equipment The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site: •Maintain all construction equipment in proper tune according to manufacturer’s specifications; •Fuel all off-road and portable diesel powered equipment with CARB-certified motor vehicle diesel fuel nontaxed version suitable for use off-road); •Comply with the State Off-Road Regulation; •Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; •Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOX exempt area fleets) may be eligible by proving alternative compliance; •All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; •Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7 •Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 20 •Equipment shall be electrified when feasible; •Gasoline-powered equipment shall be substituted in place of diesel-powered equipment, where feasible; and •Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology. Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off-road engines and 2010 on-road compliant engines. AQ-3 The project would result in ROG and NOx operational emissions that exceed the SLOAPCD threshold of 25 lbs/day. Prior to issuance of construction permits, the applicant shall identify at least 8 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air Quality Handbook to incorporate into the project. Prior to occupancy, final inspection, or establishment of the use, whichever occurs first, the project shall demonstrate that it has implements such measures. If the project obtains a GreenPoint rating or is LEED certified, the applicant shall only need to implement 6 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air Quality Handbook. AQ-4 This project is greater than 4 acres and within 1,000 feet of sensitive receptors (residential units). Construction activities can generate fugitive dust, which could be a nuisance to residents and businesses in close proximity to the proposed construction site. Projects with grading areas that are greater than 4-acres or are within 1,000 feet of any sensitive receptor shall implement the following measures to manage fugitive dust emissions such that they do not exceed the APCD’s 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402): a.Reduce the amount of the disturbed area where possible; b.Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non- potable) water should be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder should consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. Please refer to the following link from the San Joaquin Valley Air District for a list of potential dust suppressants: Products Available for Controlling Dust; c.All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; d.Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities; e.Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; f.All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g.All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h.Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i.All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code (CVC) Section 23114; j.“Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304. To prevent ‘track out’, designate access points and require all employees, subcontractors, and others to use them. Install and operate a ‘track-out prevention device’ where vehicles enter and exit unpaved roads onto paved streets. The ‘trackout prevention device’ can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the trackout prevention device may need to be modified; Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 21 k.Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible; l.All PM10 mitigation measures required should be shown on grading and building plans; and m.The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition (Contact Tim Fuhs at 805- 781-5912). AQ-5 The applicant shall retain a registered geologist to conduct a geologic evaluation of the property including sampling and testing for naturally occurring asbestos in full compliance with California Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105) and SLOAPCD requirements. This geologic evaluation shall be submitted to the City Community Development Department upon completion. If the geologic evaluation determines that the project would not have the potential to disturb asbestos containing materials (ACM), the applicant must file an Asbestos ATCM exemption request with the SLOAPCD. AQ-6 If asbestos containing materials (ACM) are determined to be present onsite, proposed earthwork, demolition, and construction activities shall be conducted in full compliance with the various regulatory jurisdictions regarding ACM, including the ARB Asbestos Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105) and requirements stipulated in the National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos; NESHAP). These requirements include, but are not limited to, the following: 1.Written notification, within at least 10 business days of activities commencing, to the SLOAPCD; 2.Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and, 3.Implementation of applicable removal and disposal protocol and requirements for identified ACM. AQ-7 The applicant shall implement the following measures to reduce the risk associated with disturbance of ACM and lead- coated materials that may be present within the existing structure onsite: a.Demolition of the on-site structure shall comply with the procedures required by the National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos) for the control of asbestos emissions during demolition activities. SLOAPCD is the delegated authority by the U.S. EPA to implement the Federal Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be notified, per NESHAP requirements. The project applicant shall submit proof that SLOAPCD has been notified prior to demolition activities to the City Community Development Department. b.If during the demolition of the existing structure, paint is separated from the construction materials (e.g., chemically or physically), the paint waste shall be evaluated independently from the building material by a qualified hazardous materials inspector to determine its proper management. All hazardous materials shall be handled and disposed of in accordance with local, state, and federal regulations. According to the Department of Toxic Substances Control (DTSC), if the paint is not removed from the building material during demolition (and is not chipping or peeling), the material can be disposed of as non-hazardous construction debris. The landfill operator shall be contacted prior to disposal of lead-based paint materials. If required, all lead work plans shall be submitted to SLOAPCD at least 10 days prior to the start of demolition. The applicant shall submit proof that paint waste has been evaluated by a qualified hazardous waste materials inspector and handled according to their recommendation to the City Community Development Department. Conclusion Less than significant with mitigation incorporated. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 22 4.BIOLOGICAL RESOURCES Would the project: a)Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 5, 15, 28, 29, 35, 38, 39 ☐☒☐☐ b)Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 5, 15, 28, 29, 35, 38, 39 ☐☒☐☐ c)Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 5, 15, 28, 29, 35, 38, 39 ☐☒☐☐ d)Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? 5, 15, 28, 29, 35, 38, 39 ☐☐☒☐ e)Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 5, 10, 29 ☐☐☒☐ f)Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? 5, 10, 29 ☐☐☐☒ Evaluation The urbanized area of the city of San Luis Obispo lies at the convergence of two main geologic features: Los Osos Valley, which drains westerly into Morro Bay via Los Osos Creek, and San Luis Valley, which drains to the south- southwest into the Pacific Ocean at Avila Beach via San Luis Obispo Creek. San Luis Obispo, Stenner, Prefumo, and Brizzolara creeks, and numerous tributary channels pass through the city, providing important riparian habitat and migration corridors connecting urbanized areas to less-developed habitats in the larger area surrounding the city. Much of the area outside the city limits consists of open rangeland grazed year-round, along with agricultural lands dominated by annual crop rotations and vineyards. A variety of natural habitats and associated plant communities are present within the city and support a diverse array of native plants and resident, migratory, and locally nomadic wildlife species, some of which, are considered rare, threatened, or endangered species. However, the largest concentrations of natural and native habitats are located in the larger and less developed areas outside the city limits. The project site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously disturbed) as well as an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non- native blackberry thicket. The majority of the project site has been developed with site improvements and buildings, etc., as recent as 2003, and dating back to approximately 1937 with buildings and active equipment/materials storage. The site has been vacant since 2004 when buildings were removed and the surface was cleared leaving only the non-native trees, the remaining vacant residence, and a temporary soil stockpile. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 23 An approved soil stockpile is present on the southwest corner of the property. An ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold Center entry on Broad Street) and flows west to the confluence with Orcutt Creek, located in the northwest corner of the project site. Orcutt Creek flows southwesterly along the west edge of the property to a culvert under Tank Farm Road. The property is bordered by urban development on the north, east, and south sides, with residential development to the west. The City COSE identifies various goals and policies to maintain, enhance, and protect natural communities within the City planning area. These policies include, but are not limited to, protection of listed species and species of special concern, preservation of existing wildlife corridors, protection of significant trees, and maintaining development setbacks from creeks. The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in 2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving trees within the city. This ordinance includes policies that encourage preservation of trees whenever possible and feasible, detail the procedure and requirements for acquisition of a permit for tree removal within the city, and identify application requirements for tree removals associated with development permits. The City has also established a Heritage Tree Program which protects Heritage trees throughout the city designated by the Tree Committee and City Council. Based on the City’s GIS Division Heritage Trees map, no heritage trees are located within the project site. Methods of Survey and Assessment Sage Institute biologists conducted a review of available background information including the project information, aerial photographs dating back to 1937, NRCS Soils Survey information, and a search and review of the current California Natural Diversity Database (CNDDB) within an approximate 5-mile search radius of the project site. The 5-mile radius was used as the typical 10-mile search radius would have included rural areas well outside of the city limits that would not be relevant to this study in the urbanized city of San Luis Obispo. The CNDDB provided a list with mapped locations of special-status plant and wildlife species, as well as natural communities of special concern, that have been recorded within the region of the project site. Sage Institute conducted field reconnaissance surveys of the project site on May 20, July 10, and July 31, 2014; July 3, 2017; and February 22, 2018. The purpose of the field surveys was to document existing conditions within the project site in terms of habitat for plants and wildlife species, and the potential to support jurisdictional wetlands, riparian habitats, and/or waters of the U.S./State. Plant and wildlife species observed in the field were recorded. The field surveys included a thorough and complete springtime floristic inventory and rare plant survey in 2014 of observable and identifiable plants. The 2017 and 2018 field surveys affirmed conditions were unchanged from the initial field surveys conducted in 2014. A wetland delineation and preliminary jurisdictional determination was completed, identifying U.S. Army Corps of Engineers (Corps) jurisdiction authority under the Nationwide Permitting Program. The study area habitat types were described by the aggregation of plants and wildlife based on the composition and structure of the dominant vegetation observed at the time the field reconnaissance was conducted. The determination of jurisdictional wetlands and/or waters of the U.S./State was made using the currently accepted Corps wetland delineation methodology and Clean Water Act Section 404 implementing regulations and guidance. PLANT COMMUNITIES - The project site supports the following distinct plant communities: 1) disturbed non-native annual grassland with non-native trees; and 2) an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. Orcutt Creek, located along the western edge of the project site, is choked with non-native forbs and shrubs. Figure 4 of the Sage report provides a habitat map. Figure 6 provides a set of representative photographs of the existing conditions of the project site. All plant species observed during the field surveys, including rare plant surveys, are included in the Sage Report (Attachment 3) The botanical surveys resulted in no observations of any rare, threatened, endangered, or special status plant species within the project site. Further, the observable and identifiable plants and disturbed soil surface from over 70 years of human use on the site is further evidence the site does not support any special-status plants. A field survey by Sage Institute in 2018 confirmed that site conditions are unchanged since the 2014 floristic inventory and rare plant survey. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 24 DISTURBED NON-NATIVE ANNUAL GRASSLAND – The disturbed annual grassland habitat, is dominated by nonnative annual grasses and herbaceous broadleaf plant species, along with very few native species. Disturbed non-native annual grassland habitat occurs as the dominant habitat type over the entire project site, with the exception of the ephemeral drainage that runs along the northern property border. The approximately 9.3 acres of non-native annual grassland within the project site was observed to be very low in species diversity and dominated by a near pure stand of wild oats (Avena barbata). Other plant species observed in the non-native grassland habitat include, ripgut brome (Bromus diandrus), filaree (Erodium cicutarium), cheeseweed (Sidalcea sp.), fennel (Foeniculum vulgare), wild radish (Raphanus sativus), poison hemlock (Conium maculatum), harding grass (Phalaris aquatica), teasel (Dipsacus sativus), shortpod mustard (Hirschfeldia incana), bur-clover (Medicago polymorpha), milk thistle (Silybum marianum), narrow-leaf milkweed (Asclepias fascicularis), and bristly ox-tongue (Helminthotheca echioides). A few coyote brush shrubs (Baccharis pilularis) are scattered on the site, along with non-native pine, cypress, acacia, and eucalyptus trees. WILDLIFE - The mosaic of remnant patches of ruderal and vacant lands within the urbanized landscape on and around the project site can provide habitat for a variety of wildlife species that have become adapted to the urban environment, such as raccoons, opossums, ground squirrels and other rodents and reptiles. Even in urbanized areas, drainage corridors and trees can provide high quality habitat for a variety of wildlife species that have become adapted to the urban environment, but in particular, to resident and migratory birds. Common birds observed during field surveys include the northern mockingbird, house finch, American goldfinch, and red-tailed hawk. Given that the site is surrounded by urban development, other wildlife use is likely limited with generally low habitat value for wildlife attributed to the disturbed site. Given the urban setting with a limited diversity of non-native grassland species, and the ephemeral nature of drainage along the north property line, the project site does not support suitable habitat for any special status wildlife species. EPHEMERAL DRAINAGE & SEASONAL WETLAND – An unnamed ephemeral drainage swale and low-flow channel run just offsite along the northern property boundary from a 24-inch culvert under Broad Street at the northeast property corner to the confluence with Orcutt Creek, which then cuts across the northwest corner of the project site. For the most part, the drainage channel runs outside the property adjacent to the northern border. It appears to sheet flow over some of the property along an upper terrace above the drainage but below the general elevation of the rest of the property. A small stand of arroyo willow (Salix lasiolepis) occurs at the northwest corner with one small isolated tree in the center of the drainage. A patch of bulrush (Schoenoplectus sp.), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper terrace was dominated by Harding grass, teasel, soft chess, rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue. A patch of yerba mansa (Anemopsis californica) is mostly offsite in the swale with a small amount encroaching onto the site along the property line. Orcutt Creek, with an established bed, bank, and channel, runs along the western property line and is choked with non-native Italian rye grass (Festuca perennis), harding grass, bristly oxtongue, and castor bean (Ricinus communis) for most of its length. WATERS OF THE U.S., WATERS OF THE STATE, & WETLANDS - The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to Corps and California Department of Fish and Wildlife (CDFW) jurisdiction. Currently, it appears that the source of hydrology for the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the property from runoff from surrounding commercial and residential development. The drainage appears to have become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 25 Figure 3: Jurisdictional Delineation – Northeast Corner Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 26 Figure 4: Jurisdictional Delineation – Northwest Corner Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 27 There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the property on a terrace that runs along the drainage on the property. The evaluation of soils identified field indicators of hydric soils, suggesting a regular flooding regime over time during the wet season. The upper reach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue (Helminthotheca echioides), which that does not represent a wetland vegetation community. Appendix B of the Sage Institute report provides the details of a wetland delineation and preliminary jurisdictional determination evaluation performed on the terrace adjacent to the ephemeral drainage that runs just offsite along the northern property boundary. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral nature of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall at the time of the delineation in 2014, this area was treated as a problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional seasonal wetland occurs on the bench above the ephemeral drainage along the northern property boundary. Figures 3 and 4 above, (Figures JD-1 and JD-2 in Appendix A of the Sage Institute report) show the location and extent of wetlands delineated adjacent to the ephemeral drainage, as described above. The ephemeral drainage meets Orcutt Creek at the northwest corner of the property, becoming Orcutt Creek that exhibits a distinct bed, bank and channel. As described above, this reach of Orcutt Creek is choked with non-native grasses, forbs, and shrubs. Orcutt Creek has been in its current alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a tributary jurisdictional water of the U.S./State. The Ordinary High Water Mark (OHWM) and top of bank are essentially the same along this reach, representing the federal and state jurisdictional limits, respectively. Approximately 0.23 acre of jurisdictional waters of the U.S./State are associated with Orcutt Creek within the project area. a)Implementation of the proposed project would result in impacts to vegetation and wildlife utilizing disturbed non- native annual grassland habitat from the development of the site. Due to the level of surrounding development, frequent human activity, regular vehicle noise, lighting, and developed nature of the area, the project site does not contain suitable habitat for special status plant or wildlife species. The project is not located within an area designated as a wildlife corridor within the COSE. Tree removal and ground disturbance, even to the ruderal annual grassland habitat, could impact nesting birds if conducted during the nesting season. This would be considered a potentially significant impact. Mitigation Measure BIO-1 is required to reduce potential impacts to a less-than- significant level. Therefore, impacts would be less than significant with mitigation. b)Orcutt Creek runs parallel to the western property boundary. The existing riparian habitat associated with Orcutt Creek is of low quality and is choked with non-native Italian rye grass (Festuca perennis), harding grass, bristly oxtongue, and castor bean (Ricinus communis) for most of its length. The project would generally be setback 35 feet from the creek, as required by City regulation. The applicant is seeking an exception to the setback requirement to allow grading and development activities that would encroach into approximately 4,963 square feet of the setback area. The project would be required to comply with the Central Coast Regional Water Quality Control Board (RWQCB) requirements set forth in their Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast Region. Physical improvement of the project site will be required to comply with the drainage requirements of the City’s Waterways Management Plan. This plan was adopted for the purpose of ensuring water quality and proper drainage within the City’s watershed. Completion of this project would ensure that construction-related discharges would be limited or adequately accommodated by properly engineered infrastructure design. The project proposes an enhancement plan that would remove invasive non-native species and would plant native plants in the northwest corner of the site and the creek setback area along Orcutt Creek. To affirm acceptable regulatory compliance to reduce potential impacts to waters of the U.S./State to a less-than-significant level, and to ensure successful implementation of replacement wetland area and riparian enhancement plantings, Mitigation Measures BIO-2 through BIO-5 are required. Therefore, impacts would be less than significant with mitigation. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 28 c)Part of the project is to enhance the riparian corridor of Orcutt Creek and replace a small wetland at the northeast corner of the property, which would be removed to enable the entry off Broad Street. Based upon circulation between the proposed project and the existing SESLOC facility, located north of the subject properties, the Broad Street access will impact 0.19 acres of seasonal wetland. Included in the impact area is a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. The enhancement plan would also include removal of noxious, invasive, and non-native herbaceous and woody species, while a new native plant planting program is proposed in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 from the Sage Biological Assessment (Attachment 3) is a list of creek enhancement plantings proposed as part of the project. Development of an access driveway from Broad Street along the northern project boundary would impact approximately 0.19 acre of herbaceous seasonal wetland habitat associated with the ephemeral drainage that would require regulatory compliance from the federal and state agencies. This would be considered a potentially significant impact without mitigation. Mitigation of impacts to 0.19 acre of seasonal wetland and ephemeral drainage area is incorporated into the project design and would offset potential impacts to wetland areas at a 3:1 replacement ratio with the enhancement of approximately 0.60 acre within the Orcutt Creek riparian corridor. However, to affirm acceptable regulatory compliance to reduce potential impacts to waters of the U.S./State to a less-than-significant level, and to ensure successful implementation of replacement wetland area and riparian enhancement plantings, Mitigation Measures BIO-2 through BIO-5 are required. Therefore, impacts would be less than significant with mitigation. d)The project is not located within an area designated as a wildlife corridor within the COSE. According to the Biological and Wetland Resources Assessment (Sage Institute 2018), neither the wetland area or Orcutt Creek serve as a location habitat or migration corridor. Suitable habitat is not present in the small remaining reach of the ephemeral drainage or Orcutt Creek for aquatic species with nearby recorded occurrences (Sage Institute 2018). The proposed project includes creek restoration consistent with policies in the AASP for creeks which are in degraded condition. The project also would not remove protected trees and includes substantial riparian enhancement plantings within the development plan and as a part of the restoration component of the project. The project does not conflict with local policies or ordinances regarding tree preservation or protection of biological resources. This would be a less-than-significant impact. e)The project application was submitted and initially reviewed prior to adoption of the current Tree Removal ordinance requirements and therefore is not subject to the requirement for review by the City’s Tree Committee. The City Arborist has reviewed the proposed tree removals and riparian enhancement plan and made a recommendation of support to the ARC and PC. The project site does not contain any heritage trees or significant native vegetation. The project includes the removal of multiple non-native trees, primary eucalyptus species. The project would not adversely affect sensitive habitats or resources identified in the COSE or impact any heritage trees designated by the Heritage Tree Program. The proposed area of disturbance does not support sensitive resources that are protected by local policies and plans. The project would not conflict with any policies or plans. Therefore, impacts would be less than significant. f)The project site is not part of a local, regional, or state habitat conservation plan; therefore, no impact would occur as a result of the proposed project. Mitigation Measures BIO-1. Vegetation Removal Timing. Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the nesting bird season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required within one week prior to construction activities to determine if any active nests would be impacted by project Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 29 construction. If no active nests are found and vegetation removal is conducted within 5 days of the survey and is done continuously, then no further survey work shall be required. Additional surveys during the nesting season shall be conducted as needed if there is any break in vegetation removal, grading and/or construction lasting more than 5 days. If any active nests are found that would be impacted by vegetation removal, grading and/or construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected within the non-disturbance buffer zone until the young are no longer reliant on the nest site for survival (have fledged) as determined by a qualified biologist. All workers shall receive training on good housekeeping practices during construction that will discourage nests from being established within the work area (e.g., cover stored pipe ends, cover all equipment being used daily, etc.) A qualified biologist shall regularly walk the construction area to look for nest starts and review site for good housekeeping practices. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. BIO-2. Clean Water Act Permitting. The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the U.S. Army Corps of Engineers (Corps) or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. BIO-3. Streambed Alteration Agreement. The applicant shall obtain compliance with Section 1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. BIO-4. Wetland Replacement and Riparian Enhancement Plan. The applicant shall retain a qualified biologist to prepare a wetland replacement and riparian enhancement plan. The plan shall provide for a minimum of 3:1 mitigation area for the wetland area to be impacted and shall be designed to the satisfaction of the Corps, RWQCB, and CDFW. The plantings for the riparian enhancement area shall include native species and shall be placed in a manner to ensure their success. The plan shall include a cost estimate for the implementation of the plantings. The applicant shall implement the wetland replacement and riparian enhancement plan within 60 days of completion of grading and site disturbance activities. BIO-5. Wetland Replacement and Riparian Enhancement Plan Monitoring. The applicant shall retain a qualified biologist or landscape architect for the purpose of monitoring the success of the mitigation planting area. The monitoring contract shall include a requirement that the monitor conduct, at a minimum, an annual site visit and assessment of the planting success for 10 years and an annual submittal of a monitoring report to the City Community Development Department and Sustainability & Natural Resources Official. The applicant shall also post a bond for the cost of implementing the mitigation planting. If the monitoring demonstrates that the plan has been successfully implemented, the bond shall be returned. If the monitoring demonstrates that the plan has not been successfully implemented, the applicant shall submit a revised plan for review and approval. If the revised plan successfully implemented after two years, the City Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 30 Community Development Department and Sustainability & Natural Resources Official shall use the bond to hire a licensed landscape architect to implement and maintain the revised plan. Conclusion Less than significant with mitigation incorporated. 5.CULTURAL RESOURCES Would the project: a)Cause a substantial adverse change in the significance of a historic resource pursuant to §15064.5? 12, 23, 24, 25 ☐☐☒☐ b)Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? 12, 24, 25, 36 ☐☒☐☐ c)Disturb any human remains, including those interred outside of formal cemeteries?26, 36 ☐☒☐☐ Evaluation Pre-Historic Setting: As outlined in the City’s LUCE Update EIR, archaeological evidence demonstrates that Native American groups (including the Chumash) have occupied the Central Coast for at least 10,000 years, and that Native American use of the central coast region may have begun during the late Pleistocene, as early as 9000 B.C., demonstrating that historical resources began their accumulation on the central coast during the prehistoric era. The city of San Luis Obispo is located within the area historically occupied by the Obispeño Chumash, the northernmost of the Chumash people of California. The Obispeño Chumash occupied much of San Luis Obispo County, including the Arroyo Grande area, and from the Santa Maria River north to approximately Point Estero. The earliest evidence of human occupation in the region comes from archaeological sites along the coast. Historic Resource Setting: The area of San Luis Obispo became colonialized by the Spanish Incursion initially in 1542, with the first official settlement on Chumash Territory occurring in 1772, when the Mission San Luis Obispo de Tolosa was established. By the 1870s (after the earliest arrivals of Chinese immigrants in 1869), a Chinatown district had been established in the downtown area near Palm and Morro Street. By 1875, 2,500 residents were documented in a 4-square mile area around what is now the City of San Luis Obispo. By 1901, the City was served by the Pacific Coast Railway and mainline Southern Pacific, and in 1903 the California Polytechnic State University was established. The last era of growth generally lasted from 1945 to the present. Many of the residential subdivisions in the Foothill and Laguna Lake area were developed between 1945 and 1970 and the city’s population increased by 53% during this time. The City’s COSE establishes various goals and policies to balance cultural and historical resource preservation with other community goals. These policies include, but are not limited to the following: a)Identification, preservation, and rehabilitation of significant historic and architectural resources; b)Prevention of demolition of historically or architecturally significant buildings unless doing so is necessary to remove a threat to health and safety; c)Consistency in the design of new buildings in historical districts to reflect the form, spacing and materials of nearby historic structures; and d)Identification and protection of neighborhoods or districts having historical character due to the collective effect of Contributing or Master List historic properties Central Coast Archaeological Research Consultants (CCARC), April 2018 Analysis: The purpose of this study was to determine if there are cultural resources within the study area, pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended, (Sections 21083.2 and 21084.1) and Sections 5020 through 5024 of the Public Resources Code which mandates public Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 31 agencies to consider the effects of projects on historic properties. These regulations require public agencies to identify the environmental impacts of proposed undertakings, determine if the impacts will be significant and identify alternatives and mitigation measures that will substantially reduce or eliminate significant impacts to the environment. The CCARC study also adheres to the standards established by the San Luis Obispo County Department of Planning and Building, “A Guide to Archaeology and Historic Resources”. Archival research focused on primary and secondary sources to develop a general historic context and lot-specific information for the immediate project area. To identify previously recorded archaeological and historical sites, archaeological site records, site location base maps, GIS layers, and cultural resources survey and excavation reports on file at the Central Coast Information Center (CCIC), University of California, Santa Barbara were reviewed. The records search included information on all surveys within a 0.25-mile radius of the current project area and sites within a 0.5-mile radius. In addition to this research effort, CCRAC consulted the National Register of Historic Places (NRHP) via the National Register Information Service (NRIS), the official online database of the NRHP; the California Inventory of Historic Resources (California 1976); and the California Historical Landmarks (California 1995). The comprehensive records search revealed the current study area has not been surveyed and no known cultural resources are within, or in the immediate vicinity of, the current study area. Over 29 cultural resources studies have been conducted within a 0.25-mile radius of the project site, the majority of which, are for small lot surveys, land use planning, and infrastructure development. Of the five documented surveys adjacent to the current study area (Bertrando 2013; Conway 1999, 2004, 2005; Mikkelsen et al. 2001), no cultural resources were discovered within, or in the vicinity of, the 365 Prado Road survey area. Three studies (i.e., Conway 1999, 2004; Mikkelsen et al. 2001) overlap with the current study area and the documents reveal no resources were identified on a highly modified landform. Gibson’s (1993, 2001) intensive surveys in the Tank Farm road region also failed to identify cultural resources. Additionally, knowledge on the current survey area suggests a low likelihood of archaeological deposits within the project area. Three prehistoric archaeological sites (CA-SLO-785, -1427, and -2044) are recorded within 0.5-mile of the project area on a landform that has been subject to severe alteration during construction of residential buildings, roads, landscaping, and utilities. The closest site is CA-SLO-1427, situated approximately 0.28 mile north (Dills 1990). Approximately 0.33 mile southeast of the project site (along Route 227) is CA-SLO-2044, a highly disturbed, redeposited marine shell scatter (Mikkelsen et al. 2001). CA-SLO-785 (a spare marine shell scatter) is situated approximately 0.36 mile southeast of the project site (Dills 1994). Also, in the same vicinity of the project area is the expansive Union Oil Company Tank Farm (P-40-041195), which consists of an extensive oil tank farm and associated infrastructure (Conway 2008). Reports on file at the CCIC revealed that no archaeological materials associated with these sites have been found on the surface or during construction adjacent to the project site. In an effort to ensure the Northern Chumash community is apprised of the project, CCARC called individuals that had expressed an interest to CCARC regarding the current undertaking. The proposed project was reviewed and CCARC provided the results of the records search and field survey of the project area. Prior to the field study Fred Collins, a representative of the Northern Chumash Tribal Council, was contacted (March 20, 2018). Mr. Collins was the only Tribal representative to return CCARC calls (on March 21-22, 2018), and a collaborative conversation resulted in no cultural resources concerns within the project area. Although located within an area of moderate archaeological sensitivity, archival research, previous surveys, initial consultation with the Northern Chumash Tribal Council, and an intensive archaeological field survey of the project area located at the Northwest Corner of Broad Street and Tank Farm Road San Luis Obispo, California identified no cultural resources. No further archaeological work was required or recommended for the project site. a)The project site is not designated or listed as a historic resource and not located within a historic district. There are no historic structures on the site. Impacts would be less than significant. b)Although no known archaeological resources were found on the site through survey work, and the potential for finding such resources is low, there is always the potential that unknown buried resources may be discovered through site grading and construction activities. No further archaeological work is recommended per the CCARC cultural resources survey. In the event cultural resources or human resources are discovered during construction activities, Mitigation Measures CR-1 and CR-2 are required. Impacts would be less than significant with prescribed mitigation. c)The project site is not located within a designated burial sensitivity area and the project is not considered an archaeologically sensitive site as described in the CCARC study or the City’s Archaeological Resource Preservation Program Guidelines. No further archaeological work is recommended per the CCARC cultural resources survey. In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code Section 7050.5 and LUO Section 22.10.040 (Archaeological Resources) require that no further disturbances shall Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 32 occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to California PRC Section 5097.98. With adherence to State Health and Safety Code Section 7050.5 and LUO Section 22.10.040, impacts related to the unanticipated disturbance of archaeological resources and human remains would be reduced to less than significant Mitigation measures CR-1 and CR-2 would ensure that any previously unknown human remains that could be uncovered would be properly mitigated to a less than significant level. Therefore, impacts would be less than significant with mitigation. Mitigation Measures CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In the event that historical or archaeological remains are discovered during earth disturbing activities associated with the project, construction activities shall cease, and the City Community Development Department shall be notified so that the extent and location of discovered materials may be recorded by a qualified specialist (paleontologist, historian, archaeologist) and disposition of artifacts may be accomplished in accordance with state and federal law. After the find has been appropriately mitigated, work in the area may resume. A Native American tribal representative shall monitor any mitigation excavation associated with Native American materials. CR-2. Halt Work Order for Discovery of Human Remains. In the event that human remains are unearthed, the applicant shall notify the City Community Development Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Conclusion Less than significant with mitigation incorporated. 6.ENERGY Would the project: a)Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?☐☐☒☐ b)Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?☐☐☒☐ Evaluation Pacific Gas & Electric Company (PG&E) has historically been the primary electricity provider for the City. In October of 2018, the City Council committed to joining Monterey Bay Community Power (MBCP). MBCP is an existing community choice energy program that serves the counties of Santa Cruz, San Benito, and Monterey and provides 100 percent carbon free electricity with a rate savings relative to PG&E. Additionally, the City recently adopted the Clean Energy Choice Program for New Buildings, which encourages clean, efficient, and cost effective all-electric new buildings through incentives and local amendments to the California Energy Code. When paired with cost comparable modern electric appliances and carbon-free electricity from MBCP, all-electric new buildings are operationally greenhouse gas emissions-free, cost effective, and help achieve the community’s climate action goals. The California Building Code (CBC) contains standards that regulate the method of use, properties, performance, or types of materials used in the construction, alteration, improvement, repair, or rehabilitation of a building or other improvement to real Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 33 property. The CBC includes mandatory green building standards for residential and nonresidential structures, the most recent version of which are referred to as the 2019 Building Energy Efficiency Standards. These standards focus on four key areas: smart residential photovoltaic systems, updated thermal envelope standards (preventing heat transfer from the interior to the exterior and vice versa), residential and nonresidential ventilation requirements, and non-residential lighting requirements. The City is currently developing local amendments to the 2019 California Building Code (CBC) to encourage all-electric new buildings. When paired with Monterey Bay Community Power's carbon free electricity supply, all electric new buildings are carbon free and avoid health and safety issues associated with fossil fuels and GHGs. At its meeting on Tuesday, June 16, 2020, the City Council adopted the Clean Energy Choice Program. Unlike other cities that are banning natural gas entirely, the proposed Clean Energy Choice Program will provide options to people who want to develop new buildings with natural gas. New projects wishing to use natural gas will be required to build more efficient and higher performing buildings and offset natural gas use by performing retrofits on existing buildings or by paying an in-lieu fee that will be used for the same purpose. Leadership in Energy and Environmental Design (LEED) is an internationally recognized green building certification system that provides third-party verification that a building or community was designed and built using strategies aimed at improving performance metrics in energy savings, water efficiency, CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. LEED provides a point system to score green building design and construction. The system is categorized in nine basic areas: Integrative Process, Location and Transportation, Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, Indoor Environmental Quality, Innovation in Design, and Regional Priority. Buildings are awarded points based on the extent various sustainable strategies are achieved. The more points awarded the higher the level of certification achieved from Certified, Silver, Gold, to Platinum (source reference 22). The City’s COSE establishes goals and policies to achieve energy conservation and increase use of cleaner, renewable, and locally controlled energy sources. These goals include increasing the use of sustainable energy sources and reducing reliance on non-sustainable energy sources to the extent possible and encouraging the provision for and protection of solar access. Policies identified to achieve these goals include, but are not limited to, use of best available practices in energy conservation, procurement, use and production, energy-efficiency improvements, pedestrian- and bicycle-friendly facility design, fostering alternative transportation modes, compact, high-density housing, and solar access standards. The City’s Climate Action Plan (CAP), adopted in 2012 and currently in the process of being updated, also identifies strategies and policies to increase use of cleaner and renewable energy resources in order to achieve the City’s greenhouse gas emissions reduction target. These strategies include promoting a wide range of renewable energy financing options, incentivizing renewable energy generation in new and existing developments, and increasing community awareness of renewable energy programs (source reference 24). a)During construction, fossil fuels, electricity, and natural gas would be used by construction vehicles and equipment. The energy consumed during construction would be temporary in nature and would be typical of other similar construction activities in the city. State and federal regulations in place require fuel-efficient equipment and vehicles and prohibit wasteful activities, such as diesel idling; therefore, potential impacts associated with construction energy use would be less than significant. The project would rely on the local electricity service provider, MBCP, to supply project electricity needs. MBCP provides 100 percent carbon-free electricity. Operation of the project would result in an overall increase in consumption of energy resources associated with vehicle trips and electricity and natural gas usage by project occupants. The project would be designed in full compliance with the California Building Code including applicable green building standards, which include thermal envelope standards (preventing heat transfer from the interior to the exterior and vice versa), residential and nonresidential ventilation requirements, and non-residential lighting requirements. The project has been designed in a manner that would provide access to public transit (existing and future bus stops), provision of bicycle facilities, and would locate development within an infill site. Compliance with existing building codes and use of 100% greenhouse gas-free energy resources would ensure the project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources. Therefore, impacts would be less than significant. b)The project would be designed in full compliance with the California Building Code, including applicable green building standards. The project would be consistent with energy goals and policies in the City’s COSE associated Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 34 with use of best available practices in energy conservation, encouraging energy-efficient “green-buildings”, and pedestrian- and bicycle-friendly design. The project would also be consistent with the goals and policies set forth in the City’s Climate Action Plan associated with renewable energy and energy efficiency. Therefore, the project would not result in a conflict with, or obstruction of, a state or local plan for renewable energy or energy efficiency, and impacts would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 7.GEOLOGY AND SOILS Would the project: a)Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury or death involving: i.Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 4, 17, 29, 48 ☐☐☒☐ ii.Strong seismic ground shaking?4, 17, 48 ☐☐☒☐ iii. Seismic-related ground failure, including liquefaction?4, 17 ☐☐☒☐ iv.Landslides?4, 17 ☐☐☐☒ b)Result in substantial soil erosion or the loss of topsoil?7, 29 ☐☐☒☐ c)Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? 4, 7, 50, 51 ☐☐☒☐ d)Be located on expansive soil, as defined in Table 1802.3.2 of the California Building Code (2013), creating substantial direct or indirect risks to life or property? 4, 14, 49 ☐☐☒☐ e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? 4, 14, 17 ☐☐☐☒ f)Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?50, 52 ☐☐☒☐ Evaluation The City’s Safety Element identifies active, potentially active, and inactive mapped and inferred faults with the potential to affect the city in the event of rupture. The Los Osos Fault, adjacent to the city of San Luis Obispo, is identified under the State of California Alquist-Priolo Fault Hazards Act and is classified as active. The West Huasna, Oceanic, and Edna faults are considered Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 35 potentially active and present a moderate fault rupture hazard to developments near them. The San Andreas Fault and the offshore Hosgri Fault, which present the most likely source of ground shaking for San Luis Obispo, have a high probability of producing a major earthquake within an average lifespan. The highest risk from ground shaking is found on deep soils that were deposited by water, are geologically recent, and have many pore spaces among the soil grains. These are typically found in valleys (source reference 27). Faults capable of producing strong ground shaking motion in San Luis Obispo include the Los Osos, Point San Luis, Black Mountain, Riconada, Wilmar, Pecho, Hosgri, La Panza, and San Andreas faults. Engineering standards and building codes set minimum design and construction methods for structures to withstand seismic shaking. Based on the Department of Conservation Fault Activity Map and the City’s Safety Element Earthquake Faults – Local Area Map, the project site is not located within, or n the immediate vicinity of, an active fault zone. As discussed in the City’s 2014 LUCE Update EIR, San Luis Obispo lies within the southern Coast Range Geomorphic Province. This province lies between the Central Valley of California and the Pacific Ocean and extends from Oregon to northern Santa Barbara County. The Coast Range province is structurally complex and is comprised of sub-parallel northwest-southeast trending faults, folds, and mountain ranges. Rock types in the San Luis Obispo area are mainly comprised of volcanic, metavolcanics, and a mixture of serpentinite and greywacke sandstone. These rocks are highly fractured and are part of the Mesozoic aged Franciscan Formation. Intrusive and extrusive volcanic deposits of Tertiary age and marine sedimentary deposits of the Miocene aged Monterey Formation are also found in the area. The most distinctive geomorphological feature of the San Luis Obispo area is the series of Tertiary aged volcanic plugs (remnants of volcanoes) which extend from the City of San Luis Obispo northwesterly to Morro Bay. Hollister Peak, Bishop Peak, Cerro San Luis Obispo, Islay Hill, and Morro Rock are all comprised of these volcanic plugs. Faulting and Seismic Activity: The predominant northwest-southeast trending structures of the Coast Range Province are related to the San Andreas Fault Transform Boundary. Other faults in the San Luis Obispo area that are considered active or potentially active include the San Juan Fault, the East and West Huasna Faults, the Nacimiento Fault Zone, the Oceano Fault, the Oceanic Fault, Cambria Fault, the Edna Fault, the Hosgri Fault, and the Los Osos Fault. The East and West Huasna Faults, the Nacimiento Fault Zone, the Cambria Fault, and the Edna Fault have not yet been officially classified by the California Division of Mines and Geology. The Alquist-Priolo Earthquake Fault Zone (formerly known as a Special Studies Zone) is an area within 500 feet from a known active fault trace that has been designated by the State Geologist. Per the Alquist-Priolo legislation, no structure for human occupancy is permitted on the trace of an active fault. The portion of the Alquist-Priolo fault zone closest to the city is located near the southern flank of the Los Osos Valley, northwest of Laguna Lake, but lies just outside of the city limits. Seismically-Induced Ground Acceleration: Seismically-induced ground acceleration is the shaking motion that is produced by an earthquake. Probabilistic modeling is done to predict future ground accelerations, taking into consideration design basis earthquake ground motion, applicable to residential or commercial, or upper-bound earthquake ground motion, applied to public use facilities like schools or hospitals. Landslides: Landslides occur when the underlying support can no longer maintain the load of material above it, causing a slope failure. Ground shaking and landslide hazards are mapped by the City and are shown in the General Plan. Much of the development in San Luis Obispo is in valleys, where there is low potential for slope instability. However, the city contains extensive hillsides. Several are underlain by the rocks of the Franciscan group, which is a source of significant slope instability. The actual risk of slope instability is identified by investigation of specific sites, including subsurface sampling, by qualified professionals. The California Building Code requires site-specific investigations and design proposals by qualified professionals in areas that are susceptible to slope instability and landslides. Liquefaction: Liquefaction is defined as the transformation of a granular material from a solid state to a liquefied state as a consequence of increased pore water pressure. As a result, structures built on this material can sink into the alluvium, buried structures may rise to the surface or materials on sloped surfaces may run downhill. Other effects of liquefaction include lateral Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 36 spread, flow failures, ground oscillations, and loss of bearing strength. Liquefaction is intrinsically linked with the depth of groundwater below the site and the types of sediments underlying an area. The soils in the San Luis Obispo area that are most susceptible to ground shaking, and which contain shallow ground water, are the ones most likely to have a potential for settlement and for liquefaction. The actual risk of settlement or liquefaction is identified by investigation of specific sites, including subsurface sampling, by qualified professionals. Previous investigations have found that the risk of settlement for new construction can be reduced to an acceptable level through careful site preparation and proper foundation design, and that the actual risk of liquefaction is low. Differential Settlement: Differential settlement is the downward movement of the land surface resulting from the compression of void space in underlying soils. This compression can occur naturally with the accumulation of sediments over porous alluvial soils within river valleys. Settlement can also result from human activities including improperly placed artificial fill, and structures built on soils or bedrock materials with differential settlement rates. This phenomenon can alter local drainage patterns and result in structural damage. Portions of the City have been identified as possibly being underlain by soft organic soils, resulting in a high potential for settlement (General Plan Safety Element). Subsidence: Ground subsidence occurs where underlying geologic materials (typically loosely consolidated surficial silt, sand, and gravel) undergo a change from looser to tighter compaction. As a result, the ground surface subsides (lowers). Where compaction increases (either naturally, or due to human activity), the geologic materials become denser. As a result, the ground surface overlying the compacting subsurface materials subsides as the underlying geologic materials settle. Ground subsidence can occur under several different conditions, including: •Ground-water withdrawal (water is removed from pore space as the water table drops, causing the ground surface to settle) •Tectonic subsidence (ground surface is warped or dropped lower due to geologic factors such as faulting or folding); and •Earthquake-induced shaking causes sediment liquefaction, which in turn can lead to ground-surface subsidence. Expansive Soils: Expansive soils are soils that are generally clayey, swell when wetted and shrink when dried. Wetting can occur in a number of ways (i.e., absorption from the air, rainfall, groundwater fluctuations, lawn watering, broken water or sewer lines, etc.). Soil expansion can cause subtle damage that can reduce structural integrity. Portions of the city are known to exhibit the soil types (refer to General Plan Safety Element) identified as having a moderate to high potential for expansion. The project site is underlain by two soil units, as described below based on the San Luis Obispo County Soil Survey: 127.Cropley clay, 0-2% slopes. This very deep, moderately well-drained, nearly level soil has slow permeability and slow surface runoff. The hazard of water erosion is slight and the shrink-swell potential of this soil is high. This soil is well suited to vegetable crops, dryland farming, and pasture. If used for urban development, foundations and footings should be designed to compensate for the high shrink swell potential and low strength. Septic tank absorption fields do not function properly because of slow permeability. 120.Conception loam, 2-5% slopes. This very deep, moderately well-drained, gently sloping soil has very slow permeability and surface runoff is slow. The hazard of water erosion is slight. Building sites and most other engineering practices often require special design considerations due to the high shrink-swell potential, low strength, and hardness to pack of the subsoil. Foundations and footings need to be designed to compensate for these soil characteristics. Septic tank absorption fields do not function properly due to very slow permeability. Site Specific Analysis: The project site topography includes nearly level conditions with scattered trees and a stockpile of soil from earlier earth moving activity. Subsurface investigations revealed a silty, clayey sand material, noted by the study authors as “Site Classification D”, containing a medium range expansion classification, conforming to San Luis Obispo Building Codes. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 37 Perched groundwater was encountered in a thin gravel layer at approximately 9-12 feet in depth. Infiltration testing was also completed as part of the geotechnical analysis. The analysis indicates that the site does not lie within identified Earthquake Fault Zones, but closest faults in the vicinity include Los Osos Fault (approximately 2.8 miles southwest) and San Luis Range Fault (approximately 7.4 miles east). The Rinconada, Hosgri, and San Andreas faults are approximately 10, 23, and 58 miles distance from the project site, respectively. The analysis concludes that liquefaction and landslide hazards at the site are minimal. a.i) Based on Figure 3 (Earthquake Faults – Local Area) of the Safety Element of the City’s General Plan and the Department of Conservation Fault Activity Map of California, no known fault lines are mapped on or within 1 mile of the project site. Therefore, the project would not have the potential to result in substantial adverse effects involving rupture of a known earthquake fault and impacts would be less than significant. a.ii) Although there are no fault lines on the project site or within close proximity, the site is located in an area of “High Seismic Hazards,” specifically Seismic Zone D, which means that future buildings constructed on the site could be subjected to excessive ground shaking in the event of an earthquake. Structures are required to be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone D and City Codes require new structures be built to resist such shaking or to remain standing in an earthquake. All project structures would be designed and constructed in compliance with the California Building Code and all applicable City Building Codes; therefore, impacts would be less than significant. a.iii) Based on the Ground Shaking and Landslide Hazards Map in the City’s Safety Element, the project site is located within an area with high liquefaction potential. The soils engineering report prepared for the project found that the potential for seismic liquefaction of soils at the site is minimal. A soils report prepared by a qualified engineer is required upon review of the building permit to address the nature of the subsurface soils in response to liquefaction potential, in accordance with the California Building Code Chapter 18, any issues identified in the report would be addressed through standard site construction techniques, as required by the Code. In addition, the proposed development would be required to be designed in compliance with standard seismic design criteria established in the California Building Code to reduce risk associated with seismic-related ground failure, including liquefaction. Therefore, based on compliance with existing regulations, impacts related to causing substantial adverse effects due to seismic-related ground failure would be less than significant. a.iv) Based on the Ground Shaking and Landslide Hazards Map in the City’s Safety Element, the project site is located within an area with low landslide potential. Therefore, the project would not result in significant adverse effects associated with landslides and no impacts would occur. b)The project would result in approximately 46,595 cubic yards of cut and 45,466 cubic yards of fill. No substantial permanent changes in existing topography would occur. Projects that disturb one acre of soil or more are required to obtain National Pollutant Discharge Elimination System (NPDES) coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity (General Permit), Order No. 2009-0009-DWQ. The General Permit requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP), which includes Best Management Practices (BMPs) to protect stormwater runoff, including measures to prevent soil erosion. Because more than one acre of land would be disturbed during the construction phase, the applicant would be required to prepare a SWPPP and obtain a storm water permit from the RWQCB. Compliance with permit conditions would require implementation of erosion control BMPs. Because construction activities would require implementation of erosion control measures, as required by the SWPPP and existing City standards, impacts associated with erosion during construction would be minimal. Following project completion, the project site would be developed with buildings, hardscapes, or otherwise landscaped, precluding the potential for substantial erosion or loss of topsoil. Therefore, impacts related to soil erosion and loss of topsoil would be less than significant. c)Landslides typically occur in areas with steep slopes or in areas containing escarpments. Based on the Ground Shaking and Landslide Hazards Map in the City’s Safety Element, the project site is located within an area with low landslide potential. Based on the City’s Safety Element and USGS data, the project is not located in an area of historical or current land subsidence. Based on the geotechnical analysis prepared for the project, liquefaction and landslide hazards at the site are minimal. Therefore, impacts would be less than significant. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 38 d)Based on the Soil Survey of San Luis Obispo County, the project site is located in an area underlain by soils with moderate- to-high shrink-swell potential. The volume changes that soils undergo in this cyclical pattern can stress and damage slabs and foundations. All proposed structures would be designed and constructed to comply with CBC requirements to minimize safety hazards associated with expansive soils, including incorporation of the geotechnical report recommendations for foundation type and design criteria and provisions to mitigate the effects of expansive soils, as necessary therefore, impacts would be less than significant. e) The project site will be connected to the City’s wastewater collection and disposal system and will, therefore, not require the use of septic tanks or alternative wastewater disposal systems on the project site. No impact would occur as a result of the proposed project. f)The project site is underlain by Holocene-age alluvial gravel and sand of stream channels (source reference 29). Holocene age units, particularly those younger than 5,000 years old, are generally too young to contain fossilized material; therefore, paleontological resources are not expected to be present at the project site. Potential impacts to paleontological resources would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 8.GREENHOUSE GAS EMISSIONS Would the project: a)Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? 13, 20, 21 ☐☒☐☐ b)Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 13, 20, 21, 33 ☐☒☐☐ Evaluation Greenhouse gases (GHGs) are any gases that absorb infrared radiation in the atmosphere and are different from the criteria pollutants discussed in Section 3, Air Quality, above. The primary GHGs that are emitted into the atmosphere as a result of human activities are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated gases. In 2012, the City of San Luis Obispo established a Climate Action Plan that identified measures and implementation strategies in order to achieve the City’s GHG reduction target of 1990 emission levels by 2020. In addition, the City is currently developing a plan for achieving carbon neutrality by 2035. The City’s 2005 community-wide GHG emissions inventory showed that 50% of the city’s GHG emissions came from transportation, 22% came from commercial and industrial uses, 21% came from residential uses, and 7% came from waste. In response to an increase in man-made GHG concentrations over the past 150 years, California has implemented legislation to reduce statewide emissions. Assembly Bill 32 (AB 32) codifies the Statewide goal of reducing emissions to 1990 levels by 2020 (essentially a 15% reduction below 2005 emission levels) and the adoption of regulations to require reporting and verification of statewide GHG emissions. Senate Bill 32 (SB 32) extends AB 32, requiring the State to further reduce GHGs to 40 percent below 1990 levels by 2030. Other statewide policies adopted to reduce GHG emissions include AB 32, SB 375, SB 97, Clean Car Standards, Low Carbon Fuel Standard, Renewable Portfolio Standard, California Building codes, and the California Solar Initiative. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 39 On December 14, 2017, the California Air Resources Board (ARB) adopted the 2017 Scoping Plan, which provides a framework for achieving the 2030 statewide target set by SB 32. The 2017 Scoping Plan does not provide project-level thresholds for land use development. Instead, it recommends that local governments adopt policies and locally-appropriate quantitative thresholds consistent with a statewide per capita goal of 6 metric tons (MT) CO2e by 2030 and 2 MT CO2e by 2050 (ARB 2017). As stated in the 2017 Scoping Plan, these goals may be appropriate for plan-level analyses (city, county, subregional, or regional level), but not for specific individual projects because they include all emissions sectors in the State. Plans, policies, and guidelines have been established at the regional and local levels to address GHG emissions and climate change effects within the city. In March 2012, the SLOAPCD approved thresholds for GHG emission impacts and these thresholds have been incorporated into the CEQA Air Quality Handbook and updated in 2017 with a clarification memorandum. According to the adopted SLOAPCD guidance, the following three quantitative thresholds may be used to evaluate the level of significance of GHG emissions impacts for residential and commercial projects: 1)Qualified GHG Reduction Plan. A project would have a significant impact if it is not consistent with a qualified GHG reduction strategy that meets the requirements of the State CEQA Guidelines. If a project is consistent with a qualified GHG reduction strategy, it would not have a significant impact; OR, 2)Bright-Line Threshold. A project would have a significant impact if it would generate GHG emissions in excess of the “bright-line threshold” of 1,150 MT of CO2e per year; OR, 3)Efficiency Threshold. A project would have a significant impact if it would generate GHG emissions in excess of the efficiency threshold of 4.9 MT of CO2e per service population per year. The service population is defined as the number of residents plus employees for a given project. The efficiency threshold is specifically intended to avoid penalizing large-scale plans or projects that incorporate emissions- reducing features and/or that are located in a manner that results in relatively low vehicle miles traveled. The SLOAPCD GHG quantitative thresholds were developed to help reach the AB 32 emission reduction targets for the year 2020. The SLOAPCD has not yet updated these thresholds to reflect SB 32 emission reduction goals. The City of San Luis Obispo Climate Action Plan (CAP), adopted in 2012, serves as the City’s qualified GHG reduction strategy. The GHG-reducing policy provisions contained in the CAP were prepared with the purpose of complying with the requirements of AB 32 and achieving the goals of the AB 32 Scoping Plan, which have a horizon year of 2020. Therefore, the City’s CAP is not considered a qualified GHG reduction strategy for assessing the significance of GHG emissions generated by projects with a horizon year post-2020. The City is in the process of updating its CAP. A public review draft has been released and is expected to be adopted later this year. The plan establishes a community-wide goal of carbon neutrality by 2035, adopts sector specific goals, and provides foundational actions to establish a trajectory towards achieving those goals. Appendix C of the CAP Update includes thresholds and guidance for the preparation of GHG emissions analysis under CEQA for project within the City. To support progress toward the City’s long‐term aspirational carbon neutrality goal, plans and projects within the City that undergo CEQA review will need to demonstrate consistency with targets in the CAP, which will be a Qualified GHG Emissions Reduction Plan, consistent with CEQA Guidelines Section 15183.5, upon adoption of its CEQA review document, specifically the CAP Initial Study‐Negative Declaration (IS‐ND), and approval of the CAP by City Council (City of SLO 2020). In October of 2018, the City Council committed to joining Monterey Bay Community Power (MBCP). MBCP is an existing community choice energy program that serves the counties of Santa Cruz, San Benito, and Monterey and provides 100 percent carbon free electricity with a rate savings relative to PG&E. Additionally, the City recently adopted the Clean Energy Choice Program for New Buildings, which encourages clean, efficient, and cost effective all-electric new buildings through incentives and local amendments to the California Energy Code. When paired with cost comparable modern electric appliances and carbon- free electricity from MBCP, all-electric new buildings are operationally greenhouse gas emissions-free, cost effective, and help achieve the community’s climate action goals. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 40 a), b) The primary sources of direct and indirect GHG emissions have been calculated for year 2024. As shown below in Table 6, annual emissions associated with implementation of the proposed project would be 3.9 MT of CO2e per service person, which would not exceed the current SLOAPCD efficiency threshold of 4.9MT of CO2e per service person. Table 6. Year 2024 Annual GHG Emissions Emission Source Year 2024 GHG Emissions (MT of CO2e) Construction1 83.33 Area Sources 3.18 Energy Use 02 Mobile Sources 891.79 Solid Waste Disposal 236.39 Water Use 36.40 Total 1,251.09 Service Population 318.25 GHG Emissions per Service Population 3.9 See Attachment 4b for modeling results. 1Construction emissions were amortized over a 25 year period per SLOAPCD guidance. 2Based on the Clean Energy Choice Program for New Buildings and the Monterey Bay Community Power. Additionally, the project would be consistent with the City’s CAP Update, if adopted, as listed below: -The Specific Plan amendment would result in an equivalent or less GHG-intensive project when compared to the existing designation. -The project would comply with requirements related to bicycle parking, bikeway design, and EV charging stations. -The project is located in an area of the City where residential VMT per capita is below the City’s impact threshold of 14.25 per the City’s Transportation Impact Study Guidelines screening map. -The proposed commercial center is less than 50,000 square-feet and per the City’s Transportation Impact Study Guidelines can be assumed to cause a less-than-significant impact to VMT. -The project demonstrates compliance with the City’s Bicycle Transportation Plan. -The project complies with the Municipal Code requirements for trees. -The proposed project would locate mixed-use development in close proximity to stops on the SLO Transit 1A (Johnson/Tank Farm) route, as well as commercial business park and industrial uses south of Tank Farm and east of Broad Street. The project would not conflict with any of the goals, policies, and programs of the existing CAP or the CAP Update, and is therefore considered to be consistent with the CAP and CAP Update. To ensure the project does not result in CO2e emissions resulting from energy sources, Mitigation Measure GHG-1 would require an operational commitment to participate in Monterey Bay Community Power. Therefore, impacts would be less than significant with mitigation. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 41 Mitigation Measures The following mitigation measure is required to ensure GHG emissions from energy sources are less than significant. GHG-1 Monterey Bay Community Power Prior to final inspection, occupancy, or establishment of the use, the applicant shall demonstrate that the subject use has made an operational commitment to participate in Monterey Bay Community Power. Any rental or lease agreement for individual tenant spaces shall include a requirement that the tenant continue participation in Monterey Bay Community Power. This participation shall continue until PG&E or another electric provider provides 100 percent carbon-free electricity, at which point the applicant or tenant may elect to switch services to such a provider. Conclusion Less than significant with mitigation incorporated. 9.HAZARDS AND HAZARDOUS MATERIALS Would the project: a)Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 4, 9 ☐☐☒☐ b)Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 2, 4, 9 ☐☐☒☐ c)Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? 9, 10 ☐☐☒☐ d)Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? 9, 31 ☐☐☐☒ e)For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? 1, 4, 27, 43 ☐☐☒☐ f)Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? 4, 27 ☐☐☒☐ g)Expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires?4, 9, 27 ☐☐☒☐ Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 42 Evaluation As described in the City’s 2014 LUCE Update EIR, the analysis of hazards and hazardous material impacts relates to hazards regarding safety risks posed by airport flight patterns, conflicts with adopted emergency response/evacuation plans, and wildland fires where wildlands are adjacent to urbanized areas; and hazardous materials or substances regarding routine transport or disposal of substances, explosion or release of substances, and emissions or handling of substances within 0.25 mile of an existing or planned school. The following is a brief outline of the primary identified hazards. Fire Hazards: Fires have the potential to cause significant losses to life, property, and the environment. Urban fire hazards result from the materials that make up the built environment, the size and organization of structures, and spacing of buildings. Additional factors that can accelerate fire hazards are availability of emergency access, available water volume and pressure for fire suppression, and response time for fire fighters. Fire hazard severity in rural areas, including areas on the edge between urban and rural land (commonly called the wildland interface), are highly influenced by the slope of the landscape and site vegetation and climate. This risk is somewhat amplified by the native, Mediterranean vegetation common to the rural setting in which the City is located that has evolved to rely on wildfires for its ecological sustainability. Where wildland fires may be a threat, plant fuels are often managed by replacement planting, grazing, plowing, or mechanical clearing. Hazardous Materials: Hazardous materials are defined as substances with physical and chemical properties of ignitability, corrosivity, reactivity, or toxicity which may pose a threat to human health or the environment. This includes, for example, chemical materials such as petroleum products, solvents, pesticides, herbicides, paints, metals, asbestos, and other regulated chemical materials. Additionally, hazards include known historical spills, leaks, illegal dumping, or other methods of release of hazardous materials to soil, sediment, groundwater, or surface water. If a historical release exists, then there is a risk associated with disturbing the historical release area. The potential for risks associated with hazardous materials are varied regionally. The primary risk concerns identified by the City, as stipulated in the City’s General Plan Safety Element, include radiation hazards and the transportation of hazardous materials in and around the city. Most of these incidents are related to the increasing frequency of transport of chemicals over roadways, railways or through industrial accidents. Highway 101 and a rail corridor are major transportation corridors through the San Luis Obispo area. The Hazardous Waste and Substances Site (Cortese) List is a planning document used by the State, local agencies, and developers to comply with CEQA requirements related to the disclosure of information about the location of hazardous materials release sites. Government Code section 65962.5 requires the California EPA (CalEPA) to develop at least annually an updated Cortese List. Various state and local government agencies are required to track and document hazardous material release information for the Cortese List. The California Department of Toxic Substance Control’s (DTSC’s) EnviroStor database tracks DTSC cleanup, permitting, enforcement, and investigation efforts at hazardous waste facilities and sites with known contamination, such as federal superfund sites, state response sites, voluntary cleanup sites, school cleanup sites, school investigation sites, and military evaluation sites. The State Water Resources Control Board’s (SWRCB’s) GeoTracker database contains records for sites that impact, or have the potential to impact, water in California, such as Leaking Underground Storage Tank (LUST) sites, Department of Defense sites, and Cleanup Program Sites. The remaining data regarding facilities or sites identified as meeting the “Cortese List” requirements can be located on the CalEPA website: https://calepa.ca.gov/sitecleanup/corteselist/. Based on a review of the Cortese List, SWRCB’s Geotracker database, and the DTSC’s EnviroStor database, the project site is not an active hazardous waste cleanup site. The closest investigation site is located approximately 0.4 mile south. The project site is located within the San Luis Obispo Regional Airport Land Use Planning Area (ALUP). Airport Hazards: The San Luis Obispo County Airport provides commuter, charter, and private aviation service to the area. The primary hazard associated with land uses near the airport is the risk of aircraft incidents on approach and take-off. Aircraft flight operations are determined largely by the physical layout of the airport and rules of the Federal Aviation Administration. The County manages activities on the airport property through the Airport Land Use Commission (ALUC). As the means of fulfilling these basic obligations, the ALUC must prepare and adopt Airport Land Use Plans (ALUPs) for each airport within their jurisdiction. The policies in the ALUP are intended to minimize the public’s exposure to excessive noise and safety hazards while providing for the orderly expansion of airports (Public Utility Code Section 21670(a)(2). The ALUC has developed an ALUP for the San Luis Obispo County Regional Airport that was first adopted in 1973, was most recently updated in May 2005, Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 43 and is currently being updated. The ALUP has identified safety zones with associated land use density and intensity restrictions. The ALUP defines these as: •Runway Protection Zones – Areas immediately adjacent to the ends of each active runway, within which the level of aviation safety risk is very high and in which, consequently, structures are prohibited and human activities are restricted to those which require only very low levels of occupancy. •Safety Areas S-1 a through c – The area within the vicinity of which aircraft operate frequently or in conditions of reduced visibility at altitudes less than 500 feet above ground level (AGL). •Safety Area S-2 – The area within the vicinity of which aircraft operate frequently or in conditions of reduced visibility at altitudes between 501 and 1,000 feet above ground level (AGL). Because aircraft in Area S-2 are at greater altitude and are less densely concentrated than in other portions of the Airport Planning Area, the overall level of aviation safety risk is considered to be lower than that in Area S-1 or the Runway Protection Zones. a)The proposed project would not create a significant hazard to the public or to the environment through the routine transport, use, or disposal of hazardous materials. Construction of the proposed project would be required to comply with applicable building, health, fire, and safety codes. Commonly used hazardous materials would be used in varying amounts during construction and occupancy of the project. Construction and maintenance activities would use hazardous materials such as fuels (gasoline and diesel), oils, and lubricants, paints and paint thinners, glues; cleaners (which could include solvents and corrosives in addition to soaps and detergents);; and possibly pesticides and herbicides. The amount of materials used would be small, so the project would not create a significant hazard to the public or to the environment through the routine transport, use, or disposal of hazardous materials, as such uses would have to comply with applicable federal, state, and local regulations including, but not limited to, Titles 8 and 22 of the CCR, the Uniform Fire Code, and Chapter 6.95 of the California Health and Safety Code. With respect to operation of the project, it is not anticipated the Westmont Living facility or the allowed uses of the AASP (assisted living, bank and credit unit, general market, office, retail sales and personal service, or restaurant) would generate significant amounts of hazardous materials. Any future medical office use would have the potential to generate biological, pharmaceutical, radioactive, or chemotherapeutic waste. This medical waste would be subject to the disposal requirements of the Medical Waste Management Act and California Health and Safety Code 117690. This issue would be considered a less-than-significant impact. b)The proposed project would not result in the routine transport, use, disposal, handling, or emission of any hazardous materials that would create a significant hazard to the public or to the environment. Implementation of Title 49, Parts 171–180, of the Code of Federal Regulations and stipulations in the General Plan Safety Element would reduce any impacts associated with the potential for accidental release during construction or occupancy of the proposed project or by transporters picking up or delivering hazardous materials to the project site. These regulations establish standards by which hazardous materials would be transported within and to/from the project site. Where transport of these materials occurs on roads, the California Highway Patrol is the responsible agency for enforcement of regulations. Compliance with existing regulations would ensure impacts related to hazardous materials exposure would be less than significant. c)The proposed project is an assisted-living residential development with potential future commercial and office uses, parking, and associated amenities, and is not located within 0.5 mile of a school. The proposed project would not result in the routine transport, use, disposal, handling, or emission of any hazardous materials that would create a significant hazard to the public or to the environment; therefore, this is considered a less-than-significant impact. d)The project site is not on a parcel included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 (DTSC 2012) and, as a result, the project would not create a significant hazard to the public or the environment; therefore, no impact would occur. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 44 e)The project site is located in the vicinity of the San Luis Obispo County Regional Airport and the County ALUP area. The project site is subject to the City’s Airport Overlay Zone (AOZ), which allows development based on the development standards for the zone (Table 10, Zoning Regulations). Because the proposed project includes an amendment to the AASP, the project was referred to the ALUC for a determination of consistency. On August 15, 2018, and again on September 19, 2018, the San Luis Obispo County ALUC reviewed the proposed project for consistency with the ALUP. On September 19th the ALUC found the Westmont Living facility and a similar commercial center project consistent with the ALUP based on a series of findings and conditions that would render the project consistent with the Airport Land Use Plan (Attachment 5). Future development on the eastern portion of the project site would require a consistency finding with the Airport Land Use Plan and could result in additional conditions from the ALUC. With incorporation of all conditions from the ALUC, impacts would be less than significant in terms of safety hazards to those living and working on the project site. f)The Fire Marshal has reviewed the design of the project and determined that the project would not interfere with any emergency response plan or emergency evacuation plans; therefore, impacts would be less than significant. g)The project site is not located within or adjacent to a wildland area and the project would not expose people or structures to a significant risk of loss, injury, or death; therefore, impacts would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 10.HYDROLOGY AND WATER QUALITY Would the project: a)Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? 5, 9, 15 ☐☐☒☐ b)Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? 5, 9, 15, 17 ☐☐☒☐ c)Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i.Result in substantial erosion or siltation on or off site;5, 9, 15, 17 ☐☐☒☐ ii.Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; 5, 9, 15, 17 ☐☐☒☐ iii.Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or 5, 9, 15, 17 ☐☐☒☐ iv.Impede or redirect flood flows?5, 9, 17 ☐☐☐☒ Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 45 d)In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?4, 9, 17 ☐☐☐☒ e)Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?☐☐☒☐ Evaluation As discussed in the City’s 2014 LUCE Update EIR, the project site is located within the San Luis Obispo Creek Hydrologic Subarea of the Estero Bay Hydrologic Unit, an area that corresponds to the coastal draining watersheds west of the Coastal Range. The Estero Bay Hydrologic Unit stretches roughly 80 miles between the Santa Maria River and the Monterey County line and includes numerous individual stream systems. Within the Estero Bay Hydrologic Unit, the San Luis Obispo Creek watershed drains approximately 84 square miles. The city of San Luis Obispo is generally located within a low-lying valley centered on San Luis Obispo Creek. San Luis Obispo Creek is one of four major drainage features that create flood hazards in the city, with the others being Stenner Creek, Prefumo Creek, and Old Garden Creek. In addition, many minor waterways drain into these creeks, and these can also present flood hazards. Because of the high surrounding hills and mountains in the area, the drainage sheds of these creeks are relatively small, but the steep slopes and high gradient can lead to intense, fast moving flood events in the city. According to the Central Coast RWQCB, water quality in the San Luis Obispo Creek drainage system is generally considered to be good. However, the water quality fluctuates along with seasonal changes in flow rates. In summer months, when the flows decrease, and dilution is reduced, water quality decreases. According to the RWQCB Total Maximum Daily Load (TMDL) Project for San Luis Obispo Creek, the creek has been reported to exceed nutrient and pathogen levels. Groundwater within the San Luis Obispo Valley Sub-basin flows toward the south-southwest, following the general gradient of surface topography. Groundwater within the San Luis Obispo area is considered suitable for agricultural water supply, municipal and domestic supply, and industrial use. The City is enrolled in the State General Permit National Pollutant Discharge Elimination System (NPDES) permit program governing stormwater. As part of this enrollment, the City is required to implement the Central Coast RWQCB’s adopted Post Construction Stormwater Management requirements through the development review process. The primary objective of these post-construction requirements is to ensure that the permittee is reducing pollutant discharges to the maximum extent practicable and preventing stormwater discharges from causing or contributing to a violation of receiving water quality standards in all applicable development projects that require approvals and/or permits issued. The 100-year flood zone identifies areas that would be subject to inundation in a 100-year storm event, or a storm with a 1% chance of occurring in any given year. Based on the City’s Flood Preparedness Map, the project site is not located within a 100- year flood zone. a)The project would not violate any water quality standards or waste discharge requirements or substantially degrade water quality because the project is required to comply with the Central Coast RWQCB requirements set forth in their Post-Construction Stormwater Management Requirements for development projects in the Central Coast region. The project would be required to submit a Stormwater Control Plan (SWCP). Completion of this project would ensure that construction-related discharges would be limited or adequately accommodated by properly engineered infrastructure design. Preparation and implementation of the SWPPP and associated BMPs would ensure potential impacts associated with the accidental release of hazardous materials would be less than significant. b)The project would be serviced by the City’s water system, which has four primary water sources, including the Whale Rock Reservoir, Salinas Reservoir, Nacimiento Reservoir, and recycled water (for irrigation), with Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 46 groundwater serving as a fifth supplemental source. The City no longer draws groundwater for potable purposes as of 2015. Therefore, the project would not deplete groundwater resources and impacts would be less than significant. c.i-iii) Construction of the proposed project would result in an increase of impervious surfaces that would cause the timing and amount of surface water runoff to increase. However, the project is subject to the revised City Storm Drain Master Plan/Waterway Management Plan that discusses the necessary improvements that would ensure adequate transmission and detention of storm water flow created by any new development. Physical improvement of the project site would be required to comply with the drainage requirements of the City’s Waterways Management Plan. This plan was adopted for the purpose of ensuring water quality and proper drainage within the City’s watershed. The Waterways Management Plan and Low Impact Development (LID) stormwater treatment requires that site development be designed so that post-development site drainage does not significantly exceed pre-development run- off. In addition, the project would be required to comply with the City’s engineering standards, water pollution control plan requirements, Post-Construction Stormwater Requirements, and adopted building and grading codes for water quantity/quality analysis. Compliance with these requirements will ensure impacts are less than significant. c.iv) The project site is not within the boundaries of an area subject to inundation from flood waters in a 100-year storm per the Federal Flood Hazard Boundary or Flood Insurance Rate Map. The project would not impede or redirect the flow of any waters. Therefore, there would be no impact. d)The proposed development is outside the zone of impacts from seiche or tsunami and the existing upslope projects do not generate significant storm water runoff such to create a potential for inundation by mudflow; therefore, no impact would occur as a result of the proposed project. e)As discussed in the threshold analysis above, the project would not deplete groundwater supplies or interfere substantially with groundwater recharge. The project includes stormwater treatment and storage facilities and would not conflict with the Central Coastal Basin Plan or other water quality control plans. The project would not conflict with a sustainable groundwater management plan, or other local or regional plans or policies intended to manage water quality or groundwater supplies; therefore, impacts would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 11.LAND USE AND PLANNING Would the project: a)Physically divide an established community?1, 2, 9, 11 ☐☐☒☐ b)Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? 1, 6, 9, 10, 11 ☐☐☒☐ Evaluation a) The project site is primarily undeveloped and contains a single-family residence but does not contain an established community. The proposed project is an infill project and would not have the potential to divide an established community on adjacent parcels or in the vicinity of the project site. The site is designated for land uses consistent Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 47 with the proposed AASP land use designation of Community Commercial, which would be consistent with the existing zoning and General Plan Land use designation of the site. The project is designed to be consistent with existing and developing/planned surrounding commercial infill development and would not physically divide an established community. Impacts would be less than significant. b)The Land Use, Circulation, and Housing Elements of the City’s General Plan and the Zoning Ordinance are the primary land use planning guidance documents for the development pattern of the city. The proposed specific plan amendment would be consistent with the general plan land use designation and zoning for the property, if amended as requested. The Westmont Living facility was reviewed on October 15, 2018 by the Architectural Review Commission and by the Planning Commission on April 10, 2019. The Planning Commission’s recommendation was introduced to the City Council on May 7, 2019; a second hearing did not occur. Any future development beyond the Westmont Living facility would be subject to the review of the Architectural Review Commission and Planning Commission. The following describes the project’s consistency with key General Plan policies, as well as those of the City’s Airport Area Specific Plan and the Airport Land Use Plan, as adopted by San Luis Obispo County. As discussed below, the project would be potentially consistent with applicable City goals, policies, and programs, although a final determination of consistency would be made by the City Council. Policy-related impacts are anticipated to be less than significant. General Plan Policy Consistency The 2014 General Plan establishes several community goals, policies and programs for development that relate to the project site. These include: •Special Focus Area #12 •Neighborhood Connections •Mixed-Use Developments and Convenience •Neighborhood Compatibility The project’s consistency with each is discussed below: 1.Special Focus Area #12 – General Plan Policy 8.13 provides that the project site would be a mixed-use development, providing uses consistent with the “Community Commercial” and “Office” designations. This policy calls for a strong commercial presence at the corner of Tank Farm and Broad Street, and to emphasize creek protection and circulation connectivity as noted above in any land plan. The Westmont Living facility and a similar commercial development was brought to the Planning Commission on June 13, 2018 for a conceptual policy review to receive early, conceptual comments on the project’s potential consistency with the Special Focus Area policies. Since the Planning Commission recommendation on April 10, 2019, the applicant has revised the project and is only moving forward with the Westmont Living facility at this time. The assisted living and memory care facility remains as originally proposed, with no changes. The applicant has indicated that future development of the eastern portion of the project site would a revised commercial center, include replacing the proposed grocery store use with a medical office and reducing the amount of proposed retail/restaurant space. A conceptual site plan of a potential future development shows that the configuration of structures on the commercial portion of the property would be altered. Any future development on the eastern portion of the project site, including a revised commercial center, would require separate application and Architectural Review Commission and Planning Commission determinations. Future development applications are expected to incorporate the Planning Commission and Architectural Review Commission concerns and comments related to consistency with this General Plan policy. These comments relate to design features that include: •Articulated walkways within and along the perimeter of the uses, as well as enhanced connections between future commercial uses and Westmont Living facility. •Improvements to future commercial service areas located along the central road access to screen loading and unloading functions for the uses. This includes landscaping to minimize visibility from off-site. •Pedestrian meeting areas/plazas to connect pedestrian and bicycle routes into the site. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 48 2.Neighborhood Connections – General Plan Policies 2.2.4 and 2.2.5 discuss planning for connectivity both internally to a given project, and as that project relates to the larger neighborhood context. The subject site is located at the northwest corner of Tank Farm Road and Broad Street and the project would provide pedestrian and bicycle connections to the nearby employment centers at Mindbody and along the Broad Street corridor, and to retail services at the Marigold Shopping Center. Additionally, vehicle circulation connecting to adjoining development would be enhanced, providing additional access options to motorists working or visiting the area. Future development would be reviewed for internal access patterns to promote accessibility from off-site and facilitate internal access the Westmont Living facility and future commercial uses. The adjacent Agera Grove mixed-use project would have access into the site via the bridge crossing Orcutt Creek (to be constructed by Agera Grove with that project). The project would construct an extension of the Mindbody street that would connect to the SESLOC property and beyond to Industrial Way. The project is consistent with these General Plan policies. 3. Mixed-Use Developments and Convenience – General Plan Policies 2.3.1 and 2.3.6 encourage mixed-use projects to integrate complementary uses close to one another, and to ultimately cut down on vehicle traffic by making these mixed-use projects accessible to other nearby neighborhoods. The design of the proposed project adheres to, and is consistent with, the General Plan policies encouraging retail shopping and food service options located onsite with residential uses and close to employment centers, transportation corridors, and resident needs. 4.Neighborhood Compatible Development – General Plan Policy 2.3.9 sets several goals for new development (specifically residential, but equally applicable to “infill” projects) within established neighborhoods. The vicinity of the proposed project includes a wide mix of commercial, office, professional, business park, manufacturing, industrial and residential uses. The proposed project includes the potential for a mix of these uses as allowable land use types. Architectural design of the Westmont Living facility is also consistent with architectural stylings found in the nearby area. The project also incorporates many of these established architectural styles into a well-designed center that is compatible with scale and design of these neighborhoods. The project is consistent with this General Plan policy. Future development on the eastern portion of the project site would be submitted under a separate application and reviewed for consistency with this policy and the Community Design Guidelines. Airport Area Specific Plan (AASP) Consistency First adopted by the City Council in 2005, the AASP included a series of goals, policies, and programs to comprehensively guide development of the Planning Area. Additional guidelines and development standards are included in the AASP, as well as infrastructure requirements and a plan for implementation of the Plan. In 2014 the AASP was updated to reflect current planning standards for the area. Overall goals of the Specific Plan include: •Provide a framework to move from County developments primarily focused on heavier industrial and manufacturing uses to a blend of these established uses, both inside and outside the City, with new uses focused on lighter industrial and manufacturing uses, professional and business park developments, employment centers, retailing services to support daytime customer demands and limited numbers of residential developments surrounding the Planning Area. •Plan for proposed development, including annexations within the Planning Area, so that public facilities are developed concurrently with new development in a rational and cost- effective fashion. •Expand the use of bicycles and pedestrians within the Plan Area as an alternative to increasing vehicular trips. •Protect and enhance natural resources within the AASP, including emphasis on maintaining visual qualities of the surrounding hills and open space areas and protection of creek corridors, wetlands and habitat qualities. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 49 The Westmont Living facility, as designed, addresses each of these goals through its design, and is therefore consistent with the AASP. Future development on the eastern portion of the project site would be submitted under a separate application and reviewed for consistency with the AASP. San Luis Obispo County Airport Land Use Plan (ALUP) Consistency On August 15, 2018, and again on September 19, 2018, the Airport Land Use Commission (ALUC) considered a referral of this project from the City. On September 19, 2018, the ALUC found the Westmont Living facility and a similar commercial center project, including amendments to the City’s AASP, were consistent with the County’s ALUP based on a series of findings and conditions. Future development on the eastern portion of the project site would require a consistency finding with the Airport Land Use Plan and could result in additional conditions from the ALUC. Therefore, impacts would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 12.MINERAL RESOURCES Would the project: a)Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 5, 9, 17 ☐☐☐☒ b)Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 5, 9, 17 ☐☐☐☒ Evaluation Based on the City’s Conservation and Open Space Element, mineral extraction is prohibited within city limits. a-b) No known mineral resources are present at the project site. Implementation of the proposed project would not result in the loss of availability of a known mineral resource. The project site is not designated by the General Plan, specific plan, or other land use plans as a locally important mineral recovery site. Therefore, there would be no impact to mineral resources. Mitigation Measures None necessary. Conclusion No impact. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 50 13.NOISE Would the project result in: a)Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 3, 9, 10, 11, 40 ☐☒☐☐ b)Generation of excessive groundborne vibration or groundborne noise levels? 3, 9, 10, 11 ☐☐☒☐ c)For a project located within the vicinity of a private airstrip or an airport land use plan, or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 1, 3, 9, 10, 11, 40 ☐☐☒☐ Evaluation Physical Setting As analyzed in the City’s LUCE Update EIR, a number of noise-sensitive land uses are present within the city, including various types of residential development, schools, hospitals and care facilities, parks and recreation areas, hotels and transient lodging, and places of worship and libraries. Based on ambient noise level measurements throughout the City, major sources of noise include traffic noise on major roadways, passing trains, and aircraft overflights. The project site is located north of Tank Farm Road and west of Broad Street. These two arterial streets are the primary sources of ambient noise in the vicinity of the project site. The southwest corner of the project site is closest to the San Luis Obispo County Regional Airport, a separate potential source of nearby noise. Each of these potential sources of noise was observed and measured to evaluate their contribution to ambient on-site noise levels. Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with users of these land uses. The following land uses are typically considered noise-sensitive: single-family and multiple-family residences, long-term care facilities (including convalescent and retirement facilities), dormitories, motels, hotels, transient lodgings and other residential uses, houses of worship, hospitals, libraries, schools, auditoriums, concert halls, outdoor theaters, nature and wildlife preserves, and parks. The nearest existing noise-sensitive receivers to the project site include existing and approved future residential land uses southwest of the project site within a mobile home park (approved for redevelopment with a mixed-use residential development). The existing mobile home park is located approximately 110 feet from the project boundary and approximately 350 feet from the center of the construction activity on the project site. Regulatory Setting City of San Luis Obispo General Plan Noise Element and Noise Guidebook The Noise Element and Noise Guidebook (1996) of the City of San Luis Obispo General Plan uses modified land use compatibility standards recommended by the California Department of Health Services. The following Noise Element policies are applicable to the project and the local noise environment: Policy 1.4. New Transportation Noise Sources. Noise created by new transportation noise sources, including road, railroad, and airport expansion projects, shall be mitigated to not exceed the levels specified in Table 4.10-3 for outdoor activity areas and indoor spaces of noise-sensitive land uses which were established before the new transportation noise source. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 51 Policy 1.6. New Development and Stationary Noise Sources. New development of noise-sensitive land uses may be permitted only where location or design allow the development to meet the standards of Table 4.10-4, for existing stationary noise sources. City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control) Construction noise level limits set by the City are defined in section 9.12.050(6.a.), of the Municipal Code. Table 2 and Table 3 of the noise study included as Attachment 8 summarize the City’s maximum allowable noise levels for short-term or long-term operation of mobile equipment and stationary equipment at residential properties. Section 9.12.050(6.b.) of the Municipal Code limits the operation of nonscheduled, intermittent, short-term operation of mobile equipment associated with construction to a maximum hourly noise level of 85 dBA and the operation of repetitively scheduled and relatively long-term operations of stationary equipment associated with construction to a maximum hourly noise level of 75 dBA. Operational vibration level limits set by the City are defined in section 9.12.050(7) or the Municipal Code. Section 9.12.050(7) limits operation vibration levels to the “perception threshold of an individual at or beyond the property boundary of the source if on private property or at one hundred fifty feet (forty-six meters) from the source if on a public space or public right-of-way.” The SLOMC defines the perception threshold as a “motion velocity of 0.01” inch per second. Methods of Assessment Noise sources examined include vehicular traffic along the two busy ground transportation corridors, as well as operations associated with the San Luis Obispo County Regional Airport. In addition, there are potential existing or future stationary noise sources from neighboring commercial activities along the south boundary of the site. Ambient noise levels were measured at the project site. SoundPLAN, an acoustic software sound level modeling tool, was used to generate sound level contours which were based on physical characteristics of the topography, measured sound level values, and traffic volume data. Sound level measurements were taken on September 30, 2017 with two calibrated Type 1 Sound Level Meters. The two on-site sound level measurement locations are shown on Figure 7 of the 45dB Acoustics Report (Attachment 7). In addition, a second noise study to assess the project’s potential operational impact on nearby sensitive resources was prepared by Rincon Consultants and is included as Attachment 8. Please refer to this study for a discussion of the technical nature of sound and vibration. The results of this study form the basis for the conclusions of this MND. Key aspects of this study are summarized below. Significance Thresholds Construction Noise Based on the duration of proposed construction activities and the Municipal Code, section 9.12.050(6), construction noise would be significant if: •Noise levels exceed a maximum hourly noise level of 65 dBA Leq when measured at the Hidden Hills Mobilodge (mobile home park); or •Construction noise exceeds a maximum hourly noise level of 70 dBA Leq at a commercial property. Construction Vibration The City has adopted a vibration threshold of 0.01 in/sec peak particle velocity (PPV). However, the City has not adopted a significance threshold to assess vibration impacts during construction. Therefore, the Caltrans Transportation and Construction Vibration Guidance Manual (2013) and the FTA Transit Noise and Vibration Impact Assessment Manual (2018) are used to evaluate potential construction vibration impacts related to both potential building damage and human annoyance. Based on the Caltrans and FHWA criteria, construction vibration impacts would be significant if vibration levels exceeds 0.5 in/sec PPV for residential structures and 1.0 in/sec PPV for commercial and industrial structures, which are the limits where minor architectural damage may occur to each type of buildings. Human annoyance impacts would occur if vibration levels from long-term operations exceeded 68 VdB (equal to 0.01 in/sec PPV) at a residence or if a transient source, such as construction, exceeds 94 VdB at any occupied structure. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 52 Project Operational Noise According to the SLOMC, Section 9.12.060, operational noise from an on-site noise level source would result in a significant impact if the project would exceed the City noise levels limits at the property line of affected land use as defined in Table 5 of the Noise Study, included as Attachment 8. Traffic Noise Off-site project-related noise (i.e., roadway noise) would result in a significant impact if the project would cause the traffic noise level measured at the property of affected uses to increase by 3 CNEL to or within the “normally unacceptable” or “clearly unacceptable” category, or by 5 CNEL or more if existing or future noise levels are below the normally acceptable category.. The City’s General Plan Noise Element establishes standards for maximum acceptable noise levels associated with stationary and transportation sources. Noise created by new transportation noise sources are required to be mitigated to not exceed the maximum acceptable noise levels identified in Table 6, below. Table 6. Maximum Noise Exposure for Noise-Sensitive Uses due to Transportation Noise Sources Outdoor Activity Areas1 Indoor Spaces Noise-Sensitive Use Ldn or CNEL, in dB Ldn or CNEL, in dB Leg in db2 Lmax in db3 Residences, hotels, motels, hospitals, nursing homes 60 45 -- 60 Theaters, auditoriums, music halls -- -- 35 60 Churches, meeting halls, office building, mortuaries 60 -- 45 -- Schools, libraries, museums -- -- 45 60 Neighborhood parks 65 -- -- -- Playgrounds 70 -- -- -- 1 If the location of outdoor activity areas is not shown, the outdoor noise standard shall apply at the property line of the receiving land use. 2 As determined for a typical worst-case hour during periods of use. 3 Lmax indoor standard applies only to railroad noise at locations south of Orcutt Road. The City’s Noise Element also identifies Policy 1.4 regarding noise created by new transportation sources, including road, railroad, and airport expansion projects, which states noise from these sources shall be mitigated to not exceed the levels specified in Table 6 (above) for outdoor activity areas and indoor spaces of noise-sensitive land uses. To facilitate potential future CEQA streamlining when a development project application is submitted for the eastern portion of the project site, this section analyzes the potential noise impacts of conceptual commercial center development. a)Construction Noise Construction impacts would result in temporary increases in ambient noise levels in the project area on an intermittent basis and, as such, would expose surrounding sensitive receivers to increased noise levels. Any increase in noise levels at off-site receptors during construction of the proposed project would be temporary in nature and would not generate continuously high noise levels, although occasional single-event disturbances from construction would be possible. In addition, construction noise would typically be higher during the heavier periods of initial construction (i.e., demolition and grading work) and reduced in the later construction phases (i.e., interior building construction) because the physical structure of the proposed project would break line-of-sight noise transmission from the construction area to the nearby sensitive receivers. Furthermore, noise levels would fluctuate depending on the construction phase, equipment type and duration of use, distance between the noise source and receiver, and presence or absence of noise attenuation barriers. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 53 The nearest residential receivers from the proposed construction are residences associated with the Hidden Hills Mobilodge mobile home park, approximately 350 feet to the southwest of the center of proposed construction activities for the Westmont Living facility, which would be the closest long-term construction activity. Mobile home parks are considered multiple family residential land uses. The nearest commercial uses are located adjacent to the south of the project approximately 300 feet from the center of construction activity (Mindbody). The FHWA Roadway Construction Noise Model (RCNM) was used to estimate noise levels from construction equipment at local residential and commercial receivers. RCNM provides reference noise levels for standard construction equipment, with an attenuation of 6 dBA per doubling of distance for stationary equipment. Each phase of construction has a specific equipment mix. The maximum hourly Leq of each phase is determined by combining the Leq contributions from each piece of equipment used in that phase (FTA 2018). Construction phases would include demolition, site preparation, grading, building construction, architectural coating, and paving of the project site. In typical construction projects, grading activities generate the highest noise levels because grading involves the largest equipment and covers the greatest area. For assessment purposes, and to be conservative, the loudest hour has been used for assessment. The loudest hour of construction would typically occur during site preparation and foundation excavation. Based on the project construction schedule and proposed development plan, it is anticipated that a maximum of four large pieces of construction equipment would be active at the same time in the same hour under maximum load. For modeling purposes, two bulldozers, a frontend loader, and a scraper are used to represent the loudest pieces of equipment that would be active simultaneously. Based on the FHWA Highway Construction Noise Handbook (2008), the maximum hourly noise level from all four pieces of equipment would result in a maximum combined noise level of 108.2 Leq at 300 feet (refer to Appendix D for RCNM results). Table 8 shows typical construction noise levels associated with the use of heavy construction equipment during site preparation and foundation excavation at distances of 50, 300, and 350 feet from the center of construction activity. Table 8. Typical Noise Levels Generated by Construction Equipment Construction Equipment Noise Level 50 feet (dBA Lmax / Leq) Noise Level 300 feet (dBA Lmax / Leq) Noise Level 350 feet (dBA Lmax / Leq) Bulldozer 81.7 / 77.7 66.1 / 62.1 64.8 / 60.8 Bulldozer 81.7 / 77.7 66.1 / 62.1 64.8 / 60.8 Front End Loader 79.1 / 75.1 63.5 / 59.6 62.2 / 58.2 Scraper 83.6 / 79.6 68.0 / 64.0 66.7 / 62.7 Total 83.6 / 83.8 68.0 / 68.3 66.7 / 66.9 RCNM results are included in Appendix D of the Rincon Consultants Noise Study (Attachment 8) Source: Roadway Construction Noise Model (RCNM); individual equipment noise levels based on FTA Transit Noise and Vibration Impact Assessment Manual (2018). Based on the RCNM results, maximum hourly noise levels during project construction, which would occur during grading and foundation excavation, were calculated to be 67 dBA Leq at the mobile home park, which would exceed the City’s construction noise standard of 65 dBA for multiple-family residential land uses. Construction activity maximum hourly noise levels would attenuate to 68 dBA Leq at the commercial uses located to the south of the project site, which would not exceed the City’s maximum hourly noise level limit of 70 dBA Leq for commercial uses. Since the estimated noise levels during construction would exceed the applicable City noise standard for multiple-family residential land uses, the temporary noise impact would be potentially significant. Additionally, Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 54 construction of future commercial uses on the eastern portion of the project site could result in noise impacts to the Westmont Living facility, if the facility is operational at the initiation of construction. While the majority of grading activities would have been completed with the mass grading proposed with this project, final grading, excavation, and compaction activities would still be necessary. Mitigation Measures N-1 and N-2 would be required to reduce construction noise levels at the nearby mobile home park and the on-site assisted living facility to comply with the City’s standards. Operational Noise There are two primary sources of long-term operational noise associated with the project. The first would be from on-site activity related to residential uses and any future commercial uses. The second primary source would be increased traffic generated by the project. These issues are discussed below and fully analyzed in the Noise Study included as Attachment 8. The proposed residential project would require periodic trash hauling services. However, the project site is located in a developed area and would be surrounded by multi-family residential and commercial uses that require similar trash hauling services. Therefore, as trash trucks are already a common occurrence in the project vicinity, trash services would not result in a noticeable increase in ambient noise levels above levels existing without the project. The project would include outdoor patio space for the private use of residents, and it is assumed any future commercial uses would have exterior patio area for dining or employee break areas. Operational noise associated with outdoor use areas would generally be limited to conversations (normally about 70 dB),would be partially shielded by the proposed buildings and would attenuate to approximately 48 dB at 12 feet. These noise-generating activities would result in a negligible change to existing noise levels. Noise from conversation would also be an intermittent and temporary noise source. Therefore, noise impacts related to outdoor seating areas would be less than significant. The project would include rooftop heating, ventilation, and air conditioning (HVAC) equipment. Typically, HVAC equipment is provided at a rate of 1-ton of nominal cooling/heating per 600 square feet. Various sizes of HVAC units would be required to meet the needs of the different proposed uses. Based on the type of development and density of development in the project area, it is anticipated the HVAC units would be roof mounted. The HVAC would be approximately 3 feet above the roof level. As shown in Table 8 below (Table 9 of the Rincon Noise Study), project operations would not generate noise levels in excess of the City’s noise level limits. The Noise Study evaluated a conceptual commercial center which included a grocery store and loading dock. Grocery stores are typically a more intensive noise use, requiring daily refrigerated semi-truck deliveries at off hours of the morning or night. Additionally, noise levels generated by on-site noise levels would not substantially increase ambient noise levels at the surrounding properties. Therefore, on-site noise sources would result in less-than-significant noise impacts. Table 8. Noise Levels from Project Operation Location Noise Level at Receiver dBA Leq Noise Level Limit (dBA) Does the Project Exceed Standard? Hidden Hills Mobilodge 43 70* No SESLOC 47 55 No Marigold Shopping Center 45 65 No Mindbody** 46 60 No *The Hidden Hills Mobilodge site has been re-zoned since the time of the Rincon Noise Study. The zoning designation has changed from R-2 to C-S, and therefore the noise level limit has changed from 50 dBA to 70 dBA. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 55 **The use on the site has changed since the time of the Rincon Noise Study from medical offices to Mindbody. The noise level limit has not changed. Traffic Noise Impacts The proposed project would generate new vehicle trips and incrementally increase traffic on area roadways. A project would result in a significant off-site traffic noise impact if it would cause the ambient noise level measured at the property line of affected uses to increase by 3 CNEL to or within the “normally unacceptable” or “clearly unacceptable” category as identified in Table 4 of the Noise Study (Attachment 8), or by 5 CNEL or more if existing or future noise levels are below the normally actable category. Based on trip generation estimates, the project would result in a maximum increase of 1,416 average daily trips (ADT) on local roadways. Existing traffic on Tank Farm Road is approximately 20,709 ADT between Broad Street and Santa Fe Road. Existing traffic on Broad Street is 28,396 ADT between Tank Farm Road and Industrial Way and 22,944 between Tank Farm Road and Fuller Road. Adding 1, 416 ADT to Tank Farm Road or Broad Street would result in less than 1 CNEL increase in traffic noise levels along any affected roadway. Based on the noise compatibility analysis, traffic volumes can be assumed to increase by 1 to 2 percent annually. Broad Street and Tank Farm Road were assumed to increase by 1.5 percent annually. This would result in a 2040 ADT of 38,820 and 27,735 ADT for Broad Street and Tank Farm Road, respectively. Adding the project’s volumes to these volumes would result in less than 1 CNEL increases along all affected roadways and noise generation from the project would not be considered cumulatively considerable. The project would increase existing traffic noise levels on Broad Street and Tank Farm Road by less than 1 CNEL. Therefore, off-site traffic noise would not exceed the City’s thresholds and off-site traffic noise impacts would be less than significant. In addition, the project was the subject of a noise and land use compatibility analysis prepared by 45 dB (Attachment 7), which determined the project would be compatible with the existing and future noise environment. Therefore, the project would generate a potentially significant increase in ambient noise related to construction activities that would require implementation of Mitigation Measures N-1 and N-2 to reduce potential impacts to be less than significant. The project would not result in a substantial permanent increase in ambient noise levels due to operation of the project; therefore. operational impacts would be less than significant. Implementation of Mitigation Measures N-1 and N-2 would require use of construction equipment best management practices, including shielding stationary equipment, temporary sound barriers between the construction site and the mobile home park to the west and the on-site assisted-living facility, and limiting construction activity to daytime hours when people are typically awake. Mitigation Measure N-2 would require nearby residential receptors to be notified of future construction activities at the site. Acoustic shielding, sound blankets, and other construction noise best management practices can reduce noise levels from individual pieces of construction equipment by 5-10 dBA. Temporary sound barriers used to fully block line-of-sight noise transmission from the construction area to nearby sensitive receivers can reduce noise from construction equipment by up to 10 dBA. Construction noticing and noise complaint procedures ensure that nearby sensitive land uses would have the opportunity to alert the City’s Community Development Department of construction noise issues. Therefore, implementation of Mitigation Measures N-1 and N-2 would ensure that noise levels would not exceed the stationary equipment noise standards in the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). b)Increases in groundborne vibration levels attributable to the proposed project would be primarily associated with short-term construction activities. A quantitative assessment of potential vibration impacts from construction activities, such as blasting, pile-driving, vibratory compaction, demolition, drilling, or excavation, are conducted using the equations developed by Caltrans and the FTA (Caltrans 2013b, FTA 2018). Certain types of construction equipment can generate high levels of groundborne vibration. Table 9 shows typical vibration levels for various pieces of construction equipment used in the assessment of construction vibration (FTA 2018). Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 56 Table 9. Typical Vibration Levels During Construction Activities Equipment in/sec PPV at 25 ft. Approximate Lv Vdb at 25 ft. Pile Driver Upper 1.518 112 Typical 0.644 104 Large bulldozer 0.089 87 Loaded trucks 0.076 86 Jackhammer 0.035 79 Small bulldozer 0.003 58 Table 10 shows estimated groundborne vibration levels from construction equipment that would result in the highest vibration levels. Vibration impacts are assessed based on the distance from the location of vibration-intensive construction activities, conservatively assumed to be at edge of the project site, to the edge of nearby structures. Therefore, equipment was anticipated to operate at a distance of 250 feet from existing residences within the Hidden Hills Mobilodge. Table 10. Vibration Levels at Sensitive Receivers Existing Residences (250 feet) Equipment in/sec PPV Vdb Pile Driver Upper 0.121 90 Typical 0.052 82 Large bulldozer 0.007 65 Loaded trucks 0.006 61 Jackhammer 0.003 57 Threshold 0.5 94 Threshold Exceeded? No No See Appendix D of the Rincon Consultants Noise Study (Attachment 8) for vibration analysis worksheet. As shown, groundborne vibration from typical construction equipment is not estimated to exceed the threshold of 0.5 in/sec PPV at an existing residence. Similarly, typical construction equipment would not exceed the threshold of 94 vdB at any occupied structure. The project does not include any substantial long-term vibration sources. Therefore, the project would not expose local vibration sensitive receptors to excessive vibration levels and vibration impacts would be less than significant. c)The project site is not located within the vicinity of a private airstrip. The project is located in the vicinity of the San Luis Obispo County Regional Airport and is subject to the County Airport Land Use Plan and the City Airport Area Specific Plan. As identified in the ALUP and in the City of San Luis Obispo General Plan Noise Element, the project site is outside the 60-dBA airport sound level contour, and within the 55-dBA airport sound level contour. Airport noise levels at the project site are lower than existing road traffic noise levels; therefore, the project would not expose people residing or working in the project area to excessive noise levels from aircraft noise. The 45db acoustics sound study (Attachment 7) did not locate the project site within existing or projected noise contours for the airport that would necessitate specific mitigation measures beyond standard Uniform Building Code and City Noise Ordinance standards for temporary and on-going noise impact thresholds. According to the 45dB Acoustics report, use of standard noise insulating building techniques for the Westmont Living facility south facing wall(s) would reduce interior noise levels. Impacts would be less than significant. Mitigation Measures Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 57 The following measures would mitigate potential short-term construction noise impacts to a less-than-significant level. N-1 Construction Equipment Best Management Practices. For all construction activity at the project site that exceeds 60 dBA at the property line with the mobile home park to the west, and for future construction activity associated with development on the eastern portion of the project site that exceeds 60 dBA at the property line with the Westmont Living facility, construction equipment noise attenuation techniques shall be employed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include: •Sound blankets on noise-generating equipment. •Stationary construction equipment that generates noise levels above 60 dBA at the project boundaries shall be shielded with barriers that meet a sound transmission class (a rating of how well noise barriers attenuate sound) of 25. •All diesel equipment shall be operated with closed engine doors and shall be equipped with factory- recommended mufflers. •For stationary equipment, the applicant shall designate equipment areas with appropriate acoustic shielding on building and grading plans. Equipment and shielding shall be installed prior to construction and remain in the designated location throughout construction activities. •Electrical power shall be used to power air compressors and similar power tools. •The movement of construction-related vehicles, with the exception of passenger vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day). •As needed, temporary sound barriers shall be constructed between the construction site and the mobile home park to the west. In the event the residential uses at the mobile home park site have been removed (i.e. the site is under construction), and/or if the Westmont Living facility is not occupied or operational during future construction of the eastern portion of the project site, then construction equipment noise attenuation techniques do not need to be implemented. N-2 Neighboring Property Owner Notification and Construction Noise Complaints. The contractor shall inform the property owner and current tenants of the mobile home park to the west of the project site, prior to initiation of any construction activities, of the proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. In the event the residential uses at the mobile home park site have been removed (i.e. the site is under construction), notification is not required. If the Westmont Living facility is occupied or operational prior to construction of future uses on the project site, the contractor shall inform the property owner and current tenants of the facility of the proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. Proof of mailing the notices shall be provided to the Community Development Department prior to issuance of grading permits or initiation of site disturbance activities. Signs identifying the noise complaint procedures shall be in place before the beginning of and throughout grading and construction activities. Noise-related complaints shall be directed to the City’s Community Development Department. Conclusion Less than significant impact with mitigation for short-term construction-related noise impacts. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 58 14.POPULATION AND HOUSING Would the project: a)Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? 2, 6, 9, 35, 43 ☐☐☒☐ b)Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? 1, 6, 9 ☐☐☐☒ Evaluation The city of San Luis Obispo is the largest city in terms of population in San Luis Obispo County and has grown from 45,119 in 2010 to approximately 46,802 in 2019 according to the City General Plan 2019 Annual Report. The City’s housing tenure is approximately 39% owner-occupied and 61% renter-occupied, which is strongly influenced by Cal Poly University and Cuesta College enrollment. Many segments of the city’s population have difficulty finding affordable housing within the city due to their economic, physical or sociological circumstances. San Luis Obispo contains the largest concentration of jobs in the County, and during workdays, the City’s population increases to an estimated 70,000 persons. The City’s Housing Element identifies various goals, policies, and programs based on an assessment of the City’s housing needs, opportunities, and constraints. The City’s overarching goals for housing include safety, affordability, conservation of existing housing, accommodation for mixed-income neighborhoods, providing housing variety and tenure, planning for new housing, maintaining neighborhood quality, providing special needs housing, encouraging sustainable housing and neighborhood design, maximization of affordable housing opportunities for those who live or work in the City, and developing housing on suitable sites. a)The project site is already designated for commercial and mixed uses. The project site was already planned for uses consistent with the Community Commercial Zoning and Special Focus Area designations adopted for the site with the 2014 Land Use and Circulation Element update. In addition, the site is surrounded by existing urban development within the City and would not require new roadways or other infrastructure that might otherwise be considered growth-inducing. Therefore, the impact of inducing substantial population growth to the planning area would be less than significant. b)The project site contains one vacant residence, which would be replaced as a result of the proposed project. The project would not displace any existing residents since the existing residence is vacant. There would be no impact with regard to population displacement, and a less-than-significant impact with respect to the displacement of existing housing. Mitigation Measures None necessary. Conclusion Less than significant. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 59 15.PUBLIC SERVICES a)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? 9, 12 ☐☐☒☐ Police protection? 9, 12 ☐☐☒☐ Schools? 9, 12 ☐☐☒☐ Parks? 12 ☐☐☒☐ Other public facilities? 12 ☐☐☒☐ Evaluation The project site is located within the existing service area of the San Luis Obispo City Fire Department and would likely be served by City Fire Station 3, located 1.7 miles north of the project site. Built in 1960, this fire station is the only station on the east side of the Southern Pacific Railroad line and primarily provides response to the southern portion of the City. This station is staffed by a 3-person paramedic truck company. The City of San Luis Obispo Police Department (SLOPD) provides public safety services for the city and consists of 85.5 employees, 59 of which are sworn police officers. The SLOPD operates out of one main police station, which is located at 1042 Walnut Street at the intersection of Santa Rosa (Highway 1) and U.S. Highway 101. The project site is located within the San Luis Coastal Unified School District, which includes 15 schools from elementary to high school. The nearest school to the proposed project is Sinsheimer Elementary School, which is located 1.3 miles north of the project site. Public parks and recreational trails within the city are managed and maintained by the City of San Luis Obispo Department of Parks and Recreation. The nearest park to the project site is the Damon-Garcia Sports Complex directly north of the project site, and E.A. French Park approximately a half mile east of the site. All new residential and non-residential development within the City is subject to payment of Development Impact Fees, which are administered by and paid through the Community Development Department. Development Impact Fees provide funding for maintaining the City’s emergency services, infrastructure, and facilities. For example, fire protection impact fees provide funding for projects such as the renovation of the City’s fire stations and the replacement of fire service vehicles and equipment. a)Fire protection: The project site is within the existing service area of the SLOFD. The closest fire station to the project site is City Fire Station 3, located at 1280 Laurel Lane, approximately two miles northeast of the project site. The City has a mutual aid agreement with CALFIRE which allows for additional fire or emergency assistance when needed, CALFIRE Fire Station 21 is located approximated 1 mile to the southeast. New development would be subject to the SLOFD standards and California Fire Code in all proposed buildings, including installation of fire hydrants, building sprinklers, provision of adequate water supply and pressure, placement of fire extinguishers, provision of adequate fire access to buildings, and other requirements. The City’s Fire Master Plan (FMP) discusses current and future operations and concludes that the City does not have enough primary neighborhood fire stations to deliver suburban response times to all outer areas, including the AASP. Since the FMP’s preparation in 2009, increasing population and new development have been further pressure on the department’s ability to respond to requested services. The 2016 San Luis Obispo Fire Department Master Plan requires construction of a new fire station in the southern area of the City when the southern area of the City reaches 90 percent buildout. The project would be subject to development impact fees pursuant to City Council-adopted amendments and the Capital Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 60 Facilities Fee Program to pay for acquisition and construction of a new fire station in the southern area of the City. The impact would be less than significant. Police protection: The AASP and LUCE EIRs determined that implementation and buildout of the AASP would not result in any significant impacts related to any of the above-listed services due to the ability to offset service needs through the City’s Development Impact Fee program established via the City’s General Plan and/or infrastructure requirements of project proponents as projects occur. Since the proposed development is consistent with anticipated development in the Land Use Element as a Special Focus Area, development would not result in any adverse impacts to these services. The project would not result in substantial adverse physical impacts associated with the provision of, or need for new or physically altered, government facilities, the construction of which, might have the potential to cause significant environmental impacts. The project would be subject to City- established Development Impact Fees that are charged in conjunction with approval of development projects to offset costs associated with increases in demand of public services. Thus, the impact would be less than significant. Schools: The State has the authority to collect fees at the time of building permits to offset the costs to finance school site acquisition and school construction, and said fees, when collected by local school districts, are deemed by State law to provide adequate mitigation for school facility requirements. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting any fees beyond those required by the school district to mitigate effects associated with inadequate school facilities. Any increases in demand on school facilities caused by the project are considered to be mitigated by the District’s collection of adopted fees at the time of building permit issuance for each residence and commercial building. This impact would be less than significant. Parks: The AASP and LUCE EIRs determined that implementation and buildout of the AASP would not result in any significant impacts related to any of the above-listed services due to the ability to offset service needs through the City’s Development Impact Fee program established via the City’s General Plan and/or infrastructure requirements of project proponents as projects are developed. Since the proposed development is consistent with anticipated development in the Land Use Element as a Special Focus area, development would not result in any adverse impacts to these services. The project would not result in substantial adverse physical impacts associated with the provision of, or need for new or physically altered, government facilities, the construction of which, might have the potential to cause significant environmental impacts. The project would be subject to City-established Development Impact Fees that would be collected in conjunction with approval of development projects to offset costs associated with increases in demand of public services. Thus, the impact is less than significant. Other public facilities: The project would result in a marginal increase in use of other City public facilities, such as roadways and public libraries. The project would be subject to transportation development impact fees, which would offset the project’s contribution to increased use of City roadways. Through participation in this fee program, potential project impacts on schools would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 16.RECREATION a)Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 35 ☐☐☒☐ Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 61 b)Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? 35 ☐☐☒☐ Evaluation There are 26 parks in the City of San Luis Obispo, including eight community parks, ten neighborhood parks, and eight mini parks. Collectively, these parks include approximately 152 acres of parkland, of which 34 acres are neighborhood parks. In addition to parks, the City owns or manages approximately 7,000 acres of open space within and adjacent to San Luis Obispo. This open space provides recreational opportunities such as fishing, hiking, and biking trails. Existing recreational facilities near the project site include the Damon-Garcia Sports Complex directly north of the project site, and E.A. French Park approximately a half mile east of the site. Damon-Garcia Sports Complex is a Community Park open space area available by reservation containing soccer fields, picnic area, and a large open space. E.A. French Park is a neighborhood park with amenities/activities such as an outdoor barbeque area, basketball court, picnic tables, tennis courts, playgrounds, and open space. a)The project includes an assisted living facility which is considered a commercial land use. Accordingly, the project would not be subject to payment of parkland in-lieu fees as required in 16.22.050 through 16.22.100 of the City Municipal Code which are intended to offset potential demand that would arise through new residential development. Therefore, the project is not anticipated to result in increased use of recreational facilities such that there would be substantial physical deterioration or acceleration of recreational facilities. The impact would be less than significant. b)The project includes an assisted living facility which is considered a commercial land use. Accordingly, the project is not subject to payment of parkland in-lieu fees as required in 16.22.050 through 16.22.100 of the City Municipal Code which are intended to offset potential demand that would arise through new residential development. The project does not include recreational facilities which could have a physical effect on the environment. The impact would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 17.TRANSPORTATION Would the project: a)Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? 2, 9, 10, 22, 35, 36, 41 ☐☒☐☐ b)Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?☐☐☒☐ c)Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? 2, 9, 22, 32 ☐☐☒☐ d)Result in inadequate emergency access?4, 9 ☐☐☒☐ Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 62 Evaluation The City’s Circulation Element identifies current traffic levels and delays of public roadways and identifies transportation goals and policies to guide development and express the community’s preferences for current and future conditions. Goals included in the plan include, but are not limited to, maintaining accessibility and protecting the environment throughout San Luis Obispo while reducing dependence on single-occupant use of motor vehicles, reducing use of cars by supporting and promoting alternatives such as walking, riding buses and bicycles, and using car pools, promotion of the safe operation of all modes of transportation, and widening and extending streets only when there is a demonstrated need and when the projects would cause no significant, long-term environmental problems. Level of Service (LOS) is a term used to describe the operating conditions of an intersection or roadway based on factors such as speed, travel time, queuing time, and safety. LOS designations range between A and F, with A representing the best operating conditions and F representing the worst. The circulation element establishes the minimum acceptable LOS standard for vehicles in the downtown area of the city as LOS E and states any degradation of the level of service below this standard shall be determined significant under CEQA. The City’s 2013 Bicycle Transportation Plan outlines the City’s official policies for the design and development of bikeways within the city and in adjoining territory under County jurisdiction but within the city’s Urban Reserve and includes specific objectives for reducing vehicle use and promoting other modes. This plan identifies existing Class II bike path(s) within the vicinity of project site along Marsh Street. Class II Bikeways are located along major streets and provide direct access to important destinations. In 2013, Senate Bill 743 was signed into law with the intent to “more appropriately balance the needs of congestion management with statewide goals related to infill development, promotion of public health through active transportation, and reduction of greenhouse gas emissions” and required the Governor’s Office of Planning and Research (OPR) to identify new metrics for identifying and mitigating transportation impacts within CEQA. As a result, in December 2018, the California Natural Resources Agency certified and adopted updates to the State CEQA Guidelines. The revisions included new requirements related to the implementation of Senate Bill 743 and identified vehicle miles traveled (VMT) per capita, VMT per employee, and net VMT as new metrics for transportation analysis under CEQA (as detailed in Section 15064.3 [b]). Beginning July 1, 2020, the newly adopted VMT criteria for determining significance of transportation impacts must be implemented statewide. The Mitigation Fee Act (Assembly Bill [AB] 1600) is contained in California Government Code Section 66000 et. seq. establishes constitutional limits and ground rules for the imposition and administration of impact fee programs. AB 1600 became law in January 1988 and requires that local governments document the purposes of a fee, the use of fee revenues, and establish a relationship between the use, need, and amount of the fee and the type of development paying the fee. In 2018 the City adopted a comprehensive development impact fee program, including updated transportation and parks fees and new public safety fees. The Citywide fee program was a key implementation action of the 2014 LUCE update and General Plan Policy 1.13.9 which requires that new development pay its proportionate share of infrastructure cost. Projects included in the transportation impact fee (TIF) program are implemented as needed either as City-initiated capital improvement projects or by private entities as a mitigation requirement or as conditions of approval for private development projects. The timing of implementation depends on when the deficiencies that the improvements address are projected to occur. The project site would be accessed by Tank Farm Road and Broad Street. Broad Street is a north-south, two-way road. North of its intersection with South Street and Santa Barbara Avenue, it is a 2-lane residential arterial street with a speed limit of 35 mph. This section of road functions as a main connection between residential areas and the downtown core. South of the Broad/South/Santa Barbara intersection, Broad Street is a 4-lane highway/regional route with a speed limit ranging from 40 mph at the north end of the segment to 45 mph at the southern end. This segment serves as a main route to and from the southern industrial and commercial centers to the downtown core and other regions. South of Rockview Place, Broad Street has a paved sidewalk only on the east side of the street. Tank Farm Road an east-west, 2- lane arterial road with a speed limit of 45 mph in the study area. Tank Farm Road serves a major connection from South Higuera Street to Broad Street, connecting residential with commercial and industrial areas. West of Broad Street, Tank Farm Road has no sidewalks on the north side of the road, and between Santa Fe Road and Old Windmill Lane has no sidewalks on either side. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 63 SLO Transit operates transit service in the City of San Luis Obispo and San Luis Obispo Regional Transit Authority (SLORTA) operates transit service throughout San Luis Obispo County and adjacent areas. SLO Transit Routes 1A and AB provide fixed- route service to the study area. RTA offers Dial-A-Ride curb to curb services within the city limits. The nearest bus stops for SLO Transit are located on Tank Farm 400 feet south of Broad Street in front of the Mindbody campus, and on the east side of Broad Street in front of the Marigold Center; all bus stops along Broad Street north of Tank Farm are located on the east side of Broad Street. The Downtown Transit Center, located approximately 2.7 miles from the project site near the intersection of Palm Street and Osos Street, is served by most SLO Transit and SLORTA routes. The applicant submitted a Multimodal Transportation Impact Study prepared by Central Coast Transportation Consulting, July 2020 (Attachment 9). This study evaluates the potential transportation impacts of the mixed-use project. Nine intersections were evaluated during the weekday morning peak hour (7-9 AM) and weekday evening peak hour (4-6 PM) time periods under Existing and Cumulative conditions with and without the project. Thresholds of Significance Significant impacts to transportation facilities are identified under the following circumstances: For Unsignalized intersections, if Project traffic causes an intersection operating at LOS A, B, C, or D to degrade to unacceptable traffic conditions of LOS E or F; and the volume-demand-to-capacity ratio (V/C), which compares roadway demand (vehicle volumes) with roadway supply (roadway capacity), is increased by 0.01 or more and signal warrants are met; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. For Signalized Intersections if project traffic causes an intersection operating at an acceptable LOS D or better to degrade to unacceptable traffic conditions, and the V/C ratio is increased by 0.01 or more; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. For segments, if project traffic causes segment operation level of service degradation as follows: •For bicycles, a segment operating at LOS A, B, C, or D to degrade to LOS E or F. •For pedestrians, a segment operating at LOS A, B, or C to degrade to LOS D, E, or F. •For vehicles, segments operating at LOS A, B, C, or D to degrade to LOS E or F and an increase of the V/C ratio by .01 or more. •For transit service, a segment operating at LOS A, B, C, or D to degrade to LOS E or F; or a segment with a baseline LOS E or F to degrade in a contextually significant way. To facilitate potential future CEQA streamlining when a development project application is submitted for the eastern portion of the project site, this section also analyzes the potential transportation impacts of the conceptual plan for the commercial center, which includes a 45,000 square-foot medical office and 15,000 square-feet of retail/restaurant uses. a) The proposed project, as well as all other development that occurs in the future pursuant to the AASP and the City’s General Plan, would increase traffic in the area. The Circulation Element of the City’s General Plan identifies the essential primary road system that would be needed to accommodate development within the Plan Area and surrounding growth areas of the city. The LUCE Update EIR determined that the roadway plans of these planning documents are for the most part self-mitigating in that 1) roadway alignments, road extensions, and new intersections are designed and will be built in response to traffic projected at build-out and, 2) development projects in the AASP areas will also contribute their fair share either through adopted city-wide Traffic Impact Fees, improvements to the transportation network, assessments or dedications to specified roadway improvements, or a combination of one or more of these measures. The proposed project would be consistent with these requirements, as mitigated, and would be required to participate in its fair share of both on-site roadway improvements and fee payments for city-wide traffic improvement projects in order to address project-specific and cumulative traffic impacts. Site Access and On-Site Circulation Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 64 On-site circulation deficiencies would occur if project designs fail to meet appropriate standards, fail to provide adequate truck access, or would result in hazardous conditions. The Westmont Living facility and office/retail sites share access to Broad Street (via Industrial Way) and Tank Farm Road (via Mindbody traffic signal). New limited access driveways are proposed on Broad Street (right- in/right-out/left-in only) and Tank Farm Road (right-in/right-out only). The existing SESLOC driveway on Broad Street would be removed and would share access with the new project driveway on Broad Street. The project is expected to generate 1,416 daily trips, 98 AM peak hour trips, and 165 PM peak hour trips. Existing + Project Intersection Operations: this scenario adds project-generated traffic to existing conditions volumes. Note that this scenario includes both the proposed project and the 650 Tank Farm project (mobile home park redevelopment), thereby slightly overstating project trips and associated impacts. The following intersections operate below the LOS D threshold for vehicles: •Tank Farm Road/Long Street: the side street approaches to this intersection operate unacceptably both with and without the project during the PM peak hour. A traffic signal is in final design for this location and is required as a condition of approval for a nearby project. Installation of a traffic signal would result in acceptable operations; however, project traffic would contribute to degradation of the intersection until the signal is installed. •Tank Farm Road/Mindbody Traffic Signal: with the addition of the project, this intersection would operate unacceptably during the PM peak hour. Project traffic would increase critical queues by at least one vehicle length. Providing a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan would result in acceptable operations. •Broad Street/Tank Farm Road Traffic Signal: The existing queue length for the eastbound left turn is near its capacity and the addition of project traffic would increase the eastbound left-turn queue by one to two vehicles. Most of the traffic added to this movement would come from the 650 Tank Farm parcel going north on Broad Street. A vehicular connection between the 650 Tank Farm parcel and the project site would allow 650 Tank Farm to use the traffic signal at Industrial Way, thereby avoiding the impacted intersection, reducing the eastbound left-turn queue, and improving site circulation. Alternatively, the eastbound left-turn queue at Broad Street/Tank Farm Road could be reduced to acceptable levels by providing a second southbound left turn lane. This could require a slight widening of the southbound approach of Broad Street. No other new deficiencies were noted with the addition of project traffic to existing conditions. Segment Operations •Auto: The westbound segment of Tank Farm Road from Santa Fe Road to Broad Street operates at LOS F during the PM peak hour because its volume to capacity ratio is greater than one, resulting in an automatic LOS F. The addition of project traffic would not change the auto LOS score. No other new deficiencies would occur with the addition of project traffic. •Pedestrian: The northbound segment of Broad Street from Orcutt Road to Industrial Way operates at LOS D during the PM peak hour both with and without the project due to the high vehicular volumes and percentage of vehicles turning at the downstream intersection. The addition of project traffic would increase the LOS score by less than two percent and increase vehicular volumes by less than five percent. This would be an insignificant change that would not substantively worsen pedestrian conditions. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 65 •Bicycle: No new bicycle deficiencies would occur. •Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment. The addition of project traffic would not overburden or otherwise impact the transit network. Cumulative + Project: this scenario represents future traffic conditions reflective of the buildout of land uses in the area, including the proposed project. The following intersections would operate below the LOS D threshold for vehicles: •Tank Farm/South Higuera Street would operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. Queues would exceed storage length during at least one peak hour on the westbound right, northbound right, and southbound left turning movements. Installing a second southbound left turn lane would improve operations to LOS D for the movement and LOS C for the approach and address this impact. This project is included in the City-wide impact fee program. •Tank Farm Road/Santa Fe Road would operate at LOS F on the northbound approach. The northbound right turn queue length would exceed storage length during the AM and PM peak hours. Installation of a multi-lane roundabout is identified in the General Plan Circulation Element and the Airport Area Specific Plan and would provide acceptable intersection operations. This project is included in the City-wide impact fee program. •Broad Street/Capitolio Way would operate at LOS F during the PM peak hour. The westbound approach would have a large delay due to the side street stop-controlled intersection and the high volume of traffic along Broad Street. The planned future intersection of Prado Road/Broad Street would be signalized, making signalization of the nearby Broad Street/Capitolio Way intersection undesirable. Capitolio Way is connected to both Orcutt Road and Industrial Way by Sacramento Drive, thereby providing an alternative access point for drivers seeking signalized access to Broad Street. No changes are recommended. •Broad Street/Industrial Way would operate at LOS F during the PM peak hour due to the presence of long pedestrian crossing times across the north and south approaches. Without pedestrian actuation, the intersection would operate acceptably at LOS D. The southbound left turn queue would exceed storage length during the PM peak hour. Converting the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes would result in LOS C operations. This project is not included in the Citywide impact fee program, therefore the project shall make a fair share contribution to these improvements. •Broad Street/Tank Farm Road would operate at LOS F during the AM and PM peak hours due to high volumes from all approaches of the intersection. During at least one peak hour, queue would exceed storage on the eastbound left, eastbound right, northbound left, and southbound right movements. Adding a second southbound left turn lane (addressed in Existing + project impacts and mitigation), adding a dedicated northbound right turn lane, and converting the westbound right turn lane to a shared through/right lane would improve conditions. However, while some queue lengths would be decreased, others would be increased. The City’s Circulation Element EIR recommends establishing time-of-day timing plans at this intersection. These projects are included in the City-wide impact fee program. The following intersections would operate below the LOS C threshold for pedestrians: •Tank Farm Road/Santa Fe Road would operate at LOS F during the AM and PM peak hours due to the presence of side street stop- controlled intersections and high volumes and speeds along Tank Farm Road. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 66 Installation of a multi-lane roundabout is identified in the General Plan Circulation Element and the Airport Area Specific Plan. This project is included in the City-wide impact fee program. •Broad Street/Capitolio Way would operate at LOS F during the AM and PM peak hours due to the presence of side street stop- controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. •Broad Street/Aero Vista Lane would operate at LOS F during the AM and PM peak hours due to the presence of side street stop- controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. The following intersection would operate below the LOS D threshold for bicycles: •Tank Farm Road/South Higuera Street would operate at LOS E in the westbound direction during the PM peak hour. The addition of project traffic to would not degrade level of service in a contextually significant way. Therefore, this is an insignificant impact. Segment Operations •Auto: The following segments would have a V/C ratio that is greater than one, resulting in an automatic LOS F, even though the LOS scores are acceptable. The addition of project traffic would not change the auto LOS, and the nearby intersections would constrain flow before the segments did, so the project would have an insignificant effect on these segments. o Southbound Broad Street from Orcutt Road to Industrial Way – AM and PM o Northbound Broad Street from Orcutt Road to Industrial Way – PM o Southbound Broad Street from Industrial Way to Tank Farm Road – AM and PM o Northbound Broad Street from Industrial Way to Tank Farm Road – PM o Northbound Broad Street from Aero Vista Lane to Tank Farm Road – AM and PM o Southbound Broad Street from Aero Vista Lane to Aero Drive – AM and PM o Northbound Broad Street from South City Limits to Aero Drive – AM and PM o Westbound Tank Farm from Santa Fe to Broad – PM In addition to analysis above, generalized LOS thresholds were also applied to calculate Auto LOS on the segment of Tank Farm Road between Santa Fe Road and Old Windmill Lane to be consistent with the methods applied in the 2014 Circulation Element Update. Peak hour volumes between 2,406 and 3,224 vehicles correspond to LOS E operations. Under Cumulative conditions the PM peak hour volume along the study segment would be 2,418 vehicles which corresponds to LOS E. The proposed project would add 15 vehicles, for a total of 2,433 vehicles under Cumulative Plus Project conditions, also LOS E. The proposed project’s proportional share is 0.62 percent (15/2,433=.0062). The project shall make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane. •Pedestrian: Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or the presence of discontinuous pedestrian facilities. Several segments would operate unacceptably at LOS D due to high vehicular volumes and speeds. No mitigations are recommended for the segments with deficient pedestrian LOS scores. On each of these segments, the addition of project traffic would increase the pedestrian LOS score by less than two percent and would increase vehicular volumes by less than three percent. The addition of project traffic to would not degrade level of service in a contextually significant way. Therefore, this is an insignificant impact. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 67 •Bicycle: No bicycle deficiencies would occur. •Transit: Several segments operate below the transit LOS threshold due to infrequent service to the study segments. Given the relatively low boardings on stops in the area, the addition of project traffic to would not degrade level of service in a contextually significant way. Therefore, this is an insignificant impact. In summary, the proposed project would add vehicular trips to streets that serve as entry/exit routes to the project site. These streets with the given improvements specified in the City’s adopted planning documents would serve to accommodate the added vehicular traffic. As is reflected in the above discussion, with incorporation of mitigation measures noted below, which include payment of fair share development impact fees and improvements to Tank Farm Road, impacts will be less than significant with mitigation. b)On June 16, 2020, San Luis Obispo City Council formally adopted the transition from level of service (LOS) to vehicle miles traveled (VMT) as the primary metric for analysis of transportation impacts under CEQA. In turn, the City established specific VMT impact thresholds and published an update to the City’s Transportation Impact Study Guidelines (TISG), which documents performance thresholds and analysis methods consistent with current State guidance. While VMT analysis was prepared for this development project, it should be noted that the findings of this VMT analysis are presented for reference purposes only, as the CEQA review for this project was initiated prior to the City’s adoption of VMT thresholds. The project is located in an area of the City where residential VMT per capita is below the City’s impact threshold of 14.25 per the TISG screening map. In addition, assisted living facilities generate fewer vehicle trips per resident when compared to typical residential uses. Relatively few residents drive cars (the applicant estimates 25%) and dining and social activities are provided on site, reducing the need for off-site travel. The assisted living component of the project will have a less-than-significant impact to VMT. The 15,000 s.f. of retail uses will be split among three buildings. The TISG note that local-serving retail development projects with less than 50,000 s.f. of gross floor area can be assumed to cause a less-than significant impact to VMT. Accordingly, this project component will have a less-than-significant impact to VMT. The cancer center portion of the project is a relatively unique use without specified standards or thresholds. It would serve local patients who currently travel out of San Luis Obispo County to receive treatment and would therefore shorten their trips. (CCTC 2020) The project would help reduce VMT by providing an office building, residential uses, and retail/restaurant uses in a location close to a regional shopping center and a mix of uses. Therefore, the project would reduce VMT by improving the jobs/housing balance in the southern portion of the city of San Luis Obispo. Further, through compliance with City Zoning Regulations requiring provision of secure bicycle storage, showers, and locker and changing room facilities to encourage project employees to use alternative modes of transportation, as well as being within immediate proximity of the Class II bicycle lane on Broad Street, the project would promote alternate modes of travel that would reduce VMT. Therefore, the project would be consistent with the standards set forth in CEQA Guidelines Section 15064.3 subdivision (b) and impacts would be less than significant. c) The Westmont Living facility has been referred to the County of San Luis Obispo Airport Land Use Commission and was found to be consistent with the Airport Land Use Plan. The Airport Area Specific Plan requires that the project provide roadways that are designed and developed in accordance with adopted City standards, thereby assuring predetermined standards necessary to limit safety hazards and provide adequate emergency access. Therefore, impacts would be less than significant. d)The Westmont Living facility has been referred to the County of San Luis Obispo Airport Land Use Commission and was found to be consistent with the Airport Land Use Plan. The Airport Area Specific Plan requires that the project provide roadways that are designed and developed in accordance with adopted City standards, thereby Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 68 assuring predetermined standards necessary to limit safety hazards and provide adequate emergency access. Impacts would be less than significant. Mitigation Measures TR-1 Tank Farm Road from Broad through Project Site to Mindbody intersection. The applicant shall widen Tank Farm Road along the project frontage to provide two westbound motor vehicle through lanes, bike lanes, landscaped parkway and sidewalk. The ultimate street cross section shall be in substantial conformance with the typical cross section identified for the parkway arterial designation in the Airport Area Specific Plan, with final geometric design elements to be approved to the satisfaction of the Public Works Director. TR-2 Internal intersection with SESLOC property. The applicant shall install a single-lane roundabout at the internal site intersection of the Mindbody Road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites. The City Transportation Department Division may approve an alternative intersection control type, such as all-way stop control, if a roundabout is found to be geometrically infeasible at this location. TR-3 Existing SESLOC driveway. The applicant shall remove the existing right-in/right-out driveway on Broad Street upon completion of the new Broad Street driveway constructed as part of this project. The applicant shall ensure adequate access is maintained to the SESLOC property during project construction. TR-4 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make a fair share contribution of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane. TR-5 Broad Street/Industrial Way. The project shall make fair share project contributions to convert the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes. TR-6 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees to satisfy fair share mitigation obligations towards the following future transportation improvements: •Tank Farm Road/Higuera Street: Installation of a second southbound left turn lane. •Tank Farm Road/Santa Fe Road: Installation of a multi-lane roundabout. •Broad Street/Tank Farm Road: Installation of a dedicated northbound right turn lane, addition of a second southbound left turn lane, conversion of the westbound right turn lane to a shared through/right lane and establish time-of-day timing plans. Conclusion Less than significant impact with mitigation incorporated. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 69 18.TRIBAL CULTURAL RESOURCES Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, or cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a)Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? 12, 23 ☐☐☐☒ b)A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. 24, 26, 36 ☐☒☐☐ Evaluation Central Coast Archaeological Research Consultants (CCARC) conducted site visits, a records research, and outreach to local tribal groups, as documented in their April 2018 Report. The results of their archival research, initial consultation with the Chumash community, and an intensive archaeological survey of the Northwest Corner of Broad and Tank Farm Road Archaeological Survey, identified no cultural resources. As a result, no further archaeological work was recommended within the acreage investigated during this study. In the unlikely event that buried cultural materials are encountered during construction, all ground disturbances will cease until a qualified archaeologist is contacted to evaluate the nature, integrity, and significance of the deposit. On August 13, 2018, local Native American tribal groups were formally noticed that an Initial Study was being completed for the proposed project and invited to provide consultation on the proposed project. Notices regarding local tribal consultation outreach per AB 52 have been provided to tribes that have requested to be on the City’s AB 52 consultation list. To date, one reply has been made from a tribal representative requesting further clarification on the surface surveys conducted by the applicant’s archaeology consultants. No concerns were noted regarding cultural resources concerns within the project area. No additional comments have been received as of this date. Due to the amount of prior surface improvements and subsequent demolition and rebuilding that has occurred on the project site since 1937, no surface indicators are anticipated at the site. a)The project site does not contain any structures that are listed or eligible for listing in the California Register of Historical Resources or local register as defined in Public Resources Section 5020.1(k); therefore, no impacts to listed or eligible historical resources would occur as a result of the proposed project. b)The project site does not contain any known resources considered significant by any California Native American tribe. As discussed in Section 5: Cultural Resources, Mitigation Measure CR-1 and CR-2 requires that construction activities halt, the City Community Development Department be notified, and that appropriately mitigation be applied in the event that any materials are encountered. In the event that human remains are unearthed and determined to be Native American, the Most Likely Descendant would be notified. Therefore, with incorporation of the proposed mitigation the project would have a less than significant impact. Mitigation Measures None necessary. Conclusion Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 70 Less than significant with mitigation. 19.UTILITIES AND SERVICE SYSTEMS Would the project: a)Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? 7, 9, 16, 27, 33, 34, 37 ☐☐☒☐ b)Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? 7, 9, 16, 37 ☐☐☒☐ c)Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? 5, 7, 9, 16, 30, 31 ☐☐☒☐ d)Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? 5, 8, 9 ☐☐☒☐ e)Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?5, 8, 9 ☐☐☒☐ Evaluation Water: As discussed in the City’s LUCE Update EIR, the City of San Luis Obispo Utilities Department provides potable and recycled water to the community and is responsible for water supply, treatment, distribution, and resource planning. The City is the sole water provider within the city limits and most of the City’s water is supplied from multiple surface water sources. However, the City also uses groundwater to supplement surface water supplies and recycled water is used to supplement irrigation demand. With the update of the City’s General Plan Water and Wastewater Element in 2018, the City Council reaffirmed the policy for a multi-source water supply. Consistent with the multi-source water supply concept, the City obtains water from five sources: •Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir: Combined Safe Annual Yield 4,910 AF/year •Nacimiento Reservoir: 5,482 AF/year dependable yield/ contractual limit •Recycled water from the City’s Water Resource Recovery Facility (WRRF): 238 AF/year Wastewater: The wastewater system for the city includes facilities for wastewater collection and treatment. The City’s collection system serves residential, commercial, and industrial customers. Sewer service is provided only to properties within the city limits, with the exception of a few properties located just outside of the city limits, Cal Poly San Luis Obispo, and the County of San Luis Obispo Airport. There are approximately 14,000 service connections. The City’s Water Resource Recovery Facility (WRRF) processes wastewater in accordance with the standards set by the State’s RWQCB. The WRRF removes solids, reduces the amount of nutrients, and eliminates bacteria in the treated wastewater, which is then discharged to San Luis Obispo Creek. The WRRF has a current operational capacity of 5.1 million gallons per day (MGD) and is undergoing design for an average dry weather flow capacity of 5.4 million gallons per day (MGD) and a peak wet weather flow capacity of 19 MGD upon completion of this upgrade. In 2017, annual average flows to the WRRF were approximately 3.30 MGD. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 71 Solid Waste: The City’s Utilities Department is responsible for administering an exclusive franchise agreement with San Luis Garbage Company to collect and dispose solid waste generated by residential, commercial, and industrial customers in San Luis Obispo. This agreement also includes curbside recycling, and green waste service. There are three solid waste disposal facilities within San Luis Obispo County. Most solid waste collected in the city is disposed of at the Cold Canyon Landfill. Cold Canyon Landfill is currently (2016) permitted to receive up to 1,650 tons of solid waste per day, with an estimated remaining capacity of 14,500,000 cubic yards (60.1 percent remaining capacity). In 2015, the Cold Canyon Landfill operator estimated the landfill is expected to reach capacity in 2040. a)The proposed project would result in an incremental increase in demand on City infrastructure, including water, wastewater and storm water facilities. Annual water demand is estimated at 24.45-acre feet/year based on the Westmont Living facility and the conceptual commercial center. Daily wastewater generation is estimated to be 21,820 gallons per day. Development of the site is required to be served by City sewer and domestic and recycled water service, which have adequate capacity to serve the proposed project. Existing storm water facilities are present in the vicinity of the project site, and it is not anticipated the proposed project would result in the need for new facilities or expansion of existing facilities which could have significant environmental effects. This project has been reviewed by the City’s Utilities Department and no resource or infrastructure deficiencies have been identified; therefore, impacts would be less than significant. b)The proposed project would result in an incremental increase in demand on water supplies, as anticipated under the recent General Plan Update. As analyzed in the LUCE Update EIR, the City has sufficient water supplies for build- out of the City’s General Plan. The incremental change created by the proposed project would be less than significant. This project has been reviewed by the City’s Utilities Department and no resource or infrastructure deficiencies have been identified; therefore, impacts would be less than significant. c)The developer would be required to construct private sewer facilities to convey wastewater to the nearest public sewer on Tank Farm Road. The on-site sewer facilities would be required to be constructed according to the standards in the Uniform Plumbing Code and City standards. Impact fees would be collected at the time building permits are issued to pay for wastewater collection infrastructure and capacity at the City’s Water Resource Recovery Facility (WRRF). The fees would be set at a level intended to offset the potential impacts of the project. This project has been reviewed by the City’s Utilities Department and no resource or infrastructure deficiencies have been identified; therefore, impacts would be less than significant. d)Based on the California Department of Resources Recycling and Recovery (CalRecycle), the Westmont Living facility and conceptual commercial center would result in the generation of approximately 4,315.5 pounds of solid waste per day (see Table 11 below). Table 11. Estimated Project Solid Waste Generation Use Generation Rate Project Pounds Solid Waste Per Day Commercial R–tail - Restaurant 0.005 lb//sf/day 15,000 sf 3,780 Professional Office 0.084 lb/sf/day 45,000 sf 270 Nursing Home 5.00 lb/person/day 50 units 265.5 Total 4,315.5 Project demolition and other construction solid waste materials would likely be disposed of at the Cold Canyon Landfill. The Cold Canyon Landfill has approximately 14,500,000 cubic yards of remaining capacity as of January Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 72 of 2015 and is expected to reach capacity in 2040. San Luis Garbage Company would serve the proposed development and has approved the project’s garbage and recycling plan. Therefore, potential impacts would be less than significant. e)The Integrated Waste Management Act of 1989 (AB 939) requires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. The proposed project is required to reduce the waste stream generated by development consistent with the City’s Conservation and Open Space Element policies to coordinate waste reduction and recycling efforts (COSE 5.5.3), and Development Standards for Solid Waste Services (available at http://www.slocity.org/home/showdocument?id=4384 ). A solid waste reduction plan for recycling discarded construction materials is a submittal requirement with the building permit application. The incremental additional waste stream generated by this project is not anticipated to create significant impacts to solid waste disposal. This impact would be considered less than significant. Mitigation Measures None necessary. Conclusion Less than significant impact. 20.WILDFIRE If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: a)Substantially impair an adopted emergency response plan or emergency evacuation plan?56 ☐☐☒☐ b)Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? 10, 14 ☐☐☒☐ c)Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? n/a ☐☐☒☐ d)Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? 4, 5, 9, 17 ☐☐☒☐ Evaluation The project site is located in an urban area within the city of San Luis Obispo. Urban fire hazards result from the materials, size, and spacing of buildings, and from the materials, equipment, and activities they contain. Additional factors are access, available water volume and pressure, and response time for fire fighters. Based on the City’s Local Hazard Mitigation Plan, the risk of wildland fires is greatest near the City limits where development meets rural areas of combustible vegetation. Most of the community is within one mile of a designated High or Very High Fire Hazard Severity Zone, which indicates significant risk to wildland fire. The City Safety Element identifies four policies to address the potential hazards associated with wildfire, included approving development only when adequate fire suppression services and facilities are available, classification of Wildland fire hazard Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 73 severity zones as prescribed by CAL FIRE, prohibition of new subdivisions located within “Very High” wildland fire hazard severity zones, and continuation of enhancement of fire safety and construction codes for buildings. a)Implementation of the proposed project would not result in a significant temporary or permanent impact on any adopted emergency response plans or emergency evacuation plans. No breaks in utility service would occur as a result of project implementation. Therefore, potential impacts would be less than significant. b)The project is located within a developed site in an urban area in the City of San Luis Obispo. The project would not substantially change the existing topography of the project site. Based on the City’s Municipal Code, the project site is located within the Commercial Fire Zone and is, therefore, required to construct all interior walls, floors, ceilings, and partitions with 5/8 “Type X” gypsum wallboard or install an automatic fire sprinkler system throughout the building to increase the structure’s overall fire resistance. A Fire Sprinkler Pre-Design Evaluation was conducted for the project by Alpha Fire Unlimited and provided recommended design components for the proposed automatic fire sprinkler system. The project would be required to meet all applicable standards for fire prevention within the California Building Code and California Fire Code. The project would not exacerbate wildfire risks or expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire; therefore, potential impacts would be less than significant. c)The project would include the installation of new water, emergency water, wastewater, stormwater, and natural gas infrastructure and connections to City infrastructure. These proposed infrastructure components would occur within existing developed land and would be required to be installed in full compliance with applicable CBC and California Fire Code regulations; therefore, potential impacts associated with exacerbation of fire risk from installation of new infrastructure would be less than significant. d)The project site is generally flat and would not be located near a hillslope or in an area subject to downstream flooding or landslides. The project does not include any design elements that would expose people or structures to significant risks, including downslope or downstream flooding or landslides as a result of runoff, post-fire slope instability, or drainage changes. Therefore, impacts would be less than significant. Mitigation Measures None necessary. Conclusion Less than significant. 21.MANDATORY FINDINGS OF SIGNIFICANCE a)Does the project have the potential to substantially 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, substantially 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? ☐☒☐☐ Without mitigation, the project could have the potential to have adverse impacts on all of the issue areas identified herein. As discussed above, potential impacts to air quality, biological resources, cultural resources, noise, and transportation/traffic would be less than significant with incorporation of recommended mitigation measures. Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH- 1486-2018, SPEC-1482-2018, EID-1484-2018 Sources Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 74 b)Does the project 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)? ☐☒☐☐ The impacts of the proposed project are individually limited and not considered “cumulatively considerable.” The proposed project would be consistent with the Land Use Element, Zoning, and Special Focus Area designation for the site. Cumulative impacts of developing this site were analyzed as a part of the Land Use and Circulation Element (LUCE) EIR. Although incremental changes in certain issue areas can be expected as a result of the proposed project, all environmental impacts that could occur as a result of the proposed project would be reduced to a less-than-significant level through compliance with existing regulations and incorporation of required mitigation measures as discussed in this Initial Study. c)Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?☐☒☐☐ Implementation of the proposed project would result in no environmental effects that would cause substantial direct or indirect adverse effects on human beings. All environmental impacts that could occur as a result of the proposed project would be reduced to a less-than-significant level through compliance with existing regulations and incorporation of required mitigation measures as discussed in this Initial Study. Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 75 22.EARLIER ANALYSES Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a)Earlier analysis used. Identify earlier analyses and state where they are available for review. Airport Area Specific Plan (2014), City of San Luis Obispo Land Use and Circulation Element (LUCE) Update EIR, available for review at the City Community Development Department (919 Palm Street, San Luis Obispo, CA 93401), or at the following web site: http://www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan b)Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Applicable excerpts, analysis and conclusions from the AASP and LUCE Update EIR have been added to each impact issue area discussion. Where project specific impacts and mitigation measures have been identified that are not addressed in these EIRs, original analysis has been provided and mitigation has been recommended to reduce impact levels as needed. c)Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. N/A 23.SOURCE REFERENCES 1.City of San Luis Obispo General Plan Land Use Element, December 2014, and Final EIR, October 2014. 2. City of San Luis Obispo General Plan Circulation Element, December 2014, and Final EIR, October 2014 3. City of San Luis Obispo General Plan Noise Element, May 1996 4. City of San Luis Obispo General Plan Safety Element, March 2012. 5. City of San Luis Obispo General Plan Conservation & Open Space Element, 2006. 6. City of SLO General Plan Housing Element, January 2015 7. City of SLO General Plan Water and Wastewater Element, March 2018 8. City of SLO Source Reduction and Recycling Element, on file in the Utilities Department 9. City of SLO General Plan EIR 2014 for Update to the Land Use and Circulation Elements 10. City of San Luis Obispo Municipal Code (which includes the City Zoning Regulations, Chapter 17) 11. City of San Luis Obispo Community Design Guidelines, June 2010 12. City of San Luis Obispo, Land Use Inventory Database 13. City of SLO Climate Action Plan, August 2012 14. 2019 California Building Code 15. City of SLO Waterways Management Plan 16. Water Resources Status Report, July 2012, on file within the Utilities Department 17. Beacon Geotechnical Engineering Analyses (for Commercial and Assisted Living) each dated February 9, 2018 18. Staff Knowledge 19. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: http://www.consrv.ca.gov/dlrp/FMMP/ 20. CEQA Air Quality Handbook, Air Pollution Control District, April 2012 21. Clean Air Plan for San Luis Obispo County, Air Pollution Control District, 2001 22. Institute of Transportation Engineers, Trip Generation Manual, 9th Edition, on file in the Community Development Department Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 76 23.City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development Department 24. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development Department 25. City of San Luis Obispo, Historic Site Map 26. City of San Luis Obispo Burial Sensitivity Map 27. San Luis Obispo County Airport Land Use Plan 28. Website of the California Environmental Protection Agency, Cortese List: https://calepa.ca.gov/SiteCleanup/CorteseList/ 29. Project Plans 30. 2012 Sanitary Sewer Flow Monitoring and Inflow/Infiltration Study 31. 2016 Wastewater Collection System Infrastructure Renewal Strategy 32. City of San Luis Obispo Zoning Regulations, March 2015 33. City of SLO Climate Action Plan, August 2012 34. Final Potable Water Distribution System Operations Master Plan, December 2015 35. Airport Area Specific Plan Updated 2014 36. Central Coast Archeological Research Consultants Report, April 2018 37. 2015 Urban Water Management Plan, June 14, 2016 38. Oasis Creek Setback Exhibit L-1, 10-3-2017 39. Sage Institute Biological and Wetland Resources Assessment, 3-16-2018 40. 45dB Acoustics Residential & Commercial Projects Acoustical Assessment, 10-31-2017 41. Central Coast Transportation Consulting, Multimodal Transportation Impact Study, 2-2018 42. CAP Compliance Checklist 43. Airport Land Use Commission Findings and Conditions of Consistency Staff Report 9-19-2018 44. Technical Noise Analysis Report, Rincon Consultants, June 2019 45. SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 46. SLOAPCD Naturally Occurring Asbestos Map https://www.google.com/maps/d/viewer?mid=1YAKjBzVkwi1bZ4rQ1p6b2OMyvIM&ll=35.364986805363735%2 C-120.52563349999997&z=9 47. San Luis Obispo Heritage Trees Map, 2019. Available at: <http://slocity.maps.arcgis.com/apps/Solutions/s2.html?appid=74e2e5bf9e534eaabf95b0917da8bbc7>. 48. California Department of Conservation Fault Activity Map of California, 2010. Available at: <https://maps.conservation.ca.gov/cgs/fam/>. 49. NRCS Web Soil Survey, 2019. Available at: <https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx>. 50. Geologic Map of the Pismo Quadrangle, San Luis Obispo County, California, 2004. Available at: < https://ngmdb.usgs.gov/Prodesc/proddesc_78101.htm>. 51. Areas of Land Subsidence in California, USGS. Available at: <https://ca.water.usgs.gov/land_subsidence/california- subsidence-areas.html>. 52. Paleontological Resource Assessment for the California Flats Solar Project, Monterey and San Luis Obispo Counties, California, 2013. Available at: <https://www.co.monterey.ca.us/home/showdocument?id=48222>. 53. City of San Luis Obispo Website Community Choice Energy. Available at: <https://www.slocity.org/government/department-directory/city-administration/sustainability/community-choice- energy>. 54. SWIS Facility Detail Cold Canyon Landfill, Inc., California Department of Resources Recycling and Recovery, Accessed September 16th, 2019. Available at: <https://www2.calrecycle.ca.gov/SWFacilities/Directory/40-AA- 0004/Detail/>. 55. Estimated Solid Waste Generation Rates, California Department of Resources, Recycling, and Recovery (CalRecycle), accessed November 2019. Available at: <https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates>. 56. Diablo Canyon Emergency Planning Zone Map, accessed November 2019. Available at: <https://www.nrc.gov/docs/ML1203/ML120380327.pdf>. Note: All documents listed above are available for review at the City of San Luis Obispo Community Development Department, 919 Palm Street, San Luis Obispo, California (805) 781-7101. Northwest Corner Mixed-Use (NKT): SBDV-1483-2018, ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2019 77 Attachments 1.General Plan, Rezone, and Specific Plan exhibit and associated proposed text amendments 2.Project plans (Includes Assisted Living Center, Conceptual Commercial Center (future entitlements required), Public Improvement Plans, and Vesting Tentative Tract #3115) 3.Biological Wetland Resource Assessment, Sage Institute Inc., August 28, 2014, updated March 16, 2018 4.a) Rincon Consultants, Inc. Air Quality Technical Memorandum, February 26,19 b)Updated CalEEMod Emissions Modeling, SWCA, July 29, 2020 5.ALUC consistency determination, September 19, 2018 6.Rincon Consultants, Technical Memorandum (GHG analysis), April 1, 2019 7.45 db Acoustical Assessment, October 31, 2017 8.Rincon Consultants, Inc. Technical Noise Analysis Report, June 2019 9.Multi-Modal Transportation Impact Study, July 2020 Applicant Acceptance of Mitigation Measures Project: Northwest Corner Mixed-Use Commercial/Assisted Living Center including Vesting Tentative Tract Map 315 EID-1484-2018 (3985 Broad Street and 660 Tank Farm Road) This agreement is entered into by and between the City of San Luis Obispo and NKT Development, LLC and Westmont Development, LP on the 6th day of August, 2020. The following measures are included in the project to mitigate potential adverse environmental impacts. Please sign the original and return it to the Community Development Department. REQUIRED MITIGATION AND MONITORING PROGRAMS Air Quality AQ-1 Standard Control Measures for Construction Equipment The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site: •Maintain all construction equipment in proper tune according to manufacturer’s specifications; •Fuel all off-road and portable diesel powered equipment with CARB- certified motor vehicle diesel fuel nontaxed version suitable for use off- road); •Comply with the State Off-Road Regulation; •Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; •Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOX exempt area fleets) may be eligible by proving alternative compliance; •All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; •Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7 •Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6 •Equipment shall be electrified when feasible; •Gasoline-powered equipment shall be substituted in place of diesel- powered equipment, where feasible; and •Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology. Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off-road engines and 2010 on-road compliant engines. Monitoring Program: These measures shall be noted on project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified during construction by the City during regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. AQ-3 The project would result in ROG and NOx operational emissions that exceed the SLOAPCD threshold of 25 lbs/day. Prior to issuance of construction permits, the applicant shall identify at least 8 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air Quality Handbook to incorporate into the project. Prior to occupancy, final inspection, or establishment of the use, whichever occurs first, the project shall demonstrate that it has implements such measures. If the project obtains a GreenPoint rating or is LEED certified, the applicant shall only need to implement 6 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air Quality Handbook. Monitoring Program: These measures shall be noted on project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified prior to occupancy or final inspection by the City, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. AQ-4 This project is greater than 4 acres and within 1,000 feet of sensitive receptors (residential units). Construction activities can generate fugitive dust, which could be a nuisance to residents and businesses in close proximity to the proposed construction site. Projects with grading areas that are greater than 4-acres or are within 1,000 feet of any sensitive receptor shall implement the following measures to manage fugitive dust emissions such that they do not exceed the APCD’s 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402): a.Reduce the amount of the disturbed area where possible; b.Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder should consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. Please refer to the following link from the San Joaquin Valley Air District for a list of potential dust suppressants: Products Available for Controlling Dust; c.All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; d.Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities; e.Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; f.All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g.All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h.Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i.All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code (CVC) Section 23114; j.“Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304. To prevent ‘track out’, designate access points and require all employees, subcontractors, and others to use them. Install and operate a ‘track-out prevention device’ where vehicles enter and exit unpaved roads onto paved streets. The ‘trackout prevention device’ can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the trackout prevention device may need to be modified; k.Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible; l.All PM10 mitigation measures required should be shown on grading and building plans; and m.The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition (Contact Tim Fuhs at 805- 781-5912). Monitoring Program: These measures shall be noted on project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified during construction by the City during regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. AQ-5 The applicant shall retain a registered geologist to conduct a geologic evaluation of the property including sampling and testing for naturally occurring asbestos in full compliance with California Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105) and SLOAPCD requirements. This geologic evaluation shall be submitted to the City Community Development Department upon completion. If the geologic evaluation determines that the project would not have the potential to disturb asbestos containing materials (ACM), the applicant must file an Asbestos ATCM exemption request with the SLOAPCD. Monitoring Program: This applicant shall retain a registered geologist to conduct a geologic evaluation of the property including sampling and testing for naturally occurring asbestos prior to issuance of grading permits or prior to any site disturbance or grading activities. Compliance shall be verified during construction by the City during regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. AQ-6 If asbestos containing materials (ACM) are determined to be present onsite, proposed earthwork, demolition, and construction activities shall be conducted in full compliance with the various regulatory jurisdictions regarding ACM, including the ARB Asbestos Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105) and requirements stipulated in the National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos; NESHAP). These requirements include, but are not limited to, the following: 1.Written notification, within at least 10 business days of activities commencing, to the SLOAPCD; 2.Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and, 3.Implementation of applicable removal and disposal protocol and requirements for identified ACM. Monitoring Program: If asbestos containing materials (ACM) are determined to be present onsite, this measure shall be noted on project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified during construction by the City during regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. AQ-7 The applicant shall implement the following measures to reduce the risk associated with disturbance of ACM and lead-coated materials that may be present within the existing structure onsite: a.Demolition of the on-site structure shall comply with the procedures required by the National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos) for the control of asbestos emissions during demolition activities. SLOAPCD is the delegated authority by the U.S. EPA to implement the Federal Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be notified, per NESHAP requirements. The project applicant shall submit proof that SLOAPCD has been notified prior to demolition activities to the City Community Development Department. b.If during the demolition of the existing structure, paint is separated from the construction materials (e.g., chemically or physically), the paint waste shall be evaluated independently from the building material by a qualified hazardous materials inspector to determine its proper management. All hazardous materials shall be handled and disposed of in accordance with local, state, and federal regulations. According to the Department of Toxic Substances Control (DTSC), if the paint is not removed from the building material during demolition (and is not chipping or peeling), the material can be disposed of as non-hazardous construction debris. The landfill operator shall be contacted prior to disposal of lead-based paint materials. If required, all lead work plans shall be submitted to SLOAPCD at least 10 days prior to the start of demolition. The applicant shall submit proof that paint waste has been evaluated by a qualified hazardous waste materials inspector and handled according to their recommendation to the City Community Development Department. Monitoring Program: This measure shall be noted on project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified during construction by the City during regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary. Biological Resources BIO-1. Vegetation Removal Timing. Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the nesting bird season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required within one week prior to construction activities to determine if any active nests would be impacted by project construction. If no active nests are found, and vegetation removal is conducted within 5 days of the survey and is done continuously, then no further survey work shall be required. Additional surveys during the nesting season shall be conducted as needed if there is any break in vegetation removal, grading and/or construction lasting more than 5 days. If any active nests are found that would be impacted by vegetation removal, grading and/or construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected within the non- disturbance buffer zone until the young are no longer reliant on the nest site for survival (have fledged) as determined by a qualified biologist. All workers shall receive training on good housekeeping practices during construction that will discourage nests from being established within the work area (e.g., cover stored pipe ends, cover all equipment being used daily, etc.) A qualified biologist shall regularly walk the construction area to look for nest starts and review site for good housekeeping practices. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Monitoring Program: This measure shall be noted on all grading and construction plans. In the event vegetation removal and site disturbance are planning for the bird nesting season, the applicant shall provide evidence that a qualified biologist has been retained to complete nesting bird surveys, prior to any site disturbance or grading. The preconstruction surveys shall occur within one week prior to construction activities. A report shall be submitted by the biologist to the City Community Development Department and Natural Resources Manager within 48 hours of completion of surveys. In the event that active nests are found, no work shall commence in the nest buffer zone until the qualified biologist has provided clearance to commence work. Such clearance shall be provided to the City Community Development Department and Natural Resources Manager within 24 hours of such determination. The City Community Development Department and Natural Resources Manager shall verify compliance. BIO-2. Clean Water Act Permitting. The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the U.S. Army Corps of Engineers (Corps) or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less than significant level. Monitoring Program: The applicant shall obtain a permit from the Corps prior to issuance of grading or construction permits, or prior to any site disturbance or grading activities. BIO-3. Streambed Alteration Agreement. The applicant shall obtain compliance with Section 1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less than significant level. Monitoring Program: The applicant shall provide evidence of compliance prior to issuance of grading or construction permits, or prior to any site disturbance or grading activities. The City Community Development Department and Natural Resources Manager shall verify compliance. BIO-4. Wetland Replacement and Riparian Enhancement Plan. The applicant shall retain a qualified biologist to prepare a wetland replacement and riparian enhancement plan. The plan shall provide for a minimum of 3:1 mitigation area for the wetland area to be impacted and shall be designed to the satisfaction of the Corps, RWQCB, and CDFW. The plantings for the riparian enhancement area shall include native species and shall be placed in a manner to ensure their success. The plan shall include a cost estimate for the implementation of the plantings. The applicant shall implement the wetland replacement and riparian enhancement plan within 60 days of completion of grading and site disturbance activities. Monitoring Program: The applicant shall submit the plan prior to issuance of grading or construction permits, or prior to any site disturbance or grading activities. The plan shall be implemented within 60 days of completion of grading and site disturbance activities. The City Community Development Department and Natural Resources Manager shall verify compliance. BIO-5. Wetland Replacement and Riparian Enhancement Plan Monitoring. The applicant shall retain a qualified biologist or landscape architect for the purpose of monitoring the success of the mitigation planting area. The monitoring contract shall include a requirement that the monitor conduct, at a minimum, an annual site visit and assessment of the planting success for 10 years and an annual submittal of a monitoring report to the City Community Development Department and Natural Resources Manager. The applicant shall also post a bond for the cost of implementing the mitigation planting. If the monitoring demonstrates that the plan has been successfully implemented, the bond shall be returned. If the monitoring demonstrates that the plan has not been successfully implemented, the applicant shall submit a revised plan for review and approval. If the revised plan successfully implemented after two years, the City Community Development Department and Natural Resources Manager shall use the bond to hire a licensed landscape architect to implement and maintain the revised plan. Monitoring Program: The applicant shall provide evidence that a qualified biologist or landscape architect has been retained for the purpose of monitoring the mitigation planting area, and bond shall be posted, prior to issuance of grading or construction permits, or prior to any site disturbance or grading activities. The City Community Development Department and Natural Resources Manager shall verify compliance. Cultural Resources CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In the event that historical or archaeological remains are discovered during earth disturbing activities associated with the project, construction activities shall cease, and the City Community Development Department shall be notified so that the extent and location of discovered materials may be recorded by a qualified specialist (paleontologist, historian, archaeologist) and disposition of artifacts may be accomplished in accordance with state and federal law. After the find has been appropriately mitigated, work in the area may resume. A Native American tribal representative shall monitor any mitigation excavation associated with Native American materials. CR-2. Halt Work Order for Discovery of Human Remains. In the event that human remains are unearthed, the applicant shall notify the City Community Development Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Monitoring Program: These conditions shall be noted on all grading and construction plans. The City Community Development Department shall verify compliance, including preparation and implementation of the Monitoring Plan, and review and approval of cultural resources monitoring reports documenting compliance with required mitigation measures. Greenhouse Gasses GHG-1 Monterey Bay Community Power. Prior to final inspection, occupancy, or establishment of the use, the applicant shall demonstrate that the subject use has made an operational commitment to participate in Monterey Bay Community Power. Any rental or lease agreement for individual tenant spaces shall include a requirement that the tenant continue participation in Monterey Bay Community Power. This participation shall continue until PG&E or another electric provider provides 100 percent carbon-free electricity, at which point the applicant or tenant may elect to switch services to such a provider. Monitoring Program: Compliance shall be verified by the City prior to final inspection or occupancy. Noise N-1 Construction Equipment Best Management Practices. For all construction activity at the project site that exceeds 60 dBA at the property line with the mobile home park to the west, and for future construction activity associated with development on the eastern portion of the project site that exceeds 60 dBA at the property line with the Westmont Living facility, construction equipment noise attenuation techniques shall be employed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include: •Sound blankets on noise-generating equipment. •Stationary construction equipment that generates noise levels above 60 dBA at the project boundaries shall be shielded with barriers that meet a sound transmission class (a rating of how well noise barriers attenuate sound) of 25. •All diesel equipment shall be operated with closed engine doors and shall be equipped with factory-recommended mufflers. •For stationary equipment, the applicant shall designate equipment areas with appropriate acoustic shielding on building and grading plans. Equipment and shielding shall be installed prior to construction and remain in the designated location throughout construction activities. •Electrical power shall be used to power air compressors and similar power tools. •The movement of construction-related vehicles, with the exception of passenger vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day). •As needed, temporary sound barriers shall be constructed between the construction site and the mobile home park to the west. In the event the residential uses at the mobile home park site have been removed (i.e. the site is under construction), and/or if the Westmont Living facility is not occupied or operational during future construction of the eastern portion of the project site, then construction equipment noise attenuation techniques do not need to be implemented. N-2 Neighboring Property Owner Notification and Construction Noise Complaints. The contractor shall inform the property owner and current tenants of the mobile home park to the west of the project site, prior to initiation of any construction activities, of the proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. In the event the residential uses at the mobile home park site have been removed (i.e. the site is under construction), notification is not required. If the Westmont Living facility is occupied or operational prior to construction of future uses on the project site, the contractor shall inform the property owner and current tenants of the facility of the proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. Proof of mailing the notices shall be provided to the Community Development Department prior to issuance of grading permits or initiation of site disturbance. Signs identifying the noise complaint procedures shall be in place before the beginning of and throughout grading and construction activities. Noise-related complaints shall be directed to the City’s Community Development Department. Monitoring Program: Construction plans shall note construction hours, truck routes, and construction Best Management Practices (BMPs) and shall be submitted to the City for approval prior to grading and building permit issuance for each project phase. BMPs shall be identified and described for submittal to the City for review and approval prior to building or grading permit issuance. BMPs shall be adhered to for the duration of the project. The applicant shall provide and post signs stating these restrictions at construction site entries. Signs shall be posted prior to commencement of construction and maintained throughout construction. Schedule and neighboring property owner notification mailing list shall be submitted 10 days prior to initiation of any earth movement. The Community Development Department shall confirm that construction noise reduction measures are incorporated in plans prior to approval of grading/building permit issuance. All construction workers shall be briefed at a pre-construction meeting on construction hour limitations and how, why, and where BMP measures are to be implemented. A workday schedule will be adhered to for the duration of construction for all phases. City staff shall ensure compliance throughout all construction phases. Building inspectors and permit compliance staff shall periodically inspect the site for compliance with activity schedules and respond to complaints. Transportation TR-1 Tank Farm Road from Broad through Project Site to Mindbody intersection. The applicant shall widen Tank Farm Road along the project frontage to provide two westbound motor vehicle through lanes, bike lanes, landscaped parkway and sidewalk. The ultimate street cross section shall be in substantial conformance with the typical cross section identified for the parkway arterial designation in the Airport Area Specific Plan, with final geometric design elements to be approved to the satisfaction of the Public Works Director. Monitoring Program: This improvement shall be incorporated into project improvement plans for review and approval by the City Community Development and Public Works Departments. The improvement shall be installed prior to occupancy/final inspection or establishment of any use on the site. Compliance shall be verified by the City Community Development and Public Works Departments prior to approval of grading plans and prior to issuance of occupancy certificate or approval of final inspections. TR-2 Internal intersection with SESLOC property. The applicant shall install a single- lane roundabout at the internal site intersection of the Mindbody Road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites. The City Transportation Department Division may approve an alternative intersection control type, such as all-way stop control, if a roundabout is found to be geometrically infeasible at this location. TR-3 Existing SESLOC driveway. The applicant shall remove the existing right-in/right- out driveway on Broad Street upon completion of the new Broad Street driveway constructed as part of this project. The applicant shall ensure adequate access is maintained to the SESLOC property during project construction. Monitoring Program: This improvement shall be incorporated into project improvement plans for review and approval by the City Community Development and Public Works Departments. The improvement shall be installed prior to occupancy/final inspection or establishment of any use on the site. Compliance shall be verified by the City Community Development and Public Works Departments prior to approval of grading plans and prior to issuance of occupancy certificate or approval of final inspections. TR-4 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make a fair share contribution of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane. TR-5 Broad Street/Industrial Way. The project shall make fair share project contributions to convert the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes. TR-6 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees to satisfy fair share mitigation obligations towards the following future transportation improvements: •Tank Farm Road/Higuera Street: Installation of a second southbound left turn lane. •Tank Farm Road/Santa Fe Road: Installation of a multi-lane roundabout. •Broad Street/Tank Farm Road: Installation of a dedicated northbound right turn lane, addition of a second southbound left turn lane, conversion of the westbound right turn lane to a shared through/right lane and establish time-of- day timing plans. Monitoring Program: The applicant shall pay their fair-share contribution for improvements to the intersections prior to issuance of construction permits for any structure. Compliance shall be verified by the City Community Development Department prior to issuance of any construction permits. If the Community Development Director or hearing body determines that the above mitigation measures are ineffective or physically infeasible, they may add, delete or modify the mitigation to meet the intent of the original measures. Please note that section 15070 (b) (1) of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. This project will not be scheduled for public review and hearing until this signed original is returned to the Community Development Department. ________________________________ Tyler Corey Date Principal Planner _______________________________ Carol Florence Date authorized agent for NKT Development, LLC Westmont Development, LP 08/06/2020 06 August 2020 Attachment 1 General Plan, Rezone, and Specific Plan exhibit and associated text amendment Specific Plan: BP-SP to CC-SP-SF General Plan: Business Park to Community Commercial Zoning: BP-SP to CC-SF Specific Plan: BP-SP to CC-SP-SF 3985 Broad St 660 Tank Farm Rd TANK F A R M B R O A D μ0 100 200 300 400 500 600 Feet *3$PHQGPHQW5=63$ 7DQN)DUP5RDGDQG%URDG6WUHHW $WWDFKPHQW **** Airport Area Specific Plan Amendments (SPEC-1482-2018) NWC Broad Street and Tank Farm Road Mixed-use a commercial center & assisted living facility 3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA 053-421-003, 053-421-004 20 July 2018; rev. 06 February 2020; rev. 29 July 2020 I.INTRODUCTION The Broad Street at Tank Farm Road Site is identified as a special focus area in the General Plan within the Airport Area Specific Plan (“AASP”). It is unique, and the only location in the AASP with this particular designation and zoning. Therefore, the proposed amendment utilizes the “Special Areas” section of the AASP Land Use chapter to identify and describe the special focus area; it’s relationship to the General Plan and Specific Plan, and key development standards. Pursuant to the submitted applications for the Mixed-Use development at 3985 Broad Street and 660 Tank Farm Road, the following excerpts from the Airport Area Specific Plan Chapter 4.0- Land Use include the proposed text amendments. Inserted text is bold, blue and underlined. Deleted text is bold, red with strikethrough (strikethrough). II.AIRPORT AREA SPECIFIC PLAN CHAPTER 4.0 LAND USE LAND USE PROGRAM [Amend Table 4.1] Table 4.1 San Luis Obispo Airport Area Specific Plan Land Use Program and Development Capacities Residential Land Use Acres Units Per Acre Estimated Dwelling Units Undeveloped Land1 Low Density 12.8 7.9 101 Medium Density 20.5 10.9 223 Medium- High/High Density 15.2 21.2 322 Subtotal 55.3 720 Developed Land (Existing Mobile Homes) 6.7 4.8 32 Total Residential Property 55.2 678 Non-Residential Land Use Designations Acres Floor Area Ratio Estimated Building Square Feet Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 2 of 7 Undeveloped Land Neighborhood Commercial 8.4 0.31 115,000 Community Commercial 9.66 0.44 185,147 Business Park 126.6 116.94 0.21 1,102,939 1,018,781 Service Commercial 155 0.24 1,620,432 Manufacturing 101.3 0.17 747,642 Subtotal 384.4 3,586,013 3,687,002 Developed Land 145.2 0.28 1,786,745 Total Non-Residential Property 529.6 5,372,758 5,437,474 Other Land Use Designations Acres Agriculture 76.1 Conservation/Open Space/Parks 294.9 Government 292.5 Total Other Property 663.5 Total AASP Acreage2 1255.1 1 The total potential square footage (and associated acreage) includes future development on properties currently under pre-annexation agreements and properties outside of the City’s jurisdiction with alternative fee programs. Since these properties may not be required to pay their fair share of infrastructure costs, the difference will need to be funded by other funding sources (e.g., grants, additional City contributions, etc.). 2 Excludes acreage associated with roads, setbacks, creeks, and other features. RELATIONSHIP TO THE GENERAL PLAN [Amend Table 4.2] Community Commercial (Special Focus Area #12) Community Commercial (Special Focus) CC-SF Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 3 of 7 SPECIAL AREAS [Insert text at end of section] BROAD STREET AT TANK FARM ROAD SITE The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #121, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).2 Development of this site shall be consistent with the General Plan description “Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10 acre site will be used as a mixed use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner.” Source: 2014 General Plan Land Use Element- (8.13) Special Focus Area. The intent of the Office zone is to provide for offices and related functions close to medical facilities and the downtown, convenient to public transportation and related government and business services. The Office zone is also intended to provide for the continuation and development of residential uses where they will be compatible with neighboring offices. The Community Commercial zone is intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian-oriented shopping centers that serve customers and clients from all over the City. The development plans and project description for this mixed-use area includes: •A retail shopping center and/or office uses consistent with the Community Commercial and Office zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a residential assisted living facility located on the western portion of the property. •North-south road connection from the signalized intersection of Tank Farm Road and Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately connects to Industrial Way. •Enhancement of the creek and riparian habitat areas. Limited encroachment into the creek setback area may be necessary for the north-south road connection. •The development shall comply with the following development standards Standard C-C-SF Standard Maximum Density Pursuant to Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad and Tank Farm street frontage Parking lots to Broad and Tank Farm street frontage 15 feet 10 feet 1 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 2 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 4 of 7 Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels None None Maximum Height 35 feet Maximum coverage 75 percent Maximum floor area ratio 2.0 Standard Lot Dimensions See Tentative Tract Map 3115 Minimum Parking Requirements Assisted Living Bank and Credit Union Office Medical Office Retail Sales and Personal Service Restaurant Uses not listed Accessible, Clean Air, Motorcycle, Bike parking 1 space per every 5 beds (plus 1 space per 2 employees on shift 1 space per 300 SF 1 space per 500 SF 1 space per 300 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulation requirements See Zoning Regulation requirements III.“CLEAN” TEXT The following duplication of the proposed text amendment is provided in a “clean” format for review reference and formatting purposes. LAND USE PROGRAM Table 4.1 San Luis Obispo Airport Area Specific Plan Land Use Program and Development Capacities Residential Land Use Acres Units Per Acre Estimated Dwelling Units Undeveloped Land1 Low Density 12.8 7.9 101 Medium Density 20.5 10.9 223 Medium- High/High Density 15.2 21.2 322 Subtotal 55.3 720 Developed Land (Existing Mobile Homes) 6.7 4.8 32 Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 5 of 7 Total Residential Property 55.2 678 Non-Residential Land Use Designations Acres Floor Area Ratio Estimated Building Square Feet Undeveloped Land Neighborhood Commercial 8.4 0.31 115,000 Community Commercial 9.66 0.44 185,147 Business Park 116.94 0.21 1,018,781 Service Commercial 155 0.24 1,620,432 Manufacturing 101.3 0.17 747,642 Subtotal 384.4 3,687,002 Developed Land 145.2 0.28 1,786,745 Total Non-Residential Property 529.6 5,437,474 Other Land Use Designations Acres Agriculture 76.1 Conservation/Open Space/Parks 294.9 Government 292.5 Total Other Property 663.5 Total AASP Acreage2 1255.1 1 The total potential square footage (and associated acreage) includes future development on properties currently under pre-annexation agreements and properties outside of the City’s jurisdiction with alternative fee programs. Since these properties may not be required to pay their fair share of infrastructure costs, the difference will need to be funded by other funding sources (e.g., grants, additional City contributions, etc.). 2 Excludes acreage associated with roads, setbacks, creeks, and other features. Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 6 of 7 RELATIONSHIP TO THE GENERAL PLAN Community Commercial (Special Focus Area #12) Community Commercial (Special Focus) CC-SF SPECIAL AREAS BROAD STREET AT TANK FARM ROAD SITE The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #123, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).4 Development of this site shall be consistent with the General Plan description “Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-acre site will be used as a mixed use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner.” Source: 2014 General Plan Land Use Element- (8.13) Special Focus Area. The intent of the Office zone is to provide for offices and related functions close to medical facilities and the downtown, convenient to public transportation and related government and business services. The Office zone is also intended to provide for the continuation and development of residential uses where they will be compatible with neighboring offices. The Community Commercial zone is intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian-oriented shopping centers that serve customers and clients from all over the City. 3 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 4 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf Airport Area Specific Plan Text Amendment SPEC-1482-2018 Oasis Associates, Inc. 20 July 2018; rev. 04 February 2020; rev. 29 July 2020 7 of 7 The development plans and project description for this mixed-use area includes: •A retail shopping center and/or office uses consistent with the Community Commercial and Office zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a residential assisted living facility located on the western portion of the property. •North-south road connection from the signalized intersection of Tank Farm Road and Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately connects to Industrial Way. •Enhancement of the creek and riparian habitat areas. Limited encroachment into the creek setback area may be necessary for the north-south road connection. •The development shall comply with the following development standards Standard C-C-SF Standard Maximum Density Pursuant to Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad and Tank Farm street frontage Parking lots to Broad and Tank Farm street frontage Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels 15 feet 10 feet None None Maximum Height 35 feet Maximum coverage 75 percent Maximum floor area ratio 2.0 Standard Lot Dimensions See Tentative Tract Map 3115 Minimum Parking Requirements Assisted Living Bank and Credit Union Office Medical Office Retail Sales and Personal Service Restaurant Uses not listed Accessible, Clean Air, Motorcycle, Bike parking 1 space per every 5 beds (plus 1 space per 2 employees on shift1 space per 300 SF 1 space per 300 SF 1 space per 500 SF 1 space per 300 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulation requirements See Zoning Regulation requirements Attachment 2 Project Plans Vesting Tentative Tract Map 3115 BR O A D S T R E E T TANK FARM ROAD 2 A 2 C 2B 2D · Preliminary Grading Plans (Commercial buildings shown for conceptual purposes only) EV ST A T I O N AM B U L A T O R Y CL E A N AI R VE H I C L E CL E A N AI R VE H I C L E CITY SPECIFICATION NO. 03/16/18 DATE: PR O J E C T T I T L E : WE S T M O N T A S S I S T E D L I V I N G PR E L I M I N A R Y G R A D I N G P L A N SH E E T T I T L E : C-1W SHEET NO. DESIGNED BY: A.G. DRAWN BY: A.G. CHECKED BY: L.S. APPROVED BY: SCALE: 1"=20' PLAN FILE NO. / LOCATION CITY SPECIFICATION NO. 03/16/18 DATE: PR O J E C T T I T L E : WE S T M O N T A S S I S T E D L I V I N G PR E L I M I N A R Y G R A D I N G P L A N / S E C T I O N S A N D D E T A I L S SH E E T T I T L E : SHEET NO. DESIGNED BY: A.G. DRAWN BY: A.G. CHECKED BY: L.S. APPROVED BY: SCALE: 1"=20' PLAN FILE NO. / LOCATION C-2W EV STAT I O N VAN ACCE S S I B L E EV STAT I O N STAN D A R D ACCE S S I B L E EV ST A T I O N ST A N D A R D AC C E S S I B L E CITY SPECIFICATION NO. 02/14/20 DATE: PR O J E C T T I T L E : NW C C O M M E R C I A L C E N T E R PR E L I M I N A R Y G R A D I N G P L A N SH E E T T I T L E : C-1 SHEET NO. DESIGNED BY: A.G. DRAWN BY: A.G. CHECKED BY: L.S. APPROVED BY: SCALE: 1"=30' PLAN FILE NO. / LOCATION CITY SPECIFICATION NO. 02/14/20 DATE: PR O J E C T T I T L E : PR E L I M I N A R Y G R A D I N G P L A N / S E C T I O N S A N D D E T A I L S SH E E T T I T L E : SHEET NO. DESIGNED BY: A.G. DRAWN BY: A.G. CHECKED BY: L.S. APPROVED BY: SCALE: PLAN FILE NO. / LOCATION NW C C O M M E R C I A L C E N T E R C-2 EV STAT I O N VAN ACCE S S I B L E EV STAT I O N STAN D A R D ACCE S S I B L E EV ST A T I O N ST A N D A R D AC C E S S I B L E CITY SPECIFICATION NO. 02/14/20 DATE: PR O J E C T T I T L E : PR E L I M I N A R Y C O M P O S I T E U T I L I T Y P L A N SH E E T T I T L E : SHEET NO. DESIGNED BY: A.G. DRAWN BY: A.G. CHECKED BY: L.S. APPROVED BY: SCALE: 1"=30' PLAN FILE NO. / LOCATION NW C C O M M E R C I A L C E N T E R C-3 Westmont Assisted Living Facility Plans WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 2 8 / 2 0 1 8 6 : 2 5 P M m e l a n i e p l o t : 1 1 / 2 9 / 2 0 1 8 1 1 : 1 3 A M m e l a n i e r y a n f i l e : \ \ l e n i t y n a s \ p r o j e c t s \ w e s t m o n t l i v i n g \ c a - s a n l u i s o b i s p o \ p r e l i m \ a 0 . 0 c o v e r s h e e t . d w g A 0 . 0 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A CO V E R S H E E T A0.0 SAN LUIS OBISPO, CA ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT DATA LENITY ARCHITECTURE 3150 KETTLE CT. SE SALEM, OR 97301 PHONE: (503) 399-1090 FAX: (503) 399-0565 Contact: Aaron Clark DEVELOPMENT SERVICES/ ARCHITECT: SITE ADDRESS: PROPOSED USE: APPLICANT: CIVIL ENGINEER: LANDSCAPE ARCHITECT:BRIAN LIND, LANDSCAPE ARCHITECT / LENITY ARCHITECTURE 3150 KETTLE CT. SE SALEM, OR 97301 PHONE: (503) 399-1090 FAX: (503) 399-0565 Contact: Brian Lind WESTMONT DEVELOPMENT, LP 7660 FAY AVENUE, SUITE N LA JOLLA, CA 92037 PHONE: (415) 317-9969 Contact: Michael O'Rourke Andy Plant 660 & 670 TANK FARM ROAD SAN LUIS OBISPO, CA 93401 TAX LOT# 053-421-004 RESIDENTIAL CARE FACILITY TYPE CONSTRUCTION: 5A OCCUPANCY: R2.1 BETHEL ENGINEERING 2624 AIRPORT DRIVE SANTA MARIA, CA 93455 PHONE: (805) 934-5767 Contact: Russ Garrison DRAWING INDEX CONTINUED BUILDING ELEVATIONSA6.3 L2 COURTYARD LANDSCAPE DEVELOPMENT PLAN A1.1 A1.7 LANDSCAPE DEVELOPMENT PLANL1 E1.1 SITE LIGHTING PLAN A3.1 SITE PLAN A0.0 SITE DETAILS 1ST FLOOR PLAN COVER SHEET 2ND FLOOR PLANA3.2 A6.0 BUILDING SECTIONS ELECTRICAL LANDSCAPE ARCHITECTURAL 1 OF 9 RENDERING 1 RENDERINGS 2 OF 9 3 OF 9 4 OF 9 RENDERING 2 RENDERING 3 RENDERING 4 A5.1 COLOR BOARD 5 OF 9 RENDERING 5 6 OF 9 RENDERING 6 7 OF 9 RENDERING 7 8 OF 9 RENDERING 8 9 OF 9 RENDERING 9 A5.2 IMAGE REFERENCE VICINITY MAP PROJECT LOCATION TANK FARM RD. SA N T A F E B R O A D S T . S. HIG U E R A ST. U.S. HIG H W A Y 101 VIEW AT ENTRY OWNER:NKT DEVELOPMENT, LLC. 684 HIGUERA ST., SUITE B SAN LUIS OBISPO, CA 93401 PHONE: (805) 541-9004 FAX: (805) 544-0394 GEOTECHNICAL ENGINEER:BEACON GEOTECHNICAL, INC P.O. BOX 4814 PASO ROBLES, CA 93447 PHONE: (805) 239-9457 Contact: Greg McKay MICHAEL O'ROURKE ANDREW PLANT TIM DAVIES JAY NICCUM OWNER SD PHASE APPROVAL SIGNATURES: DATE DATE DATE DATE MEMORY CARE WITH ASSISTED LIVING ABOVE SERVICE / DELIVERIES CONNECTION TO RETAIL PROJECT SIGN EM P L O Y E E P A R K I N G ASSISTED LIVING COURTYARD ASSISTED LIVING ASSISTED LIVING CO V E R E D EN T R Y PUBLIC ART AC C E S S RO A D ASSISTED LIVING COURTYARD MEMORY CARE COURTYARD EN T R Y WA Y PR O P O S E D PR O P E R T Y L I N E WA L K WA L K T O P O F B A N K 3 5 ' S E T B A C K F R O M T O P O F B A N K PROPERTY LINE PR O P E R T Y L I N E PROPERTY LINE ASSISTED LIVING COURTYARD SHORT TERM BIKE PARKING, (6) SPACES LONG TERM BIKE PARKING, (5) SPACES, (WEATHERPROOF LOCKERS) PROPOSED TRANSFORMER LOCATION AND FUTURE GENERATOR 6' 18' 59 ' - 9 " 25' x 12' LOADING ZONE 16 ' 16 ' - 3 38" 24' 9' 18' 7 6' 56'-8" 26' NOTE: DEMO EXISTING DWELLING AND ACCESSORY STRUCTURES c PROJECT SCOPE ASSOCIATED WITH THIS APPLICATION FACILITY VAN SEE TRACT MAP 3115 FOR PROPOSED PROPERTY LINES FLAG POLE AD J A C E N T D E V E L O P M E N T S H O W N F O R RE F E R E N C E O N L Y FLOOR AREA: 6,188 SF ROOF ACCESS 52 SF TOTAL AREA: ± 6,240 SF FLOOR AREA: 4,932 SF ROOF ACCESS 50 SF TOTAL AREA: ± 4,982 SF FLOOR AREA: 4,785 SF ROOF ACCESS 50 SF TOTAL AREA: ± 4,835 SF FLOOR AREA: 3,152 SF ROOF ACCESS 53 SF TOTAL AREA: ± 3,205 SF FLOOR AREA: 7,973 SF ROOF ACCESS 53 SF TOTAL AREA: ± 8,026 SF LOADING ONLY / NO PARKING LOADING ONLY / NO PARKING LOADING ONLY / NO PARKING L OADI NG ONLY / NO PARKING N O P A R K I N G N O P A R K I N G N O P A R K I N G N O P A R K I N G EV STATION EV STATION AMBULATORY EV STATION EV STATION EV STATION EV STATION EV STATION EV STATION VAN ACCESSIBLE EV STATION EV STATION EV STATION EV STATION EV STATION STANDARD ACCESSIBLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE GAS SERVICE ELECTRICAL SERVICE 6" FIRE LINE 1 1/2" DOMESTIC WATER TELEPHONE SERVICE EV EV SCORED CONC. SCORED CONC. SCORED CONC. SCORED CONC. SCORED CONC. WA L K CONNECTION TO RETAIL CONNECTION TO RETAIL WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 2 8 / 2 0 1 8 6 : 2 7 P M m e l a n i e p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 2 9 P M m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o b i s p o \ a r c h \ a 1 . 1 s i t e p l a n . d w g L a y o u t 1 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 250 50 100 150 SITE PLAN SCALE: 1" = 50' DATE: 11/29/2018 SITE DATA: PROPERTY AREA:3.80 ACRES 165,914 SQ. FT. PARKING BREAKDOWN: OPEN SPACES: EMPLOYEE SPACES: ACCESSIBLE SPACES: TOTAL SPACES: LONG TERM BIKE PARKING: SHORT TERM BIKE PARKING: TOTAL SPACES: PROJECT DATA 58 10 4 72 CURBS/PATIOS / WALKS: DRIVES / PARKING: OPEN SPACE: TOTAL PROPOSED SITE AREA BREAKDOWN: BUILDING COVERAGE: IMPERVIOUS AREA: PERVIOUS AREA: FIRST FLOOR: SECOND FLOOR: TOTAL: 67,374 SQ.FT. 66,281 SQ.FT. 133,655 SQ.FT BUILDING: 28 BED MEMORY CARE 111 UNIT ASSISTED LIVING 5 6 11 67,374 SQ.FT. 22,104 SQ.FT. 46,978 SQ.FT. 29,458 SQ.FT. 165,914 SQ.FT. (40.6%) (13.3%) (28.3%) (17.8%) (100%) 136,456 SQ.FT. 29,458 SQ.FT. VICINITY MAP SCALE: NOT TO SCALE TANK FARM RD. SA N T A F E B R O A D S T . S. HIG U E R A ST. U.S. HIG H W A Y 101 SITE SI T E P L A N A1.1 1 8'-0" 9'-01 2" STONE VENEER TO MATCH BUILDING. FINISH GRADE 3"x3" SQ. METAL LEGS W/ BASE ATTACHMENTS SIGN FONT, COLOR AND LOGO PER SIGN COMPANY AND OWNER 3" DEEP FABRICATED ALUMINUM CABINET SCALE: PROJECT SIGN 1/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/SIGN/PROJ SIGN CONTROL JOINT COLD JOINT EXPANSION JOINT EXP. JOINT W/ CAULK AT 30'-0" OC (MAX) OR AT INTERSECTION OF ANY STRUCTURAL ELEMENTS ROUGH BROOM FINISH (TYP) SMOOTH FINISH COMPACTED SUBGRADE SCORE AT 5'-0" OC SIDEWALKS, 10'-0" OC PATIO AREAS 4" CONC WALK (TYP) ROUGH BROOM FIN SMOOTH FINISH SCALE: WALK/PATIO DETAIL (CONCRETE WALK JOINTS) 1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520004 4" 3 8" 4" 1 2" SCALE: PARKING LOT LIGHT BASE 3/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02850001 20 FT. #4 CU "U.F.E.R." GROUND COILED UNDER BASE 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS NOTES: ·COORDINATE WITH ELECTRICAL SPECIFICATIONS, SEE STRUCTURAL FOR ADDITIONAL INFORMATION ·PROVIDE SHOP DRAWINGS TO ARCHITECT FOR APPROVAL ·MIN. 24" CLEAR BETWEEN POLE BASE AND BACK OF CURB EXPOSED CONCRETE TO HAVE RUBBED FINISH, SURFACES - TOP AND SIDES 2 PIECE BASE COVER CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS W/ POST BASE SHOP DRAWINGS FINISHED GRADE GROUND LUG INSIDE POLE FIXTURE POLE RADIUS TROWLED BULL NOSED EDGE 24" @ CURB ONLY 24" SCALE: PARKING SIGN (CALIFORNIA) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840007 SHALL BE LOCATED ON A POST AT THE FRONT OF EACH PARKING SPACE. THE BOTTOM OF THE SIGN SHOULD BE A MAXIMUM HEIGHT OF SIX FEET FROM THE GROUND. IF THE PARKING SPACE IS HEADED INTO A BUILDING THE SIGN MAY BE FASTENED TO THE SIDE OF THE STRUCTURE. A STANDARD R7-8 ACCESSIBLE PARKING SIGN SHALL BE USED TO MARK EACH PARKING SPACE. MINIMUM SIGN SIZE SHALL BE 12"x18". ALL SIGNS MUST BE PERMANENTLY MOUNTED IN THE GROUND OR ON A WALL. UNAUTHORIZED VEHICLES PARKED IN DESIGNATED HANDICAPPED SPACES NOT DISPLAYING DISTINGUISHING PLACARDS OR LICENSE PLATES ISSUED FOR PHYSICALLY DISABLED PERSONS MAY BE TOWED AWAY AT OWNERS EXPENSE. TOWED VEHICLES MAY BE RECLAIMED AT _______ OR BY TELEPHONING _______. 1" MIN. HT. LETTERS 12" R99 (CA)R100B (CA) WHITE BLUE NOTES: ONLY $250 FINE PARKING NOTES: HANDICAP SIGNAGE DETAIL SCALE: HANDICAP SIGN DETAIL CALIFORNIA NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840006CAL 1'-0"x1'-6"x.080 ALUMINUM HANDICAPPED PARKING SIGN. BOLT TO STEEL TUBE WITH 2-1/8" 316 STAINLESS STEEL BOLTS, NUTS AND WASHERS. SEE DETAIL 10/A1.8. $250 FINE SIGN VAN-ACCESSIBLE SIGN 2"x2"x.188 STEEL TUBE EXTENDED INTO CONCRETE FILLED PIPE 2'-0". PROVIDE WELDED WATERTIGHT CAP. PAINT P&L #6118 BLACK COFFEE PAINT PIPE BASE YELLOW PAVEMENT/SIDEWALK CONCRETE 1. HANDICAPPED PARKING SIGN SHALL CONFORM WITH CURRENT STATE AND LOCAL AND FEDERAL CODES AND REGULATIONS. 2. ALL SIGNS SHALL BE DESIGNED TO WITHSTAND 120 M.P.H. WINDLOAD. 1. WHEN HEADER CURB IS USED IN LIEU OF WHEEL STOPS, SIDEWALK ABUTTING CURB MUST BE WIDENED BY 18" SO THAT THE TOTAL SIDEWALK WIDTH IS 62", ALLOWING FOR 44" MINIMUM CLEAR ACCESSIBLE ROUTE. 2. FOR COMPLETE DETAIL OF HANDICAPPED SIGN, REFER TO DETAIL. HANDICAP SPACE STRIPING DETAIL R7-8b (CA) R99b (CA) R99 (CA) VAN ACCESSIBLE 1-1/2"R SCALE: VAN ACCESSIBLE (PARKING SIGN) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840004 12" (18") FOUNDATION PER MANUFACTURES RECOMMENDATIONS (MAY VARY W/ SOILS AND WIND CONDITIONS) FIBERGLASS OR ALUMINUM TAPERED FLAGPOLE SCALE: FLAG POLE (GROUND SET CONE) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/10350001 3 - MOUNTING PLATES PER MANUFACTURER 5" DIA. x 35'-0" MAX. FLAG POLE AND A-BOLTS BY MANUFACTURER 24" DIA. CENTER UNDER FLAG POLE 2" CLR. (3) #3 TIES WITHIN TOP 5" OF FOOTING F.G. (4) #4 EVENLY SPACED AROUND SIDES OF FOOTING #3 TIES AT 12" o.c. F' = 2500 psi F' = 60,000 psi (#4 BARS) c y F' = 40,000 psi (#3 BARS)y 4'-0" x 8'-0" FLAG MAX. SCALE: FLAG POLE (FOOTING DETAIL) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/FLAGPOLE-FOOTING DETAIL FLAG POLE FOOTING PER MANUFACTURER RECOMMENDATIONS, COORDINATE REQUIREMENTS VAN 8'-0"10'-0"10'-0" NO PARKING MAX. SLOPE 1:50 AT H.C. PARKING SPACES AND AISLE SHOWN DASHED TYPICAL SYMBOL ACCESS AISLE W/ 4" PAINTED STRIPES. 12" WHITE LETTERING CROSSWALK TO RAMP ACCESSIBLE PARKING SIGN SEE 12/A1.7 TYP. COLOR EQUAL TO No. 15090 FEDERAL STANDARD 595B TWO COATS OF PAINT ON SURFACE OF PARKING AREA CENTERED ON STALL 2" WIDE WHITE STRIPING TYP. TWO COATS AT FLOOR PAINT COND. NOTE: DIMENSIONS ARE FOR THE 3'-0" SQUARE SIGN 9" SQ STEEL SIGN TO BE PROPORTIONAL 3'-0" SQ. (FLOOR PAINTED) 9" SQ. (POST MOUNTED) AC PAVEMENT AGGREGATE BASE CONC. PER PLAN 3'-0"3'-0"1'-0"1'-0" SCALE: PAVEMENT TRANSITION (PAVEMENT AND CONCRETE) 1/2"=1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520025 NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. #4 REBAR STIRRUPS & HORIZONTAL REINFORCEMENT EMBEDMENT SLEEVE & HINGING LID LOCKABLE LID 4" Ø LOCKABLE REMOVABLE BOLLARD DOMED TOP CAL PIPE SECURITY BOLLARD IBP04040, OR APPROVED EQUAL SCALE: BOLLARD (LOCKABLE / REMOVABLE) N.T.S P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830022 21" 21" MIN. OR TO FROST DEPTH, WHICHEVER IS GREATER BREAKAWAY LOCK 1'-6" CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS WITH FLANGE. 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS. (INCLUDE EQUIPMENT GROUND CONDUCTOR PER NEC, BACK TO SOURCE) PROVIDE EQUIPMENT GROUNDING CONDUCTOR BACK TO PANEL. INSULATE AS REQUIRED BY NEC. NOTE: SEE E1.1 FOR ROUTING AND CIRCUITING. FINISHED GRADE BOLLARD LIGHT PER FIXTURE SCHEDULE. PLAN VIEW EDGE OF SIDEWALK BOLLARD CENTERED IN BASE 1'-6" SCALE: WALKWAY LIGHT BASE/POLE NTS P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/LANDSCAPE_BOLLARD NOTE: WHEN LIGHT BOLLARD OCCURES AS COLORED CONCRETE, THE BASE CONCRETE SHALL ALSO BE COLORED. 1/2" EXPANSION JOINT FILLER REFER TO SOILS INVESTIGATION REPORT FOR ADDITIONAL PAVEMENT INSTALLATION SPECIFICATIONS. SEE ARCHITECTURAL & LANDSCAPE SITE PLANS FOR DECORATIVE STAMPED PATTERN LOCATIONS IF APPLICABLE. LONGITUDINAL JOINTS MAYBE CONST JOINTS AT CONTRACTORS OPTION. TRANSVERSE CONSTR JOINTS SHALL BE INSTALLED WHENEVER THE PLACING OF CONCRETE IS SUSPENDED A SUFFICIENT LENGTH OF TIME THAT THE CONCRETE MAY BEGIN TO HARDEN. SAW CUT PER JOINT LAYOUT (SEE PLAN) NOTE: USE AT ALL FIXED OBJECTS WITHIN OR ABUTTING PAVED AREA. INSTALL 1/2"ɸ x 12"L AT 24" 0C SMOOTH STEEL DOWEL W/ GREASE AT ONE END - INSTALL WHEN REQ'D BY SOILS ENGINEER. 1/4" MAX (W/ PRE- MOLDED JOINT FILLER FLUSH W/ SURFACES) 1/4" MAX. RADIUS AT HAND FORMED JTS. 1/4" MAX. (SAWED JOINT) ISOLATION EXPANSION JOINT GENERAL NOTES: 1. 2. 3. 4. SAWED JOINT CONSTRUCTION JOINTS PREMOLDED TOOLED JOINT 1/4" SCALE: TYPICAL JOINT CONSTRUCTION (ALTERNATE CONCRETE PARKING) 1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TYP-JOINT CONST-ALT CONC PARKING 5 2 3 4 7 6 9 8 10 11 1214 13 SCALE: ENCLOSURE (TRASH & RECYCLING) 3/16" = 1'-0"P:/WESTMONT LIVING/CA-LA MESA/DETAILS/02877021 (SEPARATE PERMIT REQUIRED) METAL OPAQUE DOOR, FIELD INSTALL GATE HINGES - TYP. OF 2 NOTE: ·CONSTRUCTION SHALL BE OF NON-COMBUSTABLE CONSTRUCTION ·ALL GATES TO BE PRE-MANUFACTURED ·GATES AND HINGES TO BE FIELD INSTALLED ·GATES WILL BE METAL AND OPAQUE (3) PAIRS OF 16 GA. RIBBED METAL GATES WITH MIN. 2" X 2" X 14" STEEL ANGLE FRAME AND DIAGONAL BRACING. CONTINUOUS WELDS ON ALL JOINTS. FIELD INSTALL GATE HINGES VENEER STONE OVER 8" CMU - PAINT INSIDE GATE POST (TYP.) 9 - 9 - 9 - 10'-0" METAL TRELLIS CURB STOP (TYP.) 15'-0" CONCRETE APRON - SEE SITE PLAN 1 1 2% SLOPE 1 1 2% SLOPE 1 1 2% SLOPE F.O.G. STORAGE TRASH RECYCLING TRASH PEDESTRIAN ACCESS 15 SCALE: BIKE DOCK (SHORT TERM BIKE PARKING) 1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830032PS NOTE: ·INSTALL PER CITY STANDARDS ·SEE CITY BICYCLE RACK DETAIL # 7930 (2) 6" x 6" x 2" DIA., FLANGE MOUNTING PLATE W/ 1" DIA. MOUNTING HOLES 36" SCALE: 1/4" - 1'-0" 36"36"36"36"36" 21' 4'-6"4'-6" PLAN SINGLE SIDE 26" R=4" 2" WHITE REFLECTIVE TAPE WRAPPED AROUND PIPE, TYP. OF 3 2" DIA. STEEL PIPE, 1/16" THICK , MIN. 3/8" DIA TAMPER RESISTANT ANCHOR, 2 3/8" LONG, TYP. (4) EA. PLATE BASE PLATE, 1/8" THICK , TYP. (SEPARATE PERMIT REQUIRED) CANE BOLTS (TYP.) 6" O.H. 6" O.H. (3) SETS 16 GA. RIBBED METAL GATES WITH MIN. 2" X 2" X 14" STEEL ANGLE FRAME AND DIAGONAL BRACING. CONTINUOUS WELDS ON ALL JOINTS. FIELD INSTALL GATE HINGES ELEVATION - FRONT SCALE: 3/16" = 1'-0" ELEVATION - END SCALE: 3/16" = 1'-0" NOTE: ·CONSTRUCTION SHALL BE OF NON-COMBUSTABLE CONSTRUCTION ·ALL GATES TO BE PRE-MANUFACTURED ·GATES AND HINGES TO BE FIELD INSTALLED ·GATES WILL BE METAL AND OPAQUE METAL OPAQUE DOOR, FIELD INSTALL GATE HINGES. TYPICAL OF (2) METAL TRELLIS METAL TRELLIS SCALE: TRASH AND RECYCLING ENCLOSURE 1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TRASHELEV VENEER STONE OVER 8" CMU - PAINT INSIDE GATE POST GATE POST (TYP.) WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 1 : 2 0 A M s a m t p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 2 8 PM m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o bi s p o \ a r c h \ a 1 . 7 s i t e d e t a i l s . d w g A 1 . 7 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A SI T E D E T A I L S A1.7 21 5 4 21 5 4 24 6 0 2448 2436 24 6 0 24 4 2 2436 24 4 2 2436 24 4 2 24 4 2 2436 24 4 2 24602460 24 4 2 24 4 8 24 6 0 KITCHEN FRZ. DRY STOR. ELEC WALK-IN COOLER FCR MECH R.R. ELEV. EQ. EL E V A T O R BEAUTY BEAUTY CHARTS MEDS MAIL MEDS RECEPT. DIRECTOR EXECUTIVE DISCOVERY WORK SPACE SALESSALES CHARTS RSD L.D. HALL R.R. ACTIVITY R.R. LINEN MDF DINING ROOM COVERED POOL 14' x 25'-6" 4'-0" MAX. DEPTH STOR. AL HOUSE- KEEPING FITNESS 18 x 37 "MAIN STREET" WARM KIT. LIN. STOR CHAIR STOR THEATER / CHAPEL 23 SEATS (21 FIXED, 2 H'CAP) ASSISTED LIVING COURTYARD STOR. DINING SITTING ELEC OFFICE SEATING R.R. DYE. HOUSE KEEPING ACTIVITY 24 x 45 STOR. OFFICE BISTRO 23 x 25 SHWR. STOR. MECH. R.R. R.R R.R MCMCMC MC MC MC MC C MC EMER. FOOD STOR. MAINT. STOR. AB STOR. 1055 01 1031 1040 LIN./ STOR ELEV. CORRIDOR CORRIDOR 1093 CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR HALL CORRIDOR CORRIDOR CORRIDOR CORRIDOR CO R R I D O R WAIT STAFF STAIR-3 FIRE SHUTTER FIRE SHUTTER FIRE SHUTTER STAIR-2 SEATING ELEVATOR 03 C BBC C A A B B A B A W/ D A A A ABBBBB B ELEVATOR EQUIPMENT ROOM MCMCMCMC MC MCMC MC MC MC MC MC MCMCMCMCMCMCMCMC B CORRIDOR CORRIDOR ELECT. RM. B MEMORY CARE COURTYARD B ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 119 1042 117 115 113 111 109 107 103 101 02 1088 1023 1089 1037 1038 1027 1026 1087 1021 1020 28 27 26 25 24 23 22 21 10851086 1018 1016 101710191030 1029 1039 1032 102104 106 141 139138 140 110 1091 1102 1090 112 116 1041 121 123 125 127 129 131 1095 128 130 132 134 133 135 136 1066 1043 1068 1096 137 1050 1049 1048 1047 1046 1044 1097 1053 1052 1057 1060 1054 1064 1062 1042 1063 1061 1059 1065 1001 1080 1058 1051 1007 1004 02 04 06 08 09 10 11 12 13 14 1008 1009 1103 15 16 07 05 10 8 2 0301 1002 1003 17 1012 1011 1013 1010 18 1084 19 20 1014 1015 1081 1005 1006 1083 1094 1098 OFFICE B.O.D 10451067 EXIT PASSAGEWAY 1077 10781079 A B B B B DYE. 1056 1092 CORRIDOR STAIR-1 1101 1028 EXIT PASSAGEWAY EXIT PASSAGEWAY B.O.H. B.O.H. WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 0 : 2 6 A M s a m t p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 3 2 PM m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o bi s p o \ a r c h \ a 3 . 1 1 s t f l o o r . d w g A 3 . 1 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 1ST FLOOR SCALE: 1/16" = 1'-0" "A" Studio Units = 32 "B" One Bedroom Units = 68 "C" Two Bedroom Units = 11 TOTAL = 111 TOTAL UNIT MIX "A" Studio Units = 10 "B" One Bedroom Units = 19 "C" Two Bedroom Units = 4 UNIT MIX - LEVEL ONE = 33 "MC" Studio Units = 28"MC" Studio Units = 28 GRAND TOTAL = 139 Level One = 67,374 sq. ft. BUILDING AREA Level Two = 66,281 sq. ft. TOTAL = 133,655 sq. ft. 1S T F L O O R PL A N A3.1 STOR EL E V A T O R R.R. ELEVATOR ELEC. 1 2 20 9 7 2085 2093 2103 ELEVATOR 3 ELEVATOR EQUIPMENT ROOM ELECT. RM. 2009 269 2010 267 265 2087 266 262 263 261 259 249 260 2085 2102 247 245 2007 2008 2006 237 235 233 231 229 227 225 223 2084 221 217 215 220 218 216 228230232 2005 238 240 242 2004 2003 208206204 2001 2002 2081 213211209207205203201 2080 299297295293291289287 285 283 281 2089 2090 279 277 2088 275 273 271 278 280 282 284 257 255 253 251 252 254 256 292 2011 294 296 243 241 239 2012 244246248250 20 9 6 20 9 1 20 9 2 20 8 2 20 8 3 20 8 6 2101 20 9 4 20 9 5 WINDOWS TO BELOW / FIRE SPRINKLER CURTAIN AL HOUSE- KEEPING SEATING ELEV LOBBY KITCHEN HOOD CHASE OPEN TO BELOW IDF / STOR. ADA LAUNDRY IDF / STOR. SEATING OPEN TO BELOW C B A B B B B A OFFICE/ TRAINING DATA IDF OPEN TO BELOW B B SEATING B "MAIN STREET"CORRIDOR CO R R I D O R CO R R I D O R CORRIDOR CO R R I D O R CORRIDOR CO R R I D O R CO R R I D O R CORRIDOR CO R R I D O R CO R R I D O R CO R R I D O R CO R R I D O R CORRIDOR STAIR 2 STAIR 3 SEATING B A B B B B AB C B B B B BAAAAAACBB B B A AABA A A BB B B B AA C CORRIDOR CO R R I D O R SEATING C BBC C A B B B A A BBB B B B B B B B CORRIDOR CORRIDOR B B CORRIDOR DECK B A STAIR 1 B B WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 0 : 2 5 A M s a m t p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 3 3 PM m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o bi s p o \ a r c h \ a 3 . 2 2 n d f l o o r . d w g A 3 . 2 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 2N D F L O O R PL A N A3.2 2nd FLOOR SCALE: 1/16" = 1'-0" "A" Studio Units = 22 "B" One Bedroom Units = 49 "C" Two Bedroom Units = 7 TOTAL LEVEL TWO = 78 UNIT MIX - LEVEL TWO BUILDING AREA LEVEL TWO = 66,281 sq. ft. KITCHEN FRZ. DRY STOR. ELEC WALK-IN COOLER FCR MECH R.R. ELEV. EQ. EL E V A T O R BEAUTY BEAUTY CHARTS MEDS MAIL MEDS RECEPT. DIRECTOR EXECUTIVEDISCOVERY WORK SPACE SALESSALES CHARTS RSD L.D. HALL R.R. ACTIVITY R.R. LINEN MDF DINING ROOM COVERED POOL 14' x 25'-6" 4'-0" MAX. DEPTH STOR. AL HOUSE- KEEPING FITNESS 18 x 37 "MAIN STREET" WARM KIT. LIN. STOR CHAIR STOR THEATER / CHAPEL 23 SEATS (21 FIXED, 2 H'CAP) ASSISTED LIVING COURTYARD STOR. DINING SITTING ELEC OFFICE SEATING R.R. DYE. HOUSE KEEPING ACTIVITY 24 x 45 STOR. OFFICE BISTRO 23 x 25 SHWR. STOR. MECH. R.R. R.R R.R MC MCMC MC MC MC MC C MC EMER. FOOD STOR. MAINT. STOR. A B STOR. 1055 01 1031 1040 LIN./ STOR ELEV. CORRIDOR CORRIDOR 1093CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR HALLCORRIDOR CORRIDOR CORRIDOR CORRIDOR CO R R I D O R WAIT STAFF STAIR-3 STAIR-2 SEATING ELEVATOR 03 C B B C C A A B B A B A A A A A B B BB B B ELEVATOR EQUIPMENT ROOM MCMC MCMC MC MC MC MC MC MC MC MC MCMC MC MCMC MCMC MC B CORRIDOR CORRIDOR ELECT. RM. B MEMORY CARE COURTYARD B ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 119 1042 117115113111 109107103101 02 1088 1023 1089 1037 1038 1027 1026 1087 1021 1020 28 27 2625 2423 22 21 1085 1086 10181016 1017 1019 1030 1029 1039 1032 102 104 106 141 139 138 140 110 1091 1102 1090 112 116 1041 121 123 125 127 129 131 1095 128 130 132 134 133 135 136 1066 1043 1068 1096 137 1050 1049 1048 1047 1046 1044 1097 1053 1052 1057 1060 1054 1064 1062 1042 1063 1061 1059 1065 1001 1080 1058 1051 1007 1004 02 0406 0809 1011 12 13 14 1008 1009 1103 15 16 07 05 10 8 2 03 01 1002 1003 17 1012 1011 1013 1010 18 1084 19 20 1014 1015 1081 1005 1006 1083 1094 1098 OFFICE B.O.D 1045 1067 EXIT PASSAGEWAY 1077 1078 1079 A B B B B DYE. 1056 1092 CORRIDOR STAIR-1 1101 1028 EXIT PASSAGEWAY EXIT PASSAGEWAY B.O.H. B.O.H. 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 15 ' - 0 3 4" 29 ' - 5 " 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 25 ' - 0 3 4"31 ' - 7 1 4" SUITE CORRIDOR ELEV. EQUIP.KITCHEN DINING SITTING PATIO SEATING T.O. PARAPET T.O. PLATE T.O. SLAB SOIL CORRIDOR WAIT STAFF CORRIDOR DECKCORRIDOR T.O. PARAPET T.O. PLATE T.O. SLAB 155.00' 150.00' 160.00' 155.00' 150.00' 160.00' ENTRY DRIVEWAY 161.2' FFE 161.2' FFE T.O. PARAPET TANK FARM ROAD SUITE SUITE SUITE SUITE SUITE SUITE DINING CORRIDORCORRIDOR CORRIDOR MEMORY CARE COURTYARD 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 26 ' - 4 3 4" T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 26 ' - 4 3 4" T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 155.00' 150.00' 160.00' 161.2' FFE 161.2' FFE ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 26 ' - 4 3 4" ROAD (DRIVEWAY) ℄ SUITE SUITE SUITE SUITE SUITE SUITE SUITE SUITE CORRIDOR CORRIDOR CORRIDOR CORRIDOR T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " 26 ' - 4 3 4" T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 155.00' 150.00' 160.00' CREEK 161.2' FFE 161.2' FFE ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 0 : 5 1 A M m i c h a e l b p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 34 P M m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u is o b i s p o \ a r c h \ a 6 . 0 b u i l d i n g s e c t i o n s . d w g A 6 . 0 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A BU I L D I N G SE C T I O N S A6.0SECTIONA A6.0 SCALE: 3/32" = 1'-0" SECTION KEY PLAN NOT TO SCALE SECTIONB A6.0 SCALE: 3/32" = 1'-0" B B AA SCALE : D NORTH ELEVATION 1/16"=1'-0" SCALE : C EAST ELEVATION 1/16"=1'-0" SCALE : B SOUTH ELEVATION 1/16"=1'-0" SCALE : A WEST ELEVATION 1/16"=1'-0" A D 1 2 3 4 5 6 7 = STANDING SEAM METAL ROOFING COLOR: SW 2844 ROYCROFT MIST GRAY ROOF = PARAPET ROOF HEIGHTS PER ELEVATIONS = VINYL FRAMED INSULATED WINDOWS W/ TRIM COLOR: BEIGE = BOARD AND BATT SIDING SIDING SIDING WINDOW = PTAC COLOR: TO MATCH ADJACENT BUILDING COLOR, TYP. PTAC = STUCCO FINISH (MAIN BODY) MFR: OMEGA COLOR: SW 9117 URBAN JUNGLE SIDING = HARDIPLANK HORIZONTAL SIDING COLOR: SW 7507 STONE LION MFR: SHERWIN WILLIAMS KEY NOTES 8 9 10 = FASCIA TRIM COLOR: SW 2844 ROYCROFT MIST GRAY = DECORATIVE CORBEL MFR: TRIM FASCIA = CULTURED STONE VENEER: EASTERN MOUNTAIN LEDGE COLOR: PROVO CANYON GREY COLOR: WESTERN RED CEDAR: STAMPED / ALUMAWOOD 11 = TRELLIS STONE COLOR: SW 7040 SMOKEHOUSE C B ELEVATION KEY PLAN SCALE: N.T.S. 4' 8'0 16' 4' 8'0 16' 4' 8'0 16' 4' 8'0 16' KITCHEN FRZ. DRY STOR. ELEC WALK-IN COOLER FCR MECH R.R. ELEV. EQ. BEAUTY BEAUTY CHARTS MEDS MAIL MEDS RECEPT. DIRECTOR EXECUTIVE DISCOVERY WORK SPACE SALESSALES CHARTS RSD L.D. HALL R.R. ACTIVITY LINEN MDF DINING ROOM COVERED POOL 14' x 25'-6" 4'-0" MAX. DEPTH STOR. AL HOUSE- KEEPING FITNESS 18 x 37 "MAIN STREET" WARM KIT. LIN. STOR CHAIR STOR THEATER / CHAPEL 23 SEATS (21 FIXED, 2 H'CAP) ASSISTED LIVING COURTYARD STOR. DINING SITTING ELEC OFFICE SEATINGR.R. DYE. HOUSE KEEPING ACTIVITY 24 x 45 STOR. OFFICE BISTRO 23 x 25 SHWR. STOR. MECH. R.R. R.R R.R MCMCMC MC MC MC MC C MC EMER. FOOD STOR. MAINT. STOR. AB STOR. 1055 1031 1040 LIN./ STOR ELEV. CORRIDOR CORRIDOR 1093 CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR HALL CORRIDOR CORRIDOR CORRIDOR CORRIDOR WAIT STAFF STAIR-3 STAIR-2 SEATING ELEVATOR 03 C BBC C A A B B A B A A A A ABBBBB B ELEVATOR EQUIPMENT ROOM MCMCMCMC MC MCMC MC MC MC MC MC MCMCMCMCMCMCMCMC B CORRIDOR CORRIDOR ELECT. RM. B MEMORY CARE COURTYARD B ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 119 1042 117 115 113 111 109 107 103 101 02 1088 1023 1089 1037 1038 1027 1026 1087 1021 1020 28 27 26 25 24 23 22 21 10851086 1018 1016 101710191030 1029 1039 1032 102104 106 141 139138 140 110 1091 1102 1090 112 116 1041 121 123 125 127 129 131 1095 128 130 132 134 133 135 136 1066 1043 1068 1096 137 1050 1049 1048 1047 1046 1044 1097 1053 1052 1057 1060 1054 1064 1062 1042 1063 1061 1059 1065 1001 1080 1058 1051 1007 1004 02 04 06 08 09 10 11 12 13 14 1008 1009 1103 15 16 07 050301 1002 1003 17 1012 1011 1013 1010 18 1084 19 20 1014 1015 1081 1005 1006 1083 1094 1098 OFFICE B.O.D 10451067 EXIT PASSAGEWAY107710781079 A B B B B DYE. 1056 1092 CORRIDOR STAIR-1 1101 1028 EXIT PASSAGEWAY EXIT PASSAGEWAY B.O.H. B.O.H. D 12 ' - 1 " 1st FLR. 13 ' - 7 3 4" 2nd FLR. 10 ' - 1 " 23 ' - 8 3 4"1'-63 4" 6 559 288971346 553 443 610108 29 10 842121223 46 8512 4 2 2 2 6 6 6 4 2 6 2 2444 10 4 6 5 2 4 8 6 2 5 2 3 2 4 2 26 5 2 6 4 6 6 8 4 8 9 1 5 2 6 1 5 8 5 2 2 3 5 2 3 2 5 2 3 2 6 2 8 5 2 2 5 8 2 2 8 2 5 6 2 8 5 2 3 2 4 6 4 3 410 10 4 6 3 38 3 6 3 6 6 4 6 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. PLATE 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. SLAB 12 ' - 1 " 1' - 6 3 4" 10 ' - 1 " T.O. PLATE T.O. SHEATHING T.O. PLATE T.O. SLAB 5222155 777 7 3 6 10 7 6 454 82 2 2 3 5 2 2 2 5 2 6 4 9 5 1 2 4 2 3 2 8 4 2 METAL AWNING ASSEMBLY (BALCONY AND WINDOW) 1" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/MTL AWNING (2) 1/4" x 5" LAG BOLT AT 6" SQUARE PLATE WELD TO ROD PER MANUF. TYP. 1"x3" HSS SUPPORT WELDED TO PLATE A 6 12 A WINDOW / DOOR RECESSED TRIM EDGE OF WINDOW TRIM 2" CLR OF STUCCO CORNER 15 A7.2a SIM STANDING SEAM METAL ROOFING HSS CAP ENDS HSS SUPPORTS AT 2'-0" O.C. 2"x2" HSS SUPPORT BEAM SEE ELEVATIONS FOR LOCATION AND PLAN FOR OPENING SIZE STANDING SEAM METAL ROOFING OVER WRB WINDOW / DOOR AS OCCURS T.O. PLATE T.O. PLATE BIDDER DESIGN AWNING TO SUPPORT SELF WEIGHT + 20PSF ROOF LIVE LOAD CONTINUOUS VERTICAL 6x6 POST LOCATED AT CENTERLINE OF AWING SUPPORT BIDDER DESIGNED 3" VERTICAL GRAIN T&G EXPOSED AT UNDERSIDE STAIN TO MATCH TRELLIS CONTINUOUS 1x3 LEDGER WITH 1/4" X 5" LAG BOLTS AT 12" O.C. SIM. 6" 11 4" CLR. TYP SECTION 'A'ELEVATION 'B' PLAN VIEW A ELEV. 6'-3" (TYP.) OR 11'-2" PER PLAN ELEV. VERTICAL GRAIN T&G EXPOSED AT UNDERSIDE STAIN TO MATCH TRELLIS 1x2 HSS AT 2'-0" O.C. (TYP.) CONTUINUOUS 3x1 HSS LEDGER STANDING SEAM METAL ROOFING 1x2 HSS AT 2'-0" O.C. (TYP.) 2x2 HSS SUPPORT 3x1 HSS LEDGER NORTH FACING SIDE OF AWNING TO HAVE A SHADE (WEST ELEVATION ONLY) 1 1 A6.3 TYP. 4 11 11 EX T E R I O R BU I L D I N G EL E V A T I O N S A6.3 WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 0 : 3 1 A M m e l a n i e p l o t : 1 1 / 2 9 / 2 0 1 8 1 0 :5 5 A M m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l ui s o b i s p o \ b l d g s \ e l e v a t i o n s - m c f . d w g L a y o u t c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 30 18'-6" 25' 18'-6" 18'-6" 25' 18'-6" 18'-6" 30' 18'-6" LOADING DOCK P L A N T E R LANDSCAPED AREA PROPERTY LINE P R O P E R T Y LIN E 9' TYP 9' TYP P L A N T E R FLOOR AREA: 7,973 SF ROOF ACCESS 53 SF TOTAL AREA: ± 8,026 SF SWITCHGEAR EV STATION EV STATION AMBULATORY EV STATION EV STATION CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE 6'-6" GAS SERVICE ELECTRICAL SERVICE 6" FIRE LINE 1 1/2" DOMESTIC WATER TELEPHONE SERVICE 30'13' 11' 7' 12' 30' 2 8 ' WALK 12 7 TRASH ENCLOSURE SERVICE / DELIVERIES CONNECTION TO RETAIL PROJECT SIGN 2 2 3 9 6 6 ASSISTED LIVING COURTYARD CO V E R E D EN T R Y PUBLIC ART AC C E S S RO A D ASSISTED LIVING COURTYARD MEMORY CARE COURTYARD PR O P O S E D PR O P E R T Y L I N E WA L K WA L K 15 T O P O F B A N K 3 5 ' S E T B A C K F R O M T O P O F B A N K PR O P E R T Y L I N E PROPERTY LINE ASSISTED LIVING COURTYARD SHORT TERM BIKE PARKING, (6) SPACES PROPOSED TRANSFORMER LOCATION AND FUTURE GENERATOR 25' x 12' LOADING ZONE NOTE: DEMO EXISTING DWELLING AND ACCESSORY STRUCTURES c FACILITY VAN SEE TRACT MAP 3115 FOR PROPOSED PROPERTY LINES FLAG POLE 10 6.4 7.5 9.5 12.5 12.3 11.0 8.6 9.9 13.7 12.8 12.0 10.0 7.9 10.5 9.8 9.4 8.0 0.7 1.0 1.6 2.5 2.7 2.7 2.9 2.4 1.9 1.8 2.1 2.7 2.8 2.3 2.9 1.8 1.9 1.9 2.0 2.1 1.8 2.5 2.8 1.7 2.0 2.0 1.3 4.3 10.2 9.6 4.0 4.8 12.5 10.7 3.7 3.3 9.0 12.3 4.9 5.2 10.9 6.9 6.7 5.4 6.2 2.3 5.2 6.4 4.2 4.0 2.8 3.7 0.8 1.7 4.6 1.5 3.6 11.7 11.3 4.6 13.0 1.5 1.0 1.3 4.9 6.0 8.9 5.2 4.9 2.3 1.5 1.9 11.2 7.3 0.9 5.0 0.5 5.6 1.4 3.6 7.1 6.7 2.2 2.3 2.4 0.8 4.0 1.3 4.4 0.8 4.3 1.2 5.0 0.4 1.6 7.6 1.2 1.7 2.3 2.4 1.9 1.9 1.9 1.8 1.5 1.9 1.0 1.7 2.4 3.8 4.2 3.0 2.3 2.1 2.2 2.4 3.6 4.3 3.2 2.1 2.3 2.0 2.3 3.1 4.4 4.4 3.3 3.1 3.0 3.9 4.7 3.8 2.8 2.6 2.7 3.2 4.3 4.0 2.9 3.4 6.3 3.7 5.4 0.4 0.6 0.8 0.9 0.9 0.9 1.1 1.1 1.1 1.2 1.1 1.1 1.0 1.0 0.6 0.8 1.0 1.2 1.4 1.4 1.5 1.4 1.5 1.5 1.4 1.4 1.5 1.4 1.4 1.2 1.0 0.9 0.7 0.7 0.9 1.2 1.7 2.2 2.2 2.2 1.9 1.7 1.8 1.7 1.9 2.3 2.3 2.1 1.7 1.3 1.1 0.8 0.6 0.6 0.8 1.0 0.7 1.0 1.5 2.3 2.7 2.7 2.8 2.3 1.9 1.8 2.0 2.5 2.8 2.7 2.8 2.2 1.5 1.2 0.9 0.8 0.8 1.1 1.5 1.9 2.1 2.5 2.7 2.4 2.8 2.4 1.9 1.8 2.0 2.6 2.8 2.7 2.8 2.4 1.7 1.4 1.1 0.9 0.8 1.2 1.9 2.6 2.8 3.2 4.0 4.0 3.0 2.0 1.9 2.0 2.6 2.9 1.9 3.0 2.5 1.9 2.8 3.8 4.5 4.4 3.4 2.5 1.7 1.2 1.3 1.9 2.4 2.5 2.4 2.1 1.9 1.9 1.9 2.2 2.6 2.6 2.6 2.2 4.0 3.1 2.6 2.1 1.6 1.2 1.1 1.4 1.8 1.9 2.0 1.9 1.8 1.9 1.9 1.9 2.0 1.9 2.0 1.9 3.1 2.5 2.1 1.6 1.2 0.9 1.2 1.6 1.9 1.9 1.8 1.8 2.0 2.0 1.7 1.6 1.6 1.8 2.1 2.0 1.6 1.2 1.2 1.9 2.5 3.8 4.5 3.2 3.2 4.6 4.0 2.6 2.2 1.9 1.8 2.5 2.3 2.1 1.6 1.4 1.9 2.7 4.0 4.6 3.7 3.7 4.7 4.2 2.9 2.3 2.0 1.9 2.9 2.8 2.9 2.7 2.2 2.2 2.5 3.2 4.0 3.6 2.4 2.2 3.3 2.7 3.0 2.7 1.7 1.4 2.3 2.9 3.5 4.1 4.2 4.3 4.3 4.2 4.1 3.7 3.0 2.6 2.1 1.8 1.8 2.1 2.6 2.6 2.6 2.2 2.2 2.5 3.0 3.3 3.4 3.2 2.7 2.3 1.5 2.6 3.7 4.1 4.1 2.8 1.4 1.6 2.3 3.1 3.8 4.1 4.5 4.4 4.4 4.5 4.2 3.9 3.3 2.6 2.2 2.0 1.9 2.0 2.0 1.9 1.9 1.8 2.0 2.4 2.8 3.3 3.3 3.3 2.8 2.1 1.6 1.7 4.3 4.8 4.6 3.4 2.1 1.7 2.3 2.9 3.2 3.6 4.0 3.9 3.9 3.9 3.5 3.2 2.8 2.2 2.0 3.6 5.0 4.6 3.3 1.5 1.5 1.5 1.6 1.9 2.2 2.3 2.1 2.1 2.0 1.6 1.4 4.3 3.6 2.6 1.4 3.4 3.0 3.1 4.4 3.6 3.2 4.2 3.1 2.1 1.9 4.3 4.0 1.5 1.2 1.2 1.1 1.2 1.2 1.0 0.9 0.8 0.9 0.9 4.8 3.7 2.1 1.0 7.4 4.0 3.8 7.7 3.9 3.0 8.5 4.7 2.2 2.4 4.1 3.6 1.9 1.3 1.3 1.5 1.3 1.2 0.8 0.8 0.5 0.6 0.9 7.1 3.3 1.4 0.7 4.0 1.6 0.9 0.5 1.7 1.3 0.8 0.4 3.2 1.8 0.8 0.3 4.0 1.3 0.5 0.3 1.5 0.7 0.4 0.3 1.4 1.4 1.0 0.5 3.9 2.9 1.2 0.5 6.0 2.1 0.7 0.4 2.0 1.0 0.7 0.5 1.8 1.7 1.0 0.6 4.8 2.3 1.0 0.6 3.7 1.6 1.0 0.7 1.9 1.4 1.0 2.0 1.8 1.4 0.9 2.4 2.0 1.6 2.6 2.9 2.4 4.0 3.5 4.4 3.9 3.6 3.3 2.7 2.4 0.9 1.8 1.8 1.9 2.1 2.1 3.4 2.5 1.5 1.7 2.3 2.7 2.7 2.7 2.2 2.0 3.2 2.7 3.2 3.6 3.1 2.6 2.4 2.5 2.7 3.2 3.7 0.7 0.8 2.6 2.8 2.4 1.9 2.1 2.6 3.6 3.8 3.7 3.6 3.5 3.6 3.9 3.6 3.2 3.1 3.1 3.3 3.6 3.5 2.8 2.4 2.0 2.8 3.3 3.3 3.4 3.0 2.8 2.9 3.2 3.6 3.7 4.0 4.0 4.0 4.4 4.2 4.8 4.8 3.6 2.6 2.4 2.2 1.9 1.2 1.3 1.7 2.5 2.8 2.7 2.9 2.4 2.1 2.3 2.8 3.3 3.6 3.8 4.0 4.0 4.0 4.0 3.8 3.8 3.6 3.5 3.5 3.6 3.6 3.4 3.1 2.6 2.1 1.0 1.6 2.2 2.5 2.5 2.7 2.5 2.3 2.4 2.7 3.0 3.0 3.4 3.5 3.4 3.3 3.7 4.4 4.5 3.6 2.5 2.2 1.9 1.6 1.4 1.4 1.7 2.2 2.7 2.6 2.6 2.2 2.0 2.0 2.3 2.7 2.7 2.9 3.2 3.1 3.1 3.2 2.9 2.9 2.9 2.7 2.8 2.9 2.7 2.5 2.4 1.9 1.5 0.6 1.0 1.2 1.2 1.2 1.4 1.5 1.4 1.5 1.6 1.6 1.6 1.9 2.2 2.3 2.5 3.1 3.8 4.0 3.1 2.3 1.7 1.4 1.3 1.2 1.2 1.3 1.6 1.9 1.8 1.8 1.6 1.4 1.5 1.5 1.5 1.3 1.4 1.7 1.8 1.8 1.6 1.4 1.5 1.6 1.6 1.6 1.5 1.2 1.1 1.2 1.0 0.8 SA5 SA4 SA2 SA4 SA4 SA4 SA4 SA4 SA4 SA4 SA2 SA2 SA2 SA5 SA5 SA5 SB SBSSSS SF SW1 SW1 SW1 SW1 SW1 SW1 SW3 SW3 SW3 SW1 SW2 SW1 SW1 SW1 SW1 SW1 SW1 SW3 SW3 SW3 SW3 SW1 SW1 SW1 TYPE SC TYP. OF 24 SB SB SB SB SB SB WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 1 : 2 1 A M s a m t p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 4 6 PM m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o bi s p o \ e l e c \ l i g h t i n g \ s i t e - l i g h t i n g . d w g E 1 . 1 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 150 30 60 120 SCALE: 1" = 30' SITE LIGHTING PHOTOMETRIC PLAN Statistics Description Symbol Avg Max Min Max/Min Avg/Min ENTRY 10.1 fc 13.7 fc 6.4 fc 2.1:1 1.6:1 PARKING 2.3 fc 7.7 fc 0.3 fc 25.7:1 7.7:1 SIDEWALK 4.1 fc 13.0 fc 0.4 fc 32.5:1 10.3:1 Schedule Label Mount Height Quantity Manufacturer Catalog Number Description Lamp Number Lamps Filename Lumens Per Lamp Light Loss Factor Wattage SA2 20'4 Lithonia Lighting DSX0 LED P6 40K T2M MVOLT HS DSX0 LED P6 40K T2M MVOLT with houseside shield LED 1 DSX0_LED_P6_40K _T2M_MVOLT_HS.ie s 13054 0.95 134 SA4 20'8 Lithonia Lighting DSX0 LED P6 40K TFTM MVOLT HS DSX0 LED P6 40K TFTM MVOLT with houseside shield LED 1 DSX0_LED_P6_40K _TFTM_MVOLT_HS.i es 12465 0.95 134 SA5 20'4 Lithonia Lighting DSX0 LED P6 40K T5M MVOLT DSX0 LED P6 40K T5M MVOLT LED 1 DSX0_LED_P6_40K _T5M_MVOLT.ies 16575 0.95 134 SB 3'6"8 Lithonia Lighting DSXB LED 16C 530 40K SYM D-SERIES BOLLARD WITH 16 4000K LEDS OPERATED AT 530mA AND SYMMETRIC DISTRIBUTION LED 1 DSXB_LED_16C_53 0_40K_SYM.ies 2397 0.95 28 SC Underside of Ceiling 33 COOPER LIGHTING - - HALO SLD612940WH HALO 6 INCH SURFACE LED DOWNLIGHT LED 1 SLD612940WH.ies 1000 0.95 14.8 SF 1'1 Lithonia Lighting DSXF1 LED P1 40K NSP DSXF1 LED P1 40K NSP LED 1 DSXF1_LED_P1__4 0K_NSP.ies 2876 0.95 21 SS 1'2 Lithonia Lighting DSXF1 LED P1 40K MFL DSXF1 LED P1 40K MFL LED 1 DSXF1_LED_P1__4 0K_MFL.ies 2692 0.95 21 SW1 9'34 WAC Lighting WS-W20506 Wall Mount LED 1 W20506- C14100003_IESNA 2002.ies 866 0.95 16.8 SW2 11'3 WAC Lighting DS-WS05-F35S-WT Wall Mount Tube LED 1 DS-WS05-F35S- WT.IES 1453 0.95 23.8 SW3 14'9 Lithonia Lighting WST LED P3 40K VF MVOLT WST LED, Performance package 3, 4000 K, visual comfort forward throw, MVOLT LED 1 WST_LED_P3_40K_ VF_MVOLT.ies 6609 0.95 50 Spill onto RZ 0.0 fc 0.3 fc 0.0 fc NA NA 20 ' 2' - 0 " 18 ' - 0 " EL E C T R I C A L SI T E PL A N E1.1 EV STATION EV STATION AMBULATORY EV ATION CLEAN AIR VEHICLE CLEAN AIR VEHICLE E CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEAN AIR VEHICLE GAS ELEC 6" FI 1 1/2" TELE WALK MEMORY CARE WITH ASSISTED LIVING ABOVE 12 7 TRASH ENCLOSURE SERVICE / DELIVERIES CONN TO RE PROJECT SIGN 2 2 3 9 6 6 ASSISTED LIVING COURTYARD ASSISTED LIVING ASSISTED LIVING CO V E R E D EN T R Y PUBLIC ART AC C E S S RO A D ASSISTED LIVING COURTYARD MEMORY CARE COURTYARD EN T R Y WA Y PR O P O S E D PR O P E R T Y L I N E WA L K WA L K 15 T O P O F B A N K 3 5 ' S E T B A C K F R O M T O P O F B A N K PROPERTY LINE PR O P E R T Y L I N E PROPERTY LINE ASSISTED LIVING COURTYARD SHORT TERM BIKE PARKING, (6) SPACES PROPOSED TRANSFORMER LOCATION AND FUTURE GENERATOR 25' x 12' LOADING ZONE NOTE: DEMO EXISTING DWELLING AND ACCESSORY STRUCTURES c FACILITY VAN SEE TRACT MAP 3115 FOR PROPOSED PROPERTY LINES FLAG POLE 10 SOIL BERM NOTE- REFER TO SHEET L2 FOR COURTYARD PLANTING DETAILS. SYMBOLS BOTANICAL NAME COMMON NAME PLANTING LEGEND QUANTITY SIZE WUCOLS I North-Central Coast TREES 15 Low24" box Std. Cassia leptophylla Gold Medallion Tree 16 Low24" box Std. SHRUBS 5 LowArbutus unedo 'Compacta' Compact Strawberry Tree 15 gal. 28 LowCoprosma petriei 'Verde Vista' Creeping Coprosma 1 gal. 40 LowMahonia repens Creeping Mahonia 1 gal. 12 LowCarpenteria californica Bush Anemone 5 gal. 25 LowCeanothus gloriosus 'Anchor Bay' California Lilac 5 gal. 45 LowRhamnus californica 'Mound San Bruno' Coffeeberry 5 gal. 59 LowMyrtus communis 'Compacta' Compact Myrtle 5 gal. 25 LowJuniperus scopulorum 'Skyrocket' Skyrocket Juniper 15 gal. 76 LowRhaphiolepis indica 'Ballerina' Indian Hawthorn 5 gal. 83 ModerateRosa floribunda 'Iceberg' Iceberg Rose 5 gal. 74 LowSalvia greggii 'Coral' Coral Autumn Sage 5 gal. 13 LowPhlomis fruticosa Jerusalem Sage 5 gal. GRASSES/PERENNIALS 6 ModerateAspidistra elatior Cast Iron Plant 5 gal. 68 LowLavandula angustifolia 'Twickel Purple' Dwarf English Lavender 1 gal. 91 LowPennisetum alopecuroides 'Little Bunny' Little Bunny Fountain Grass 1 gal. 3 ModeratePhormium 'Maori Queen' Hybrid New Zealand Flax 5 gal. 482 LowRosmarinus officin. 'Huntington Carpet' Trailing Rosemary 1 gal. 31 LowMuhlenbergia capillaris Pink Muhly 1 gal. GROUND COVERS 1. All landscape areas shall be irrigated with an automatic irrigation system utilizing SMART Technology with weather sensor. 2. Provide 2" min. layer of organic mulch in all planting beds. 3. Courtyard plant materials shown on Sheet L2 are not included in Planting Legend. NOTES 95 LowEuonymus japon.'Microphyllus Variegata' Variegated Box-leaf Euonymus 5 gal. 7 Very LowRomneya coulteri Matilija Poppy 5 gal. Lagerstroemia 'Natchez' Natchez Hybrid Crape Myrtle STREET TREES Tristaniopsis laurina Water Gum 8 Moderate15 gal. Std. Artificial Turf DuPont Forever Lawn or equal Very Low 1. Provide a 36" high screen of cars between parking areas and street with an evergreen hedge/shrubs masses, wall or berm. Parking areas are screened with a 36" high evergreen hedge and shrub masses. SPECIFIC PLAN CRITERIA 2. Provide screening of electrical transformers and equipment with evergreen shrubs or berm. All equipment is screened with evergreen shrubs. 3. Parking Lot Trees: A. Use single tree species at end planter islands with second tree species between islands as an option. Two tree species have been used in the parking lot planters. B. Provide "Orchard Style" planting in parking lot at a rate of 1 tree / 4 parking spaces. The parking lot does not have multiple rows of parking but an Orchard Style tree planting approach has been applied where feasible. 73 spaces / 4= 18 required trees, 31 trees are proposed* * additional trees proposed to achieve 50% shade requirement at 10 years. 32 LowHelictotrichon sempervirens Blue Oat Grass 1 gal. WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 1 : 2 9 A M b r i a n l p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 4 4 P M m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o b i s p o \ p r e l i m \ l a n d s c a p e . d w g L 1 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A 150 30 60 90 L1 Landscape Development Plan SCALE: 1" = 30' DATE: 1/23/2018, rev. 3/7/2018, rev. 11/29/2018 EXP. 11 - 30 - 18 TOTAL SITE LANDSCAPE AREA = 29,458 s.f. TOTAL IRRIGATED LANDSCAPE AREA = 31,332 s.f. MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA) MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE (ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE) (43.80) x (.62) x ((0.45 x 31,332) + (0.3 x 0)) = MAAWA 382,883 gals. EAAWU TOTAL (EATAWU): 287,015 gals. EATAWU 287,015 gals. is less than MAAWA 382,883 gals. (43.80) x (0.2) x (19,048) x (.62) / (.81) = 127,720 gals. EAAWU (LOW HYDROZONES) (43.80) x (0.5) x (8299) x (.62) / (.81) = 139,116 gals. EAAWU (MODERATE HYDROZONES) (43.80) x (0.9) x (152) x (.62) / (.75) = 4953 gals. EAAWU (HIGH HYDROZONES) NOTE- ETo used for this site in San Luis Obispo, CA = 43.80 (43.80) x (0.05) x (1959) x (.62) / (1.0) = 2660 gals. EAAWU (VERY LOW- ARTIFICIAL TURF) RIGHT-OF-WAY LANDSCAPE AREA = 1874 s.f. LA N D S C A P E DE V E L O P M E N T PL A N L1 COURTYARD 1 COURTYARD 2 COURTYARD 3 (43.80) x (0.2) x (1874) x (.62) / (.81) = 12,566 gals. EAAWU (LOW HYDROZONES- R.O.W.) Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 27-5 gal. Lavandula angustifolia 'Munstead' Dwarf English Lavender, 7-1 gal. Clytostoma callistegioides, 1-15 gal. Lavender Trumpet Vine, train up trellis post Rosa floribunda 'Iceberg' Iceberg Rose, 9-5 gal. Trachelospermum jasminoides Star Jasmine (shrub form) 6-1 gal. Ophiopogon japonicus Mondo Grass 41-1 gal. Aspidistra elatior Cast Iron Plant, 6-5 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 3-5 gal. Magnolia grandiflora 'Little Gem' Little Gem Magnolia, 1-24" box Heuchera 'Lime Rickey' Lime Rickey Coral Bells 23-1 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 24-1 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 4-5 gal. COURTYARD 3 LIV Annual Flowers 4" pots @ 12" o.c. Phormium 'Maori Queen' Hybrid New Zealand Flax, 1-15 gal. Rosmarinus officinalis 'Tuscan Blue' Tuscan Blue Rosemary, 2-5 gal. Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 6-5 gal. Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 8-5 gal. Woodwardia fimbriata Giant Chain Fern, 1-5 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 9-5 gal. Pittosporum tobira 'Dwarf Variegata' Dwarf Variegated Tobira, 8-5 gal. COURTYARD 2 Syringa patula 'Miss Kim' Miss Kim Lilac, 1-15 gal. Syringa patula 'Miss Kim' Miss Kim Lilac, 1-15 gal. Hebe 'Veronica Lake' Veronica Lake Hebe, 6-5 gal. Escallonia 'Fradesii' Pink Escallonia, 5-5 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 7-1 gal. Rosa x. 'Noala' Coral Carpet Rose, 3-5 gal. Rosa x. 'Noala' Coral Carpet Rose, 4-5 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 17-1 gal. Heuchera 'Lime Rickey' Lime Rickey Coral Bells 10-1 gal. Nandina domestica 'Gulf Stream' (Typical symbol) Gulf Stream Heavenly Bamboo, 7-5 gal. Aspidistra elatior Cast Iron Plant, 2-5 gal. Aspidistra elatior Cast Iron Plant, 2-5 gal. Buddleia davidii 'Blue Chip Jr.' Blue Chip Jr. Butterfly Bush, 1-5 gal. Anigozanthos 'Tequila Sunrise' Tequila Sunrise Kangaroo Paw, 2-1 gal. Rosmarinus officinalis 'Roman Beauty' Roman Beauty Rosemary, 1-1 gal. COURTYARD 1 WE S T M O N T O F SA N L U I S O B I S P O DATE SHEET REVISED DATE sa v e : 1 1 / 1 3 / 2 0 1 8 1 1 : 2 9 A M b r i a n l p l o t : 1 1 / 2 8 / 2 0 1 8 6 : 4 4 P M m e l a n i e r y a n f i l e : p : \ w e s t m o n t l i v i n g \ c a - s a n l u i s o b i s p o \ p r e l i m \ l a n d s c a p e . d w g L 2 c 20 1 8 L e n i t y A r c h i t e c t u r e 11/29/18 SA N L U I S O B I S P O , C A L I F O R N I A L2 Courtyard Landscape Plans SCALE: 1" = 8' Courtyard 1Courtyard 2 Courtyard 3 EXP. 11 - 30 - 18 CO U R T Y A R D LA N D S C A P E PL A N L2 DATE: 1/23/2018, rev. 3/7/2018, rev. 11/29/2018 Conceptual Commercial Center Site Plan Requires separate application and entitlements I I I I I I I• I • • �I • NWC TANK FARM ROAD & BROAD STREET SAN LUIS OBISPO, CA NKT COMMERCIAL, LLC 684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA T: 805/541.9094 • I-' AN ft -PROPOSED SIGN FARM 2f' ROAD llll1 l!l'l!I C '---= 1� -, - ,_ 8 I.!... ' ·- �'=��==�-';�=I\----- ._ - ---<I • lrf-:---- SIGNJ\LIZED I � INTERSECTION = NWC BROAD STREET & TANK FARM ROAD SAN LUIS OBISPO, CALIFORNIA I llTTL, ITU� \ i -·Google VICINITY MAP NOTTO SCALE \ :i., ..... , """" C.,,m _,. SITE DATA ZONING ZONING APN(S) JURISDICTION SITE AREA COMMUNITY COMMERCIAL WITH SPECIAL FOCUS OVERLAY (C-C-SF) 053-421-003 053-421-004 CITY OF SAN LUIS OBISPO NET SITE AREA +5.28 AC GROSS SITE AREA +5.42 AC BUILDING DATA BUILDING AREA BUILDING-1 (MEDICAL) BUILDING-2 (RESTAURANT) BUILDING-3 (RESTAURANT) BUILDING-4 (RESTAURANT) TOTAL +230,355 SF +236,348 SF +45,000 SF +5,000 SF +5,000 SF +5,000 SF +60,000 SF F.A.R. (+60,000 S.F. / +230,355 S.F.) = PARKING DATA 0.26 REQUIRED PARKING IS PER SPECIFIC PLAN AMENDMENT PARKING PROVIDED PARKING RATIO STANDARD: ACCESIBLE: MOTORCYCLE (4'X8') SITE LAYOUT DATA MIN. DRIVE AISLE MIN. WIDTH STANDARD PARKING STALL 280 STALLS 4.6 I 1,000 S.F. 270 STALLS 10 STALLS 11 STALLS 25'-0" 9'-0" X ] 8'-6" NORTH PROPOSED SITE PLAN SCALE: 1" = 40'-0" GRAPHIC SCALE L{j O ?0 40 �{j rn� � i i •' --•' 1 inch = .-10 feet PRELIMINARY SITE PLAN SUBJECT TO CHANGE. McKent�y Malal< ARCHIT ECTS 35 Hugus Alley, Suite 200 Pasadena, California 91103 ·3648 TEL 626.583.8 348 FAX 626.583.8387 PROPOSED SITE PlAN 01.20.2020 l 3215TMA SP-30 For Reference Only Attachment 3 Biological Wetland Resource Assessment NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT APNS 053-421-003 &-004 BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT August 28, 2014 Updated March 16, 2018 Prepared for: NKT DEVELOPMENT, LLC AND OASIS ASSOCIATES, INC. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT i TABLE OF CONTENTS 1.0 INTRODUCTION AND PURPOSE ............................................................................................................................ 1 2.0 EXISTING CONDITIONS ...................................................................................................................................... 2 3.0 METHODS ....................................................................................................................................................... 3 4.0 RESULTS ......................................................................................................................................................... 3 4.1 SOILS ............................................................................................................................................................. 3 4.2 PLANT COMMUNITIES ....................................................................................................................................... 4 4.3 WILDLIFE ........................................................................................................................................................ 5 4.4 WATERS OF THE U.S., WATERS OF THE STATE & WETLANDS ................................................................................... 5 4.5 SPECIAL-STATUS SPECIES AND NATURAL COMMUNITIES OF SPECIAL CONCERN ........................................................... 6 4.5.1 Special-Status Botanical Resources.............................................................................................................. 6 4.5.2 Special-Status Wildlife ................................................................................................................................. 6 5.0 IMPACT ASSESSMENT AND RECOMMENDED MITIGATION MEASURES ........................................................................ 7 5.1 IMPACT ASSESSMENT ........................................................................................................................................ 7 5.2 RECOMMENDED MITIGATION MEASURES ............................................................................................................. 7 6.0 CONCLUSIONS .................................................................................................................................................. 9 7.0 REFERENCES .................................................................................................................................................... 9 APPENDIX A – FIGURES FIGURE 1: REGIONAL LOCATION MAP FIGURE 2: VICINITY AERIAL OVERVIEW MAP FIGURE 3: SOILS MAP FIGURE 4: HABITAT MAP FIGURE 5: CNDDB OCCURRENCES MAP (FIVE-MILE SEARCH RADIUS) FIGURE 6: REPRESENTATIVE PHOTOGRAPHS FIGURE JD-1: WETLAND DELINEATION MAP FIGURE JD-2: WETLAND DELINEATION MAP FIGURE JD-3: WETLAND DELINEATION MAP APPENDIX B – WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 1 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 1.0 INTRODUCTION AND PURPOSE Sage Institute, Inc. (SII) has completed this biological and wetland resources assessment (SII 2018 BA) to describe and map the existing conditions of the NWC Broad Street / Tank Farm Road Mixed-Use Project (proposed project) consisting of the combined approximately 10.6-acre± “McBride” and “Curry” properties, APNs 053-421-003 &-004, respectively. The proposed project includes development of the approximate 9.3-acre McBride parcel and 1.28-acre Curry parcel for commercial uses including site ingress/egress access from Broad Street, Tank Farm Road, and the recently constructed SESLOC development. The purpose of this biological assessment is to document existing conditions of the proposed project site and to evaluate the potential for any direct or indirect potentially significant impacts on biological or wetland resources or adverse effects on any rare, threatened, or endangered plant or wildlife species (special-status species). This report is intended to support the City of San Luis Obispo’s environmental review process for the projects. Detailed maps and representative photographs of the properties showing the biological/wetland resources are included in Appendix A. The Wetland Delineation and Preliminary Jurisdictional Determination report is included as Appendix B. SII conducted the initial biological and wetland resources field reconnaissance and data collection in 2014. The existing conditions documented at that time have been affirmed by SII in subsequent field surveys in both 2017 and 2018, as the site conditions and related biological resources are unchanged over that time period. Additionally, the top of creek bank was established, surveyed, and approved by the City’s Natural Resource Manager in 2017. 1.1 PROJECT LOCATION The proposed project site is composed of two parcels located at the northwest corner of Broad Street and Tank Farm Road in the City of San Luis Obispo. Figure 1 and Figure 2 in Appendix A provided regional and detailed location maps, respectively. 1.2 PROJECT DESCRIPTION The proposed project includes the development of a retail shopping center and assisted living facility on two parcels located generally on the northwest corner of Broad Street and Tank Farm Road. Access to the project sites will be provided from both Broad Street and Tank Farm Road. Based upon circulation between the proposed projects and the existing SESLOC facility, located north of the subject properties, the Broad Street access will impact 0.19 acres of seasonal wetland. Included in the impact area is a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. Onsite enhancement of approximately 0.60 acre along the Orcutt Creek corridor is a part of the proposed project description and will mitigate for impacts to the 0.19-acre seasonal wetland and ephemeral drainage crossing at a 3:1 replacement ratio. The enhancement plan will also include removal of noxious invasive non-native herbaceous and woody species, while a new native plant planting program is proposed in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 below is a proposed list of creek enhancement plantings proposed as part of the project. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 2 TABLE CMMP-1 MCBRIDE AND CURRY PROPERTIES COMPENSATORY MITIGATION AND MONITORING PLAN CREEK ENHANCEMENT PLANTING PALETTE SCIENTIFIC NAME COMMON NAME SPACING NOTES TOP OF BANK HINGE POINT (ALTERNATING PATCHES) Carex barbarae Santa Barbara sedge 3-foot centers Cluster in 3’s to 5’s Juncus patens spreading rush 3-foot centers Cluster in 3’s to 5’s Leymus condensatus giant wild rye 5-foot centers Cluster in 3’s to 5’s Muhlenbergia rigens deer grass 5-foot centers Cluster in 3’s to 5’s 35-FOOT CREEK SETBACK TREES Quercus agrifolia coast live oak 25 to 50-foot centers Alternating tree pattern Platanus racemosa western sycamore 25 to 50-foot centers Alternating tree pattern Acer macrophyllum big leaf maple 25 to 50-foot centers Alternating tree pattern California black walnut Juglans californica 25-foot centers Alternating tree pattern Umbellularia californica California bay 25-foot centers Alternating tree pattern Shrubs Artimesia californica California sagebrush 5-foot centers Cluster in 3’s to 5’s Eriogonum fasciculatum* California buckwheat 5-foot centers Cluster in 3’s to 5’s Frangula californica California coffeeberry 5-foot centers Cluster in 3’s to 5’s Heteromeles arbutifolia toyon 10-foot centers Cluster in 3’s to 5’s Rosa californica* California wild rose 3-foot centers Cluster in 3’s to 5’s Rubus ursinus* California blackberry 3-foot centers Cluster in 3’s to 5’s Salvia melifera Black sage 5-foot centers Cluster in 3’s to 5’s *Plant adjacent to row of top of bank hinge point plantings Herbaceous Species Hydroseed (40 lbs./acre) Artemesia douglasiana mugwort 5 Bromus carinatus California brome grass 5 Elymus glaucus blue wildrye 5 Eschscholzia californica California poppy 5 Hordeum brachyantherum meadow barley 5 Leymus triticoides beardless wild rye 3 Lupinus bicolor miniature lupine 3 Lupinus nanus sky lupine 4 Stipa pulchra Purple needlegrass 5 2.0 EXISTING CONDITIONS The McBride parcel proposed project site is zoned for commercial development that currently supports disturbed non-native annual grassland, non-native trees, and ruderal (previously disturbed) habitats. The majority of the site has been occupied in the past as recent as 2003 and dating back to at least 1937 with buildings and active equipment/materials storage. The site appears to have been idle from 2004 to present after buildings were removed and the surface was cleared leaving only the non-native trees. A temporary soil stockpile has been placed on the southwest corner of the property in 2014. An NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 3 ephemeral drainage enters the site through a 24-inch culvert in the northeast corner of the property and flows west to the confluence with Orcutt Creek in the northwest corner of the site, then veers southward as Orcutt Creek to a culvert under Tank Farm Road (Figure 2). The property is bordered by urban development on the north, east, and south sides with residential development to the west. The Curry parcel is developed and ruderal site with residence and storage yards dating back to at least 1959. 3.0 METHODS SII conducted a review of available background information including the proposed project information, aerial photographs dating back to 1937, NRCS Soils Survey information, and a search and review of the current California Natural Diversity Data Base (CNDDB) within an approximate five-mile search radius of the proposed project site. The five-mile radius was used as the typical 10-mile search radius would have included areas well outside of the city limits that would not be relevant to this study in the urbanized City of San Luis Obispo. The CNDDB provided a list with mapped locations of special-status plant and wildlife species, as well as natural communities of special concern, that have been recorded within the region of the project site. The CNDDB records help focus the field survey efforts and evaluation of potential project effects on specific species or habitats. SII Principal Ecologist David Wolff conducted field reconnaissance surveys of the proposed project site on May 20, July 10, and July 31, 2014; July 3, 2017; and February 22, 2018. The purpose of the field surveys was to document existing conditions within the project site in terms of habitat for plants and wildlife species, and the potential to support jurisdictional wetlands, riparian habitats, and/or waters of the U.S./State. Plant and wildlife species observed in the field were recorded. The field surveys included a thorough and complete springtime floristic inventory and rare plant survey in 2014 of observable and identifiable plants. The 2017 and 2018 field surveys affirmed conditions are unchanged from the 2014 initial field surveys. A wetland delineation and preliminary jurisdictional determination are summarized in Section 4.4 below and detailed in Appendix B to this report. The study area habitat types were described by the aggregation of plants and wildlife based on the composition and structure of the dominant vegetation observed at the time the field reconnaissance was conducted. The determination of jurisdictional wetlands and/or waters of the U.S./State was made using the currently accepted U.S. Army Corps of Engineers (Corps) wetland delineation methodology and Clean Water Act Section 404 implementing regulations and guidance. SII Principal Ecologist David Wolff reviewed the available background information, conducted all the field surveys, and is the primary author and principal in charge of report preparation. The survey data collected on plant and wildlife species and conclusions presented in this biological assessment are based on the methods and field reconnaissance conducted over the project site, as described above. 4.0 RESULTS 4.1 SOILS The project site supports mostly Cropley clay soils mapping unit as shown in Figure 3. Given the past developed uses and ground clearing, the surface no longer appears to represent the natural surface material of this mapping unit. Aside from review of many years of aerial photography and a cursory view of the surface material during SII field surveys, no further analysis of the onsite soils was conducted as part of this study. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 4 4.2 PLANT COMMUNITIES The plant communities within the study area are generally described by the assemblages of observed plant species that occur together in the same area forming habitat types. Plant community descriptions are generally based on A Manual of California Vegetation, 2nd Edition (Sawyer et al. 2009). Plant names used in this report follow The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded (Baldwin et al. 2012). The following describes the plant communities and habitat characteristics observed within the project site. The project site supports the following distinct plant communities: 1) disturbed non-native annual grassland with non-native trees; and 2) an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. Orcutt Creek along the western edge of the project area is choked with non-native forbs and shrubs. Figure 4 provides a habitat map. Figure 6 provides a set of representative photographs of the existing conditions of the proposed project site. All plant species observed during the SII field surveys including rare plant survey are included in the text below. DISTURBED NON-NATIVE ANNUAL GRASSLAND – The disturbed annual grassland habitat, is dominated by non- native annual grasses and herbaceous broadleaf plant species, along with very few native species. Disturbed non-native annual grassland habitat occurs as the dominant habitat type over the entire project site with the exception of the ephemeral drainage that runs along the north property border. The approximately 9.3-acres of disturbed annual grassland within the study area was observed to be very low in species diversity and dominated by a near pure stand of wild oats (Avena barbata). Other plant species observed in the non-native grassland habitat include, ripgut brome (Bromus diandrus), filaree (Erodium cicutarium), cheeseweed (Sidalcea sp.), fennel (Foeniculum vulgare), wild radish (Raphanus sativus), poison hemlock (Conium maculatum), harding grass (Phalaris aquatica), teasel (Dipsacus sativus), shortpod mustard (Hirschfeldia incana), bur-clover (Medicago polymorpha), milk thistle (Silybum marianum), narrow-leaf milkweed (Asclepias fascicularis), and bristly ox-tongue (Helminthotheca echioides). A few coyote brush shrubs (Baccharis pilularis) are scattered on the site along with non-native pine, cypress, acacia, and eucalyptus trees. EPHEMERAL DRAINAGE & SEASONAL WETLAND – An ephemeral drainage swale and low-flow channel runs just offsite along the north property boundary from a 24-inch culvert under Broad Street at the northeast property corner to the confluence with Orcutt Creek, which then cuts across the northwest corner of the site. For the most part, the drainage channel runs outside the property adjacent to the northern border. It appears to sheet flow over some of the property along an upper terrace above the drainage but below the general elevation of the rest of the property. A small stand of arroyo willow (Salix lasiolepis) occurs at the northwest corner with one small isolated tree in the center of the drainage. A patch of bulrush (Schoenoplectus sp.), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper terrace was dominated by Harding grass, teasel, soft chess, rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue. A patch of yerba mansa (Anemopsis californica) is mostly offsite in the swale with a small amount encroaching onto the site along the property line. Orcutt Creek with an established bed, bank, and channel runs along the western property line and is choked with non-native Italian rye grass (Festuca perennis), harding grass, bristly ox- tongue, and castor bean (Ricinus communis) for most of its length. See Section 4.4 below, Figures JD-1, JD-2, and JD-3 in Appendix A, and the preliminary jurisdictional determination report included as Appendix B. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 5 4.3 WILDLIFE The mosaic of remnant patches of ruderal and vacant lands within the urbanized landscape on and around the project area can provide habitat for a variety of wildlife species that have become adapted to the urban environment such as raccoons, opossums, ground squirrels and other rodents, and reptiles. Even in urbanized areas, drainage corridors and trees can provide high quality habitat for a variety of wildlife species that have become adapted to the urban environment, but in particular to resident and migratory birds. Common birds observed during SII field surveys included the northern mockingbird, house finch, American goldfinch, and red-tailed hawk. Given that the site is surrounded by urban development, other wildlife use is likely limited with generally low wildlife values attributed to this disturbed site. 4.4 WATERS OF THE U.S., WATERS OF THE STATE & WETLANDS The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line of the McBride parcel. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to U.S. Army Corps of Engineers (Corps), and waters of the State by the California Department of Fish and Wildlife (CDFW). Currently it appears that any source of hydrology for the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the McBride property from runoff from surrounding commercial and residential development. The drainage appears to become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center. Appendix B provides the details of a wetland delineation and preliminary jurisdictional determination evaluation performed by SII on the terrace that runs on the McBride parcel adjacent to the ephemeral drainage that runs just offsite along the northern property boundary of the McBride parcel. The following summarizes the wetland delineation findings. There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the McBride parcel on a terrace that runs along the drainage on the McBride property. The evaluation of soils indicated field indicators of hydric soils suggesting a regular flooding regime over time during the wet season. The upper reach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue (Helminthotheca echioides) that does not represent a wetland vegetation community. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral nature of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall at the time of the delineation in 2014, this area was treated as problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional seasonal wetland occurs on the bench above the ephemeral drainage along the northern property boundary on the McBride parcel. Figures JD-1 and JD-2 in Appendix A show the location and extent wetlands delineated adjacent to the ephemeral drainage as described above. The ephemeral drainage meets Orcutt Creek at the northwest corner of the McBride property becoming Orcutt Creek that exhibits a distinct bed, bank and channel. As described above, this reach of Orcutt Creek is choked with non-native grasses, forbs, and shrubs. Orcutt Creek has been in its current NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 6 alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a tributary jurisdictional waters of the U.S./State. The Ordinary High Water Mark (OHWM) and top of bank are essentially the same along this reach representing the federal and state jurisdictional limits respectively. Approximately 0.23 acre of jurisdictional waters of the U>S./State are associated with Orcutt Creek through the project area. 4.5 SPECIAL-STATUS SPECIES AND NATURAL COMMUNITIES OF SPECIAL CONCERN Special-status species are those plants and animals listed, proposed for listing, or candidates for listing as threatened or endangered by the United States Fish and Wildlife Service (USFWS) or the National Marine Fisheries Service (NMFS) under the federal Endangered Species Act (FESA); those considered “species of concern” by the USFWS; those listed or proposed for listing as rare, threatened, or endangered by the CDFW under the California Endangered Species Act (CESA); animals designated as “Species of Special Concern” by the CDFW; and plants occurring on lists 1B, 2, and 4 of the CNPS Inventory of Rare and Endangered Vascular Plants of California. Natural Communities of Special Concern are habitat types considered rare and worthy of tracking in the California Natural Diversity Database (CNDDB) by the CNPS and CDFW because of their limited distribution or historic loss over time. The search and review of the CNDDB revealed numerous historic and extant (presumed existing) occurrences of special-status plant and wildlife species within the five-mile search radius of the project site. A five-mile radius was selected, as a 10-mile CNDDB search radius would have captured a large area not relevant to the urbanized landscape surrounding the proposed project site. Figure 5 in Appendix A provides a map and and list of the CNDDB special-status plant and wildlife species recorded occurrences falling within the five-miles of the project site. The following briefly describes or summarizes the special- status species issues and observations or potential for occurrence on the project site. 4.5.1 Special-Status Botanical Resources The CNDDB search revealed the recorded occurrences of 21 special-status plant species and three natural communities of special concern within a five-mile radius of the project site. While the CNDDB list is exhaustive, most of the species and natural communities are associated with undisturbed lands and specific soil types, such as serpentine outcrops or heavy clay soils, or specific habitat characteristics such as seasonal wetlands. While the ephemeral drainage swale supported wetland plants offsite and a bulrush patch onsite, it does not represent a freshwater marsh habitat as it only seasonally has surface water. The SII field surveys were conducted during the spring and summer 2014 and represent a thorough floristic inventory and rare plant survey for this highly disturbed site. The botanical surveys resulted in no observations of any rare, threatened, or endangered plant species within the project site. Further, the observable and identifiable plants, disturbed soil surface from over 70 years of human use on the site is further evidence the site does not support any special-status plants. Field survey in 2018 confirmed that site conditions are unchanged since the 2014 floristic inventory and rare plant survey. 4.5.2 Special-Status Wildlife The CNDDB search revealed the recorded occurrences of 16 special-status wildlife species within the five-mile search radius of the project site. Special-status wildlife species known from the region evaluated for this study have specific habitat use requirements (i.e., terrestrial or aquatic). Given the NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 7 urban setting with a limited diversity of non-native grassland species, and the ephemeral nature of drainage along the north property line, the project site does not support suitable habitat for any special- status wildlife species. This conclusion is discussed further below. Aquatic Species – The CNDDB has recorded occurrences of the steelhead (Oncorhynchus mykiss), California red-legged frog (Rana draytonii), foothill yellow-legged frog (Rana boylii), coast range newt (Taricha torosa), and western pond turtle (Emys marmorata) within the five-mile search radius. These are all highly aquatic species for all or a significant portion of their lifecycle and suitable habitat is not represented in the small remaining reach of the ephemeral drainage or Orcutt Creek. Vernal pool fairy shrimp (Branchinecta lynchi) require static seasonal pools, and the San Luis Obispo pyrg (a freshwater snail) requires aquatic habitat neither of which occur within the project site. Upland Species – The CNDDB includes occurrences for the ferruginous hawk, a wide-ranging winter visitor and a historic occurrence of the western yellow-billed cuckoo that is no longer present. The compacted soils and human use of the site over time are unsuitable habitat for the American badger, coast horned lizard, northern California (silvery) legless lizard, or Atascadero June beetle. No evidence of these species was observed during SII field surveys. The burrowing owl has been observed wintering on the SLO Tank Farm but breeds further inland. The tricolored blackbird is associated with cattail/tule marshes that do not occur on the project site. Other resident and migratory birds such s the loggerhead shrike may use the onsite trees/shrubs for nesting, feeding, and roosting. The pallid bat and western mastiff bat are associated with crevices in rocks and caves not present on the project site. The disturbed urbanized upland site with compacted and altered soil profile, and long-term recent human use does not support habitat for any of the upland special-status species listed in the CNDDB. 5.0 IMPACT ASSESSMENT AND RECOMMENDED MITIGATION MEASURES SII reviewed available background information and conducted multiple field surveys of the project site from 2014 to 2018 that included a floristic inventory and rare plant survey. The available data and field surveys provided sufficient information to establish existing conditions of the project site for plant and wildlife species, to evaluate potential project impacts on biological and wetland resources, and to identify any potentially significant impacts that may result from project implementation. 5.1 IMPACT ASSESSMENT Implementation of the proposed project would result in impacts to vegetation and wildlife utilizing disturbed non-native annual grassland habitat from the development of the site. Tree removal and ground disturbance, even to the ruderal annual grassland habitat, could impact nesting birds if conducted during the nesting season. This would be considered a potentially significant impact. Development of access from Broad Street along the north project boundary would impact approximately 0.19 acre of seasonal wetland habitat associated with the ephemeral drainage. This would be considered a potentially significant impact. 5.2 RECOMMENDED MITIGATION MEASURES The following mitigation measures are recommended to avoid, minimize and compensate for potentially significant impacts on biological resources. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 8 Nesting Birds–The proposed conversion of the disturbed annual grassland and tree removal may impact ground nesting and/or tree nesting bird species if activities are conducted during the nesting season typically February 1st to August 31st. To reduce potential impacts to nesting birds to a less than significant level, the following mitigation measures are recommended: MM BIO-1: Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the bird nesting season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Seasonal Wetland Habitat and Waters of the U.S./State Impacts – Approximately 0.19 acre of seasonal wetland habitat would be impacted by construction of the new road access to the site from Broad Street. A road crossing of the ephemeral swale is needed for public access from the SESLOC development. This would result in fill of waters of the U.S./State and removal of an herbaceous seasonal wetland habitat that would require regulatory compliance from federal and state agencies. Impacts resulting in fill of waters of the U.S./State would be considered a potentially significant impact. The proposed project includes a creek enhancement planting plan as described above to offset impacts on the waters of the U.S./State. However, to affirm acceptable regulatory compliance to reduce potential impacts on waters of the U.S./State to a less than significant level, the following mitigation measures are recommended: MM BIO-2: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 9 MM BIO-4: The applicant shall obtain compliance with Section 1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFG. The CDFG Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFG may require may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. 6.0 CONCLUSIONS Based on the findings described above establishing the existing conditions of biological and wetland resources within the project site, and incorporation of the recommended mitigation measures, implementation of the proposed project would not result in any substantial adverse effects on biological, botanical, wetland habitat resources. Therefore, with mitigation measures incorporated into the project, direct and indirect project impacts on biological resources would be considered less than significant. 7.0 REFERENCES 1. Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, Editors. 2012. The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded. UC Press. 2. California Native Plant Society (CNPS). 2014. Online Inventory of Rare and Endangered Vascular Plants of California. 3. Zeiner, D.C., W.F. Laudenslayer, Jr., K.E. Mayer, and M. White, Editors. 1988-1990. California Wildlife Habitat Relationships (CWHR). California's Wildlife. Vol. I-III. California Department of Fish and Wildlife, Sacramento, California. 4. California Department of Fish and Wildlife (CDFW). 2018. Natural Diversity Data Base (CNDDB) of recorded occurrences of special-status species. 5. California Department of Fish and Wildlife (CDFW). 2017. Endangered and Threatened Animals List. The Resources Agency of California, Department of Fish and Game, Natural Heritage Division, Natural Diversity Database. Sacramento, California. 6. Hickman, J.C., Editor. 1993. The Jepson Manual, Higher Plants of California. University of California Press. 7. Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. California Department of Fish and Wildlife Nongame-Heritage Program. 8. Holland, V.L., and D.J. Keil. 1990. California Vegetation. Biological Sciences Department, California Polytechnic State University, San Luis Obispo, California. 9. Mayer, W. and W. Laudenslayer, Editors. 1988. A Guide to Wildlife Habitats of California. California Department of Forestry and Fire Protection. 10. Peterson, R.T. 1990. A Field Guide to Western Birds, Houghton Mifflin Company. 11. Stebbins, R.C., and McGinnis, S.M. 2012. Field Guide to Amphibians and Reptiles of California: Revised Edition (California Natural History Guides) University of California Press, 2012 12. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society Press, Sacramento. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT APPENDIX A FIGURES FIGURE 1: REGIONAL LOCATION MAP FIGURE 2: VICINITY AERIAL OVERVIEW MAP FIGURE 3: SOILS MAP FIGURE 4: HABITAT MAP FIGURE 5: CNDDB OCCURRENCES MAP (FIVE-MILE SEARCH RADIUS) FIGURE 6: REPRESENTATIVE PHOTOGRAPHS FIGURE JD-1: WETLAND DELINEATION MAP FIGURE JD-2: WETLAND DELINEATION MAP FIGURE JD-3: WETLAND DELINEATION MAP Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , AMBAG, City of Paso Robles, Data CSUMB SFML, CA OPC, Data MBARI, Data USGS, DigitalGlobe, Landsat / Copernicus, U.S. NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Regional Location Figure 1 0 6,100 12,200Feet ¨ updated March 16, 2018 GF Site Location E a s t F o r k S anLuisObispoCreek Acacia Creek Orcutt Creek Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedMap data ©2018 Google Imagery ©2018 , Data CSUMB SFML, CA OPC, DigitalGlobe, USDA Farm Service Agency, Map data ©2018 Google NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Vicinity Aerial Overview Figure 2 0 920 1,840Feet ¨ updated March 16, 2018 GF Site LocationAerial Date: 06/14/2017 Acacia Creek Orcutt Creek Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , DigitalGlobe, USDA Farm Service Agency, Google 2018 NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment NRCS Soils Map Figure 3 0 300 600Feet ¨ updated March 16, 2018 Approximate Site Boundary NRCS Soil Map Units Concepcion loam, 2-5% Cropley clay, 0-2% Cropley clay, 2-9% Gazos-Lodo clay loams, 30-50% Los Osos loam, 5-9% Obispo-Rock outcrop complex, 15- 75% Salinas silty clay loam, 0-2% Xererts-Xerolls-Urban land complex, 0-15% Aerial Date: 06/14/2017 OrcuttCreekSources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Habitat Map Figure 4 0 90 180Feet ¨ updated March 16, 2018 Approximate Site Boundary Existing Stockpile Area Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) Habitat Types Developed / Ruderal (1.27ac) Disturbed Non-Native Annual Grassland (7.89ac) Non-Native Trees (0.87ac) Orcutt Creek (0.09ac onsite) Seasonal Wetland (0.19ac) McBride Property Curry Property Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , AMBAG, City of Paso Robles, Data CSUMB SFML, CA OPC, Data MBARI, Data USGS, DigitalGlobe, Landsat / Copernicus, U.S. NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment CNDDB Occurrences Figure 5 0 5,800 11,600Feet ¨ updated March 16, 2018 GF Site Location 5-mile CNDDB Search Radius CNDDB Occurrences (March 2018) !(adobe sanicle !(American badger !(Atascadero June beetle !(Betty's dudleya !(black-flowered figwort !(Blochman's dudleya !(Brewer's spineflower !(burrowing owl !(California red-legged frog !(Cambria morning-glory !(Central Maritime Chaparral !(chaparral ragwort !(coast horned lizard !(Coast Range newt !(Coastal and Valley Freshwater Marsh !(Congdon's tarplant !(dune larkspur !(dwarf soaproot !(Eastwood's larkspur !(ferruginous hawk !(foothill yellow-legged frog !(Hoover's bent grass !(Hoover's button-celery !(Indian Knob mountainbalm !(Jones' layia !(La Panza mariposa-lily !(loggerhead shrike !(mesa horkelia !(Miles' milk-vetch !(monarch - California overwintering population !(most beautiful jewelflower !(mouse-gray dudleya !(northern California legless lizard !(Ojai fritillary !(pallid bat !(Palmer's monardella !(Pismo clarkia !(saline clover !(southern curly-leaved monardella !(San Luis Obispo County lupine !(San Luis Obispo fountain thistle !(San Luis Obispo owl's-clover !(San Luis Obispo pyrg !(San Luis Obispo sedge !(San Luis mariposa-lily !(Santa Lucia manzanita !(Santa Margarita manzanita !(Serpentine Bunchgrass !(steelhead - south-central California coast DPS !(tricolored blackbird !(vernal pool fairy shrimp !(western mastiff bat !(western pond turtle NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 1 of 6 Photo 1: View west from temporary stockpile at McBride parcel non-native annual grassland habitat, non-native trees, and Curry parcel storage yard (arrow). 5/20/2014 Photo 2: View northeast across McBride parcel at non-native annual grassland habitat, non- native trees, and adjacent SESLOC buildings construction site to the north. 5/20/2014 Photo 3: View east across McBride parcel at non-native annual grassland habitat, non-native trees, former building pads, intersection of Tank Farm Road and Broad Street. 5/20/2014 Photo 4: View south at ruderal vegetation at temporary stockpile and MindBody building construction site across Tank Farm Road to the south. 5/20/2014 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 2 of 6 Photo 5: View north at Curry parcel driveway from Tank Farm Road showing non-native ruderal grassalnd and developed residence/storage area. 7/31/2014 Photo 6: View south at Curry parcel towards Tank Farm Road showing developed residence/storage yard. 7/31/2014 Photo 7: View south (downstream) at confluence of ephemeral drainage and Orcutt Creek across the NW corner of the McBride parcel showing ruderal weedy vegetation along channel. 7/31/2014 Photo 8: View south (downstream) at Orcutt Creek across the west side of the Curry parcel showing ruderal weedy vegetation and non-native trees/shrubs along channel. 7/31/2014 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 3 of 6 Photo 9: View north (upstream) at Orcutt Creek from Tank Farm Road showing ruderal vegetation (bristly ox-tongue) in channel. 7/3/2017 Photo 10: View north (upstream) at Orcutt Creek from Tank Farm Road showing ruderal vegetation in channel. 7/3/2017 Photo 11: View west at wetland Data Point 1 (shovel) in overflow flooding area of ephemral drainage. 7/31/2014 Photo 12: View south at wetland Data Point 2 (shovel) at bulrush patch in overflow flooding area of ephemral drainage. 7/31/2014 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 4 of 6 Photo 13: View northwest at upland Data Point 3 (shovel) outside of overflow flooding area of ephemeral drainage. 7/31/2014 Photo 14: View west at wetland Data Point 4 (shovel) at edge of overflow flooding area of offsite ephemeral drainage. Fenceline is property boundary. 7/31/2014 Photo 15: View west at wetland Data Point 5 (shovel) within overflow flooding area of offsite ephemeral drainage. Fenceline is property boundary. 7/31/2014 Photo 16: View west at upland Data Point 6 (shovel) in terrace area outside influence of offsite ephemeral drainage flooding. 7/31/2014 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 5 of 6 Photo 17: View northeast upstream at seasonal wetland terrace adjacent to ephemeral drainage along northern property line. 2/22/2018 Photo 18: View west downstream where seasonal wetland terrace tapers into the adjacent to ephemeral drainage along northern property line. 2/22/2018 Photo 19: View southwest at Orcutt Creek channel and creek restoration area along creek and northwest corner of the project site. 2/22/2018 Photo 20: View northwest at developed/ruderal Curry Parcel along western property line with the McBride property. 2/22/2018 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 6 of 6 Photo 21: View northeast at annual grassland across the McBride property at the SESLOC building facility along northern property line. 2/22/2018 Photo 22: View east across McBride property at non-native annual grassland and non-native trees. 2/22/2018 Photo 23: View south at annual grassland and stockpile on McBride property with MindBody building across Tank Farm Road in background. 2/22/2018 Photo 24: View southeast across McBride property towards the intersection of Broad Street and Tank Farm Road from atop the stockpile. 2/22/2018 Outfall MATCH LINE DP-3DP-1 DP-2 DP-4DP-5 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-1 0 30 60Feet ¨ updated March 16, 2018 Approximate Site Boundary Ephemeral Drainage !C JD Data Points Jurisdictional Areas Seasonal Wetland (0.19ac) Aerial Date: 06/14/2017 OrcuttCreek MATCH LINE MATCHLINE DP-6 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-2 0 30 60Feet ¨ updated March 16, 2018 Approximate Site Boundary Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) !C JD Data Points Jurisdictional Areas Approx. Riparian Setback / Restoration Area (0.59ac) Seasonal Wetland (0.19ac) Top of Bank / waters of the State (0.09ac onsite) Aerial Date: 06/14/2017 Text OrcuttCreek OrcuttCreek Text MATCHLINE Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed Imagery ©2018 NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-3 0 60 120Feet ¨ updated March 16, 2018 Approximate Site Boundary Existing Stockpile Area Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) Jurisdictional Areas Approx. Riparian Setback / Restoration Area (0.59ac) Top of Bank / waters of the State (0.09ac onsite) Aerial Date: 06/14/2017 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT APNS 053-421-003 &-004 APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION August 28, 2014 Updated March 16, 2018 Prepared for: NKT DEVELOPMENT, LLC AND OASIS ASSOCIATES, INC. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-i TABLE OF CONTENTS 1.0 INTRODUCTION AND PURPOSE ........................................................................................................................ B-1 2.0 METHODS ................................................................................................................................................... B-1 3.0 RESULTS ..................................................................................................................................................... B-2 3.1 SETTING ...................................................................................................................................................... B-2 3.2 ORCUTT CREEK AND EPHEMERAL DRAINAGE ORIGIN .......................................................................................... B-2 3.3 SEASONAL WETLAND .................................................................................................................................... B-3 4.0 PRELIMINARY JURISDICTIONAL DETERMINATION ................................................................................................ B-4 5.0 REFERENCES ................................................................................................................................................ B-4 APPENDIX A – HISTORIC AERIAL PHOTOGRAPHS APPENDIX B – WETLAND DELINEATION DATA FORMS NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-1 APPENDIX B NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION 1.0 INTRODUCTION AND PURPOSE The NWC Broad Street / Tank Farm Road Mixed-Use Project (proposed project) includes development of the combined approximately 10.6-acre sites for commercial uses. The purpose of this wetland delineation and preliminary jurisdictional determination is to document the methods and results for delineating the location and extent of potential jurisdictional wetlands and other waters of the U.S., and waters of the State within the proposed project boundaries. This wetland delineation is appended as supporting documentation to the existing conditions detailed in the March 16, 2018 Biological and Wetland Resources Assessment (2018 BA). Baseline conditions and jurisdictional limits are illustrated in the figures included above in Appendix A of the 2018 BA. 1.1 PROJECT LOCATION The proposed project site is composed of two parcels located at the northwest corner of Broad Street and Tank Farm Road in the City of San Luis Obispo. Figure 1 and Figure 2 in Appendix A provided regional and detailed location maps respectively. 1.2 PROJECT DESCRIPTION The proposed project includes the development of a retail shopping center and assisted living facility on two parcels located generally on the northwest corner of Broad Street and Tank Farm Road. Access to the project sites will be provided from both Broad Street and Tank Farm Road. Based upon circulation between the proposed projects and the existing SESLOC facility located north of the subject properties, the Broad Street access will require impacts on 0.19 acre of seasonal wetland including an area for a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. Onsite enhancement of approximately 0.60 acre along the Orcutt Creek corridor is a part of the proposed project to mitigate for impacts to the 0.19-acre seasonal wetland and ephemeral drainage crossing at a 3:1 ratio. The enhancement plan will include removal of noxious invasive non-native herbaceous and woody species and a native plant planting program in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 in the 2018 BA provides a list of creek enhancement plantings proposed as part of the project. 2.0 METHODS SII Principal Ecologist and wetland specialist David Wolff collected and reviewed available background information and conducted wetland delineation field reconnaissance of the two properties on July 31, 2014. The February 22, 2018 field survey affirmed conditions are unchanged from the 2014 initial field surveys and wetland determination data collection. Available background information included multiple years of aerial photography dating back to 1937 and available soils survey information. The routine and NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-2 problem areas methodology detailed in the 1987 U.S. Army Corps of Engineers Wetland Delineation Manual (Corps Manual) were used as the basis to delineate waters of the U.S. including wetlands on the site. The basis of determining and recording indicators for hydrophytic vegetation, hydric soils, and wetland hydrology was the 2008 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0) (Arid West Supplement). Both the Corps Manual (Section G – Problem Areas) and Arid West Supplement (Chapter 5 – Difficult Wetland Situations in the Arid West) were used for the determination and evaluation of normal circumstances, atypical situations, and problem area wetlands as needed. Field observations data were collected on vegetation, soils, and hydrology at the project site for recording on the Arid West Data Observation Form at six data points as shown on Figures JD-1 and JD-2 in Appendix A. Plant species wetland indicator status was based on the U.S. Army Corps of Engineers, State of California 2014 Wetland Plant List and updated by the most recent State of California 2016 Wetland Plant List (Lichvar, et.al. 2016). The centerline and top of bank of Orcutt Creek was field surveyed and mapped as shown on Figures JD-2 and JD-3 in Appendix A. 3.0 RESULTS 3.1 SETTING The proposed project site is zoned for commercial development and currently supports disturbed non- native annual grassland and ruderal (previously disturbed) habitats. The majority of the site has been occupied in the past as recent as 2003 and dating back to at least 1937 with buildings and active equipment/materials storage. The site appears to have been idle between 2004 and 2018 when buildings were removed and the surface was cleared leaving only the non-native trees. A soil stockpile mound has been placed on the southwest corner of the property in 2014. An ephemeral drainage enters the site through a 24-inch culvert in the northeast corner of the property and flows west to the confluence with Orcutt Creek in the northwest corner of the McBride Property site. Orcutt Creek then flows southwesterly along the west edge of the Curry property to a culvert under Tank Farm Road. The property is bordered by urban development the north, east, and south sides with residential development to the west. The Curry parcel is developed and ruderal site with residence and storage yards dating back to at least 1959. 3.2 ORCUTT CREEK AND EPHEMERAL DRAINAGE ORIGIN The review of aerial photographs dating back as far as 1937 show Orcutt Creek essentially in the same alignment through the two parcels as exists today. Exhibit 1 below provides a set of historic aerial photographs from 1937 to 2005. A short segment of Orcutt Creek upstream of the project site was permitted for realignment in 2003 for construction of the City of San Luis Obispo Damon-Garcia ball fields. Orcutt Creek flows through a culvert under Tank Farm Road southwest of the Curry parcel. Downstream of the Tank Farm Road culvert Orcutt Creek joins Acacia Creek briefly before becoming East Fork San Luis Obispo Creek that then joins San Luis Obispo Creek near Highway 101. As such, Orcutt Creek should be considered a jurisdictional tributary waters of the U.S. as shown on Figure 2, and Figures JD-2 and JD-3 in Appendix A. The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line of the McBride parcel. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to U.S. Army Corps of Engineers (Corps), and waters of the State by the California Department of Fish and Wildlife (CDFW). Currently it appears that any source of hydrology for NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-3 the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the McBride property from runoff from surrounding commercial and residential development. The drainage appears to become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center (see Exhibit 1). 3.3 SEASONAL WETLAND There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the McBride parcel on a terrace that runs along the drainage on the McBride property. The evaluation and comparison of soils at six data point locations revealed field indicators of hydric soils on a portion of the terrace suggesting a regular flooding regime over time during the wet season (Data Points 1, 2, 4, and 5). The apparent overflow supports a small stand of arroyo willow (Salix lasiolepis) at the northwest corner with one small isolated tree in the center of the drainage. Two patches of bulrush (Schoenoplectus acutus), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper reach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue (Helminthotheca echioides). The lower reach along the terrace characterized by Data Point 6 lacked the rabbitsfoot grass component, and did not have any indicators of hydric soils or wetland hydrology. Harding grass and soft chess are facultative upland plants (FACU), and teasel is presumed upland (UPL) that does not have any wetland indicator status. The Himalayan blackberry is also a FAC plant but not considered in the dominance structure. There is some representation of rabbitsfoot grass that is a facultative wetland plant (FACW). To meet the wetland vegetation criteria, an area needs to be dominated by greater than 50 percent of obligate (OBL), facultative wetland (FACW), and/or facultative (FAC) wetland plants that is not the case here. Updates to from the 2016 wetland indicator plant list changed bristly ox-tongue from FACU to FAC but did not change the wetland vegetation determination as it did not shift to greater than 50 percent of dominant species. To be considered a jurisdictional wetland under the Federal definition it must meet all three parameters of soils, hydrology, and vegetation. The overflow terrace has evidence of debris drift lines and sediment deposits that are wetland hydrology indicators. Soils test pits revealed low chroma matirix and a significant percentage of redox features considered field indicators of hydric soils. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral nature of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall, this area was treated as problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional wetland occurs on the bench above the ephemeral drainage along the northern property boundary of the McBride parcel. Figure JD-1 and JD-2 in Appendix A show the location and extent seasonal wetland delineated as described above. Field survey on February 22, 2018 confirmed that the topography of the seasonal wetland adjacent to the ephemeral drainage was unchanged maintaining the hydrologic regime as documented in 2014. See represented photographs of the wetland feature, ephemeral drainage, and Orcutt Creek provided Appendix A Figure 6. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-4 4.0 PRELIMINARY JURISDICTIONAL DETERMINATION U.S. Army Corps of Engineers Preliminary Jurisdictional Determination – Approximately 0.19 acre of seasonal wetland occurs on the overflow terrace along a portion of the northern property boundary of the McBride parcel adjacent to an offsite ephemeral drainage. This is based on application of the problem area methodology that considers evidence of hydric soils and wetland hydrology in the absence of meeting any definitive wetland vegetation criteria. Orcutt Creek has been in its current alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a jurisdictional waters of the U.S. California Fish and Game Code Section 1600 et.seq. Jurisdictional Determination – Based the evaluation of available background information and the field survey of the McBride and Curry parcels, Orcutt Creek exhibits a bed, bank, and channel that would fall under the 1600 jurisdiction of the California Department of Fish and Wildlife (CDFW). The overflow terrace wetland falls within the floodplain of the offsite ephemeral drainage but is not within a discernable bed, bank or channel. As such, it does not likely fall under CDFW 1600 jurisdiction. However, the CDFW may still exert jurisdiction on a case by case basis on areas within the floodplain of creeks and drainages. 5.0 REFERENCES 1. Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, Editors. 2012. The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded. UC Press. 2. Hickman, J.C., Editor. 1993. The Jepson Manual, Higher Plants of California. University of California Press. 3. Lichvar, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. The National Wetland Plant List: 2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X 4. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society Press, Sacramento. 5. U.S. Army Corps of Engineers. 2008. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0). September 2008. 6. U.S. Army Corps of Engineers. 1987. Corp of Engineers Wetlands Delineation Manual. January 1987. NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION EXHIBIT 1 HISTORICAL AERIAL PHOTOGRAPHS INQUIRY #: YEAR: 2614784.5 1937 = 555' INQUIRY #: YEAR: 2614784.5 1949 = 555' INQUIRY #: YEAR: 2614784.5 1959 = 333' INQUIRY #: YEAR: 2614784.5 1965 = 333' INQUIRY #: YEAR: 2614784.5 1972 = 428' INQUIRY #: YEAR: 2614784.5 1989 = 666' INQUIRY #: YEAR: 2614784.5 1994 = 666' INQUIRY #: YEAR: 2614784.5 2002 = 666' INQUIRY #: YEAR: 2614784.5 2005 = 604' NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION EXHIBIT 2 WETLAND DELINEATION DATA FORMS US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-1 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249700 Long: -120.644251 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Ephemeral drainage swale from from culvert outfall from urbanized watershed; prolonged low rainfall drought conditions VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Polypogon monspeliensis 60% yes FACW 2. Stipa miliacea var. miliacea 40% yes UPL 3. Epilobium ciliatum 10% no FACW 4. Lolium perenne 10% no FAC 5. Briza minor 5% no FAC 6. 7. 8. = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 20% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 50% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species 70 x 2 = 140 FAC species 15 x 3 = 45 FACU species x 4 = UPL species 40 x 5 = 200 Column Totals: 125 (A) 385 (B) Prevalence Index = B/A = 3.0 Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-8 N/A Root/Gravel gravely possible non-native matieral 8-14 10YR 3/1 100% None Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: Low Chroma matrix HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Likely floodplain overflow from offsite culvert outfall and ephemeral drainage channel. US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-2 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249614 Long: -120.644370 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Ephemeral drainage swale from from culvert outfall from urbanized watershed; prolonged low rainfall drought conditions VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Schoenoplectus acutus 100% yes OBL 2. 3. 4. 5. 6. 7. 8. = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 1 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-5" 10YR 3/1 100% None Blocky clay 5"-12" 2.5Y 3/1 80% 7.5YR 4/6 20% RM PL Clay loam 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: Low Chroma matrix with observable redox features HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Likely floodplain overflow from offsite culvert outfall and ephemeral drainage channel. US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-3 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249501 Long: -120.644299 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Upland outside of floodplain overflow flooding from ephemeral drainage VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Avena sativa 80% yes UPL 2. Lolium perenne 20% yes FAC 3. Phalaris aquatica 20% yes FACU 4. 5. 6. 7. 8. 120% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 3 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 33% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of the dominant species are wetland indicators. US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-12" 10YR 3/2 100% None Clay loam No redox features 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Uplands outside of floodplain overflow influence from offsite culvert outfal and ephemeral drainage channel. US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-4 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249495 Long: -120.644604 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 80% yes FACU 2. Dipsacus sativus 20% yes UPL 3. Polypogon monspeliensis 20% yes FACW 4. Helminthotheca echioides 20% yes FAC 5. 6. 7. 8. 140% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 2 (A) Total Number of Dominant Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 50% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Not greater than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-4 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-4" Root zone 4"-12" 10YR 3/1 70% 5YR 4/4 30% RM PL Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: High percentage of reduced matrix features. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Floodplain terrace adjacent to offsite ephemeral drainage channel. US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-5 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249531 Long: -120.644661 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 80% yes FACU 2. Dipsacus sativus 20% yes UPL 3. Polypogon monspeliensis 20% yes FACW 4. Helminthotheca echioides 20% yes FACU 5. 6. 7. 8. 140% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 25% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-5 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-4" Root zone 4"-12" 10YR 3/1 70% 5YR 4/4 30% RM PL Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: High percentage of reduced matrix features. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Floodplain terrace adjacent to offsite ephemeral drainage channel. US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-6 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249208 Long: -120.64 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 70% yes FACU 2. Dipsacus sativus 30% yes UPL 3. Helminthotheca echioides 20% yes FAC 4. 5. 6. 7. 8. 120% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 3 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 33% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-6 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-12" 10YR 4/4 100 None Gravely sandy loam 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: No hydric soil indicators. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Terrace above ephemeral drainage lacking evidence of overflow flooding. Attachment 4a Air Quality Technical Memorandum Ri ncon Consultants, Inc. 15 30 Monterey Street, Suite D San Luis Obispo, California 93401 80 5 54 7 0900 OF FICE AND FAX in fo@rinconconsultants.com www.rinconconsultants.com E n v i r o n m e n t a l S c i e n t i s t s P l a n n e r s E n g i n e e r s February 26, 2019 Project No: 19-07096 Brian Leveille City of San Luis Obispo Community Development Long Range Planning 919 Palm Street San Luis Obispo, California 93401 Subject: Tank Farm Road Assisted Living Facility and Retail Project 3985 Broad Street and 660 Tank Farm Road, San Luis Obispo, California 93401 Dear Mr. Leveille: This technical memorandum analyzes the potential air quality impacts of the proposed assisted living facility and retail development on an approximately 10.24-acre project site located at 3985 Broad Street and 660 Tank Farm Road in San Luis Obispo, California (Assessor’s Parcel Numbers 053-421-003 and 053-421-004). Rincon Consultants, Inc. (Rincon) prepared this memorandum under contract to the City of San Luis Obispo, in support of the environmental documentation being prepared pursuant to the California Environmental Quality Act (CEQA). The project is located in the South Central Coast Air Basin (SCCAB) under the jurisdiction of the San Luis Obispo Air Pollution Control District (SLOAPCD). This assessment is based on significance thresholds and methodologies in the SLOAPCD’s 2012 CEQA Air Quality Handbook and 2017 “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.”1 Project Description The proposed project would involve construction of an approximately 133,655-square foot assisted living facility with 111 suites and 28 memory care beds, and six retail buildings with a total floor area of 45,269 square feet. The project would also include a surface parking lot with approximately 288 vehicle spaces and 67 bicycle parking spaces. The project site is bound by Tank Farm Road to the south, Broad Street to the east, commercial development to the north, and a partially-vacant mobile home park to the west.2 The following sections discuss the SLOAPCD regional thresholds, project impact analysis, and recommendations and conclusions related to air pollutant emissions from project construction and operation. 1 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf ____. 2017. “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.” November 14, 2017. Available at: https://storage.googleapis.com/slocleanair- org/images/cms/upload/files/FINAL_Clarification%20Memorandum%2020172.pdf 2 The mobile home park located at 650 Tank Farm is planned for redevelopment as a mixed-use development with 249 residential units and 17,500 square feet of commercial space. On completion, these planned residential units would be sensitive receptors. Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 2 Setting The City of San Luis Obispo is in the San Luis Obispo County portion of the SCCAB, which is under the jurisdiction of SLOAPCD. SLOAPCD monitors air pollutant levels to assure that air quality standards are met, and if they are not met, develops strategies to meet the standards. Depending on whether the standards are met or exceeded, the air basin is classified as being in “attainment” or as “non- attainment.” San Luis Obispo County is in non-attainment for the state 24-hour standard for particulate matter (PM10) and the state eight-hour standard for ozone (O3).3 The major sources of PM10 in the SCCAB are agricultural operations, vehicle dust, grading, and dust produced by high winds. Additional sources of particulate pollution include diesel exhaust; mineral extraction and production; combustion products from industry and motor vehicles; smoke from open burning; paved and unpaved roads; condensation of gaseous pollutants into liquid or solid particles; and wind-blown dust from soils disturbed by demolition and construction, agricultural operations, off-road vehicle recreation, and other activities. Ozone is a secondary pollutant that is formed by a reaction between nitrogen oxides (NOX) and reactive organic gases (ROGs) in the presence of sunlight. Therefore, ozone levels are dependent on the amount of these precursors. In the SCCAB, the major sources of ROGs are motor vehicles, organic solvents, petroleum production, and pesticides. The major sources of NOX are motor vehicles, public utility power generation, and fuel combustion by various industrial sources. 4 Thresholds The SLOAPCD CEQA Air Quality Handbook (2012) provides project-level air quality thresholds for project construction and operation. These project-level thresholds, described below, represent the levels at which a project’s individual emissions of criteria air pollutants, precursors, or toxic air pollutants would result in a cumulatively considerable contribution to the SCCAB’s existing air quality status. The project would result in a significant air quality impact if construction or operational emissions would exceed any of the thresholds described below. Construction Emissions The SLOAPCD has developed specific daily and quarterly quantitative thresholds that apply to construction projects within the SCCAB. Daily ROG and NOX thresholds are for all projects, and daily diesel particulate matter (DPM) thresholds are for projects that would be completed in less than one quarter (90 days).5 Quarterly ROG and NOX, DPM, and PM10 thresholds are applicable to the project because construction would last for more than one quarter. The applicable thresholds from SLOAPCD’s 3 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 4 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 5 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf ____. 2017. “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.” November 14, 2017. Available at: https://storage.googleapis.com/slocleanair- org/images/cms/upload/files/FINAL_Clarification%20Memorandum%2020172.pdf Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 3 CEQA Air Quality Handbook (2012) and “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook” (2017) are described below. ROG AND NOX EMISSIONS  Daily. Exceedance of the 137 pounds per day threshold requires Standard Mitigation Measures;  Quarterly – Tier 1. Exceedance of the 2.5 tons per quarter threshold requires Standard Mitigation Measures and Best Available Control Technology (BACT) for construction equipment. Off-site mitigation may be required if feasible mitigation measures are not implemented, or if no mitigation measures are feasible for the project; and  Quarterly – Tier 2. Exceedance of the 6.3 tons per quarter threshold requires Standard Mitigation Measures, BACT, implementation of a Construction Activity Management Plan (CAMP), and off-site mitigation. DIESEL PARTICULATE MATTER (DPM) EMISSIONS  Quarterly – Tier 1. For construction projects lasting more than one quarter, exceedance of the 0.13 tons per quarter threshold requires Standard Mitigation Measures, BACT for construction equipment; and  Quarterly – Tier 2. For construction projects lasting more than one quarter, exceedance of the 0.32 ton per quarter threshold requires Standard Mitigation Measures, BACT, implementation of a CAMP, and off-site mitigation. FUGITIVE PARTICULATE MATTER (PM10), DUST EMISSIONS  Quarterly. Exceedance of the 2.5 tons per quarter threshold requires Fugitive PM10 Mitigation Measures and may require the implementation of a CAMP. Operational Emissions SLOAPCD‘s long-term operational emission thresholds are summarized in Table 1. Table 1 SLOAPCD Operational Emissions Significance Thresholds Pollutant Daily Thresholds (lbs/day) Annual Thresholds (tons/year) ROG + NOX (combined)1 25 25 Diesel Particulate Matter (DPM)1 1.25 – Fugitive Particulate Matter (PM10), Dust 25 25 CO 550 – 1 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Source: SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf Methodology SLOAPCD recommends the use of the most recent version of California Emissions Estimator Model (CalEEMod) (version 2016.3.2) to estimate construction and operational emissions of a project. Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 4 CalEEMod uses project-specific information, including the project’s land uses, square footages for different uses, and location, to estimate a project’s emissions. The emissions model for the project was based on buildout under the proposed project which would include an assisted living facility with 111 suites and 28 memory care beds and 45,269 square feet of retail and office space. Because the project site is undeveloped, no demolition would occur. CalEEMod default values for the SCCAB developed by SLOAPCD were used to determine construction equipment, while construction phase modeling was based on information provided by the applicant, as outlined below:  Site Preparation: September 2019 – October 2019  Grading: September 2019 – November 2019  Building Construction: February 2020 – February 2022  Asphalt Paving: August 2021 – December 2021  Architectural Coating: August 2021 – December 2021 In addition, the emissions modeling assumes export of 1,029 cubic yards of soil to the site during the grading phase of project construction. The CalEEMod model file and output results are included as Attachments 1 and 2. Operational emissions modeled include area, energy, and mobile source emissions (i.e., vehicle emissions). Area source emissions are generated by landscape maintenance equipment, consumer products, and architectural coatings. Emissions from energy are generated through the transport and use of electricity and natural gas. The following project design features, which would reduce energy usage, were included in CalEEMod using the “mitigation” tabs”:  Low-flow plumbing fixtures  Energy-efficiency appliances  Use of reclaimed water for outdoor irrigation Mobile source emissions include emissions generated by trips to and from the project site. The trip generation rates applied for project were from the Institute of Traffic Engineers (ITE) 9th Edition for congregate care (assisted living) and regional shopping center (ITE codes 253 and 820, respectively) based on CalEEMod default values for the proposed land uses. Impact Analysis Construction Emissions Temporary construction activities associated with development under the proposed project would generate criteria pollutant emissions (i.e., fugitive dust and ozone precursor emissions) as well as toxic air emissions (i.e., DPM emissions), which would contribute to the existing San Luis Obispo County non- attainment status for ozone and PM10. Table 2 summarizes the estimated short-term emissions from construction. Table 2 shows maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model file, results, and assumptions). Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 5 Table 2 Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG + NOX (combined) ROG + NOX (combined)1 Fugitive PM10 (dust)2 DPM2,3 Maximum Construction Emissions 115.8 3.0 0.2 0.1 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No Yes No No See Appendix A for CalEEMod results. 1 The combined ROG and NOX emissions were derived from the rolling maximum quarterly emissions for “ROG + NOX” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 2, maximum construction emissions would not exceed the quarterly SLOAPCD thresholds for PM10 or DPM or the daily SLOAPCD threshold for ROG and NOX. However, maximum quarterly construction emissions would exceed the quarterly SLOAPCD threshold for ROG and NOX during the first quarter of construction, which includes the site preparation and grading phases. Therefore, temporary construction impacts related to emissions of ROG and NOX would be potentially significant. See Recommendations and Conclusions for recommendations that would reduce this impact to a less than significant level. Operational Emissions Development of the proposed project would result in an increase in vehicle trips that would generate new criteria pollutant emissions in the SCCAB. In addition, operation of new land uses on the project site would result in ongoing emissions associated with natural gas use and area sources, such as landscaping, consumption of consumer products, and off-gassing from architectural coatings. Table 3 shows the daily and annual operational emissions associated with the development under the proposed project compared to the applicable SLOAPCD operational emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model files, results, and assumptions). The analysis of operational emissions does not consider toxic air contaminants because the project does not include a stationary source of toxic air emissions that would impact adjacent sensitive receptors and the project site is not located close to a freeway or urban road with daily traffic volumes of greater than 100,000 vehicles.6 6 The CARB Air Quality and Land Use Handbook (2005) recommends avoiding siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 vehicles per day. Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 6 Table 3 Operational Emissions ROG + NOX (combined) Fugitive PM10 (dust) DPM1 CO Proposed Project Daily Emissions 23.5 lbs/day2 9.2 lbs/day 0.4 lb/day2 50.1 lbs/day SLOAPCD Daily Threshold 25 lbs/day 25 lbs/day 1.25 lbs/day 550 lbs/day Threshold Exceeded? No No No No Proposed Project Annual Emissions 3.8 tons/year 1.4 tons/year 0.06 ton/year 7.7 tons/year SLOAPCD Annual Threshold 25 tons/year 25 tons/year n/a n/a Threshold Exceeded? No No n/a n/a 1 DPM estimates were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimate represents a worst case scenario because it includes all PM10 exhaust. 2 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Note: All numbers may not sum exactly due to rounding. As shown in Table 3, daily operational emissions associated with development under the proposed project would not exceed SLOAPCD operational daily and annual thresholds for ROG and NOX, PM10, DPM, or CO. Therefore, long-term operational emissions would be less than significant. Recommendations and Conclusions Recommendations Construction-related air quality impacts during site preparation and grading would exceed the quarterly SLOAPCD threshold for ROG and NOX during the first quarter of construction. Measures AQ-1 and AQ-2 are recommended to reduce this potential impact to a less than significant level. Measures AQ-1 and AQ-2 incorporate the standard construction equipment mitigation measures and BACT measures required by SLOAPCD for construction projects that exceed the 2.5 tons per quarter threshold for ROG and NOX emissions. As discussed under Thresholds, because the project would not exceed the quarterly Tier 2 threshold of 6.3 tons per quarter for ROG and NOX emissions, implementation of a Construction Activity Management Plan and off-site mitigation would not be required by SLOAPCD. AQ-1 Standard Control Measures for Construction Equipment The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site:  Maintain all construction equipment in proper tune according to manufacturer’s specifications;  Fuel all off-road and portable diesel powered equipment with CARB-certified motor vehicle diesel fuel (non-taxed version suitable for use off-road);  Comply with the State Off-Road Regulation;  Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on- road heavy-duty diesel engines, and comply with the State On-Road Regulation;  Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOX exempt area fleets) may be eligible by proving alternative compliance; Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 7  All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit;  Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7  Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6  Equipment shall be electrified when feasible;  Gasoline-powered equipment shall be substituted in place of diesel-powered equipment, where feasible; and  Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off-road engines and 2010 on-road compliant engines. REQUIREMENTS AND TIMING Standard control measures and BACT measures for construction equipment shall be shown on grading and construction plans prior to issuance of permits. MONITORING The City of San Luis Obispo Community Development Department shall verify compliance prior to issuance of grading or construction permits. The Community Development Department shall site inspect to ensure construction activities are completed in accordance with approved construction equipment control measures and BACT measures. SIGNIFICANCE AFTER MITIGATION The standard construction equipment mitigation measures and BACT measures have been developed by SLOAPCD to enhance the consistency of projects with the goals and policies of the Clean Air Plan, and SLOAPCD has identified the measures as contributing to achieving and maintaining attainment of State and federal ambient air quality standards. SLOAPCD does not quantify the potential emission reductions achieved by these measures. However, CalEEMod is capable of estimating emissions reductions that would result from implementation of Measure AQ-2, which requires the use of minimum CARB Tier 3 certified off-road engines during the site preparation and grading phases. Table 4 summarizes mitigated maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model file, results, and assumptions). 7 SLOAPCD recommends that diesel idling and staging/queuing areas be prohibited within 1,000 feet of sensitive receptors. However, these restrictions would be infeasible for the proposed project because the project site is approximately 850 feet in length, and the nearest sensitive receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Therefore, the diesel idling and staging/queuing area restrictions has been reduced to 500 feet. Attachment 4 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 8 Table 4 Mitigated Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG + NOX (combined) ROG + NOX (combined)1 Fugitive PM10 (dust)2 DPM2,3 Mitigated Maximum Construction Emissions 65.8 1.7 0.2 0.1 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No No No No See Appendix A for CalEEMod results. 1 The combined ROG and NOX emissions were derived from the rolling maximum quarterly emissions for “ROG + NOX” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 4, implementation of Measure AQ-2 would reduce maximum quarterly emissions of ROG and NOX to below the SLOAPCD significance threshold. Implementation of Measure AQ-1 would further reduce ROG and NOX emissions. Therefore, implementation of Measures AQ-1 and AQ-2 during the site preparation and grading phases would reduce construction-related air quality impacts to a less than significant level. Conclusion As discussed under Project Impacts, construction-related emissions of ROG and NOX would be reduced to below applicable thresholds with implementation of Measures AQ-1 and AQ-2. During the site preparation and grading phases, implementation of Measure AQ-1 would provide for the use of standard construction equipment control measures, and implementation of Measure AQ-2 would provide for the use of construction equipment equipped with minimum CARB Tier 3 certified engines and 2010 on-road compliant engines. No measures are recommended for operational emissions because the project’s operational emissions would be below SLOAPCD thresholds and would therefore be less than significant. Sincerely, Rincon Consultants, Inc. Chris Bersbach, MESM Richard Daulton, MURP Senior Environmental Planner Principal/Vice President Attachments Attachment 1 CalEEMod Model File Attachment 2 CalEEMod Modeling Results Attachment 4 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 1 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 2 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 3 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.2551 2.8019 1.6159 3.0000e- 003 0.6906 0.1302 0.8208 0.3384 0.1198 0.4582 0.0000 269.8991 269.8991 0.0817 0.0000 271.9408 2020 0.3928 3.1536 3.1270 6.9600e- 003 0.2805 0.1393 0.4197 0.0753 0.1310 0.2063 0.0000 623.9450 623.9450 0.0828 0.0000 626.0142 2021 1.0329 3.9382 4.2652 9.2000e- 003 0.3370 0.1716 0.5086 0.0904 0.1609 0.2513 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 2022 0.0554 0.4473 0.4935 1.1600e- 003 0.0481 0.0172 0.0653 0.0129 0.0161 0.0291 0.0000 104.3177 104.3177 0.0137 0.0000 104.6603 Maximum 1.0329 3.9382 4.2652 9.2000e- 003 0.6906 0.1716 0.8208 0.3384 0.1609 0.4582 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 4 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.0838 1.4525 1.7424 3.0000e- 003 0.6906 0.0651 0.7557 0.3384 0.0644 0.4027 0.0000 269.8988 269.8988 0.0817 0.0000 271.9405 2020 0.3651 3.0769 3.1399 6.9600e- 003 0.2805 0.1369 0.4173 0.0753 0.1308 0.2061 0.0000 623.9446 623.9446 0.0828 0.0000 626.0139 2021 1.0077 3.9017 4.2837 9.2000e- 003 0.3370 0.1738 0.5108 0.0904 0.1652 0.2555 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 2022 0.0522 0.4494 0.4972 1.1600e- 003 0.0481 0.0183 0.0664 0.0129 0.0175 0.0304 0.0000 104.3176 104.3176 0.0137 0.0000 104.6602 Maximum 1.0077 3.9017 4.2837 9.2000e- 003 0.6906 0.1738 0.7557 0.3384 0.1652 0.4027 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 13.09 14.12 -1.70 0.00 0.00 14.02 3.54 0.00 11.69 5.29 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 9-2-2019 12-1-2019 2.9852 1.5005 2 12-2-2019 3-1-2020 0.2972 0.2885 3 3-2-2020 6-1-2020 0.9719 0.9432 4 6-2-2020 9-1-2020 0.9696 0.9409 5 9-2-2020 12-1-2020 0.9638 0.9354 6 12-2-2020 3-1-2021 0.8973 0.8778 7 3-2-2021 6-1-2021 0.8833 0.8678 8 6-2-2021 9-1-2021 1.1733 1.1578 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 5 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 389.2549 389.2549 0.0158 4.2700e- 003 390.9214 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 35.4240 0.0000 35.4240 2.0935 0.0000 87.7613 Water 0.0000 0.0000 0.0000 0.0000 3.9370 29.4177 33.3547 0.4057 9.8200e- 003 46.4246 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 39.3610 1,819.034 3 1,858.395 3 2.5785 0.0141 1,927.057 3 Unmitigated Operational 9 9-2-2021 12-1-2021 1.7343 1.7190 10 12-2-2021 3-1-2022 1.0902 1.0840 Highest 2.9852 1.7190 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 6 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 389.2549 389.2549 0.0158 4.2700e- 003 390.9214 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 35.4240 0.0000 35.4240 2.0935 0.0000 87.7613 Water 0.0000 0.0000 0.0000 0.0000 3.1496 21.5575 24.7071 0.3245 7.8400e- 003 35.1552 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 38.5736 1,811.174 1 1,849.747 7 2.4973 0.0121 1,915.788 0 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.00 0.43 0.47 3.15 14.05 0.58 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 7 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 8 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 9 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0954 1.0026 0.4854 8.4000e- 004 0.0526 0.0526 0.0484 0.0484 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Total 0.0954 1.0026 0.4854 8.4000e- 004 0.3975 0.0526 0.4501 0.2185 0.0484 0.2669 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 10 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0252 0.4375 0.5039 8.4000e- 004 0.0219 0.0219 0.0215 0.0215 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Total 0.0252 0.4375 0.5039 8.4000e- 004 0.3975 0.0219 0.4193 0.2185 0.0215 0.2400 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 11 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1540 1.7719 1.0847 2.0200e- 003 0.0774 0.0774 0.0712 0.0712 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Total 0.1540 1.7719 1.0847 2.0200e- 003 0.2820 0.0774 0.3594 0.1169 0.0712 0.1881 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 12 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0530 0.9876 1.1926 2.0200e- 003 0.0430 0.0430 0.0427 0.0427 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Total 0.0530 0.9876 1.1926 2.0200e- 003 0.2820 0.0430 0.3250 0.1169 0.0427 0.1596 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 13 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Total 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 14 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Total 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 15 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Total 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 16 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Total 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 17 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Total 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 18 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Total 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 19 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 20 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 21 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 22 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 23 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 24 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Unmitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 25 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 319.4459 319.4459 0.0144 2.9900e- 003 320.6976 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 319.4459 319.4459 0.0144 2.9900e- 003 320.6976 NaturalGas Mitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 NaturalGas Unmitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 26 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 27 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 28 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 166.9368 7.5500e- 003 1.5600e- 003 167.5909 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 11.7296 5.3000e- 004 1.1000e- 004 11.7755 Regional Shopping Center 483926 140.7795 6.3700e- 003 1.3200e- 003 141.3311 Total 319.4459 0.0145 2.9900e- 003 320.6976 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 29 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 6.1 Mitigation Measures Area 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 166.9368 7.5500e- 003 1.5600e- 003 167.5909 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 11.7296 5.3000e- 004 1.1000e- 004 11.7755 Regional Shopping Center 483926 140.7795 6.3700e- 003 1.3200e- 003 141.3311 Total 319.4459 0.0145 2.9900e- 003 320.6976 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 30 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 31 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 32 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 24.7071 0.3245 7.8400e- 003 35.1552 Unmitigated 33.3547 0.4057 9.8200e- 003 46.4246 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.94211 1.9774 9.0000e- 005 2.0000e- 005 1.9852 Congregate Care (Assisted Living) 9.05641 / 5.70948 22.9424 0.2960 7.1600e- 003 32.4751 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 3.35326 / 2.05523 8.4349 0.1096 2.6500e- 003 11.9643 Total 33.3547 0.4057 9.8300e- 003 46.4246 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 33 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.16527 1.1865 5.0000e- 005 1.0000e- 005 1.1911 Congregate Care (Assisted Living) 7.24513 / 3.42569 17.1913 0.2368 5.7100e- 003 24.8129 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.68261 / 1.23314 6.3294 0.0877 2.1200e- 003 9.1513 Total 24.7071 0.3245 7.8400e- 003 35.1552 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 34 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Total CO2 CH4 N2O CO2e MT/yr Mitigated 35.4240 2.0935 0.0000 87.7613 Unmitigated 35.4240 2.0935 0.0000 87.7613 Category/Year 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.14 0.0284 1.6800e- 003 0.0000 0.0704 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 47.53 9.6482 0.5702 0.0000 23.9029 Total 35.4240 2.0935 0.0000 87.7614 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 35 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.14 0.0284 1.6800e- 003 0.0000 0.0704 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 47.53 9.6482 0.5702 0.0000 23.9029 Total 35.4240 2.0935 0.0000 87.7614 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 36 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 11.0 Vegetation User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 37 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Summer CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 1 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 2 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 3 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 9.2726 100.9300 57.1137 0.1052 27.1528 4.7796 31.9324 13.6367 4.3974 18.0341 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 2020 3.2606 26.2486 26.2844 0.0592 2.4087 1.1648 3.5735 0.6453 1.0956 1.7409 0.0000 5,849.710 8 5,849.710 8 0.7630 0.0000 5,868.784 6 2021 14.6819 38.5150 43.4370 0.0894 2.9821 1.7633 4.7455 0.7974 1.6498 2.4472 0.0000 8,780.975 1 8,780.975 1 1.4957 0.0000 8,818.368 8 2022 2.6768 21.7157 24.1903 0.0576 2.4088 0.8360 3.2448 0.6453 0.7865 1.4319 0.0000 5,698.475 6 5,698.475 6 0.7361 0.0000 5,716.878 7 Maximum 14.6819 100.9300 57.1137 0.1052 27.1528 4.7796 31.9324 13.6367 4.3974 18.0341 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 4 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 2.9729 51.1110 61.2762 0.1052 27.1528 2.3226 29.4754 13.6367 2.2968 15.9335 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 2020 3.0293 25.6062 26.3924 0.0592 2.4087 1.1448 3.5534 0.6453 1.0940 1.7392 0.0000 5,849.710 8 5,849.710 8 0.7630 0.0000 5,868.784 6 2021 14.4891 38.2353 43.5788 0.0894 2.9821 1.7802 4.7624 0.7974 1.6822 2.4796 0.0000 8,780.975 1 8,780.975 1 1.4957 0.0000 8,818.368 8 2022 2.5231 21.8175 24.3707 0.0576 2.4088 0.8904 3.2992 0.6453 0.8535 1.4988 0.0000 5,698.475 6 5,698.475 6 0.7361 0.0000 5,716.878 7 Maximum 14.4891 51.1110 61.2762 0.1052 27.1528 2.3226 29.4754 13.6367 2.2968 15.9335 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 23.01 27.02 -3.04 0.00 0.00 28.16 5.53 0.00 25.26 8.47 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 5 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Total 8.6646 14.5975 48.2280 0.1041 8.9688 0.1940 9.1628 2.3959 0.1875 2.5835 0.0000 10,677.60 59 10,677.60 59 0.4539 7.7300e- 003 10,691.25 66 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Total 8.6646 14.5975 48.2280 0.1041 8.9688 0.1940 9.1628 2.3959 0.1875 2.5835 0.0000 10,677.60 59 10,677.60 59 0.4539 7.7300e- 003 10,691.25 66 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 6 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 7 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 8 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 4.3350 45.5727 22.0630 0.0380 2.3904 2.3904 2.1991 2.1991 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 4.3350 45.5727 22.0630 0.0380 18.0663 2.3904 20.4566 9.9307 2.1991 12.1298 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 9 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Total 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 1.1445 19.8857 22.9065 0.0380 0.9931 0.9931 0.9761 0.9761 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 1.1445 19.8857 22.9065 0.0380 18.0663 0.9931 19.0594 9.9307 0.9761 10.9068 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 10 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Total 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 4.7389 54.5202 33.3768 0.0620 2.3827 2.3827 2.1920 2.1920 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 4.7389 54.5202 33.3768 0.0620 8.6763 2.3827 11.0589 3.5969 2.1920 5.7890 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 11 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0202 0.6832 0.1469 1.5900e- 003 0.0346 4.1100e- 003 0.0387 9.4800e- 003 3.9300e- 003 0.0134 170.7713 170.7713 9.5000e- 003 171.0087 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0940 0.0810 0.8037 1.9200e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 190.6697 190.6697 7.0000e- 003 190.8448 Total 0.1141 0.7642 0.9506 3.5100e- 003 0.2323 5.4200e- 003 0.2378 0.0619 5.1400e- 003 0.0671 361.4410 361.4410 0.0165 361.8535 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 1.6298 30.3882 36.6958 0.0620 1.3229 1.3229 1.3144 1.3144 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 1.6298 30.3882 36.6958 0.0620 8.6763 1.3229 9.9991 3.5969 1.3144 4.9113 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 12 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0202 0.6832 0.1469 1.5900e- 003 0.0346 4.1100e- 003 0.0387 9.4800e- 003 3.9300e- 003 0.0134 170.7713 170.7713 9.5000e- 003 171.0087 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0940 0.0810 0.8037 1.9200e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 190.6697 190.6697 7.0000e- 003 190.8448 Total 0.1141 0.7642 0.9506 3.5100e- 003 0.2323 5.4200e- 003 0.2378 0.0619 5.1400e- 003 0.0671 361.4410 361.4410 0.0165 361.8535 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 13 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2212 6.2954 1.8041 0.0123 0.2832 0.0342 0.3173 0.0816 0.0327 0.1143 1,310.290 1 1,310.290 1 0.0753 1,312.173 7 Worker 0.9196 0.7671 7.6318 0.0200 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,986.357 7 1,986.357 7 0.0648 1,987.976 4 Total 1.1408 7.0625 9.4359 0.0323 2.4087 0.0478 2.4564 0.6453 0.0452 0.6905 3,296.647 8 3,296.647 8 0.1401 3,300.150 1 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 14 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2212 6.2954 1.8041 0.0123 0.2832 0.0342 0.3173 0.0816 0.0327 0.1143 1,310.290 1 1,310.290 1 0.0753 1,312.173 7 Worker 0.9196 0.7671 7.6318 0.0200 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,986.357 7 1,986.357 7 0.0648 1,987.976 4 Total 1.1408 7.0625 9.4359 0.0323 2.4087 0.0478 2.4564 0.6453 0.0452 0.6905 3,296.647 8 3,296.647 8 0.1401 3,300.150 1 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 15 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1808 5.7658 1.5910 0.0122 0.2832 0.0162 0.2994 0.0816 0.0155 0.0970 1,302.694 2 1,302.694 2 0.0734 1,304.529 2 Worker 0.8565 0.6861 6.9305 0.0193 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,918.664 8 1,918.664 8 0.0576 1,920.105 3 Total 1.0373 6.4519 8.5214 0.0315 2.4087 0.0293 2.4381 0.6453 0.0276 0.6729 3,221.359 0 3,221.359 0 0.1310 3,224.634 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 16 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1808 5.7658 1.5910 0.0122 0.2832 0.0162 0.2994 0.0816 0.0155 0.0970 1,302.694 2 1,302.694 2 0.0734 1,304.529 2 Worker 0.8565 0.6861 6.9305 0.0193 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,918.664 8 1,918.664 8 0.0576 1,920.105 3 Total 1.0373 6.4519 8.5214 0.0315 2.4087 0.0293 2.4381 0.6453 0.0276 0.6729 3,221.359 0 3,221.359 0 0.1310 3,224.634 5 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 17 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1672 5.4831 1.4673 0.0121 0.2833 0.0142 0.2975 0.0816 0.0136 0.0952 1,294.081 0 1,294.081 0 0.0725 1,295.893 2 Worker 0.8034 0.6170 6.3596 0.0186 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,850.061 0 1,850.061 0 0.0517 1,851.353 3 Total 0.9706 6.1001 7.8269 0.0307 2.4088 0.0270 2.4358 0.6453 0.0254 0.6707 3,144.142 0 3,144.142 0 0.1242 3,147.246 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 18 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1672 5.4831 1.4673 0.0121 0.2833 0.0142 0.2975 0.0816 0.0136 0.0952 1,294.081 0 1,294.081 0 0.0725 1,295.893 2 Worker 0.8034 0.6170 6.3596 0.0186 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,850.061 0 1,850.061 0 0.0517 1,851.353 3 Total 0.9706 6.1001 7.8269 0.0307 2.4088 0.0270 2.4358 0.6453 0.0254 0.6707 3,144.142 0 3,144.142 0 0.1242 3,147.246 5 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 19 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Total 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 20 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Total 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 21 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Total 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 22 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Total 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 23 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Unmitigated 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 24 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 NaturalGas Unmitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 25 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3290.09 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 293.938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 26 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 6.1 Mitigation Measures Area 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3.29009 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 0.293938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 27 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 28 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 8.1 Mitigation Measures Waste Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 29 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 11.0 Vegetation 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 30 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Winter CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 1 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 2 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 3 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 9.2977 100.9562 57.0898 0.1050 27.1528 4.7797 31.9325 13.6367 4.3975 18.0342 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 27 2020 3.4020 26.3209 26.3048 0.0579 2.4087 1.1659 3.5746 0.6453 1.0966 1.7419 0.0000 5,717.106 4 5,717.106 4 0.7660 0.0000 5,736.257 0 2021 14.8482 38.5946 43.3859 0.0879 2.9821 1.7643 4.7464 0.7974 1.6507 2.4481 0.0000 8,626.920 4 8,626.920 4 1.4984 0.0000 8,664.379 6 2022 2.8042 21.7588 24.1844 0.0564 2.4088 0.8369 3.2457 0.6453 0.7874 1.4327 0.0000 5,571.547 5 5,571.547 5 0.7394 0.0000 5,590.032 3 Maximum 14.8482 100.9562 57.0898 0.1050 27.1528 4.7797 31.9325 13.6367 4.3975 18.0342 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 27 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 4 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 2.9980 51.1372 61.2523 0.1050 27.1528 2.3227 29.4755 13.6367 2.2968 15.9336 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 26 2020 3.1707 25.6785 26.4129 0.0579 2.4087 1.1458 3.5545 0.6453 1.0950 1.7403 0.0000 5,717.106 4 5,717.106 4 0.7660 0.0000 5,736.257 0 2021 14.6554 38.3149 43.5277 0.0879 2.9821 1.7812 4.7633 0.7974 1.6831 2.4805 0.0000 8,626.920 4 8,626.920 4 1.4984 0.0000 8,664.379 5 2022 2.6504 21.8606 24.3648 0.0564 2.4088 0.8913 3.3001 0.6453 0.8543 1.4996 0.0000 5,571.547 5 5,571.547 5 0.7394 0.0000 5,590.032 3 Maximum 14.6554 51.1372 61.2523 0.1050 27.1528 2.3227 29.4755 13.6367 2.2968 15.9336 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 26 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 22.66 26.99 -3.04 0.00 0.00 28.15 5.53 0.00 25.25 8.47 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 5 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Total 8.5183 15.0179 50.0643 0.1001 8.9688 0.1955 9.1643 2.3959 0.1889 2.5849 0.0000 10,263.01 26 10,263.01 26 0.4665 7.7300e- 003 10,276.97 96 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Total 8.5183 15.0179 50.0643 0.1001 8.9688 0.1955 9.1643 2.3959 0.1889 2.5849 0.0000 10,263.01 26 10,263.01 26 0.4665 7.7300e- 003 10,276.97 96 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 6 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 7 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 8 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 4.3350 45.5727 22.0630 0.0380 2.3904 2.3904 2.1991 2.1991 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 4.3350 45.5727 22.0630 0.0380 18.0663 2.3904 20.4566 9.9307 2.1991 12.1298 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 9 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Total 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 1.1445 19.8857 22.9065 0.0380 0.9931 0.9931 0.9761 0.9761 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 1.1445 19.8857 22.9065 0.0380 18.0663 0.9931 19.0594 9.9307 0.9761 10.9068 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 10 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Total 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 4.7389 54.5202 33.3768 0.0620 2.3827 2.3827 2.1920 2.1920 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 4.7389 54.5202 33.3768 0.0620 8.6763 2.3827 11.0589 3.5969 2.1920 5.7890 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 11 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0207 0.6885 0.1564 1.5600e- 003 0.0346 4.2000e- 003 0.0388 9.4800e- 003 4.0200e- 003 0.0135 168.3664 168.3664 9.8200e- 003 168.6118 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1069 0.0920 0.7861 1.8300e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 181.7510 181.7510 6.8200e- 003 181.9215 Total 0.1276 0.7805 0.9425 3.3900e- 003 0.2323 5.5100e- 003 0.2379 0.0619 5.2300e- 003 0.0672 350.1174 350.1174 0.0166 350.5333 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 1.6298 30.3882 36.6958 0.0620 1.3229 1.3229 1.3144 1.3144 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 1.6298 30.3882 36.6958 0.0620 8.6763 1.3229 9.9991 3.5969 1.3144 4.9113 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 12 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0207 0.6885 0.1564 1.5600e- 003 0.0346 4.2000e- 003 0.0388 9.4800e- 003 4.0200e- 003 0.0135 168.3664 168.3664 9.8200e- 003 168.6118 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1069 0.0920 0.7861 1.8300e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 181.7510 181.7510 6.8200e- 003 181.9215 Total 0.1276 0.7805 0.9425 3.3900e- 003 0.2323 5.5100e- 003 0.2379 0.0619 5.2300e- 003 0.0672 350.1174 350.1174 0.0166 350.5333 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 13 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2339 6.2641 2.0314 0.0120 0.2832 0.0353 0.3184 0.0816 0.0337 0.1153 1,270.694 9 1,270.694 9 0.0806 1,272.708 9 Worker 1.0482 0.8707 7.4249 0.0190 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,893.348 4 1,893.348 4 0.0626 1,894.913 6 Total 1.2822 7.1348 9.4563 0.0310 2.4087 0.0488 2.4575 0.6453 0.0463 0.6915 3,164.043 3 3,164.043 3 0.1432 3,167.622 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 14 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2339 6.2641 2.0314 0.0120 0.2832 0.0353 0.3184 0.0816 0.0337 0.1153 1,270.694 9 1,270.694 9 0.0806 1,272.708 9 Worker 1.0482 0.8707 7.4249 0.0190 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,893.348 4 1,893.348 4 0.0626 1,894.913 6 Total 1.2822 7.1348 9.4563 0.0310 2.4087 0.0488 2.4575 0.6453 0.0463 0.6915 3,164.043 3 3,164.043 3 0.1432 3,167.622 5 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 15 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1925 5.7281 1.8014 0.0119 0.2832 0.0171 0.3003 0.0816 0.0164 0.0980 1,262.721 7 1,262.721 7 0.0786 1,264.686 7 Worker 0.9782 0.7785 6.7245 0.0184 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,828.819 9 1,828.819 9 0.0556 1,830.209 4 Total 1.1707 6.5066 8.5259 0.0302 2.4087 0.0303 2.4390 0.6453 0.0285 0.6738 3,091.541 6 3,091.541 6 0.1342 3,094.896 2 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 16 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1925 5.7281 1.8014 0.0119 0.2832 0.0171 0.3003 0.0816 0.0164 0.0980 1,262.721 7 1,262.721 7 0.0786 1,264.686 7 Worker 0.9782 0.7785 6.7245 0.0184 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,828.819 9 1,828.819 9 0.0556 1,830.209 4 Total 1.1707 6.5066 8.5259 0.0302 2.4087 0.0303 2.4390 0.6453 0.0285 0.6738 3,091.541 6 3,091.541 6 0.1342 3,094.896 2 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 17 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1781 5.4432 1.6653 0.0118 0.2833 0.0151 0.2984 0.0816 0.0144 0.0960 1,253.759 3 1,253.759 3 0.0777 1,255.701 0 Worker 0.9199 0.6999 6.1557 0.0177 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,763.454 7 1,763.454 7 0.0498 1,764.699 0 Total 1.0980 6.1432 7.8210 0.0295 2.4088 0.0279 2.4367 0.6453 0.0262 0.6716 3,017.214 0 3,017.214 0 0.1275 3,020.400 1 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 18 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1781 5.4432 1.6653 0.0118 0.2833 0.0151 0.2984 0.0816 0.0144 0.0960 1,253.759 3 1,253.759 3 0.0777 1,255.701 0 Worker 0.9199 0.6999 6.1557 0.0177 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,763.454 7 1,763.454 7 0.0498 1,764.699 0 Total 1.0980 6.1432 7.8210 0.0295 2.4088 0.0279 2.4367 0.6453 0.0262 0.6716 3,017.214 0 3,017.214 0 0.1275 3,020.400 1 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 19 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Total 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 20 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Total 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 21 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Total 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 22 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Total 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 23 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Unmitigated 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 24 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 NaturalGas Unmitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 25 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3290.09 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 293.938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 26 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 6.1 Mitigation Measures Area 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3.29009 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 0.293938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 27 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 28 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 8.1 Mitigation Measures Waste Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 29 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 11.0 Vegetation 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 30 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Attachment 4b Updated CalEEMod Emissions Modeling 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Medical Office Building 45.00 1000sqft 0.41 45,000.00 0 Other Asphalt Surfaces 1.03 Acre 1.03 44,866.80 0 Other Asphalt Surfaces 1.03 Acre 1.03 44,866.80 0 Parking Lot 285.50 Space 2.57 114,200.00 0 Parking Lot 70.00 Space 0.63 28,000.00 0 City Park 0.93 Acre 0.93 40,510.80 0 City Park 1.35 Acre 1.35 58,806.00 0 Quality Restaurant 15.00 1000sqft 0.34 15,000.00 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 1.78 133,655.00 398 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2024Operational Year CO2 Intensity (lb/MWhr) 298.65 0.014CH4 Intensity (lb/MWhr) 0.003N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Commercial Project San Luis Obispo County APCD Air District, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 1 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Project Characteristics - PG&E was at 14% renewables in 2008 aaccording to the PG&E website, as of 2019 they had achieved 33% per the CEC. Adjusted for 2030 RPS Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Off-road Equipment - Off-road Equipment - Off-road Equipment - Off-road Equipment - Off-road Equipment - Demolition - Per assessor records Grading - Grading information provided by applicant (acerage Architectural Coating - CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk.. Trips updated per TIA Area Coating - CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Energy Use - High efficacy lighting not inlcuded in CalEEMod Concregate Care 741.44-75%=185.36 Water And Wastewater - CalGreen Code -20% indoor water use Solid Waste - 25% waste diversion congregate Care 126.84-25%=95.13, Park 0.14-25%=0.105, and retail 47.53-25%=35.65 Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Mobile Land Use Mitigation - Area Mitigation - CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 2 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 2.0 Emissions Summary Table Name Column Name Default Value New Value tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LotAcreage 1.03 0.41 tblLandUse LotAcreage 8.69 1.78 tblProjectCharacteristics CH4IntensityFactor 0.029 0.014 tblProjectCharacteristics CO2IntensityFactor 641.35 298.65 tblProjectCharacteristics N2OIntensityFactor 0.006 0.003 tblTripsAndVMT HaulingTripNumber 0.00 129.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 3 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2020 0.0866 0.9076 0.5642 1.0700e- 003 0.1775 0.0429 0.2204 0.0785 0.0396 0.1180 0.0000 94.4597 94.4597 0.0276 0.0000 95.1493 2021 0.4266 3.5517 3.5476 8.4900e- 003 0.4411 0.1380 0.5790 0.1256 0.1294 0.2550 0.0000 764.0607 764.0607 0.1012 0.0000 766.5898 2022 2.9373 0.7763 0.8932 2.0700e- 003 0.0852 0.0297 0.1149 0.0229 0.0279 0.0508 0.0000 186.2299 186.2299 0.0260 0.0000 186.8795 Maximum 2.9373 3.5517 3.5476 8.4900e- 003 0.4411 0.1380 0.5790 0.1256 0.1294 0.2550 0.0000 764.0607 764.0607 0.1012 0.0000 766.5898 Unmitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2020 0.0866 0.9076 0.5642 1.0700e- 003 0.1775 0.0429 0.2204 0.0785 0.0396 0.1180 0.0000 94.4596 94.4596 0.0276 0.0000 95.1492 2021 0.4266 3.5517 3.5476 8.4900e- 003 0.4411 0.1379 0.5790 0.1256 0.1294 0.2550 0.0000 764.0603 764.0603 0.1012 0.0000 766.5894 2022 2.9373 0.7763 0.8932 2.0700e- 003 0.0852 0.0297 0.1149 0.0229 0.0279 0.0508 0.0000 186.2298 186.2298 0.0260 0.0000 186.8794 Maximum 2.9373 3.5517 3.5476 8.4900e- 003 0.4411 0.1379 0.5790 0.1256 0.1294 0.2550 0.0000 764.0603 764.0603 0.1012 0.0000 766.5894 Mitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 4 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 11-1-2020 1-31-2021 1.4917 1.4917 2 2-1-2021 4-30-2021 0.9233 0.9233 3 5-1-2021 7-31-2021 0.9496 0.9496 4 8-1-2021 10-31-2021 0.9521 0.9521 5 11-1-2021 1-31-2022 0.9286 0.9286 6 2-1-2022 4-30-2022 2.0955 2.0955 7 5-1-2022 7-31-2022 1.3251 1.3251 Highest 2.0955 2.0955 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 5 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Energy 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 529.4479 529.4479 0.0173 7.5500e- 003 532.1327 Mobile 0.6506 2.3008 6.1173 0.0175 1.6607 0.0163 1.6770 0.4444 0.0152 0.4596 0.0000 1,601.818 2 1,601.818 2 0.0641 0.0000 1,603.420 0 Waste 0.0000 0.0000 0.0000 0.0000 127.2205 0.0000 127.2205 7.5185 0.0000 315.1835 Water 0.0000 0.0000 0.0000 0.0000 6.1091 18.7575 24.8666 0.6283 0.0150 45.0462 Total 1.7911 2.5670 8.1980 0.0191 1.6607 0.0456 1.7063 0.4444 0.0446 0.4889 133.3296 2,153.128 2 2,286.457 7 8.2313 0.0226 2,498.962 0 Unmitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 6 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Energy 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 529.4479 529.4479 0.0173 7.5500e- 003 532.1327 Mobile 0.6506 2.3008 6.1173 0.0175 1.6607 0.0163 1.6770 0.4444 0.0152 0.4596 0.0000 1,601.818 2 1,601.818 2 0.0641 0.0000 1,603.420 0 Waste 0.0000 0.0000 0.0000 0.0000 127.2205 0.0000 127.2205 7.5185 0.0000 315.1835 Water 0.0000 0.0000 0.0000 0.0000 6.1091 18.7575 24.8666 0.6283 0.0150 45.0462 Total 1.7911 2.5670 8.1980 0.0191 1.6607 0.0456 1.7063 0.4444 0.0446 0.4889 133.3296 2,153.128 2 2,286.457 7 8.2313 0.0226 2,498.962 0 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 7 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 11/1/2020 11/27/2020 5 20 2 Site Preparation Site Preparation 11/28/2020 12/11/2020 5 10 3 Grading Grading 12/12/2020 1/22/2021 5 30 4 Building Construction Building Construction 1/23/2021 3/18/2022 5 300 5 Paving Paving 3/19/2022 4/15/2022 5 20 6 Architectural Coating Architectural Coating 4/16/2022 5/13/2022 5 20 OffRoad Equipment Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 90,000; Non-Residential Outdoor: 30,000; Striped Parking Area: 13,916 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 75 Acres of Paving: 5.26 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 8 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73 Demolition Excavators 3 8.00 158 0.38 Demolition Rubber Tired Dozers 2 8.00 247 0.40 Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 9 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 6.2000e- 004 0.0000 6.2000e- 004 9.0000e- 005 0.0000 9.0000e- 005 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0331 0.3320 0.2175 3.9000e- 004 0.0166 0.0166 0.0154 0.0154 0.0000 33.9986 33.9986 9.6000e- 003 0.0000 34.2386 Total 0.0331 0.3320 0.2175 3.9000e- 004 6.2000e- 004 0.0166 0.0172 9.0000e- 005 0.0154 0.0155 0.0000 33.9986 33.9986 9.6000e- 003 0.0000 34.2386 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Demolition 6 15.00 0.00 6.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 260.00 79.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 52.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 10 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 3.0000e- 005 9.6000e- 004 2.1000e- 004 0.0000 5.0000e- 005 0.0000 6.0000e- 005 1.0000e- 005 0.0000 2.0000e- 005 0.0000 0.2308 0.2308 1.0000e- 005 0.0000 0.2311 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.6000e- 004 6.0000e- 004 5.1600e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.2081 1.2081 4.0000e- 005 0.0000 1.2091 Total 6.9000e- 004 1.5600e- 003 5.3700e- 003 1.0000e- 005 1.4900e- 003 1.0000e- 005 1.5100e- 003 3.9000e- 004 1.0000e- 005 4.1000e- 004 0.0000 1.4389 1.4389 5.0000e- 005 0.0000 1.4402 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 6.2000e- 004 0.0000 6.2000e- 004 9.0000e- 005 0.0000 9.0000e- 005 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0331 0.3320 0.2175 3.9000e- 004 0.0166 0.0166 0.0154 0.0154 0.0000 33.9986 33.9986 9.6000e- 003 0.0000 34.2385 Total 0.0331 0.3320 0.2175 3.9000e- 004 6.2000e- 004 0.0166 0.0172 9.0000e- 005 0.0154 0.0155 0.0000 33.9986 33.9986 9.6000e- 003 0.0000 34.2385 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 11 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 3.0000e- 005 9.6000e- 004 2.1000e- 004 0.0000 5.0000e- 005 0.0000 6.0000e- 005 1.0000e- 005 0.0000 2.0000e- 005 0.0000 0.2308 0.2308 1.0000e- 005 0.0000 0.2311 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.6000e- 004 6.0000e- 004 5.1600e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.2081 1.2081 4.0000e- 005 0.0000 1.2091 Total 6.9000e- 004 1.5600e- 003 5.3700e- 003 1.0000e- 005 1.4900e- 003 1.0000e- 005 1.5100e- 003 3.9000e- 004 1.0000e- 005 4.1000e- 004 0.0000 1.4389 1.4389 5.0000e- 005 0.0000 1.4402 Mitigated Construction Off-Site 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0903 0.0000 0.0903 0.0497 0.0000 0.0497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0204 0.2121 0.1076 1.9000e- 004 0.0110 0.0110 0.0101 0.0101 0.0000 16.7153 16.7153 5.4100e- 003 0.0000 16.8505 Total 0.0204 0.2121 0.1076 1.9000e- 004 0.0903 0.0110 0.1013 0.0497 0.0101 0.0598 0.0000 16.7153 16.7153 5.4100e- 003 0.0000 16.8505 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 12 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.9000e- 004 3.6000e- 004 3.1000e- 003 1.0000e- 005 8.7000e- 004 1.0000e- 005 8.7000e- 004 2.3000e- 004 1.0000e- 005 2.4000e- 004 0.0000 0.7249 0.7249 2.0000e- 005 0.0000 0.7255 Total 3.9000e- 004 3.6000e- 004 3.1000e- 003 1.0000e- 005 8.7000e- 004 1.0000e- 005 8.7000e- 004 2.3000e- 004 1.0000e- 005 2.4000e- 004 0.0000 0.7249 0.7249 2.0000e- 005 0.0000 0.7255 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0903 0.0000 0.0903 0.0497 0.0000 0.0497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0204 0.2121 0.1076 1.9000e- 004 0.0110 0.0110 0.0101 0.0101 0.0000 16.7153 16.7153 5.4100e- 003 0.0000 16.8505 Total 0.0204 0.2121 0.1076 1.9000e- 004 0.0903 0.0110 0.1013 0.0497 0.0101 0.0598 0.0000 16.7153 16.7153 5.4100e- 003 0.0000 16.8505 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 13 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.9000e- 004 3.6000e- 004 3.1000e- 003 1.0000e- 005 8.7000e- 004 1.0000e- 005 8.7000e- 004 2.3000e- 004 1.0000e- 005 2.4000e- 004 0.0000 0.7249 0.7249 2.0000e- 005 0.0000 0.7255 Total 3.9000e- 004 3.6000e- 004 3.1000e- 003 1.0000e- 005 8.7000e- 004 1.0000e- 005 8.7000e- 004 2.3000e- 004 1.0000e- 005 2.4000e- 004 0.0000 0.7249 0.7249 2.0000e- 005 0.0000 0.7255 Mitigated Construction Off-Site 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0819 0.0000 0.0819 0.0275 0.0000 0.0275 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0312 0.3514 0.2237 4.3000e- 004 0.0152 0.0152 0.0140 0.0140 0.0000 38.1390 38.1390 0.0123 0.0000 38.4474 Total 0.0312 0.3514 0.2237 4.3000e- 004 0.0819 0.0152 0.0971 0.0275 0.0140 0.0415 0.0000 38.1390 38.1390 0.0123 0.0000 38.4474 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 14 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 2.6000e- 004 9.6800e- 003 2.1000e- 003 2.0000e- 005 9.5000e- 004 4.0000e- 005 1.0000e- 003 2.5000e- 004 4.0000e- 005 2.9000e- 004 0.0000 2.3154 2.3154 1.3000e- 004 0.0000 2.3187 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.1000e- 004 5.6000e- 004 4.8200e- 003 1.0000e- 005 1.3500e- 003 1.0000e- 005 1.3600e- 003 3.6000e- 004 1.0000e- 005 3.7000e- 004 0.0000 1.1276 1.1276 4.0000e- 005 0.0000 1.1285 Total 8.7000e- 004 0.0102 6.9200e- 003 3.0000e- 005 2.3000e- 003 5.0000e- 005 2.3600e- 003 6.1000e- 004 5.0000e- 005 6.6000e- 004 0.0000 3.4430 3.4430 1.7000e- 004 0.0000 3.4472 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0819 0.0000 0.0819 0.0275 0.0000 0.0275 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0312 0.3514 0.2237 4.3000e- 004 0.0152 0.0152 0.0140 0.0140 0.0000 38.1390 38.1390 0.0123 0.0000 38.4473 Total 0.0312 0.3514 0.2237 4.3000e- 004 0.0819 0.0152 0.0971 0.0275 0.0140 0.0415 0.0000 38.1390 38.1390 0.0123 0.0000 38.4473 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 15 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 2.6000e- 004 9.6800e- 003 2.1000e- 003 2.0000e- 005 9.5000e- 004 4.0000e- 005 1.0000e- 003 2.5000e- 004 4.0000e- 005 2.9000e- 004 0.0000 2.3154 2.3154 1.3000e- 004 0.0000 2.3187 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.1000e- 004 5.6000e- 004 4.8200e- 003 1.0000e- 005 1.3500e- 003 1.0000e- 005 1.3600e- 003 3.6000e- 004 1.0000e- 005 3.7000e- 004 0.0000 1.1276 1.1276 4.0000e- 005 0.0000 1.1285 Total 8.7000e- 004 0.0102 6.9200e- 003 3.0000e- 005 2.3000e- 003 5.0000e- 005 2.3600e- 003 6.1000e- 004 5.0000e- 005 6.6000e- 004 0.0000 3.4430 3.4430 1.7000e- 004 0.0000 3.4472 Mitigated Construction Off-Site 3.4 Grading - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0880 0.0000 0.0880 0.0308 0.0000 0.0308 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0335 0.3712 0.2470 5.0000e- 004 0.0159 0.0159 0.0146 0.0146 0.0000 43.5960 43.5960 0.0141 0.0000 43.9485 Total 0.0335 0.3712 0.2470 5.0000e- 004 0.0880 0.0159 0.1038 0.0308 0.0146 0.0454 0.0000 43.5960 43.5960 0.0141 0.0000 43.9485 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 16 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.4 Grading - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 2.8000e- 004 0.0101 2.2900e- 003 3.0000e- 005 9.7000e- 004 4.0000e- 005 1.0200e- 003 2.6000e- 004 4.0000e- 005 3.0000e- 004 0.0000 2.6165 2.6165 1.5000e- 004 0.0000 2.6203 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.5000e- 004 5.7000e- 004 4.9900e- 003 1.0000e- 005 1.5400e- 003 1.0000e- 005 1.5500e- 003 4.1000e- 004 1.0000e- 005 4.2000e- 004 0.0000 1.2447 1.2447 4.0000e- 005 0.0000 1.2457 Total 9.3000e- 004 0.0107 7.2800e- 003 4.0000e- 005 2.5100e- 003 5.0000e- 005 2.5700e- 003 6.7000e- 004 5.0000e- 005 7.2000e- 004 0.0000 3.8612 3.8612 1.9000e- 004 0.0000 3.8660 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.0880 0.0000 0.0880 0.0308 0.0000 0.0308 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0335 0.3712 0.2470 5.0000e- 004 0.0159 0.0159 0.0146 0.0146 0.0000 43.5959 43.5959 0.0141 0.0000 43.9484 Total 0.0335 0.3712 0.2470 5.0000e- 004 0.0880 0.0159 0.1038 0.0308 0.0146 0.0454 0.0000 43.5959 43.5959 0.0141 0.0000 43.9484 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 17 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.4 Grading - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 2.8000e- 004 0.0101 2.2900e- 003 3.0000e- 005 9.7000e- 004 4.0000e- 005 1.0200e- 003 2.6000e- 004 4.0000e- 005 3.0000e- 004 0.0000 2.6165 2.6165 1.5000e- 004 0.0000 2.6203 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.5000e- 004 5.7000e- 004 4.9900e- 003 1.0000e- 005 1.5400e- 003 1.0000e- 005 1.5500e- 003 4.1000e- 004 1.0000e- 005 4.2000e- 004 0.0000 1.2447 1.2447 4.0000e- 005 0.0000 1.2457 Total 9.3000e- 004 0.0107 7.2800e- 003 4.0000e- 005 2.5100e- 003 5.0000e- 005 2.5700e- 003 6.7000e- 004 5.0000e- 005 7.2000e- 004 0.0000 3.8612 3.8612 1.9000e- 004 0.0000 3.8660 Mitigated Construction Off-Site 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2329 2.1354 2.0305 3.3000e- 003 0.1174 0.1174 0.1104 0.1104 0.0000 283.7557 283.7557 0.0685 0.0000 285.4671 Total 0.2329 2.1354 2.0305 3.3000e- 003 0.1174 0.1174 0.1104 0.1104 0.0000 283.7557 283.7557 0.0685 0.0000 285.4671 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 18 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0295 0.9212 0.2699 1.9200e- 003 0.0440 2.6300e- 003 0.0466 0.0127 2.5200e- 003 0.0152 0.0000 185.0679 185.0679 0.0109 0.0000 185.3408 Worker 0.1298 0.1132 0.9929 2.7400e- 003 0.3066 1.9500e- 003 0.3086 0.0815 1.8000e- 003 0.0833 0.0000 247.7799 247.7799 7.5000e- 003 0.0000 247.9675 Total 0.1593 1.0343 1.2629 4.6600e- 003 0.3506 4.5800e- 003 0.3552 0.0942 4.3200e- 003 0.0985 0.0000 432.8478 432.8478 0.0184 0.0000 433.3082 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2329 2.1354 2.0305 3.3000e- 003 0.1174 0.1174 0.1104 0.1104 0.0000 283.7553 283.7553 0.0685 0.0000 285.4668 Total 0.2329 2.1354 2.0305 3.3000e- 003 0.1174 0.1174 0.1104 0.1104 0.0000 283.7553 283.7553 0.0685 0.0000 285.4668 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 19 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0295 0.9212 0.2699 1.9200e- 003 0.0440 2.6300e- 003 0.0466 0.0127 2.5200e- 003 0.0152 0.0000 185.0679 185.0679 0.0109 0.0000 185.3408 Worker 0.1298 0.1132 0.9929 2.7400e- 003 0.3066 1.9500e- 003 0.3086 0.0815 1.8000e- 003 0.0833 0.0000 247.7799 247.7799 7.5000e- 003 0.0000 247.9675 Total 0.1593 1.0343 1.2629 4.6600e- 003 0.3506 4.5800e- 003 0.3552 0.0942 4.3200e- 003 0.0985 0.0000 432.8478 432.8478 0.0184 0.0000 433.3082 Mitigated Construction Off-Site 3.5 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0469 0.4294 0.4500 7.4000e- 004 0.0223 0.0223 0.0209 0.0209 0.0000 63.7244 63.7244 0.0153 0.0000 64.1061 Total 0.0469 0.4294 0.4500 7.4000e- 004 0.0223 0.0223 0.0209 0.0209 0.0000 63.7244 63.7244 0.0153 0.0000 64.1061 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 20 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.5 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 6.1200e- 003 0.1965 0.0559 4.3000e- 004 9.8700e- 003 5.2000e- 004 0.0104 2.8500e- 003 5.0000e- 004 3.3500e- 003 0.0000 41.2629 41.2629 2.4200e- 003 0.0000 41.3233 Worker 0.0274 0.0228 0.2042 5.9000e- 004 0.0688 4.3000e- 004 0.0693 0.0183 3.9000e- 004 0.0187 0.0000 53.6358 53.6358 1.5100e- 003 0.0000 53.6736 Total 0.0335 0.2193 0.2601 1.0200e- 003 0.0787 9.5000e- 004 0.0797 0.0211 8.9000e- 004 0.0220 0.0000 94.8987 94.8987 3.9300e- 003 0.0000 94.9969 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0469 0.4294 0.4500 7.4000e- 004 0.0223 0.0223 0.0209 0.0209 0.0000 63.7244 63.7244 0.0153 0.0000 64.1060 Total 0.0469 0.4294 0.4500 7.4000e- 004 0.0223 0.0223 0.0209 0.0209 0.0000 63.7244 63.7244 0.0153 0.0000 64.1060 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 21 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.5 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 6.1200e- 003 0.1965 0.0559 4.3000e- 004 9.8700e- 003 5.2000e- 004 0.0104 2.8500e- 003 5.0000e- 004 3.3500e- 003 0.0000 41.2629 41.2629 2.4200e- 003 0.0000 41.3233 Worker 0.0274 0.0228 0.2042 5.9000e- 004 0.0688 4.3000e- 004 0.0693 0.0183 3.9000e- 004 0.0187 0.0000 53.6358 53.6358 1.5100e- 003 0.0000 53.6736 Total 0.0335 0.2193 0.2601 1.0200e- 003 0.0787 9.5000e- 004 0.0797 0.0211 8.9000e- 004 0.0220 0.0000 94.8987 94.8987 3.9300e- 003 0.0000 94.9969 Mitigated Construction Off-Site 3.6 Paving - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0110 0.1113 0.1458 2.3000e- 004 5.6800e- 003 5.6800e- 003 5.2200e- 003 5.2200e- 003 0.0000 20.0276 20.0276 6.4800e- 003 0.0000 20.1895 Paving 6.8900e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0179 0.1113 0.1458 2.3000e- 004 5.6800e- 003 5.6800e- 003 5.2200e- 003 5.2200e- 003 0.0000 20.0276 20.0276 6.4800e- 003 0.0000 20.1895 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 22 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.6 Paving - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.7000e- 004 4.8000e- 004 4.2800e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.1252 1.1252 3.0000e- 005 0.0000 1.1260 Total 5.7000e- 004 4.8000e- 004 4.2800e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.1252 1.1252 3.0000e- 005 0.0000 1.1260 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0110 0.1113 0.1458 2.3000e- 004 5.6800e- 003 5.6800e- 003 5.2200e- 003 5.2200e- 003 0.0000 20.0275 20.0275 6.4800e- 003 0.0000 20.1895 Paving 6.8900e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0179 0.1113 0.1458 2.3000e- 004 5.6800e- 003 5.6800e- 003 5.2200e- 003 5.2200e- 003 0.0000 20.0275 20.0275 6.4800e- 003 0.0000 20.1895 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 23 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.6 Paving - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.7000e- 004 4.8000e- 004 4.2800e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.1252 1.1252 3.0000e- 005 0.0000 1.1260 Total 5.7000e- 004 4.8000e- 004 4.2800e- 003 1.0000e- 005 1.4400e- 003 1.0000e- 005 1.4500e- 003 3.8000e- 004 1.0000e- 005 3.9000e- 004 0.0000 1.1252 1.1252 3.0000e- 005 0.0000 1.1260 Mitigated Construction Off-Site 3.7 Architectural Coating - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 2.8344 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 2.0500e- 003 0.0141 0.0181 3.0000e- 005 8.2000e- 004 8.2000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.5533 2.5533 1.7000e- 004 0.0000 2.5574 Total 2.8365 0.0141 0.0181 3.0000e- 005 8.2000e- 004 8.2000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.5533 2.5533 1.7000e- 004 0.0000 2.5574 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 24 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 3.7 Architectural Coating - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9900e- 003 1.6600e- 003 0.0149 4.0000e- 005 5.0100e- 003 3.0000e- 005 5.0400e- 003 1.3300e- 003 3.0000e- 005 1.3600e- 003 0.0000 3.9008 3.9008 1.1000e- 004 0.0000 3.9035 Total 1.9900e- 003 1.6600e- 003 0.0149 4.0000e- 005 5.0100e- 003 3.0000e- 005 5.0400e- 003 1.3300e- 003 3.0000e- 005 1.3600e- 003 0.0000 3.9008 3.9008 1.1000e- 004 0.0000 3.9035 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 2.8344 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 2.0500e- 003 0.0141 0.0181 3.0000e- 005 8.2000e- 004 8.2000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.5533 2.5533 1.7000e- 004 0.0000 2.5574 Total 2.8365 0.0141 0.0181 3.0000e- 005 8.2000e- 004 8.2000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.5533 2.5533 1.7000e- 004 0.0000 2.5574 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 25 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.7 Architectural Coating - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9900e- 003 1.6600e- 003 0.0149 4.0000e- 005 5.0100e- 003 3.0000e- 005 5.0400e- 003 1.3300e- 003 3.0000e- 005 1.3600e- 003 0.0000 3.9008 3.9008 1.1000e- 004 0.0000 3.9035 Total 1.9900e- 003 1.6600e- 003 0.0149 4.0000e- 005 5.0100e- 003 3.0000e- 005 5.0400e- 003 1.3300e- 003 3.0000e- 005 1.3600e- 003 0.0000 3.9008 3.9008 1.1000e- 004 0.0000 3.9035 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 26 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.6506 2.3008 6.1173 0.0175 1.6607 0.0163 1.6770 0.4444 0.0152 0.4596 0.0000 1,601.818 2 1,601.818 2 0.0641 0.0000 1,603.420 0 Unmitigated 0.6506 2.3008 6.1173 0.0175 1.6607 0.0163 1.6770 0.4444 0.0152 0.4596 0.0000 1,601.818 2 1,601.818 2 0.0641 0.0000 1,603.420 0 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 1.76 21.16 15.57 13,214 13,214 City Park 2.55 30.71 22.60 19,182 19,182 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Medical Office Building 1,625.85 403.20 69.75 2,229,147 2,229,147 Other Asphalt Surfaces 0.00 0.00 0.00 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Quality Restaurant 1,349.25 1,415.40 1082.40 1,238,740 1,238,740 Total 3,360.27 2,176.27 1,529.48 4,425,866 4,425,866 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 27 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Medical Office Building 13.00 5.00 5.00 29.60 51.40 19.00 60 30 10 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Quality Restaurant 13.00 5.00 5.00 12.00 69.00 19.00 38 18 44 5.0 Energy Detail 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Congregate Care (Assisted Living) 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Medical Office Building 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Other Asphalt Surfaces 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Parking Lot 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Quality Restaurant 0.588806 0.027737 0.198305 0.114471 0.022249 0.005748 0.012759 0.019721 0.002316 0.001163 0.004776 0.000758 0.001192 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 28 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 259.6547 259.6547 0.0122 2.6100e- 003 260.7362 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 259.6547 259.6547 0.0122 2.6100e- 003 260.7362 NaturalGas Mitigated 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 269.7932 269.7932 5.1700e- 003 4.9500e- 003 271.3964 NaturalGas Unmitigated 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 269.7932 269.7932 5.1700e- 003 4.9500e- 003 271.3964 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 29 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Medical Office Building 736650 3.9700e- 003 0.0361 0.0303 2.2000e- 004 2.7400e- 003 2.7400e- 003 2.7400e- 003 2.7400e- 003 0.0000 39.3105 39.3105 7.5000e- 004 7.2000e- 004 39.5441 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 3.1182e +006 0.0168 0.1529 0.1284 9.2000e- 004 0.0116 0.0116 0.0116 0.0116 0.0000 166.3990 166.3990 3.1900e- 003 3.0500e- 003 167.3879 Total 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 269.7932 269.7932 5.1700e- 003 4.9400e- 003 271.3964 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 30 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Medical Office Building 736650 3.9700e- 003 0.0361 0.0303 2.2000e- 004 2.7400e- 003 2.7400e- 003 2.7400e- 003 2.7400e- 003 0.0000 39.3105 39.3105 7.5000e- 004 7.2000e- 004 39.5441 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 3.1182e +006 0.0168 0.1529 0.1284 9.2000e- 004 0.0116 0.0116 0.0116 0.0116 0.0000 166.3990 166.3990 3.1900e- 003 3.0500e- 003 167.3879 Total 0.0273 0.2443 0.1823 1.4900e- 003 0.0188 0.0188 0.0188 0.0188 0.0000 269.7932 269.7932 5.1700e- 003 4.9400e- 003 271.3964 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 31 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 77.7355 3.6400e- 003 7.8000e- 004 78.0593 Medical Office Building 802350 108.6906 5.1000e- 003 1.0900e- 003 109.1434 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 39970 5.4146 2.5000e- 004 5.0000e- 005 5.4371 Parking Lot 9800 1.3276 6.0000e- 005 1.0000e- 005 1.3331 Quality Restaurant 490800 66.4864 3.1200e- 003 6.7000e- 004 66.7633 Total 259.6547 0.0122 2.6000e- 003 260.7362 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 32 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 6.1 Mitigation Measures Area 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 77.7355 3.6400e- 003 7.8000e- 004 78.0593 Medical Office Building 802350 108.6906 5.1000e- 003 1.0900e- 003 109.1434 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 39970 5.4146 2.5000e- 004 5.0000e- 005 5.4371 Parking Lot 9800 1.3276 6.0000e- 005 1.0000e- 005 1.3331 Quality Restaurant 490800 66.4864 3.1200e- 003 6.7000e- 004 66.7633 Total 259.6547 0.0122 2.6000e- 003 260.7362 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 33 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Unmitigated 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.2834 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7723 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0575 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Total 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 34 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.2834 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7723 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0575 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Total 1.1132 0.0219 1.8984 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1046 3.1046 3.0000e- 003 0.0000 3.1796 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 35 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 24.8666 0.6283 0.0150 45.0462 Unmitigated 24.8666 0.6283 0.0150 45.0462 CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 36 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 2.71658 1.2880 6.0000e- 005 1.0000e- 005 1.2934 Congregate Care (Assisted Living) 9.05641 / 5.70948 12.2186 0.2955 7.0600e- 003 21.7116 Medical Office Building 5.64662 / 1.07555 6.4404 0.1842 4.3900e- 003 12.3543 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 4.55301 / 0.290617 4.9196 0.1485 3.5400e- 003 9.6870 Total 24.8666 0.6283 0.0150 45.0462 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 37 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 2.71658 1.2880 6.0000e- 005 1.0000e- 005 1.2934 Congregate Care (Assisted Living) 9.05641 / 5.70948 12.2186 0.2955 7.0600e- 003 21.7116 Medical Office Building 5.64662 / 1.07555 6.4404 0.1842 4.3900e- 003 12.3543 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 4.55301 / 0.290617 4.9196 0.1485 3.5400e- 003 9.6870 Total 24.8666 0.6283 0.0150 45.0462 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 38 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Total CO2 CH4 N2O CO2e MT/yr Mitigated 127.2205 7.5185 0.0000 315.1835 Unmitigated 127.2205 7.5185 0.0000 315.1835 Category/Year CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 39 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.2 0.0406 2.4000e- 003 0.0000 0.1006 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Medical Office Building 486 98.6536 5.8303 0.0000 244.4101 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 13.69 2.7790 0.1642 0.0000 6.8847 Total 127.2205 7.5185 0.0000 315.1835 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 40 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.2 0.0406 2.4000e- 003 0.0000 0.1006 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Medical Office Building 486 98.6536 5.8303 0.0000 244.4101 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Quality Restaurant 13.69 2.7790 0.1642 0.0000 6.8847 Total 127.2205 7.5185 0.0000 315.1835 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 41 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual 11.0 Vegetation Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 7/29/2020 11:54 AMPage 42 of 42 Tank Farm Road Assisted Living and Commercial Project - San Luis Obispo County APCD Air District, Annual Attachment 5 Airport Land Use Commission Consistency Determination Attachment 6 Greenhouse Gas Technical Memorandum Rincon Consultants, Inc. 1530 Monterey Street, Suite D San Luis Obispo, California 93401 805 547 0900 OFFICE AND FAX info@rinconconsultants.com www.rinconconsultants.com Environmental Scientists Planners Engineers April 1, 2019  Project No: 19‐07096  Brian Leveille  City of San Luis Obispo Community Development  Long Range Planning  919 Palm Street  San Luis Obispo, California 93401  Subject:  Tank Farm Road Assisted Living Facility and Retail Project   3985 Broad Street and 660 Tank Farm Road, San Luis Obispo, California 93401  Dear Mr. Leveille:  This technical memorandum analyzes the potential greenhouse gas emissions impacts of the proposed  assisted living facility and retail development on an approximately 10.24‐acre project site located at  3985 Broad Street and 660 Tank Farm Road in San Luis Obispo, California (Assessor’s Parcel Numbers  053‐421‐003 and 053‐421‐004). Rincon Consultants, Inc. (Rincon) prepared this memorandum under  contract to the City of San Luis Obispo, in support of the environmental documentation being prepared  pursuant to the California Environmental Quality Act (CEQA). The project is located in the South Central  Coast Air Basin (SCCAB) under the jurisdiction of the San Luis Obispo Air Pollution Control District  (SLOAPCD). This assessment is based on significance thresholds and methodologies in the SLOAPCD’s  2012 CEQA Air Quality Handbook and 2012 GHG Thresholds and Supporting Evidence.”1  Project Description The proposed project would involve construction of an approximately 133,655‐square foot assisted  living facility with 111 suites and 28 memory care beds, and six retail buildings with a total floor area of  45,269 square feet. The project would also include a surface parking lot with approximately 288 vehicle  spaces and 67 bicycle parking spaces. The project site is bound by Tank Farm Road to the south, Broad  Street to the east, commercial development to the north, and a partially‐vacant mobile home park to  the west.2 If approved, the project would begin construction in September 2019 and would be  operational by March 2022.   The following sections discuss the SLOAPCD regional thresholds, project impact analysis, and  recommendations and conclusions related to air pollutant emissions from project construction and  operation.                                                                  1 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at:  http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf  ____. 2012. Greenhouse Gas Thresholds and Supporting Evidence. March 28. Available at: https://storage.googleapis.com/slocleanair‐ org/images/cms/upload/files/Greenhouse%20Gas%20Thresholds%20and%20Supporting%20Evidence%204‐2‐2012.pdf   2 The mobile home park located at 650 Tank Farm is planned for redevelopment as a mixed‐use development with 249 residential units and  17,500 square feet of commercial space. On completion, these planned residential units would be sensitive receptors.  City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 2 Setting Climate Change and Greenhouse Gases Gases that absorb and re‐emit infrared radiation in the atmosphere are called greenhouse gases (GHGs).  The gases that are widely seen as the principal contributors to human‐induced climate change include  carbon dioxide (CO2), methane (CH4), nitrous oxides (N2O), fluorinated gases such as hydrofluorocarbons  (HFCs) and perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Water vapor is excluded from the list  of GHGs because it is short‐lived in the atmosphere, and its atmospheric concentrations are largely  determined by natural processes, such as oceanic evaporation.  GHGs are emitted by both natural processes and human activities. Of these gases, CO2 and CH4 are  emitted in the greatest quantities from human activities. Emissions of CO2 are largely by‐products of  fossil fuel combustion, whereas CH4 results from off‐gassing associated with agricultural practices and  landfills.  Man‐made GHGs, many of which have greater heat‐absorption potential than CO2, include fluorinated  gases and SF6.3 Different types of GHGs have varying global warming potentials (GWPs). The GWP of a  GHG is the potential of a gas or aerosol to trap heat in the atmosphere over a specified timescale  (generally, 100 years). Because GHGs absorb different amounts of heat, a common reference gas (CO2) is  used to relate the amount of heat absorbed to the amount of the gas emissions, referred to as “carbon  dioxide equivalent” (CO2e), and is the amount of a GHG emitted multiplied by its GWP. Carbon dioxide  has a 100‐year GWP of one. By contrast, methane has a GWP of 25, meaning its global warming effect is  25 times greater than carbon dioxide on a molecule per molecule basis.4  Regulatory Setting In response to an increase in man‐made GHG concentrations over the past 150 years, California has  implemented AB 32, the “California Global Warming Solutions Act of 2006.” AB 32 codifies the  Statewide goal of reducing emissions to 1990 levels by 2020 (essentially a 15% reduction below 2005  emission levels) and the adoption of regulations to require reporting and verification of statewide GHG  emissions. Furthermore, on September 8, 2016, the governor signed Senate Bill 32 (SB 32) into law,  which requires the State to further reduce GHGs to 40 percent below 1990 levels by 2030. SB 32 extends  AB 32, directing the California Air Resources Board (CARB) to ensure that GHGs are reduced to 40  percent below the 1990 level by 2030.   On December 14, 2017, CARB adopted the 2017 Scoping Plan, which provides a framework for achieving  the 2030 target. The 2017 Scoping Plan does not provide project‐level thresholds for land use  development. Instead, it recommends that local governments adopt policies and locally‐appropriate  quantitative thresholds consistent with a statewide per capita goal of six metric tons (MT) of CO2e by  2030 and two MT of CO2e by 2050. As stated in the 2017 Scoping Plan, these goals may be appropriate                                                                 3 United States Environmental Protection Agency (U.S. EPA). 2018. Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990‐2016. U. S. EPA  #430‐R‐18‐003. April 2018. Available at: https://www.epa.gov/sites/production/files/2018‐01/documents/2018_complete_report.pdf  4 Intergovernmental Panel on Climate Change (IPCC). 2007. Summary for Policymakers. In: Climate Change 2007: The Physical Science Basis.  Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change.  City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 3 for plan‐level analyses (city, county, subregional, or regional level), but not for specific individual  projects because they include all emissions sectors in the State.  Local Climate The project site is located in the South Central Coast Air Basin (SCCAB), which includes all of San Luis  Obispo, Santa Barbara, and Ventura counties. The climate of the Santa Barbara County area and all of  the SCCAB is strongly influenced by its proximity to the Pacific Ocean and the location of the semi‐ permanent high pressure cell in the northeastern Pacific. The Mediterranean climate of the region  produces moderate average temperatures, although extreme temperatures can be reached in the  winter and summer.   Cool, humid marine air causes frequent fog and low clouds along the coast, generally during the night  and morning hours in the late spring and early summer months. The project area is subject to a diurnal  cycle in which daily onshore winds from the west and northwest are replaced by mild offshore breezes  flowing from warm inland valleys during night and early morning hours. This alternating cycle can create  a situation where suspended pollutants are swept offshore at night, and then carried back onshore the  following day. Dispersion of pollutants is further degraded when the wind velocity for both day and  nighttime breezes is low. The region is also subject to seasonal Santa Ana winds. These winds are  typically hot, dry northerly winds which blow offshore at 15 to 20 miles per hour (mph), but can reach  speeds in excess of 60 mph.   Two types of temperature inversions (warmer air on top of cooler air) are created in the area:  subsidence and radiational. The subsidence inversion is a regional effect created by the Pacific high in  which air is heated as it is compressed when it flows from the high pressure area to the low pressure  areas inland. This type of inversion generally forms at about 1,000 to 2,000 feet and can occur  throughout the year, but it is most evident during the summer months. Radiational, or surface,  inversions are formed by the more rapid cooling of air near the ground during the night, especially  during winter. This type of inversion is typically lower (0 to 500 feet at Vandenberg Air Force Base, for  example) and is generally accompanied by stable air. Both types of inversions limit the dispersal of air  pollutants within the regional airshed, with the more stable the air (low wind speeds, uniform  temperatures), the lower the amount of pollutant dispersion.  Significance Criteria and Analysis Methodologies Significance Thresholds The California Environmental Quality Act (CEQA) Guidelines, Appendix G Environmental Checklist,  includes the following two questions regarding assessment of GHG emissions:    Would the project generate GHG emissions, either directly or indirectly, that may have a significant  impact on the environment?   Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of  reducing the emission of GHGs?  As stated in the CEQA Guidelines, these questions are “intended to encourage thoughtful assessment of  impacts and do not necessarily represent thresholds of significance” (Title 14, Division 6, Chapter 3  Guidelines for Implementation of the CEQA, Appendix G, Environmental Checklist Form).   City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 4 The CEQA Guidelines require lead agencies to adopt GHG thresholds of significance. When adopting  these thresholds, the Guidelines allow lead agencies to develop their own significance thresholds and/or  to consider thresholds of significance adopted or recommended by other public agencies, or  recommended by experts, provided that the thresholds are supported by substantial evidence.  The City of San Luis Obispo has not adopted GHG emissions thresholds for use in CEQA documents.  According to the adopted SLOAPCD guidance, the following three quantitative thresholds may be used  to evaluate the level of significance of GHG emissions impacts for residential and commercial projects:   Qualified GHG Reductions Strategies. A project would have a significant impact if it is not consistent 1. with a qualified GHG reduction strategy that meets the requirements of the State CEQA Guidelines.  If a project is consistent with a qualified GHG reduction strategy, it would not have a significant  impact; OR,  Bright‐Line Threshold. A project would have a significant impact if it would generate GHG emissions 2. in excess of the “bright‐line threshold” of 1,150 MT of CO2e per year; OR,  Efficiency Threshold. A project would have a significant impact if it would generate GHG emissions in 3. excess of the efficiency threshold of 4.9 MT of CO2e per service population per year. The service  population is defined as the number of residents plus employees for a given project.  The efficiency threshold is specifically intended to avoid penalizing large‐scale plans or projects that  incorporate emissions‐reducing features and/or that are located in a manner that results in relatively  low vehicle miles traveled. The City of San Luis Obispo Climate Action Plan (CAP), adopted in 2012,  serves as the City’s qualified GHG reduction strategy. The GHG‐reducing policy provisions contained in  the CAP were prepared with the purpose of complying with the requirements of AB 32 and achieving the  goals of the AB 32 Scoping Plan, which have a horizon year of 2020. Therefore, the City’s CAP is not  considered a qualified GHG reduction strategy for assessing the significance of GHG emissions generated  by projects with a horizon year post‐2020. Therefore, to assess the proposed project, the SLOAPCD GHG  thresholds were reduced by 40 percent to account for the continued reductions required by 2030 under  SB 32. Therefore, the bright line threshold was reduced to 1,035 MT CO2e and the efficiency threshold  was reduced to 4.41 MT of CO2e per service population for assessing 2022.   Methodology and Assumptions GHG emissions were estimated using CalEEMod, version 2016.3.2.5 In brief, the model estimates GHG  emissions by multiplying emission source intensity factors by estimated quantities of emission sources  based on the land use information. All CalEEMod estimates are in terms of total MT of CO2e.   Emission estimates were calculated for the three GHGs of primary concern (CO2, CH4, and N2O) that  would be emitted from the five primary operational sources that would be associated with buildout of  the proposed project: mobile sources, area sources, energy use, water use, and solid waste disposal.  GHG emissions were quantified and projected to year 2022.   Construction Emissions Construction activities emit GHGs primarily though combustion of fuels (mostly diesel) in the engines of  off‐road construction equipment and through combustion of diesel and gasoline in on‐road construction                                                                 5 California Emissions Estimator Model, 2016.3.2. Available at: http://www.caleemod.com/  City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 5 vehicles and in the commute vehicles of the construction workers. Smaller amounts of GHGs are also  emitted indirectly through the energy use embodied in any water use for fugitive dust control and  lighting for the construction activity. Every phase of the construction process, including demolition,  grading, paving, and building, emits GHG emissions in volumes proportional to the quantity and type of  construction equipment used. Heavier equipment typically emits more GHGs per hour of use than the  lighter equipment because of their greater fuel consumption and engine design.  CalEEMod estimates construction emissions by multiplying the amount of time equipment is in  operation by emission factors. Construction was assumed to begin in September 2019 and be complete  by March 2022. Construction emissions were amortized over a 25 period per SLOAPCD guidelines.   Mobile Source Emissions GHG emissions from vehicles are generated by the combustion of fossil fuels in vehicle engines. Vehicle  emissions are calculated based on the vehicle type and the trip rate for each land use. The vehicle  emission factors and fleet mix used in CalEEMod are derived from CARB’s Emission Factors 2011 model,  which includes GHG reductions achieved by implementation of Pavley I (Clean Car Standards) and the  Low Carbon Fuel Standard and are thus considered in the calculation of standards for project emissions.   The trip generation rates applied for project were sourced from the Institute of Traffic Engineers (ITE) 9th  Edition for congregate care (assisted living) and regional shopping center (ITE codes 253 and 820,  respectively) based on CalEEMod default values for the proposed land uses.  Energy Use Emissions As a result of the consumption of electricity and natural gas during project operation, GHGs are emitted  on‐site during the combustion of natural gas for space and water heating and off‐site during the  generation of electricity from fossil fuels in power plants. CalEEMod estimates GHG emissions from  energy use by multiplying average rates of residential and non‐residential energy consumption by the  quantities of residential units and non‐residential square footage entered in the land use module to  obtain total projected energy use. This value is then multiplied by electricity and natural gas GHG  emission factors applicable to the project location and utility provider.   Building energy use is typically divided into energy consumed by the built environment and energy  consumed by uses that are independent of the building, such as plug‐in appliances. Non‐building energy  use, or “plug‐in energy use,” can be further subdivided by specific end‐use (refrigeration, cooking, office  equipment, etc.). In California, Title 24 governs energy consumed by the built environment, mechanical  systems, and some types of fixed lighting.  The project would be served by Pacific Gas & Electric (PG&E). Therefore, PG&E’s specific energy  intensity factors (i.e., the amount of CO2, CH4, and N2O per kilowatt‐hour) are used in the calculations of  GHG emissions. PG&E currently has renewable energy procurement of 33.0 percent as of 20176. Per SB  100, the statewide Renewable Portfolio Standard (RPS) Program requires electricity providers to  increase procurement from eligible renewable energy sources to 33 percent by 2020 and 60 percent by  2030. However, the energy intensity factors included in CalEEMod are based on 2009 data by default at                                                                 6 2018 California Renewables Portfolio Standard Annual Report to the Legislature. Available at:   http://www.cpuc.ca.gov/uploadedFiles/CPUC_Public_Website/Content/Utilities_and_Industries/Energy_‐ _Electricity_and_Natural_Gas/Renewables%20Portfolio%20Standard%20Annual%20Report%202018.pdf  City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 6 which time PG&E had only achieved a 14.1 percent procurement of renewable energy7. To account for  the continuing effects of the RPS, the energy intensity factors included in CalEEMod were reduced based  on the percentage of renewables reported by PG&E. PG&E energy intensity factors that include this  reduction are shown in Table 1.  Table 1 Pacific Gas & Electric Energy Intensity Factors   2009  (lbs/MWh)  2020  (lbs/MWh)  Percent Procurement 14.1% 33.0%  Carbon dioxide (CO2) 641.35  499.66  Methane (CH4)  0.029 0.022  Nitrous oxide (N2O)  0.006 0.005  Area Source Emissions Area sources include GHG emissions that would occur from the use of landscaping equipment. The use  of landscape equipment emits GHGs associated with the equipment’s fuel combustion. The landscaping  equipment emission values were derived from the 2011 Off‐Road Equipment Inventory Model.   Water and Wastewater Emissions The amount of water used and the amount of wastewater generated by a project generate indirect GHG  emissions. These emissions are a result of the energy used to supply, convey, and treat water and  wastewater. In addition to the indirect GHG emissions associated with energy use, the wastewater  treatment process itself can directly emit both CH4 and N2O.  The indoor and outdoor water use consumption data for each land use subtype comes from the Pacific  Institute’s Waste Not, Want Not: The Potential for Urban Water Conservation in California (2003).8  Based on that report, a percentage of total water consumption was dedicated to landscape irrigation,  which is used to determine outdoor water use. Wastewater generation was similarly based on a  reported percentage of total indoor water use.   New development would be subject to CalGreen, which requires a 20 percent increase in indoor water  use efficiency. Thus, in order to account for compliance with CalGreen, a 20 percent reduction in indoor  water use was included in the water consumption calculations for new development. The project would  also use 100 percent recycled water for exterior areas.   In addition to water reductions associated with building code compliance and project design features,  the GHG emissions from the energy used to transport the water for both existing and new development  account for compliance with the RPS as discussed under “Energy Emissions”.   Solid Waste Emissions The disposal of solid waste produces GHG emissions from the transportation of waste, anaerobic  decomposition in landfills, and incineration. To calculate the GHG emissions generated by solid waste                                                                 7 California Public Utilities Commission (CPUC). Renewables Portfolio Standard Quarterly Report. 1st Quarter 2011. Available at:  http://www.cpuc.ca.gov/WorkArea/DownloadAsset.aspx?id=5858   8 California Emissions Estimator Model, User Guide, Appendix D. Available at: http://www.caleemod.com/   City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 7 disposal, the total volume of solid waste was calculated using waste disposal rates identified by the  California Department of Resources Recycling and Recovery (CalRecycle). The methods for quantifying  GHG emissions from solid waste are based on the Intergovernmental Panel of Climate Change (IPCC)  method, using the degradable organic content of waste. GHG emissions associated with the project’s  waste disposal were calculated using these parameters. According to a CalRecyle report to the  Legislature, as of 2013 California had achieved a statewide 50 percent diversion of solid waste from  landfills through “reduce/recycle/compost” programs9. However, AB 341 mandates that 75 percent of  the solid waste generated be reduced, recycled, or composted by 2020. Therefore, to account for the  continuing actions of recycling requirements under state law (i.e., AB 341), a 25 percent solid waste  diversion rate was included in the modeled.  Service Population The service population is defined as the number of residents plus employees for a given project. The  number of residents was calculated assuming one person per memory care bed and 1.25 person per  suite. The number of employees was calculated assuming 0.33 nurse/employee per resident (multiplied  by three for 24‐hour care) for the assisted living facility10 and 2.5 employees per 1,000 square feet for  the retail component11. Therefore, the proposed project would have a service population of 417.  Impact Analysis GHG Emissions As discussed under “Significance Thresholds,” the project would result in a significant GHG impact if  implementation of the proposed project would generate GHG emissions that exceed an annual  efficiency threshold of 4.41 MT of CO2E per service population.  Based on the methodology summarized in “Methodology and Assumptions”, the primary sources of  direct and indirect GHG emissions have been calculated for year 2022. Table 2 summarizes the project’s  GHG emissions. The complete model outputs for year 2022 GHG emission calculations are included in  Attachment 1.                                                                 9 CalRecycle. AB 341 Report to the Legislature, August 2015. Available at: https://www2.calrecycle.ca.gov/Publications/Download/1168   10 City of San Diego. 2015. The Glen at Scripps Ranch Project Final Environmental Impact Report, Sch #:2013071013. October 30. .  http://docs.sandiego.gov/citybulletin_publicnotices/CEQA/PN1300%20%23264823%20Draft%20EIR%20Part%202%20Date%203‐30‐15.pdf   11 City Of Los Angeles. 2003. Final Master Environmental Impact Report For Corbin And Nordhoff Redevelopment Project Sch #: 2002051125.  Available at: https://planning.lacity.org/eir/Corbin_Nordhoff/FINAL_MEIR/index.htm   City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 8 Table 2 Year 2022 Annual GHG Emissions Emission Source  Year 2022 GHG Emissions  (MT of CO2e)  Construction1 73.10  Area Sources  2.2  Energy Use 302.4  Mobile Sources 1,283.4  Solid Waste Disposal 65.8  Water Use 25.2  Total 1,739.9  Service Population 417  GHG Emissions per Service Population 4.17  See Attachment 2 for modeling  results.  1 Construction emission were amortized over a 25 year period per SLOAPCD guidance.     As shown in Table 2, annual GHG emissions associated with implementation of the proposed project  would be 1,739.9 MT CO2e, or 4.17 MT of CO2e per service person, which would not exceed the  significance threshold of 4.41 MT of CO2e per service person.  Applicable Adopted Plans, Policies, and Regulations Intended to Reduce GHG Emissions CAP Consistency The City of San Luis Obispo CAP serves as a qualified GHG reduction strategy consistent with State CEQA  Guidelines. The CAP outlines a course of action to improve environmental, social, and economic  sustainability and includes six emission reductions strategies: 1) buildings, 2) renewable energy, 3)  transportation and land use, 4) water, 5) solid waste, and 6) parks and open space. A project is  considered consistent with the City’s CAP if it includes provisions to further the emissions reduction  goals in the Plan. Measures and goals from the CAP include transportation and land use goals that  promote residential developments in close proximity to transit development and commercial areas to  reduce the need for commuting, promoting mixed–use development, and to implement water  conservation techniques. The proposed project would locate mixed‐use development in close proximity  to stops on the SLO Transit 1A (Johnson/Tank Farm) route, as well as commercial business park and  industrial uses south of Tank Farm and east of Broad Street. The project would not conflict with any of  the goals, policies, and programs of the CAP; therefore, the project would be consistent with the CAP.  2017 Scoping Plan The 2017 Scoping Plan provides a framework for achieving the 2030 statewide emissions target codified  by SB 32 and recommends that local governments adopt policies and locally‐appropriate quantitative  thresholds consistent with a statewide per capita goal of six MT CO2e by 203012. As discussed above, the  project would not conflict with the goals of the locally‐adopted GHG reduction strategy. Furthermore,                                                                 12 California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan. December 14, 2017. Available at:  https://www.arb.ca.gov/cc/scopingplan/scoping_plan_2017.pdf  City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 9 the project’s GHG emissions would not exceed the adjusted SLOAPCD GHG emissions threshold of 4.41  MT of CO2e per service person in 2022, which was developed in light of the 2030 target of a 40 percent  reduction below 2020 levels established by SB 32. Because the project would be consistent with SB 32,  the project would also be consistent with the 2017 Scoping Plan, which was developed to achieve the  statewide emissions target set by SB 32.  Conclusions As summarized in Table 2, in year 2022, the proposed project would result in GHG emissions of  4.17 MT of CO2e per service population annually. By emitting less than 4.41 MT of CO2e per service  population, the project’s contribution of GHG emissions to cumulative statewide emissions would be  less than cumulatively considerable. Therefore, the project’s direct and indirect GHG emissions would  have a less than significant impact on the environment. In addition, the project would not conflict with  the goals and strategies of local and state plans, policies, and regulations adopted to reduce GHG  emissions. Thus, impacts associated with applicable policies, plans, and regulations would be less than  significant.  If you have any questions, please contact us at bmaddux@rinconconsultants.com or (805) 644‐4455,  extension 2038.  Sincerely,   Rincon Consultants, Inc.      William A. Maddux  Senior Environmental Scientist  Attachment Attachment 1 GHG Modeling Results     City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 10                               Attachment 1 GHG Modeling Results   1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 499.38 0.023CH4 Intensity (lb/MWhr) 0.005N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 1 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Project Characteristics - PG&E was at 14% renewables in 2008 aaccording to the PG&E website, as of 2019 they had achieved 33% per the CEC. Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Energy Use - High efficacy lighting not inlcuded in CalEEMod Concregate Care 741.44-75%=185.36 Water And Wastewater - CalGreen Code -20% indoor water use 9,056,409.56-20%=7245127.65, 3,353,263.05-20%=2682610.44 Solid Waste - 25% waste diversion congregate Care 126.84-25%=95.13, Park 0.14-25%=0.105, and retail 47.53-25%=35.65 Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Waste Mitigation - Area Mitigation - Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 2 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblEnergyUse LightingElect 741.44 185.36 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblProjectCharacteristics CH4IntensityFactor 0.029 0.023 tblProjectCharacteristics CO2IntensityFactor 641.35 499.38 tblProjectCharacteristics N2OIntensityFactor 0.006 0.005 tblSolidWaste SolidWasteGenerationRate 0.14 0.11 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 3 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 2.0 Emissions Summary 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.2551 2.8019 1.6159 3.0000e- 003 0.6906 0.1302 0.8208 0.3384 0.1198 0.4582 0.0000 269.8991 269.8991 0.0817 0.0000 271.9408 2020 0.3928 3.1536 3.1270 6.9600e- 003 0.2805 0.1393 0.4197 0.0753 0.1310 0.2063 0.0000 623.9450 623.9450 0.0828 0.0000 626.0142 2021 1.0329 3.9382 4.2652 9.2000e- 003 0.3370 0.1716 0.5086 0.0904 0.1609 0.2513 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 2022 0.0554 0.4473 0.4935 1.1600e- 003 0.0481 0.0172 0.0653 0.0129 0.0161 0.0291 0.0000 104.3177 104.3177 0.0137 0.0000 104.6603 Maximum 1.0329 3.9382 4.2652 9.2000e- 003 0.6906 0.1716 0.8208 0.3384 0.1609 0.4582 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 Unmitigated Construction tblSolidWaste SolidWasteGenerationRate 126.84 95.13 tblSolidWaste SolidWasteGenerationRate 47.53 35.65 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 tblWater IndoorWaterUseRate 9,056,409.56 7,245,127.65 tblWater IndoorWaterUseRate 3,353,263.05 2,682,610.44 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 4 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.0838 1.4525 1.7424 3.0000e- 003 0.6906 0.0651 0.7557 0.3384 0.0644 0.4027 0.0000 269.8988 269.8988 0.0817 0.0000 271.9405 2020 0.3651 3.0769 3.1399 6.9600e- 003 0.2805 0.1369 0.4173 0.0753 0.1308 0.2061 0.0000 623.9446 623.9446 0.0828 0.0000 626.0139 2021 1.0077 3.9017 4.2837 9.2000e- 003 0.3370 0.1738 0.5108 0.0904 0.1652 0.2555 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 2022 0.0522 0.4494 0.4972 1.1600e- 003 0.0481 0.0183 0.0664 0.0129 0.0175 0.0304 0.0000 104.3176 104.3176 0.0137 0.0000 104.6602 Maximum 1.0077 3.9017 4.2837 9.2000e- 003 0.6906 0.1738 0.7557 0.3384 0.1652 0.4027 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 13.09 14.12 -1.70 0.00 0.00 14.02 3.54 0.00 11.69 5.29 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 9-2-2019 12-1-2019 2.9852 1.5005 2 12-2-2019 3-1-2020 0.2972 0.2885 3 3-2-2020 6-1-2020 0.9719 0.9432 4 6-2-2020 9-1-2020 0.9696 0.9409 5 9-2-2020 12-1-2020 0.9638 0.9354 6 12-2-2020 3-1-2021 0.8973 0.8778 7 3-2-2021 6-1-2021 0.8833 0.8678 8 6-2-2021 9-1-2021 1.1733 1.1578 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 5 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 301.0335 301.0335 0.0120 3.5900e- 003 302.4044 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 26.5695 0.0000 26.5695 1.5702 0.0000 65.8248 Water 0.0000 0.0000 0.0000 0.0000 3.1496 19.8637 23.0134 0.3244 7.8400e- 003 33.4591 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 29.7191 1,721.258 9 1,750.978 0 1.9701 0.0114 1,803.638 4 Unmitigated Operational 9 9-2-2021 12-1-2021 1.7343 1.7190 10 12-2-2021 3-1-2022 1.0902 1.0840 Highest 2.9852 1.7190 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 6 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 301.0335 301.0335 0.0120 3.5900e- 003 302.4044 Mobile 0.5764 2.1237 5.3941 0.0138 1.2118 0.0147 1.2265 0.3244 0.0138 0.3382 0.0000 1,258.367 7 1,258.367 7 0.0562 0.0000 1,259.771 4 Waste 0.0000 0.0000 0.0000 0.0000 26.5695 0.0000 26.5695 1.5702 0.0000 65.8248 Water 0.0000 0.0000 0.0000 0.0000 2.5197 14.3519 16.8716 0.2595 6.2500e- 003 25.2218 Total 1.4061 2.2062 7.3219 0.0142 1.2118 0.0301 1.2419 0.3244 0.0292 0.3536 29.0892 1,576.854 9 1,605.944 0 1.9008 9.8400e- 003 1,656.399 6 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 1.17 5.72 5.13 9.59 10.90 4.63 10.76 10.90 4.49 10.40 2.12 8.39 8.28 3.52 13.91 8.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 7 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 8 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 9 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0954 1.0026 0.4854 8.4000e- 004 0.0526 0.0526 0.0484 0.0484 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Total 0.0954 1.0026 0.4854 8.4000e- 004 0.3975 0.0526 0.4501 0.2185 0.0484 0.2669 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 10 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0252 0.4375 0.5039 8.4000e- 004 0.0219 0.0219 0.0215 0.0215 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Total 0.0252 0.4375 0.5039 8.4000e- 004 0.3975 0.0219 0.4193 0.2185 0.0215 0.2400 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 11 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1540 1.7719 1.0847 2.0200e- 003 0.0774 0.0774 0.0712 0.0712 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Total 0.1540 1.7719 1.0847 2.0200e- 003 0.2820 0.0774 0.3594 0.1169 0.0712 0.1881 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 12 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0530 0.9876 1.1926 2.0200e- 003 0.0430 0.0430 0.0427 0.0427 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Total 0.0530 0.9876 1.1926 2.0200e- 003 0.2820 0.0430 0.3250 0.1169 0.0427 0.1596 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 13 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Total 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 14 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Total 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 15 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Total 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 16 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Total 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 17 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Total 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 18 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Total 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 19 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 20 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 21 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 22 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 23 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile Increase Density Increase Diversity Increase Transit Accessibility Integrate Below Market Rate Housing Improve Pedestrian Network 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 24 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.5764 2.1237 5.3941 0.0138 1.2118 0.0147 1.2265 0.3244 0.0138 0.3382 0.0000 1,258.367 7 1,258.367 7 0.0562 0.0000 1,259.771 4 Unmitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 824,696 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,402,090 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,226,786 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 25 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 231.2245 231.2245 0.0107 2.3200e- 003 232.1806 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 231.2245 231.2245 0.0107 2.3200e- 003 232.1806 NaturalGas Mitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 NaturalGas Unmitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 26 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 27 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 28 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 496546 112.4750 5.1800e- 003 1.1300e- 003 112.9401 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 9.1331 4.2000e- 004 9.0000e- 005 9.1709 Regional Shopping Center 483926 109.6164 5.0500e- 003 1.1000e- 003 110.0697 Total 231.2245 0.0107 2.3200e- 003 232.1806 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 29 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 6.1 Mitigation Measures Area 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 496546 112.4750 5.1800e- 003 1.1300e- 003 112.9401 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 9.1331 4.2000e- 004 9.0000e- 005 9.1709 Regional Shopping Center 483926 109.6164 5.0500e- 003 1.1000e- 003 110.0697 Total 231.2245 0.0107 2.3200e- 003 232.1806 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 30 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 31 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 32 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 16.8716 0.2595 6.2500e- 003 25.2218 Unmitigated 23.0134 0.3244 7.8400e- 003 33.4591 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.94211 1.5397 7.0000e- 005 2.0000e- 005 1.5461 Congregate Care (Assisted Living) 7.24513 / 5.70948 15.7052 0.2367 5.7100e- 003 23.3239 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.68261 / 2.05523 5.7685 0.0876 2.1100e- 003 8.5892 Total 23.0134 0.3244 7.8400e- 003 33.4591 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 33 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.16527 0.9238 4.0000e- 005 1.0000e- 005 0.9277 Congregate Care (Assisted Living) 5.7961 / 3.42569 11.6589 0.1893 4.5600e- 003 17.7501 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.14609 / 1.23314 4.2889 0.0701 1.6900e- 003 6.5441 Total 16.8716 0.2595 6.2600e- 003 25.2218 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 34 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Total CO2 CH4 N2O CO2e MT/yr Mitigated 26.5695 1.5702 0.0000 65.8248 Unmitigated 26.5695 1.5702 0.0000 65.8248 Category/Year 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.11 0.0223 1.3200e- 003 0.0000 0.0553 Congregate Care (Assisted Living) 95.13 19.3105 1.1412 0.0000 47.8410 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 35.65 7.2366 0.4277 0.0000 17.9284 Total 26.5695 1.5702 0.0000 65.8248 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 35 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.11 0.0223 1.3200e- 003 0.0000 0.0553 Congregate Care (Assisted Living) 95.13 19.3105 1.1412 0.0000 47.8410 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 35.65 7.2366 0.4277 0.0000 17.9284 Total 26.5695 1.5702 0.0000 65.8248 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 36 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 11.0 Vegetation User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 37 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual 232825 Gasoline vehicles 3226786 Project VMT (CalEEMod output) 12777 Diesel vehicles 3058923 94.8% Gasoline vehicle % 167863 5.2% Diesel vehicle % 94.8% 2.12 Tons per year mobile NOX emissions (annual output in CalEEMod) 2.01 4.16% 0.0838 0.0760 0.3316 17.26 0.01921 3224.2 0.0032242 0.0792 298 23.6 CO2E emissions per year from N2O emissions from gasoline + diesel vehicles *Vehicle population source: EMFAC2014 (v1.0.7) Emissions Inventory Region Type: District Region: San Luis Obispo Calendar Year: 2022 Season: Annual Vehicle Classification: EMFAC2011 Categories **Methodology source: EMFAC2011 Frequently Asked Questions https://www.arb.ca.gov/msei/emfac2011‐faq.htm ***GWP source: Intergovernmental Panel on Climate Change (IPCC). 2007.   AR4 Climate Change 2007: The Physical Science Basis.  Contrbution of Working Group I to the Fourth Assessment Report of the  Intergovernmental Panel on Climate Change. Project Code & Title: 19‐07096,Tank Farm Road Assisted Living Facility and Retail Project  N2O Operational GHG Emission Mobile Calculations Metric tons per year from gasoline + diesel vehicles GWP of N2O*** VMT per Vehicle Type Gasoline vehicle VMT Diesel vehicle VMT CO2E Emissions from N2O Gasoline vehicle % Gasoline vehicle tons per year NOX emissions  Percentage to convert NOX emissions to N2O ** Tons per year N2O emissions for gasoline vehicles Metric tons per year N2O emissions for gasoline vehicles grams N2O per gallon of fuel for diesel vehicles** Diesel average miles per gallon* grams per mile N2O for diesel vehicles Sources Vehicle Population Breakdown* Gasoline Vehicles Diesel Vehicles Metric tons per year N2O emissions for diesel vehicles grams per year N2O for diesel vehicles Attachment 7 Acoustical Assessment David Lord, PhD dl@45dB.com Sarah Taubitz, MSME st@45dB.com (805) 704-8046 P.O. Box 1406 San Luis Obispo, CA 93406 October 31, 2017 Project 1758 RE: Acoustical Assessment of Proposed Residential & Commercial projects at Northwest Corner, Tank Farm and Broad Street San Luis Obispo, CA Requested by: NKT Commercial, LLC 684 Higuera St., Suite B San Luis Obispo, CA 93423 1 Introduction The subject of this assessment is the proposed development at the northwest corner of Tank Farm Road and Broad Street in San Luis Obispo, with regard to the potential impact of all surrounding noise sources. Noise sources examined in this study are vehicular traffic along the two busy ground transportation corridors, as well as operations associated with the San Luis Obispo County Regional Airport. In addition, there are potential existing or future stationary noise sources from neighboring commercial activities along the south boundary of the site. Existing sound levels were measured on the proposed site. SoundPLAN, an acoustic software sound level modeling tool, was used to generate sound level contours which were based on physical characteristics of the topography, measured sound level values, and traffic volume data. 45dB Acoustics, LLC NWC Broad and Tank Farm page 2 of 28 noise management : room acoustics : environmental impact www.45dB.com Contents 1 Introduction ........................................................................................................................................................ 1 3 Location .............................................................................................................................................................. 4 3.1 Airport Sound Level ........................................................................................................................................ 5 3.2 Calculated Airport SENEL .............................................................................................................................. 8 3.1 Helicopter Flight Training .............................................................................................................................. 8 4 Sound Level Measurement ................................................................................................................................ 9 5 Site Sound Level Contours .............................................................................................................................. 12 6 Contour Disparities .......................................................................................................................................... 15 7 Regulatory Setting ............................................................................................................................................ 17 7.1 State Regulation ............................................................................................................................................ 17 7.2 Local Regulation ........................................................................................................................................... 18 8 Traffic Characteristics ..................................................................................................................................... 19 8.1 Traffic Volume on Broad Street and on Tank Farm Road ............................................................................. 19 8.1 Traffic Growth ............................................................................................................................................... 19 8.2 Traffic Flow and Sound Level ....................................................................................................................... 21 9 Conclusion ........................................................................................................................................................ 23 10 Glossary ............................................................................................................................................................ 24 11 Appendix ........................................................................................................................................................... 26 11.1 Sound level modeling ................................................................................................................................ 26 11.2 Sound Level Measurement ........................................................................................................................ 26 11.3 Wind Speed ............................................................................................................................................... 26 12 References ......................................................................................................................................................... 27 45dB Acoustics, LLC NWC Broad and Tank Farm page 3 of 28 noise management : room acoustics : environmental impact www.45dB.com List of Figures FIGURE 1: VICINITY MAP SHOWING RELATIONSHIP OF SITE TO POTENTIAL NOISE SOURCES ................................................................. 4 FIGURE 2: AIRPORT NOISE CONTOURS IN RELATION TO THE SITE, ALUP ........................................................................................ 5 FIGURE 3: GRAPHICAL DEPICTION OF A SINGLE EVENT SOUND EXPOSURE LEVEL.............................................................................. 6 FIGURE 4: DESCRIPTION OF SINGLE EVENT NOISE EXPOSURE LEVEL ............................................................................................. 7 FIGURE 5: SINGLE EVENT NOISE CONTOURS, ALUP ................................................................................................................. 7 FIGURE 6: ATTENUATION WITH DISTANCE FROM END OF RUNWAY TO ASSISTED LIVING FACILITY ....................................................... 8 FIGURE 7: LOCATION OF ON-SITE SOUND LEVEL MEASUREMENTS, SEPTEMBER 30, 2017 ............................................................... 10 FIGURE 8: TANK FARM ROAD AND BROAD STREET SIMULTANEOUS SOUND LEVELS........................................................................ 11 FIGURE 9: THIRD OCTAVE BAND SOUND LEVELS, A-WEIGHTED, TANK FARM ROAD ....................................................................... 11 FIGURE 10: THIRD OCTAVE BAND SOUND LEVELS, A-WEIGHTED, BROAD STREET .......................................................................... 12 FIGURE 11: SOUND LEVEL CONTOURS AT THE NORTHWEST CORNER OF ...................................................................................... 13 FIGURE 12: SOUND LEVEL CONTOURS AT NWC BROAD AND TANK FARM FROM TRAFFIC NOISE ..................................................... 14 FIGURE 13: CROSS SECTION NOISE CONTOURS FROM ............................................................................................................. 15 FIGURE 14: 1990 NOISE CONTOURS FROM CITY OF SAN LUIS OBISPO ....................................................................................... 16 FIGURE 15: BUILDOUT NOISE CONTOURS FROM CITY OF SAN LUIS OBISPO .................................................................................. 17 FIGURE 16. COMMUNITY NOISE EXPOSURE LDN / CNEL ......................................................................................................... 18 FIGURE 17. MAXIMUM EXPOSURE FOR NOISE SENSITIVE USES DUE TO TRAFFIC ........................................................................... 19 FIGURE 18: TRAFFIC VOLUMES FOR TANK FARM ROAD, WITH 2-DAY AVERAGE FLOW .................................................................... 20 FIGURE 19: TRAFFIC VOLUMES FOR BROAD STREET, WITH 2-DAY AVERAGE FLOW ........................................................................ 20 FIGURE 20. GROWTH OF NOISE FROM AVERAGE DAILY TRAFFIC, TANK FARM ROAD ..................................................................... 21 FIGURE 21. RELATIONSHIP BETWEEN PEAK-HOUR AND AVERAGE DAILY TRAFFIC VOLUMES. .......................................................... 22 FIGURE 22. LEVEL OF SERVICE VS GENERAL OPERATING CONDITIONS ......................................................................................... 23 FIGURE 23: SEPTEMBER 30, 2017 CLIMATE DATA ................................................................................................................ 27 45dB Acoustics, LLC NWC Broad and Tank Farm page 4 of 28 noise management : room acoustics : environmental impact www.45dB.com 3 Location The project is located north of Tank Farm Road and west of Broad Street. These two arterial streets are the primary sources ground transportation noise potentially impacting the site. The southwest corner of the site is closest to the San Luis Obispo County Regional Airport, a separate potential source of on-site noise. Another potential source of noise is the helicopter training flight path that passes over the site. Each of these potential sources of noise was observed and measured to evaluate their contribution to on-site noise levels. The general vicinity and configuration of the site are shown in Figure 1. Figure 1: Vicinity map showing relationship of site to potential noise sources 45dB Acoustics, LLC NWC Broad and Tank Farm page 5 of 28 noise management : room acoustics : environmental impact www.45dB.com 3.1 Airport Sound Level The California Airport Noise Regulations define airport noise compatibility as follows: “The level of noise acceptable to a reasonable person residing in the vicinity of an airport is established as a community noise equivalent level (CNEL) value of 65 dB for purposes of these regulations. This criterion level has been chosen for reasonable persons residing in urban residential areas where houses are of typical California construction and may have windows partially open. It has been selected with reference to speech, sleep and community reaction.” It is important to understand, however, that the compatibility criterion (i.e., 65 dB CNEL) identified in the Airport Noise regulations is only mandated for a few airports (less than a dozen) that have been formally declared to have a “noise problem”, the regulations do not establish a mandatory criterion for evaluating the compatibility of proposed land use development around other airports. Airport noise contours in relation to the site are shown in Figure 2. Figure 2: Airport Noise Contours in relation to the site, ALUP The Equivalent Sound Level, abbreviated Leq, is a measure of the exposure resulting from the accumulation of sound levels over a particular period of interest; e.g., an hour, an eight-hour 45dB Acoustics, LLC NWC Broad and Tank Farm page 6 of 28 noise management : room acoustics : environmental impact www.45dB.com school day, nighttime, or a full 24-hour day. The applicable period should always be identified or clearly understood when discussing the metric. The Equivalent Sound Level may be thought of as a constant sound level over the period of interest that contains as much sound energy as the actual varying level. It is a way of assigning a single number to a time-varying sound level. The Community Noise Equivalent Level (CNEL) is the Leq of the A-weighted noise level over a 24-hour period with a 5dB penalty applied to noise levels between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. CNEL is similar to Ldn. Sound levels resulting from aircraft operations at San Luis Obispo County Airport have been measured for this report as Leq sound equivalent level. The SEL or Sound Exposure Level, explained below is derived from Leq sound level data. Refer to the Glossary at the end of this report for more definitions and terminology. Sound Exposure Level: This metric is used to describe and measure aircraft flyover. The Sound Exposure Level, or SEL is a summation of the A-weighted sound energy over the entire duration of a noise event. SEL expresses the accumulated energy in terms of the one-second-long steady- state sound level that would contain the same amount of energy as the actual time-varying level. In simple terms, SEL “compresses” the energy into a single second. Figure 3 below depicts this compression: Figure 3: Graphical depiction of a single event Sound Exposure Level Single Event Noise Exposure Level, or SENEL: Caltrans Division of Aeronautics noise standards regulations require use of a measure called the Single Event Noise Exposure Level, or SENEL, to describe the cumulative noise exposure for an individual noise event, such as an aircraft flyover. SENEL is a very slight variation on SEL. Just like SEL, it is the one-second- long steady-state level that contains the same amount of energy as the actual time-varying level. However, unlike SEL, it is calculated only over the period when the level exceeds a selected threshold. Figure 4 illustrates the Single Event Noise Exposure Level. 45dB Acoustics, LLC NWC Broad and Tank Farm page 7 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 4: Description of Single Event Noise Exposure Level Because of the normalization procedure, for most aircraft overflights, the SENEL is on the order of 7 to 12 dBA higher than the Lmax. SENEL measurements generally correlate well with the degree of annoyance generated by a noise event. The SENEL is also the mandated measure of noise for a single aircraft fly-over in California. Single Event Noise contours for San Luis Obispo County Airport shown in the Airport Land Use Plan are shown Figure 5. Figure 5: Single Event Noise Contours, ALUP 45dB Acoustics, LLC NWC Broad and Tank Farm page 8 of 28 noise management : room acoustics : environmental impact www.45dB.com 3.2 Calculated Airport SENEL Calculated Single Event Noise Exposure Level for the loudest departing flight during a 24-hour measurement period is determined, based on the distance from the end-of-runway measurement point, illustrated by the graphic shown below in Figure 6. A departing jet aircraft was measured at 89 dB Lmax at the end of the runway; the SENEL is 103 dBA. Meanwhile, the edge of Assisted Living Facility on Tank Farm Road is 776 meters away and has an SENEL of 56.3 dBA. Figure 6: Attenuation with distance from End of Runway to Assisted Living Facility Along with single event metric SENEL, the 24-hour metric CNEL is also used to describe noise around airports. The U.S. Environmental Protection Agency identified CNEL as the most appropriate measure of evaluating airport noise based on the following considerations: 1. It is applicable to the evaluation of pervasive long-term noise in various defined areas and under various conditions over long periods of time. 2. It correlates well with known effects of noise on individuals and the public. 3. It is simple, practical, and accurate. In principal, it is useful for planning as well as for enforcement or monitoring purposes. 4. The required measurement equipment, with standard characteristics, is commercially available. 5. It is closely related to existing methods currently in use. Representative values of CNEL in an urban environment range from a low of 40 to 45 dB in extremely quiet, isolated locations, to highs of 80 or 85 decibels immediately adjacent to a busy transportation route. CNEL is typically in the range of 50 to 55 dB in a quiet suburban residential community and 60 to 65 decibels in an urban residential neighborhood. 3.1 Helicopter Flight Training In general, helicopter operations at airports are a minor issue in terms of overall noise exposure, although they generate a more specific type of noise complaint due to the nature of helicopter flight paths at relatively low altitudes. An international helicopter flight training school operates 45dB Acoustics, LLC NWC Broad and Tank Farm page 9 of 28 noise management : room acoustics : environmental impact www.45dB.com from San Luis Obispo County Regional Airport. In the year 2016, 22 pilots earned certification, which requires 70 to 200 hours of flight training for each pilot. During each year there are about 3,000 hours of helicopter operations in and around the airport. At an average 30 minutes per flight, this would potentially be 20 departures per day during 300 days of operation. Flight patterns during and after departure might mean that student training flights occasionally overfly the 760 Tank Farm Road site. The observed, estimated altitude of the overflights is about 500 to 1,000 feet above ground level. The primary training aircraft is the Robinson model R22 helicopter, which is powered by a Lycoming O-320-A2B or a Lycoming O-320-B2C reciprocating engine. According to the type- certificate for this aircraft, a level overflight at an altitude of 492 ± 30 feet (150 ± 9 meters) creates a ground-level noise impact of 81 dB EPNL during the overflight. The duration of an overflight is typically 10 to 20 seconds, and may occur as many as ten times per day and only during daytime hours. EPNL (effective perceived noise level) is a measurement value which recognizes the psychological annoyance of single event aircraft noise, taking into account duration of the overflight and predominant tonal components of the noise. The EPNL, specified in units of EPNdB, is a single number measure calculated from objective acoustic measurements in accordance with the procedures defined by the Federal Aviation Administration (FAA) and the American National Standards Institute (ANSI). EPNL is calculated from a time sequence of tone-adjusted perceived noise levels which are calculated from one-third octave band noise spectra. The tone adjustments are determined from one-third octave band spectra, by a procedure which estimates the extent of discrete frequency (tone) components from irregularities in the shape of the one-third octave band noise spectra. Periodic helicopter overflights were observed and measured during this study, and are judged to have a less-than-significant impact on the site when duration and frequency are considered against the total background daytime wall of noise from Tank Farm Road and Broad Street traffic noise sources. 4 Sound Level Measurement Sound level measurements were made on September 30, 2017 with two calibrated Type 1 Sound Level Meters. The two on-site sound level measurement locations are shown in Figure 7. Weather data including wind speed during the period of measurement is shown in Figure 23 in the Appendix to this report. 45dB Acoustics, LLC NWC Broad and Tank Farm page 10 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 7: Location of on-site sound level measurements, September 30, 2017 The on-site sound level measurements are used to verify the SoundPLAN acoustic model of sound level contours across the site. The two stations plotted simultaneously yielded results that are superimposed and shown in Figure 8. Third Octave Band data was also collected. These data are important in evaluating sound transmission of traffic noise through building assemblies, such as walls, windows and roofs facing the noise source. Third Octave Band data for Tank Farm Road are shown in Figure 9. Third Octave Band data for Broad Street are shown in Figure 10. 45dB Acoustics, LLC NWC Broad and Tank Farm page 11 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 8: Tank Farm Road and Broad Street simultaneous sound levels Figure 9: Third Octave Band sound levels, A-weighted, Tank Farm Road 45dB Acoustics, LLC NWC Broad and Tank Farm page 12 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 10: Third Octave Band sound levels, A-weighted, Broad Street 5 Site Sound Level Contours A Sound Level Contour is a line on a map that represents equal levels of noise exposure. In this case, noise exposure is calculated and modeled as a CNEL value over a 24-hour period. SoundPLAN is the acoustics modeling software program used to calculate noise contours, based on topographic relationships of noise sources and noise receivers. Measured traffic flow and sound level values are used to verify the SoundPLAN generated contours. The following sound level contours depict sound level on the site under two major conditions. 45dB Acoustics, LLC NWC Broad and Tank Farm page 13 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 11: Sound Level Contours at the northwest corner of Broad and Tank Farm Road with no project 45dB Acoustics, LLC NWC Broad and Tank Farm page 14 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 12: Sound Level Contours at NWC Broad and Tank Farm from Traffic Noise 45dB Acoustics, LLC NWC Broad and Tank Farm page 15 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 13: Cross Section Noise Contours from Tank Farm Road toward Assisted Living Facility 6 Contour Disparities The difference between the sound level contours shown by the City in its 1996 Noise Element exhibit and the measured and modeled contemporaneous sound level contours presented in this report can be attributed to the difference in technology utilized in the 1990s and that used today. In 1990, when the City’s commissioned noise study was completed by Brown-Buntin Associates, the method for drawing sound level contours was based on a mathematical calculation of sound level at fixed and specific distances from the centerline of the roadway. The calculations ignored the effects of topography, shielding by buildings, ground surface variations, absorption and reflection. In 1990, sound level contours were drawn at a constant distance along major roads in the city that ended at the city limits. The calculations accommodated three vehicle types: autos, heavy trucks, and medium trucks at constant speeds. Described at the time, “the noise contour information prepared by the consultants and staff generally reflects conservative (worst case) assumptions, so significant noise exposure concerns are not likely to be omitted or understated.” 45dB Acoustics, LLC NWC Broad and Tank Farm page 16 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 14: 1990 Noise Contours from City of San Luis Obispo Noise Element of the General Plan 45dB Acoustics, LLC NWC Broad and Tank Farm page 17 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 15: Buildout Noise Contours from City of San Luis Obispo Noise Element of the General Plan In the present era, using contemporary sound level mapping techniques, there are measurable reflection and absorption effects and multiple variations due to terrain, ground absorption, reflection and blocking of sound by the built environment. Noise contours change as urban density and traffic patterns change. Contemporary sound level contours are an accurate and realistic representation of actual conditions. 7 Regulatory Setting Noise is regulated at the federal, state and local levels through regulations, policies and/or local ordinances. Local policies are generally adaptations of federal and state guidelines, adjusted to prevailing local condition. 7.1 State Regulation The State of California’s Guidelines for the Preparation and Content of Noise Element of the General Plan (1987) makes reference to land use compatibility standards for community noise environments as developed by the California Department of Health Services, Office of Noise Control. Sound levels up to 65 Ldn or CNEL are determined to be normally acceptable for multi-family residential land uses. Sound levels up to 70 CNEL are normally acceptable for buildings containing professional offices or defined as business commercial. All new Multi-Family housing must comply with California Code of Regulations (CCR) 45dB Acoustics, LLC NWC Broad and Tank Farm page 18 of 28 noise management : room acoustics : environmental impact www.45dB.com Title 24. This is included in the California Building Code (CBC), Section 1207, “Sound Transmission” – which specifies the maximum level of interior noise due to exterior sources allowable for new residential developments. 7.2 Local Regulation CCR Title 24 also defers to local requirements if applicable. The Noise Element of the City of San Luis Obispo General Plan specifies a maximum allowable interior noise level of 45 dBA Ldn for multi-family projects which is consistent with the above policies for interior noise, and also extends this requirement to new single-family dwellings. The City of San Luis Obispo Noise Element also states that 60 dBA Ldn or less is the exterior noise goal for outdoor common areas, defined as areas intended for the use and enjoyment of residents. Guidelines for transportation noise exposure are contained in City of San Luis Obispo, General Plan Noise Element and Noise Guidebook (1996). The maximum noise exposure standards for noise-sensitive land uses are shown in Figure 16. The maximum noise exposure standards for noise-sensitive land uses due to traffic are shown in Figure 17. Figure 16. Community Noise Exposure Ldn / CNEL 45dB Acoustics, LLC NWC Broad and Tank Farm page 19 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 17. Maximum Exposure for Noise Sensitive Uses due to Traffic 8 Traffic Characteristics This section examines the effects of traffic volume and traffic growth over the next 20 years and its effect on growth of sound level at the site. 8.1 Traffic Volume on Broad Street and on Tank Farm Road The City of San Luis Obispo Transportation and Planning Engineering Division counts selected intersections and segments every two years, and performs speed surveys as required by state law. This data is used for signal timing and other engineering studies. See the maps below for current traffic count information, available in PDF format. Interactive traffic volumes for each of the streets bounding the project are found in Figure 18, and Figure 19. 8.1 Traffic Growth Federally funded projects and environmental reviews typically require the projection of traffic volumes 10–30 years in the future, typically assuming a 1%–2% annual growth in vehicle volume. In this report, we have assumed a 20-year period of growth to year 2037, at an annual growth rate of 1 percent (0.01) and an annual growth rate of 1.6 percent (0.016) for Tank Farm Road, as this street is closest to the proposed residential use, the Assisted Living Facility. The calculation in Figure 20 shows the result for Tank Farm Road at two different growth rates, 1% and 1.6%. 45dB Acoustics, LLC NWC Broad and Tank Farm page 20 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 18: Traffic Volumes for Tank Farm Road, with 2-day average flow Figure 19: Traffic Volumes for Broad Street, with 2-day average flow 45dB Acoustics, LLC NWC Broad and Tank Farm page 21 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 20. Growth of Noise from Average Daily Traffic, Tank Farm Road 8.2 Traffic Flow and Sound Level Consulting the book, A Policy on Geometric Design of Highways and Streets , helps to understand the issues in measuring sound level resulting from traffic flow. There are several descriptors of traffic flow from Average Daily Traffic (ADT) to Design Hourly Volume (DHV) of traffic on a road or highway. DHV is sometimes used as a benchmark for sound level measurements. However, the DHV is defined as the 30th highest hourly volume in the “design” year, whereas the Peak Hour Volume (PHV) is defined as the highest hourly volume during an average day. Depending on the type of roadway, the PHV may be from 5 to 45 percent lower than the DHV. 45dB Acoustics, LLC NWC Broad and Tank Farm page 22 of 28 noise management : room acoustics : environmental impact www.45dB.com The definition infers that if a highway or street is to adequately serve throughout its life, its physical capacity will only be exceeded for about 30 hours out of the total 8,760 hours in the “design” year. The choice of the 30th highest hourly volume is a long-held concept which stems from research published in A Policy on Geometric Design of Highways and Streets (reference 1 .) Figure 21. Relationship Between Peak-Hour and Average Daily Traffic Volumes. Visually comparing the traffic flow trend lines above indicates that significant traffic flow changes occur at the inflection point of the 30th highest volume hour of the year. The difference in volume of traffic between the 1st highest hourly volume and the 30 th increases rapidly. For the remainder of the hours between the 30th and the 170th, there is very little change in the slope of the curves. This indicates that designing for that 30th hour would cover the expected traffic volume at almost any given hour in a given day of a given week in a given month of a given year. Noise impacts are measured during the one-hour period when the worst-case noise levels are expected to occur. This may or may not be the peak hour of traffic. That is, higher traffic volumes can lead to higher congestion and lower operating speeds. Since higher speeds lead to higher noise emissions from motor vehicles, the worst-case noise levels may occur in hours with lower volumes and higher speeds. In addition, vehicle mix may also change hourly. On many highways, the percentage of heavy trucks is reduced during peak hour. Since heavy trucks have greater sound emissions than passenger cars, vehicle mix is an important component in determining the peak hour of noise impact. shows Level of Service vs General Operating Conditions. 45dB Acoustics, LLC NWC Broad and Tank Farm page 23 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 22. Level of Service vs General Operating Conditions During the sound level measurement for this project, Level of Service (LOS) was observable and gives us confidence that we are measuring during a busy-but-not-congested time period. The LOS during the measurements was generally Level B to Level C and at one time became Level of Service D. 9 Conclusion The measured and predicted sound levels affecting the proposed NWC Tank Farm Road and Broad Street project are primarily a result of transportation noise along the two arterial transportation routes. Airport noise levels at the site are considerably lower than traffic noise levels and are mostly inaudible at the southern and western boundary of the site. Future additional noise level from transportation sources at buildout will be less than three decibels, which is a barely noticeable difference, subjectively. The existing and future sound levels at the south elevation of the Assisted Living Facility will require noise mitigation to insure interior habitable spaces facing south do not exceed annual CNEL = 45 dBA. The mitigation will most likely be wall, window and door assemblies with an enhanced Sound Transmission Class rating to resist the street noise coming from Tank Farm Road. for 45dB Acoustics, LLC David Lord, PhD 45dB Acoustics, LLC NWC Broad and Tank Farm page 24 of 28 noise management : room acoustics : environmental impact www.45dB.com 10 Glossary A-Weighted Sound Level (dBA) The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting adjustments have been made. A-weighting de-emphasizes the low and very high frequency components of the sound in a manner similar to the response of the average human ear. A- weighted sound levels correlate well with subjective reactions of people to noise and are universally used for community noise evaluations. Air-borne Sound Sound that travels through the air, differentiated from structure-borne sound. Ambient Sound Level The prevailing general sound level existing at a location or in a space, which usually consists of a composite of sounds from many sources near and far. The ambient level is typically defined by the Leq level. Background Sound Level The underlying, ever-present lower level noise that remains in the absence of intrusive or intermittent sounds. Distant sources, such as Traffic, typically make up the background. The background level is generally defined by the L90 percentile noise level. Community Noise Equivalent Level (CNEL) The Leq of the A-weighted noise level over a 24-hour period with a 5 dB penalty applied to noise levels between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. CNEL is similar to Ldn. Day-Night Sound Level (Ldn) The Leq of the A-weighted noise level over a 24-hour period with a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. Ldn is similar to CNEL. Decibel (dB) The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a reference quantity. DBA or dB(A) A-weighted sound level. The ear does not respond equally to all frequencies, but is less sensitive at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear’s response, it is necessary to reduce the effects of the low and high frequencies with respect to the medium frequencies. The resultant sound level is said to be A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level. 45dB Acoustics, LLC NWC Broad and Tank Farm page 25 of 28 noise management : room acoustics : environmental impact www.45dB.com Energy Equivalent Level (Leq) Because sound levels can vary markedly in intensity over a short period of time, some method for describing either the average character of the sound or the statistical behavior of the variations must be utilized. Most commonly, one describes ambient sounds in terms of an average level that has the same acoustical energy as the summation of all the time-varying events. This energy-equivalent sound/noise descriptor is called Leq and the time period is specified, i.e., ten minutes, or one hour. Field Sound Transmission Class (FSTC) A single number rating similar to STC, except that the transmission loss values used to derive the FSTC are measured in the field. All sound transmitted from the source room to the receiving room is assumed to be through the separating wall or floor-ceiling assembly. Outdoor-Indoor Transmission Class (OITC) A single number classification, specified by the American Society for Testing and Materials (ASTM E 1332 issued 1994), that establishes the A-weighted sound level reduction provided by building facade components (walls, doors, windows, and combinations thereof), based upon a reference sound spectrum that is an average of typical air, road, and rail transportation sources. The OITC is the preferred rating when exterior façade components are exposed to a noise environment dominated by transportation sources. Single Event Noise Exposure Level (SENEL) The time-integrated A-weighted sound pressure level of a single aircraft flyover (which exceeds a threshold noise level) which is expressed by the level of an equivalent one-second duration reference signal. Sound Transmission Class (STC) STC is a single number rating, specified by the American Society for Testing and Materials, which can be used to measure the sound insulation properties for comparing the sound transmission capability, in decibels, of interior building partitions for noise sources such as speech, radio, and television. It is used extensively for rating sound insulation characteristics of building materials and products. Structure-Borne Sound Sound propagating through building structure. Rapidly fluctuating elastic waves in gypsum board, joists, studs, etc. Subjective Loudness Level In addition to precision measurement of sound level changes, there is a subjective characteristic which describes how most people respond to sound:  A change in sound level of 3 dBA is barely perceptible by most listeners.  A change in level of 6 dBA is clearly perceptible.  A change of 10 dBA is perceived as being twice (or half) as loud. 45dB Acoustics, LLC NWC Broad and Tank Farm page 26 of 28 noise management : room acoustics : environmental impact www.45dB.com 11 Appendix 11.1 Sound level modeling Sound level contours based on topographic data, reflection and absorption are generated for assessment using SoundPLAN noise simulation software. The software calculates sound attenuation of environmental noise around buildings. For this project, the land between the sources (road and airport operations) and receiver project boundary, is generally flat and partially paved. The modeling software calculates the sound field in accordance with ISO 9613-2 “Acoustics - Attenuation of sound during propagation outdoors, Part 2: General Method of Calculation.” This standard states that “this part of ISO 9613 specifies an engineering method for calculating the attenuation of sound during propagation outdoors in order to predict the levels of environmental noise at a distance from a variety of sources. The method predicts the equivalent continuous A-weighted sound pressure level under meteorological conditions favorable to propagation from sources of known sound emissions.” 11.2 Sound Level Measurement The protocol used for the sound level measurements is prescribed in detail by the American Society for Testing and Materials (ASTM) in their E 1014 publication. The procedures and standards in that document were met or exceeded for sound level measurements shown in this report. The standards of ASTM E 1014 are exceeded by using Type 1 (Class 1) sound level meters for all measurements in this report instead of less accurate Type 2 meters. Therefore, the precision of the measurements in this report is likely to be better than +/- 1 dB. The sound level meters used for measurements shown in this report are Norsonic Nor140 Sound Analyzers. These sound level meters meet all requirements of ANSI s1.4, IEC 651 for Class 1 accuracy. The sound level meters were calibrated before and after each sound level measurement. The measurement results from both sound level meters running simultaneously were compared and found to be in close agreement. 11.3 Wind Speed Temperature, pressure and wind speed and direction data at San Luis Obispo County Regional Airport weather station are shown in Figure 23. During the measurement period from on September 30, 2017, the sky was essentially clear, and at the measurement locations the wind speed was generally less than 10 mph from the west and north. Wind speed above 12 mph has an increasing adverse effect on the accuracy of sound level measurements (reference: Federal Highway Administration, Noise Measurement). 45dB Acoustics, LLC NWC Broad and Tank Farm page 27 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 23: September 30, 2017 Climate Data 12 References 1. Airport Land Use Commission of San Luis Obispo County. 2005. Airport Land Use Plan 2. American Association of State Highway and Transportation Officials. 2011. A Policy on Geometric Design of Highways and Streets, 6th Edition. 3. American National Standards Institute, Inc. 2004. ANSI 1994 American National Standard Acoustical Terminology. ANSI S.1.-1994, (R2004), New York, NY. 4. American Society for Testing and Materials. 2004. ASTM E 1014 - 84 (Reapproved 2000) Standard Guide for Measurement of Outdoor A-Weighted Sound Levels. 5. Bolt, Beranek and Newman. 1973. Fundamentals and Abatement of Highway Traffic Noise, Report No. PB-222-703. Prepared for Federal Highway Administration. 6. California Airport Noise Regulations – Section 5000 et seq. of the California Code of Regulations (Title 21, Division 2.5, Chapter 6) 7. California Department of Transportation (Caltrans). 1982. Caltrans Transportation Laboratory Manual. 45dB Acoustics, LLC NWC Broad and Tank Farm page 28 of 28 noise management : room acoustics : environmental impact www.45dB.com 8. ______. 1998. Caltrans Traffic Noise Analysis Protocol for New Highway Construction and Highway Reconstruction Projects 9. California Resources Agency. 2007. Title 14. California Code of Regulations Chapter 3: Guidelines for Implementation of the California Environmental Quality Act Article 5. Preliminary Review of Projects and Conduct of Initial Study Sections, 15060 to 15065. 10. City of San Luis Obispo, California, General Plan Noise Element 11. City of San Luis Obispo, California, Public Works, Traffic Data. https://goo.gl/aRJIRq 12. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01 13. Federal Highway Administration. 2011. Measurement of Highway-Related Noise. https://goo.gl/dKlwZk 14. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01 15. Harris, Cyril M., editor. 1979 Handbook of Noise Control. 16. A Policy on Geometric Design of Highways and Streets 17. Interactive Sound Level Calculator, MAS Environmental https://goo.gl/23zTnQ Attachment 8 Technical Noise Analysis Report Tank Farm Road Assisted Living Facility and Retail Project 3985 Broad Street and 660 Tank Farm Road, San Technical Noise Analysis Report prepared for City of San Luis Obispo Community Development 919 Palm Street San Luis Obispo, CA 93401-3218 Contact: Doug Davidson prepared by Rincon Consultants, Inc. 1530 Monterey Street, Suite D San Luis Obispo, California 93401 June 2019 Table of Contents Noise Study i Table of Contents 1 Project Description and Impact Summary .......................................................................................1 1.1 Introduction ........................................................................................................................ 1 1.2 Project Summary ................................................................................................................. 1 2 Background ......................................................................................................................................6 2.1 Overview of Sound .............................................................................................................. 6 2.2 Sensitive Receivers .............................................................................................................. 7 2.3 Project Noise Setting ........................................................................................................... 7 2.4 Regulatory Setting ............................................................................................................... 9 3 Impact Analysis ............................................................................................................................. 15 3.1 Significance Thresholds ..................................................................................................... 15 3.2 Methodology ..................................................................................................................... 15 3.3 Impact Analysis ................................................................................................................. 18 4 Conclusions ................................................................................................................................... 22 5 References .................................................................................................................................... 23 Tables Table 1 Summary of Impacts ............................................................................................................1 Table 3 Project Vicinity Sound Level Monitoring Results .................................................................9 Table 4 Maximum Noise Exposure for Noise-Sensitive Land Use Areas Due to Transportation Noise Sources .................................................................................................................... 11 Table 5 City Maximum Noise Exposure for Noise-Sensitive Land Use Areas Due to Stationary Noise Sources .................................................................................................................... 11 Table 6 Exterior Noise Limits ......................................................................................................... 13 Table 7 Maximum Time Periods for Increased Noise Levels ......................................................... 13 Table 8 Summary of Compatibility of Land Uses with CNEL Contours .......................................... 14 Table 9 Potential HVAC Models .................................................................................................... 16 Table 10 Noise Levels from On-site Operations .............................................................................. 19 Figures Figure 1 Regional Location ..................................................................................................................2 Figure 2 Project Site Location ..............................................................................................................4 Figure 3 Project Site Plan .....................................................................................................................5 Figure 4 Noise Measurement Location ............................................................................................ 10 Figure 5 Noise Sources and Receiver Locations ............................................................................... 17 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project ii Figure 6 On-site Operational Noise Level Contours ......................................................................... 20 Appendices Appendix A Noise Measurement Data Appendix B HVAC Specifications Appendix C SoundPLAN Input and Output Data City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 1 1 Project Description and Impact Summary 1.1 Introduction This study analyzes the potential noise impacts of the proposed Tank Farm Road Assisted Living Facility and Retail Project (project) at 660 Tank Farm Road, in San Luis Obispo, California. Rincon Consultants, Inc. (Rincon) prepared this study under contract to the City of San Luis Obispo (City) for use by the City in support of the environmental documentation being prepared pursuant to the California Environmental Quality Act (CEQA). The purpose of this study is to analyze the project’s noise impacts related to long-term operation of the project. This analysis demonstrates that the project complies with all City noise standards. The conclusions of this study are summarized in Table 1. Table 1 Summary of Impacts Impact Statement Proposed Project Level of Significance Applicable Measures Would the proposed project generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than significant (operation) None For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the proposed project expose people residing or working in the project area to excessive noise levels? No Impact None 1.2 Project Summary Project Location and Background The project is located at 660 Tank Farm Road in San Luis Obispo, California (Assessor’s Parcel Numbers 053-421-003 and 053-421-004). The total development area is 10.24 acres (446,054 square feet) and is identified as Special Focus Area 12 in the San Luis Obispo General Plan (City of San Luis Obispo 2014). See Figure 1 for the regional location. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 2 Figure 1 Regional Location City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 3 The project site is bordered by a commercial development to the northwest, a mobile home park (Hidden Hills Mobilelodge) to the southwest, Broad Street (Highway 227) to the northeast, and Tank Farm Road to the southeast. A redevelopment project including a mixed-use development of 249 residential units and 17,500 square feet of commercial space is proposed for the mobile home park located at 650 Tank Farm. There are commercial developments to the northeast across Broad Street, and to the southeast across Tank Farm Road. See Figure 2 for the project site vicinity. Proposed Project The project would involve construction of an approximately 133,655-square foot assisted living facility with 111 suites and 28 memory care beds, and six retail buildings with a total floor area of 45,269 square feet. The project would also include a surface parking lot with approximately 288 vehicle spaces and 67 bicycle parking spaces. See Figure 3 for the project site plan. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 4 Figure 2 Project Site Location City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 5 Figure 3 Project Site Plan Source: McKently Malak Architects City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 6 2 Background 2.1 Overview of Sound Sound is a vibratory disturbance created by a moving or vibrating source, which is capable of being detected by the hearing organs. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired and may therefore be classified as a more specific group of sounds. The effects of noise on people can include general annoyance, interference with speech communication, sleep disturbance, and, in the extreme, hearing impairment (Caltrans 2013). Noise levels are commonly measured in decibels (dB) using the A-weighted (dBA) sound pressure level (SPL). The A-weighting scale is an adjustment to the actual SPLs to be consistent with that of human hearing response, which is most sensitive to frequencies around 4,000 Hertz and less sensitive to frequencies around and below 100 Hertz (Kinsler, et. al. 1999). Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used for earthquake magnitudes. Thus, a doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; a halving of the energy would result in a 3 dB decrease (Crocker 2007). In technical terms, sound levels are described as either a “sound power level” or a “sound pressure level,” which while easily confused are two distinct characteristics of sound. Both share the same unit of measure, the dB. However, the sound power level, expressed as Lw, is the energy converted into sound by the source. As sound energy travels through the air, it creates a sound wave in the air that exerts pressure on receivers such as an eardrum or microphone, the SPL. Sound measurement instruments only measure SPL, and limits used in standards are generally SPL. Modeling uses the Lw of equipment to calculate the SPL at a distance. Human perception of noise has no simple correlation with sound energy. The perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA, increase or decrease (i.e., 2x the sound energy); that a change of 5 dBA is readily perceptible (8x the sound energy); and that an increase (decrease) of 10 dBA sounds twice (half) as loud ((10.5x the sound energy) (Crocker 2007). Sound changes both in level and frequency spectrum as it travels from the source to the receiver. The most obvious change is the decrease in level as the distance from the source increases. The manner in which noise reduces with distance depends on the important factors, including the type of sources, i.e., point or line, the path the sound will travel, site conditions and obstructions. Noise levels from a point source typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance (6dBA/DD) (e.g., industrial machinery, ventilation units, etc.). Noise from a line source (e.g., roadway, pipeline, railroad, etc.) typically attenuates at about 3 dBA per doubling of distance (Caltrans 2013). The propagation of noise is also affected by the intervening ground, known as ground absorption. A hard site (such as parking lots or smooth bodies of water) receives no additional ground attenuation, and the changes in noise levels with distance (drop-off rate) are simply the geometric spreading of the source. A soft site (such as soft dirt, grass, or scattered bushes and trees) receives an additional ground attenuation value of 1.5 dBA per doubling of City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 7 distance (Caltrans 2013). Noise levels may also be reduced by intervening structures; the amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Natural terrain features such as hills and dense woods, as well as man-made features such as buildings and walls, can significantly alter noise levels. Generally, any large structure blocking the line of sight will provide at least a 5-dBA reduction in source noise levels at the receiver (FHWA 2011). Buildings also can substantially reduce exposure to noise. Based on the Federal Highway Administration’s (FHWA) modern building construction generally provides an exterior-to-interior noise level reduction of 20 – 35 dBA with closed windows (FHWA 2011). The impact of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important. In addition, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed. One of the most frequently used noise metrics that considers both duration and intensity is the equivalent noise level (Leq). The Leq is defined as the single steady A-weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period of time. Typically, Leq is equivalent to a one-hour period, even when measured for shorter durations as the noise level of a 10-30 minute period would be the same as the hour if the noise source is relatively steady. Lmax is the highest root mean squared (rms) SPL within the sampling period, and Lmin is the lowest rms SPL within the measuring period (Crocker 2007). Since noise that occurs at night tends to be more disturbing than that which occurs during the day. Community noise is usually measured using Day-Night Average Level (Ldn or DNL), which is a 24-hour average noise level with a +10 dBA penalty for noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours, or Community Noise Equivalent Level (CNEL), which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 p.m. to 10:00 p.m. and a +10 dBA penalty for noise occurring from 10:00 p.m. to 7:00 a.m. (Caltrans 2013). Noise levels described by DNL and CNEL usually differ by about 0.5 dBA. The relationship between the peak hour Leq value and the DNL/CNEL depends on the distribution of traffic during the daytime, evening, and nighttime. Quiet suburban areas typically have a CNEL in the range of 40 to 50 dBA, while areas near arterial streets are in the 50 to 70+ CNEL range. Normal conversational levels at 3 feet are in the 60 to 65-dBA Leq range, and ambient noise levels greater than 65 dBA Leq can interrupt conversations (FTA 2018). 2.2 Sensitive Receivers Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with users of these land uses. The following land uses are typically considered noise-sensitive: single-family and multiple-family residences, long-term care facilities (including convalescent and retirement facilities), dormitories, motels, hotels, transient lodgings and other residential uses, houses of worship, hospitals, libraries, schools, auditoriums, concert halls, outdoor theaters, nature and wildlife preserves, and parks. The nearest existing noise sensitive receivers to the project site are existing and future residential land uses southwest of the project site within a mobile home park. The existing mobile home park is located 110 feet from the project boundary. 2.3 Project Noise Setting The most common source of noise in the project site vicinity is vehicular traffic on Broad Street and Tank Farm Road. Traffic noise on these roadways control noise levels throughout the project area. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 8 To determine ambient sound levels at and near the project site, sound level measurements were collected by Rincon on May 22, 2019 between the hours of 1:30 p.m. and 3:11 p.m. using an ANSI Type 2 integrating sound level meter. The noise meter was placed five feet above ground level, the approximate height of the average human ear. Noise Measurement (NM) 1 was taken within the Hidden Hills Motorlodge mobile home park to sample the typical daytime noise levels. NM 2 was taken 50 feet from Broad Street, southwest of the project site, and based on City traffic count data, is representative of the loudest traffic noise levels experienced by noise sensitive land uses along this roadway. NM 3 was taken 50 feet north of Tank Farm Road, east of the project site, and based on City traffic count data, is representative of the loudest traffic noise levels along Tank Farm Road. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 9 Figure 4 shows the noise measurement locations, while Table 2 summarizes noise measurement. Noise levels are provided in Leq for the measurement period; Lmax is also provided. Table 2 Project Vicinity Sound Level Monitoring Results # Measurement Location Sample Times dBA Leq dBA Lmax Dominant Noise Source 1 Hidden Hills Motorlodge 1:29 - 1:58 p.m. 52.2 70.7 Traffic 2 50 feet south of Broad Street 2:16 - 2:35 p.m. 69.2 87.2 Traffic 3 50 feet east of Tank Farm Road 2:52 - 3:11 p.m. 64.9 78.9 Traffic See Appendix A for noise monitoring data. 2.4 Regulatory Setting City of San Luis Obispo General Plan Noise Element and Noise Guidebook The City of San Luis Obispo General Plan Noise Element includes land use compatibility standards. The City’s maximum noise exposure standards for noise-sensitive land uses (specific to transportation noise sources) are shown in Table 3. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 10 Figure 4 Noise Measurement Location City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 11 Table 3 Maximum Noise Exposure for Noise-Sensitive Land Use Areas Due to Transportation Noise Sources Land Use Outdoor Activity Areas 1 Interior Spaces Ldn 2 or CNEL Ldn 2 or CNEL Leq 3 Residences, hotels, motels, hospitals, nursing homes 60 45 -- Theaters, auditoriums, music halls -- -- 35 Churches, meeting halls, office building, mortuaries 60 -- 45 Schools, libraries, museums -- -- 45 Neighborhood parks 65 -- -- Playgrounds 70 -- -- 1. If the location of outdoor activity areas is not shown, the outdoor noise standard shall apply at the property line of the receiving land use. 2. Ldn (day-night average sound level) is the energy-averaged sound level measured over a 24-hour period, with a 10-dB penalty assigned to noise events occurring between 10:00 PM and 7:00 AM and a 5-dB penalty assigned to noise events occurring between 7:00 PM and 10 PM. 3. Leq (equivalent sound level) is the constant or single sound level containing the same total energy as a time-varying sound, over a certain time. If the location of outdoor activity areas is not shown, the outdoor noise standard shall apply at the property line of the receiving land use. Source: City of San Luis Obispo General Plan, Noise Element 1996. The City requires that noise generated by new stationary sources be mitigated so as not to exceed the exposure standards shown in Table 4 for noise-sensitive uses, as measured at the property line of the receiver. Table 4 City Maximum Noise Exposure for Noise-Sensitive Land Use Areas Due to Stationary Noise Sources Daytime (7:00 AM to 10:00 PM) Nighttime (10:00 PM to 7:00 AM) Hourly Leq in dB 1, 2 50 45 Maximum level in dB 1, 2 70 65 Maximum impulsive noise in dB 1, 3 65 60 1. As determined at the property line of the receiver. When determining effectiveness of noise mitigation measures, the standards may be applied on the receptor side of noise barriers or other property-line noise mitigation measures. 2. Sound level measurements shall be made with slow meter response. 3. Sound level measurements shall be made with fast meter response. Source: City of San Luis Obispo General Plan Noise Element, 1996. The City’s Noise Element lists mitigation strategies in a descending order of preference. If preferred strategies are not implemented, it is the responsibility of the project applicant to demonstrate through a detailed noise study that the preferred approaches are either not effective or not practical, before considering other design criteria described in the General Plan. The City considers the following mitigation measures appropriate where existing sound levels significantly impact City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 12 noise-sensitive land uses, or where cumulative increases in sound levels resulting from new development significantly impact existing noise-sensitive land uses:  Rerouting traffic onto streets that can maintain desired levels of service, consistent with the Circulation Element, and which do not adjoin noise-sensitive land uses.  Rerouting trucks onto streets that do not adjoin noise-sensitive land uses.  Constructing noise barriers.  Reducing traffic speeds through street or intersection design methods.  Retrofitting buildings with noise-reducing features.  Establishing financial programs, such as low-cost loans to owners of a noise-impacted property, or developer fees to fund noise-mitigation or trip-reduction programs. The City’s maximum noise exposure standards for noise-sensitive land uses (specific to stationary noise sources) are shown in Table 4. The following Noise Element policies are applicable to the project and the local noise environment: Policy 1.4. New Transportation Noise Sources. Noise created by new transportation noise sources, including road, railroad, and airport expansion projects, shall be mitigated to not exceed the levels specified in Table 4 for outdoor activity areas and indoor spaces of noise- sensitive land uses which were established before the new transportation noise source. Policy 1.6. New Development and Stationary Noise Sources. New development of noise- sensitive land uses may be permitted only where location or design allow the development to meet the standards of Table 4, for existing stationary noise sources. City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). The San Luis Obispo Municipal Code (SLOMC) (§9.12.060) specifies noise standards for various categories of land use. These limits, shown in Table 5, would apply to long-term operation of the site. As shown in Table 6, these noise level standards are not to be exceeded more than 30 minutes in any one hour and noise levels are prohibited from exceeding the noise level standard plus 20 dBA for any period of time. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 13 Table 5 Exterior Noise Limits Zoning Designation Time Period Maximum Acceptable Noise Level (dBA) Low- and Medium-Density Residential (R-1 and R-2); Conservation/Open Space (C/OS) 10:00 PM – 7:00 AM 50 7:00 AM – 10:00 PM 55 Medium- and High-Density Residential (R-3 and R-4) 10:00 PM – 7:00 AM 50 7:00 AM – 10:00 PM 55 Office and Public Facility (O and PF) 10:00 PM – 7:00 AM 55 7:00 AM – 10:00 PM 60 Neighborhood, Retail, Community, Downtown and Tourist Commercial (C-N, C- R, C-C, C-D, C T) 10:00 PM – 7:00 AM 60 7:00 AM – 10:00 PM 65 Service Commercial (C-S) Any Time 70 Manufacturing (M) Any Time 75 Source: City of San Luis Obispo Municipal Code Section 9.12.060 Table 6 Maximum Time Periods for Increased Noise Levels Noise Standard for Existing Land Use Maximum Time Period Allowed +0 dBA 30 minutes/hour +5 dBA 15 minutes/hour +10 dBA 5 minutes/hour +15 dBA 1 minute/hour +20 dBA Any time Source: City of San Luis Obispo Municipal Code Section 9.12.060 Airport Land Use Plan for the San Luis Obispo County Regional Airport. The San Luis Obispo County Regional ALUP details restrictions on development within the airport vicinity. As described in the ALUP, residential land uses, restaurants, and public assembly areas, among other items, exist as Extremely Noise Sensitive Land Uses. Applicable ALUP policies describe the noise conditions that may affect the project site. These conditions are shown below and described in Table 7. Policy N-1. Would permit or fail to sufficiently prohibit establishment within the projected 60-dB CNEL contour of any extremely noise-sensitive land use. Policy N-2. Would permit or fail to sufficiently prohibit any extremely noise-sensitive land use within the projected 55-dB CNEL contour, with the exception of developments which meet the criteria delineated in Section 4.3.2.3 for designation as infill. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 14 Policy N-3. Would permit or fail to sufficiently prohibit any moderately noise-sensitive land use within the projected 55-dB CNEL contour, with the exception of developments which meet the requirements for mitigation of interior noise levels specified in Table 4 and in Section 4.3.3. Policy N-4. Would permit or fail to sufficiently prohibit, in any location which is within or adjacent to an area of demonstrated noise incompatibility or in an acoustic environment substantially similar to an area of demonstrated noise incompatibility: 1. Any new residential or other extremely noise-sensitive development 2. Any new moderately noise-sensitive development, unless adequate, specific, and detailed provisions are set forth to mitigate noise incompatibility between allowable or proposed noise-sensitive uses (including foreseeable outdoor activities) and airport operations. Table 7 Summary of Compatibility of Land Uses with CNEL Contours Noise Environment Extremely Noise-Sensitive Land Uses Inside 60 dB CNEL contour Prohibited Between 55 and 60 dB CNEL contours Allowable only within a Designated Residential Infill Area (with appropriate noise mitigation) or as a Small-Scale Residential Project Outside 55 CNEL dB contour Allowed Source: Airport Land Use Commission, 2014. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 15 3 Impact Analysis 3.1 Significance Thresholds To determine whether a project would have a significant noise impact, Appendix G of the CEQA Guidelines requires consideration of whether a project would result in: 1. A substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies; 2. Be located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels? Land Use Compatibility The City has adopted noise guidelines that provide the normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable noise levels for different land uses. The proposed project would include multi-family residences. Based on the City’s noise compatibility matrix shown in Table 3. The project’s noise and land use compatibility was evaluated under separate cover in the Acoustical Assessment of Proposed Residential & Commercial projects at Northwest Corner, Tank Farm and Broad Street San Luis Obispo, CA, prepared by 45 dB and dated October 31, 2017. Therefore, the significance of the project’s land use and noise compatibility are not addressed in the flowing analysis. On-site Operational Noise According to the SLOMC, Section 9.12.060, operational noise from on-site noise level source would result in a significant impact if the project would exceed the City noise levels limits at the property line of affected land use as defined in Table 5. Off-site Traffic Noise Off-site project noise (i.e., roadway noise) would result in a significant impact if the project would cause the traffic noise level measured at the property of affected uses to increase by 5 Ldn if the existing or future noise level would be below the “normally unacceptable” noise level for the affected land use category as identified in Table 3, or 3 Ldn if the existing or future noise level exceeds the “normally unacceptable” noise level for the affected land use category. 3.2 Methodology Off-site Traffic Noise The project would generate vehicle trips, thereby increasing traffic on area roadways. As discussed above, to determine ambient noise levels at the project site and at nearby sensitive receivers, Rincon collected a sound level measurement on May 22, 2019 (see Table 2 and Appendix A). City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 16 The trip generation rates for the project are based on the project traffic impact analysis, 660 Tank Farm Mixed Use Project, Multimodal Transportation Study, prepared by Central Coat Transportation Consulting dated November 2018 (traffic study). According to the traffic study, the project would generate a net increase of 1,930 trips on the local transportation system. Roadway noise impacts were assessed on Broad Street and Tank Farm Road as it is anticipated most project related traffic would access the site from Tank Farm Road via Broad Street. Existing average daily traffic (ADT) volume on Broad Street is approximately 28,396 and 20,709 on Tank Farm Road based on city traffic count data (City of San Luis Obispo 2019). On-site Noise On-site noise sources were modeled with Sound Plan. Propagation of modeled stationary noise sources was based on ISO Standard 9613-2, “Attenuation of Sound during Propagation Outdoors, Part 2: General Method of Calculation.” The assessment methodology assumes that all receivers would be downwind of stationary sources. This is a worst-case assumption for total noise impacts, since, in reality, only some receivers will be downwind at any one time. The project would include people gathering and conversing in outdoor recreation areas and heating, air conditioning, and ventilation (HVAC) units. Noise model receivers were located at each property line of the off-site land uses. Please see Figure 5 for noise source and receiver locations. All receivers were modeled 5 feet above ground level, which is the height of the average human ear (Caltrans 2013). It is not known at this time which manufacturer, brand, or model of HVAC units will be selected for use in the project. However, based on the square footages of each structure it is estimated that the proposed buildings would require approximately 304 tons of HVAC. However, more than one size of HVAC unit may be used to provide the necessary space conditioning. Based on a review of published noise level data for Trane and Carrier HVAC Units, sound power levels could range between 68 and 88 dBA Lw for units of between 5 and 20 tons. For purposes of assessing noise levels at property lines, units similar to what would be required have been identified and are provided in Table 8 with the sound power level used in the modeling. It is anticipated the project would use a combination of similar units. To be conservative, the project was modeled using single Carrier 38AUD25, unit as it would represent the highest potential noise level. HVAC specification sheets are included in Appendix B. Table 8 Potential HVAC Models Manufacturer/Model Nominal HVAC Tons Sound Power Level per Unit Reem RA1325AJ1NA 2 75.5 Reem RA1336AJ1NA 3 72.4 Reem RA1360AJ1NA 5 77.7 Carrier 38AUD16 10 83 Carrier 38AUD25 20 85 See Appendix B All HVAC units were modeled as being three feet above the roof elevation. The HVAC units were assumed to operate at 100 percent of an hour. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 17 Figure 5 Noise Sources and Receiver Locations City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 18 The project includes loading docks in the rear of Buildings A–F. In order to evaluate noise from truck delivery, the analysis utilizes measurements of reference noise level taken at an Albertson’s Shopping Center in San Diego, California, in 2011 (Ldn Consulting 2011). The measurements include truck drive-by noise, truck loading/unloading, and truck engine noise. The exterior noise levels for a single truck drive-by noise and a single truck’s engine idling noise were measured at 66.5 dBA Leq at a distance of 25 feet from the loading dock. The on-site maneuvering associated with the delivery trucks consists of the truck entering the site and traveling toward and backing into the loading dock. A truck would take approximately 5 minutes to drive in the site and position itself into a bay, 30 to 45 minutes to be unloaded or loaded, and another 5 minutes to exit the bay secure doors, complete necessary paperwork, and drive out of the site. This equates to 40 to 55 minutes that it would take for one truck to complete a delivery or pickup, therefore each loading dock is only anticipated to accommodate only one truck per hour. During the loading/unloading of the truck, the engine can only idle for 5 minutes in compliance with state air quality requirements. It was assumed that each truck engine would be operating for up to 15 minutes of the total time required during the delivery process (5 minutes at arrival, 5 minutes of idling, and 5 minutes at departure). Accounting for the limited time of operation, average hourly noise levels would equate to 60.5 dBA Leq at a distance of 25 feet for each loading dock. The loading dock was modeled 1.5 meters above the ground. Please see Figure 5 for locations of modeled sources. 3.3 Impact Analysis CEQA Appendix G Noise Threshold 1 Would the proposed project generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Less than Significant) On-site Operational Noise The proposed residential project would require periodic trash hauling services. However, the project site is located in a developed area and would be surrounded by multi-family residential and commercial uses that require similar trash hauling services. Therefore, as trash trucks are already a common occurrence in the project vicinity, trash services would not result in a noticeable increase in ambient noise levels above levels existing without the project. The project would include outdoor patio space for the private use residents. Operational noise associated with outdoor use area would generally be limited to conversations and would be shielded by the proposed buildings. These noise-generating activities would result in a negligible change to existing noise levels. Noise from conversation would also be an intermittent and temporary noise source. Therefore, noise impacts related to outdoor seating areas would be less than significant. The project would include rooftop heating, ventilation, and air conditioning (HVAC) equipment. Typically, HVAC equipment is provided at a rate of 1-ton of nominal cooling/heating per 600 square feet. Various sizes of HVAC units would be required to meet the needs of the different proposed uses. Based on the type of development and density of development in the project area, it is anticipated the HVAC units would be roof mounted. The HVAC would be approximately three feet above the roof level. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 19 A loading dock would be located at the western side of Building 1. The loading dock would be screened with the solid barrier. The loading dock was modeled 1.5 meters above ground level. All on-site noise sources were modeled as a cumulative operational scenario. Table 9 provides a summary of the noise levels at each receiver shown with the noise level contours in Figure 6. Detailed modeling inputs and out puts are included in Appendix C. Table 9 Noise Levels from On-site Operations Receiver ID1 Location Noise Level at Receiver2 (dbA Leq) Noise Level Limit Does the Project Exceed Standard? 1 Hidden Hills Motorlodge 43 50 No 2 SESLOC 47 55 No 3 Shopping Center 45 60 No 4 Medical Offices 46 60 No As shown in Table 9, project operations would not generate noise levels in excess of the City noise level limits. Additionally, noise levels generated by on-site noise levels would not substantially increase ambient noise levels at the surrounding properties. Therefore, on-site noise sources would result in less than significant noise impacts. Off-site Traffic Noise Impacts The proposed project would generate new vehicle trips and incrementally increase traffic on area roadways. A project would result in a significant off-site traffic noise impact if it would cause the ambient noise level measured at the property line of affected uses to increase by 3 CNEL to or within the “normally unacceptable” or “clearly unacceptable” category as identified in Table 4, or by 5 CNEL or more if existing or future noise levels are below the normally actable category. Based on trip generation estimates, the project would result in a maximum increase of 1,930 ADT on local roadways. Existing traffic on Tank Farm Road is approximately 20,709 ADT between Broad Street and Santa Fe Road. Existing traffic on Broad Street is 28,396 ADT between Tank Farm Road and Industrial Way and 22,944 between Tank Farm Road and Fuller Road. Adding the full 1,930 ADT to Tank Farm Road or Broad Street would result in a less than 1 CNEL increase in traffic noise levels along any affected roadway. Based on the noise compatibility analysis, traffic volumes can be assumed to increase by 1 to 2 percent annually. Broad Street and Tank Farm Road were assumed to increase 1.5 percent annually. This would result in a 2040 ADT of 38,820 and 27,735 ADT, for Broad Street and Tank Farm Road, respectively. Adding the project’s volumes to these volumes would result in less than 1 CNEL increases along all affected roadways and noise generation from the project would not be considered cumulatively considerable. The project would increase existing traffic noise levels on Broad Street and Tank Farm Road by less than 1 CNEL. Therefore, off-site traffic noise would not exceed the City’s thresholds and off-site traffic noise impacts would be less than significant. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 20 Figure 6 On-site Operational Noise Level Contours City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 21 CEQA Appendix G Noise Threshold 3 For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the proposed project expose people residing or working in the project area to excessive noise levels? (No Impact) Airport Noise Impacts The airport closest to the project site is the San Luis Obispo County Regional Airport, which is located approximately 0.4 mile south of the project site. The project site is within the City of San Luis Obispo Airport Area Specific Plan (AASP). As identified in the Airport Land Use Plan (ALUP) and in the San Luis Obispo General Plan Noise Element, the project site is outside the 60 dBA airport sound level contour, and within the 55 dBA airport sound level contour. Airport noise levels at the project site are lower than existing road traffic noise levels (refer to Table 2). In addition, the project site is not in close proximity to a private airport. Therefore, the project would not expose people residing or working in the project area to excessive noise levels from aircraft noise and no impact would occur. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project 22 4 Conclusions As discussed above, off-site traffic noise impacts would be less than significant, and on-site operational noise impacts would be less than significant. Therefore, the project would result in a less than significant permanent increase in ambient noise levels due to project operation. In addition, the project was the subject of a noise and land use compatibility analysis prepared by 45 dB, which determined the project would be compatible with the existing and future noise environment. The project site is not located in the airport’s 60 dBA noise contour and airport noise levels at the project site are lower than existing road traffic noise levels. Therefore, the project would not expose people residing or working in the project area to excessive noise levels from aircraft noise and no impact would occur. City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Noise Study 23 5 References California Department of Transportation (Caltrans). 2013a. Technical Noise Supplement to the Traffic Noise Analysis Protocol. (CT-HWANP-RT-13-069.25.2) September. Available at: http://www.dot.ca.gov/hq/env/noise/pub/TeNS_Sept_2013B.pdf Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment Manual. https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research- innovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no- 0123_0.pdf Federal Highway Administration (FHWA). 2006. FHWA Highway Construction Noise Handbook. (FHWAHEP-06-015; DOT-VNTSC-FHWA-06-02). https://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/ San Luis Obispo, City of. 2015. City of San Luis Obispo General Plan. May 15https://www.slocity.org/home/showdocument?id=6635 San Luis Obispo Airport Land Use Commission. 2001. San Luis Obispo Regional Airport Influence Area. April 2001. https://www.sloairport.com/wp- content/uploads/2016/10/ALUP_Maps.pdf. Appendix A Noise Measurement Data - Freq Weight : A - Time Weight : FAST - Level Range : 40-100 - Max dB : 70.7 - 2019/05/22 13:37:31 - Level Range : 40-100 - SEL : 84.2 - Leq : 51.7 - No.s Date Time (dB) ----------------------------------------------------------------------- 1 2019/05/22 13:29:04 47.5 2 2019/05/22 13:30:04 47.2 3 2019/05/22 13:31:04 50.4 4 2019/05/22 13:32:04 45.5 5 2019/05/22 13:33:04 45.3 6 2019/05/22 13:34:04 49.2 7 2019/05/22 13:35:04 47.8 8 2019/05/22 13:36:04 61.2 9 2019/05/22 13:37:04 48.3 10 2019/05/22 13:38:04 48.0 11 2019/05/22 13:39:04 47.1 12 2019/05/22 13:40:04 45.8 13 2019/05/22 13:41:04 45.6 14 2019/05/22 13:42:04 45.5 15 2019/05/22 13:43:04 51.3 16 2019/05/22 13:44:04 49.5 17 2019/05/22 13:45:04 45.8 18 2019/05/22 13:46:04 59.6 19 2019/05/22 13:47:04 51.9 20 2019/05/22 13:48:04 53.2 21 2019/05/22 13:49:04 48.8 22 2019/05/22 13:50:04 48.7 23 2019/05/22 13:51:04 48.5 24 2019/05/22 13:52:04 48.3 25 2019/05/22 13:53:04 47.5 26 2019/05/22 13:54:04 48.1 27 2019/05/22 13:55:04 50.2 28 2019/05/22 13:56:04 47.3 29 2019/05/22 13:57:04 46.1 30 2019/05/22 13:58:04 59.2 - Freq Weight : A - Time Weight : FAST - Level Range : 40-100 - Max dB : 87.2 - 2019/05/22 14:23:00 - Level Range : 40-100 - SEL : 100.7 - Leq : 70.0 - No.s Date Time (dB) ----------------------------------------------------------------------- 1 2019/05/22 14:16:26 69.7 2 2019/05/22 14:17:26 55.6 3 2019/05/22 14:18:26 64.5 4 2019/05/22 14:19:26 67.8 5 2019/05/22 14:20:26 64.3 6 2019/05/22 14:21:26 73.2 7 2019/05/22 14:22:26 59.6 8 2019/05/22 14:23:26 63.0 9 2019/05/22 14:24:26 74.5 10 2019/05/22 14:25:26 67.9 11 2019/05/22 14:26:26 66.5 12 2019/05/22 14:27:26 60.7 13 2019/05/22 14:28:26 63.8 14 2019/05/22 14:29:26 61.7 15 2019/05/22 14:30:26 59.4 16 2019/05/22 14:31:26 68.7 17 2019/05/22 14:32:26 63.6 18 2019/05/22 14:33:26 75.9 19 2019/05/22 14:34:26 65.6 20 2019/05/22 14:35:26 73.9 - Freq Weight : A - Time Weight : FAST - Level Range : 40-100 - Max dB : 78.9 - 2019/05/22 15:11:23 - Level Range : 40-100 - SEL : 95.5 - Leq : 64.8 - No.s Date Time (dB) ----------------------------------------------------------------------- 1 2019/05/22 14:52:18 68.5 2 2019/05/22 14:53:18 64.9 3 2019/05/22 14:54:18 55.9 4 2019/05/22 14:55:18 63.4 5 2019/05/22 14:56:18 67.1 6 2019/05/22 14:57:18 65.6 7 2019/05/22 14:58:18 57.9 8 2019/05/22 14:59:18 64.6 9 2019/05/22 15:00:18 65.9 10 2019/05/22 15:01:18 64.8 11 2019/05/22 15:02:18 64.5 12 2019/05/22 15:03:18 68.7 13 2019/05/22 15:04:18 65.7 14 2019/05/22 15:05:18 60.7 15 2019/05/22 15:06:18 68.8 16 2019/05/22 15:07:18 63.0 17 2019/05/22 15:08:18 63.7 18 2019/05/22 15:09:18 59.4 19 2019/05/22 15:10:18 57.4 20 2019/05/22 15:11:18 60.6 Appendix B HVAC Specifications 38AUZ/D 50 Hz Commercial Split Systems Air Conditioning Condensing Units 18.3 kW to 59.2 kW Product Data C09227 38AUZ07--08 shown the environmentally sound refrigerant Certified to ISO 9001 Carrier’s air-cooled air conditioning split systems: S provide a logical solution for commercial needs S have a rugged, dependable construction S are available in single and circuit scroll compressor capacity control S have cooling capability up to 52_C (125_F) ambient anddownto2_C(35_F) ambient standard FEATURES/BENEFITS These dependable outdoor air cooled condensing units match Carrier’s indoor-air handlers to meet a wide selection of cooling solutions. Constructed for long life The 38AUZ single circuit and 38AUD dual circuit, scroll compressor models are designed and built to last. The high efficient designed outdoor coil construction allows for a more efficient design in a smaller cabinet size that utilizes an overall reduction in refrigerant charge. Where conditions require, special coil coating coil protection option is available. Cabinets are constructed of prepainted galvanized steel, delivering unparalleled protection from the environment. Inside and outside surfaces are protected to ensure long life, good looks, and reliable operation. Safety controls are used for enhanced system protection and reliability. Each unit utilizes the Comfort Alert diagnostic and troubleshoot control system. This protects the units operation and provides valuable diagnostic information when required. Factory-installed options (FIOPs) Certified and pre--engineered factory-installed options (FIOPs) allow units to be installed in less time, thereby reducing installed cost. FIOPs include: S low ambient controls which provide cooling operation down to --29_C(--20_F) ambient temperatures S non-fused disconnect S special coil coating coil protection S louvered hail guard 3 MODEL NUMBER NOMENCLATURE 123456789101112131415161718 3 8 A U Z A 0 7 A 0 A 9 --0 A 0 A 0 _________________ Model Type Brand / Packaging Commercial Air Cooled Cond. Unit 0=Standard Puronr R---410A Refrigerant 1=LTL Type of Coil Electrical Options D=DualCircuit A=None Z = Single Circuit C = Non---Fused Disconnect Refrigerant Options Service Options A=Standard 0=None B = Low Ambient Controls Factory Assigned Nominal Tonnage A=Default 07 = 18.3 kW (5.2 Tons) 08 = 23.2 kW (6.6 Tons)Base Unit Controls 12 = 29.1 kW (8.3 Tons)0 = Standard Electro---Mechanical Controls 14 = 35.2 kW (10.0 Tons) 16 = 45.8 kW (13.0 Tons)Design Rev 25 = 59.2 kW (16.8 Tons)--- = Factory Assigned Factory Assigned A=Default Voltage 9 = 400 --- 3 --- 50 Factory Assigned 0=Default Coil Options (Condenser) With Round Tube/Plate Fin Design All models except 14 size (12.5 Ton) A=Al/CuStandard B=PreCoatAl/Cu C = E --- Coat Al/Cu E= Cu/Cu M=Al/CuStandardwithlouveredhailguard N = Pre Coat Al/Cu with louvered hail guard P=E---CoatAl/Cuwithlouveredhailguard R = Cu/Cu --- Louvered hail guard Coil Options (Condenser) With All Aluminum --- NOVATION Design (07 --- 16 sizes) G=Al/AlStandard K = E --- Coat Al/Al T=Al/Alwithlouveredhailguard W = E---Coat Al/Al with louvered hail guard 38 A U 4 AHRI CAPACITY RATINGS UNIT COOLING STAGES NOM. CAPACITY (TONS) NET COOLING CAPACITY (MBH) TOTAL POWER (kW)EER 38AUZ07/40RU07 1 5 62.7 5.1 12.2 38AUZ08/40RU08 1 6.3 79.3 6.9 11.5 38AUD12/40RU12 2 8.3 103.0 8.2 12.6 38AUD14/40RU14 2 10.4 125.0 10.9 11.5 38AUD16/40RU16 2 12.5 162.0 13.5 12.0 38AUD25/40RU25 2 16.7 202.2 16.6 12.2 LEGEND AHRI --- Air Conditioning, Heating and Refrigeration Institute ASHRAE --- American Society of Heating, Refrigerating and Air Conditioning, Inc. EER --- Energy Efficiency Ratio IEER --- Integrated Energy Efficiency Ratio NOTES 1. Rated in accordance with AHRI Standard 340/360, as appropriate. 2. Ratings are based on: Cooling Standard:27_C(80_F) db, 19_C(67_F) wb indoor air temp and 35_C(95_F) db outdoor air temp. 3. All units comply with ASHRAE 90.1 Energy Standard for minimum EER and IEER requirements. SOUND POWER LEVELS, dB UNIT COOLING STAGES OUTDOOR SOUND (dB) A --- WEIGHTED 63 125 250 500 1000 2000 4000 8000 NOVATION --- All Aluminum Coil Design 38AUZ07 1 82 78.7 91.2 84.4 79.7 76.9 73.5 71.9 67.5 38AUZ08 1 81 81.7 89.7 82.6 77.6 74.4 70.3 68.0 64.2 38AUD12 2 78 79.2 81.1 78.4 75.0 72.9 68.2 66.4 68.2 38AUD14 2 79 76.2 78.6 78.1 75.1 75.2 71.4 67.9 65.1 38AUD16 2 80 90.3 81.8 78.0 76.7 75.2 70.5 66.4 61.9 RTPF --- Round Tube/Plate Fin Coil Design 38AUZ07 1 83 81.7 88.2 84.0 79.7 78.1 74.0 71.4 68.0 38AUZ08 1 83 81.7 88.2 84.0 79.7 78.1 74.0 71.4 68.0 38AUD12 2 80 76.0 79.9 79.8 77.4 75.6 69.8 67.8 66.4 38AUD16 2 83 86.7 81.2 78.9 80.4 78.0 74.2 70.2 65.0 38AUD25 2 85 91.0 85.0 80.0 86.0 79.0 73.0 68.0 63.0 NOTE: Outdoor sound data is measure in accordance with AHRI standard 270---2008. LEGEND: dB = Decibel 38 A U 7 DIMENSIONS C10590 38 A U 8 DIMENSIONS (cont.) C10591 38 A U 9 DIMENSIONS (cont.) C10592 38 A U 15.5 Rheem Classic®Series Air Conditioners FORM NO. A11-221 REV. 5 • New composite base pan – dampens sound, captures louver panels, eliminates corrosion and reduces number of fasteners needed • Powder coat paint system – for a long lasting professional finish • Scroll compressor – uses 70% fewer moving parts for higher efficiency and increased reliability • Modern cabinet aesthetics – increased curb appeal with visu- ally appealing design • Curved louver panels – provide ultimate coil protection, enhance cabinet strength, and increased cabinet rigidity • Optimized fan orifice – optimizes airflow and reduces unit sound • Rust resistant screws – confirmed through 1500-hour salt spray testing • PlusOne™ Expanded Valve Space – 3"-4"-5" service valve space – provides a minimum working area of 27-square inches for easier access • PlusOne™ Triple Service Access – 15" wide, industry lead- ing corner service access – makes repairs easier and faster. The two fastener removable corner allows optimal access to internal unit components. Individual louver panels come out once fastener is removed, for faster coil cleaning and easier cabinet reassembly • Diagnostic service window with two-fastener opening – provides access to the high and low pressure. • External gauge port access – allows easy connection of “low-loss” gauge ports • Single-row condenser coil – makes unit lighter and allows thorough coil cleaning to maintain “out of the box” performance • 35% fewer cabinet fasteners and fastener-free base – allow for faster access to internal components and hassle-free panel removal • Service trays – hold fasteners or caps during service calls • QR code – provides technical information on demand for faster service calls • Fan motor harness with extra long wires allows unit top to be removed without disconnecting fan wire. Air Air Conditioners RA13 Series “Proper sizing and installation of equipment is critical to achieve optimal performance. Split system air conditioners and heat pumps must be matched with appropriate coil components to meet Energy Star. Ask your Contractor for details or visit www.energystar.gov.” RA13 Series Efficiencies 13-15.5 SEER/11.5-13 EER Nominal Sizes 11/2 to 5 Ton [5.28 to 17.6 kW] Cooling Capacities 17.3 to 60.5 kBTU [5.7 to 17.7 kW] Air Standard Feature/Available SKUs RA13 Series 3 STANDARD FEATURES Feature 18 24 30 36 42 48 60 R-410a Refrigerant √√√√√√√ Maximum SEER 15.1 15.0 15.5 15.1 14.5 14.5 14.0 Maximum EER 12.5 12.5 13.0 12.5 12.0 12.0 11.5 Scroll Compressor √√√√√√√ Field Installed Filter Drier √√√√√√√ Front Seating Service Valves √√√√√√√ Internal Pressure Relief Valve √√√√√√√ Internal Thermal Overload √√√√√√√ Long Line capability √√√√√√√ Low Ambient capability with Kit √√√√√√√ 3-4-5 Expanded Valve Space √√√√√√√ Composite Basepan √√√√√√√ 2 Screw Control Box Access √√√√√√√ 15" Access to Internal Components √√√√√√√ Quick release louver panel design √√√√√√√ No fasteners to remove along bottom √√√√√√√ Optimized Venturi Airflow √√√√√√√ Single row condenser coil √√√√√√√ Powder coated paint √√√√√√√ Rust resistant screws √√√√√√√ QR code √√√√√√√ External gauge ports √√√√√√√ Service trays √√√√√√√ √ = Standard Standard Feature Table Available SKUs Available Models Description RA1318AJ1NA Classic ®Series 1 1/2 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1324AJ1NA Classic ®Series 2 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1330AJ1NA Classic ®Series 2 1/2 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1336AJ1NA Classic ®Series 3 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1342AJ1NA Classic ®Series 3 1/2 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1348AJ1NA Classic ®Series 4 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1360AJ1NA Classic ®Series 5 ton 13 SEER Single-Stage Air Conditioner-208/230/1/60 RA1318AJ1NB Classic ®Series 1 1/2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1324AJ1NB Classic ®Series 2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1330AJ1NB Classic ®Series 2 1/2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1336AJ1NB Classic ®Series 3 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1342AJ1NB Classic ®Series 3 1/2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1348AJ1NB Classic ®Series 4 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1360AJ1NB Classic ®Series 5 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/1/60 RA1336AC1NB Classic ®Series 3 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/3/60 RA1342AC1NB Classic ®Series 3 1/2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/3/60 RA1348AC1NB Classic ®Series 4 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/3/60 RA1360AC1NB Classic ®Series 5 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-208/230/3/60 RA1336AD1NB Classic ®Series 3 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-460/3/60 RA1342AD1NB Classic ®Series 3 1/2 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-460/3/60 RA1348AD1NB Classic ®Series 4 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-460/3/60 RA1360AD1NB Classic ®Series 5 ton 13 SEER Single-Stage Air Conditioner w/ High/Low Pressure-460/3/60 Air Accessories/Weighted Sound Power/Thermostats RA13 Series 9 Accessories Model No.RA1318 RA1324 RA1330 RA1336 RA1342 RA1348 RA1360 Compressor crankcase heater*44-17402-44 44-17402-44 44-17402-44 44-17402-44 44-17402-45 44-17402-45 44-17402-45 Low ambient control RXAD-A08 RXAD-A08 RXAD-A08 RXAD-A08 RXAD-A08 RXAD-A08 RXAD-A08 Compressor sound cover 68-23427-26 68-23427-26 68-23427-26 68-23427-26 68-23427-25 68-23427-25 68-23427-25 Compressor hard start kit SK-A1 SK-A1 SK-A1 SK-A1 SK-A1 SK-A1 SK-A1 Compressor time delay RXMD-B01 RXMD-B01 RXMD-B01 RXMD-B01 RXMD-B01 RXMD-B01 RXMD-B01 Low pressure control RXAC-A07 RXAC-A07 RXAC-A07 RXAC-A07 RXAC-A07 RXAC-A07 RXAC-A07 High pressure control RXAB-A07 RXAB-A07 RXAB-A07 RXAB-A07 RXAB-A07 RXAB-A07 RXAB-A07 Liquid Line Solenoid (24 VAC, 50/60 Hz) Solenoid Valve 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD3T3TVLC 200RD3T3TVLC Solenoid Coil 61-AMG24V 61-AMG24V 61-AMG24V 61-AMG24V 61-AMG24V 61-AMG24V 61-AMG24V Liquid Line Solenoid (120/240 VAC, 50/60 Hz) Solenoid Valve 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD2T3TVLC 200RD3T3TVLC 200RD3T3TVLC Solenoid Coil 61-AMG120/240V 61-AMG120/240V 61-AMG120/240V 61-AMG120/240V 61-AMG120/240V 61-AMG120/240V 61-AMG120/240V Top Cap w/Label 91-101123-21 91-101123-21 91-101123-21 91-101123-21 91-101123-21 91-101123-21 91-101123-21 Heat Pump Riser 6 in.686020 686020 686020 686020 686020 686020 686020 *Crankcase Heater recommended with Low Ambient Kit. Weighted Sound Power Level (dBA) RA13 Sound Power Level Model Sound Power Level [dB(A)] Full Octave Linear Sound Power Level dB - Center Frequency - Hz 125 250 500 1000 2000 4000 6300 8000 RA1318 71.9 52.1 58.3 61.5 61.1 57.0 54.2 51.0 48.7 RA1324 75.5 55.4 60.3 64.7 66.4 62.6 58.0 54.3 52.4 RA1330 73.6 49.7 62.6 64.6 63.1 60.3 54.8 49.4 47.6 RA1336 72.4 55.1 60.2 62.6 63.3 58.1 53.4 51.3 52.0 RA1342 72.7 48.9 56.1 62.9 62.2 61.1 55.2 51.9 50.2 RA1348 75.8 51.4 59.6 65.2 65.9 64.3 58.5 55.2 53.7 RA1360 77.7 51.7 60.9 66.9 70.4 63.5 57.4 55.4 53.8 NOTE: Tested in accordance with AHRI Standard 270-08 (not listed in AHRI) * Photos are representative. Actual models may vary. For detailed thermostat match-up information, see specification sheet form number T11-001. 300-Series * Deluxe Programmable 400-Series * Special Applications/ Programmable 500-Series * Communicating/ Programmable 200-Series * Programmable Thermostats Unit Dimensions MODEL NO. OPERATING SHIPPING H (Height)L (Length)W (Width)H (Height)L (Length)W (Width) INCHES mm INCHES mm INCHES mm INCHES mm INCHES mm INCHES mm RA1318 27 685 29.75 755 29.75 755 28.75 730 32.38 822 32.38 822 RA1324 25 635 29.75 755 29.75 755 26.75 679 32.38 822 32.38 822 RA1330 25 635 29.75 755 29.75 755 26.75 679 32.38 822 32.38 822 RA1336 27 685 29.75 755 29.75 755 28.75 730 32.38 822 32.38 822 RA1342 31 787 29.75 755 29.75 755 32.75 831 32.38 822 32.38 822 RA1348 27 685 33.75 857 33.75 857 28.75 730 36.38 924 36.38 924 RA1360 31 787 35.75 908 35.75 908 32.75 831 38.38 974 38.38 974 [ ] Designates Metric Conversions ST-A1226-02-00 Air Unit Dimensions RA13 Series 10 Appendix C SoundPLAN Input and Output Data Tank Farm Road Mixed Use Run info Future on-site SPS Project description Project title: Tank Farm Road Mixed Use Project No.: 19-07096 Project engineer: Maddux Customer: Description: Run description Calculation type: Single Point Sound Title: Future on-site SPS Group: Run file: RunFile.runx Result number: 1 Local calculation (ThreadCount=12) Calculation start: 5/28/2019 1:32:15 PM Calculation end: 5.28.2019 1:32:16 PM Calculation time: 00:00:288 [m:s:ms] No. of points: 4 No. of calculated points: 4 Kernel version: SoundPLAN 8.1 (4/8/2019) - 32 bit Run parameters Reflection order: 3 Maximum reflection distance to receiver 200 m Maximum reflection distance to source 50 m Search radius 5000 m Weighting: dB(A) Allowed tolerance (per individual source): 0.100 dB Create ground effect areas from road surfaces: Yes Standards: Industry: ISO 9613-2: 1996 Air absorption: ISO 9613-1 regular ground effect (chapter 7.3.1), for sources without a spectrum automatically alternative ground effect Limitation of screening loss: single/multiple 20.0 dB /25.0 dB Side diffraction: Outdated method (side paths also around terrain) Use Eqn (Abar=Dz-Max(Agr,0)) instead of Eqn (12) (Abar=Dz-Agr) for insertion loss Environment: Air pressure 1013.3 mbar rel. humidity 70.0 % Temperature 10.0 °C Meteo. corr. C0(7-22h)[dB]=0.0; C0(22-7h)[dB]=0.0; Ignore Cmet for Lmax industry calculation: No Parameter for screening: C2=20.0 Dissection parameters: SoundPLAN 8.1 Rincon Consultants 9320 Chesapeake Drive, Suite 218 San Diego, CA 92123 USA 1 Tank Farm Road Mixed Use Run info Future on-site SPS Minimal distance 1 m Max. difference ground effect + diffraction 1.0 dB Max. number of iterations 4 Attenuation Foliage: ISO 9613-2 Built-up area: ISO 9613-2 Industrial site: ISO 9613-2 Assessment: Day Night Level LDN Reflection of "own" facade is suppressed Geometry data Future.sit 5/28/2019 1:30:20 PM - contains: Building.geo 5/28/2019 11:28:06 AM Geo-File1.geo 5/28/2019 11:03:34 AM GNM.geo 5/28/2019 11:22:42 AM HVAC.geo 5/28/2019 1:30:20 PM Loading Dock.geo 5/28/2019 1:30:20 PM Recivers.geo 5/28/2019 11:28:06 AM SoundPLAN 8.1 Rincon Consultants 9320 Chesapeake Drive, Suite 218 San Diego, CA 92123 USA 2 Tank Farm Road Mixed Use Assessed receiver levels Future on-site SPS 2 Receiver Usage Fl Dir dB(A) Leq,d dB(A) Leq,d,diff dB 168210,3906654 SCR G 42.5 168313,3906791 SCR G 46.8 168375,3906601 SCR G 45.2 168494,3906739 SCR G 46.3 SoundPLAN 8.1 Rincon Consultants 9320 Chesapeake Drive, Suite 218 San Diego, CA 92123 USA 1 Tank Farm Road Mixed Use Octave spectra of the sources in dB(A) - Future on-site SPS 3 Name Source type l or A m,m² Li dB(A) R'w dB L'w dB(A) Lw dB(A) KI dB KT dB LwMax dB(A) DO-Wall dB Day histogram Emission spectrum 63Hz dB(A) 125Hz dB(A) 250Hz dB(A) 500Hz dB(A) 1kHz dB(A) 2kHz dB(A) 4kHz dB(A) 8kHz dB(A) Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 80.0 80.0 0.0 0.0 0 HVAC_50%_Night Truck: loading general cargo 47.0 57.0 64.0 70.0 73.0 74.0 74.0 72.0 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 85.2 85.2 0.0 0.0 0 HVAC_50%_Night 20 Ton 64.8 68.9 71.4 82.8 79.0 74.2 69.0 61.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 SoundPLAN 8.1 Rincon Consultants 9320 Chesapeake Drive, Suite 218 San Diego, CA 92123 USA 1 Tank Farm Road Mixed Use Octave spectra of the sources in dB(A) - Future on-site SPS 3 Name Source type l or A m,m² Li dB(A) R'w dB L'w dB(A) Lw dB(A) KI dB KT dB LwMax dB(A) DO-Wall dB Day histogram Emission spectrum 63Hz dB(A) 125Hz dB(A) 250Hz dB(A) 500Hz dB(A) 1kHz dB(A) 2kHz dB(A) 4kHz dB(A) 8kHz dB(A) Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 Point 87.8 87.8 0.0 0.0 0 HVAC_50%_Night 10 Ton 67.8 61.9 78.4 81.8 84.0 79.2 76.0 67.9 SoundPLAN 8.1 Rincon Consultants 9320 Chesapeake Drive, Suite 218 San Diego, CA 92123 USA 2 Attachment 9 Multi-Modal Transportation Impact Study 660 Tank Farm Mixed Use Project Draft Multimodal Transportation Impact Study Central Coast Transportation Consulting 895 Napa Avenue, Suite A-6 Morro Bay, CA 93442 (805) 316-0101 July 2020 Prepared For: City of San Luis Obispo Central Coast Transportation Consulting July 2020 1 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Executive Summary Executive Summary This study evaluates the potential transportation impacts of the 660 Tank Farm mixed-use project located on the north side of Tank Farm Road between Broad Street and Santa Fe Road in the City of San Luis Obispo. The project proposes 15,000 s.f. of retail/restaurant buildings, a 45,000 s.f. medical office building to be used as an integrated cancer center, and a 150-bed assisted living facility. Nine intersections were evaluated during the weekday morning (7-9 AM) and weekday evening (4-6 PM) time periods under Existing and Cumulative conditions. The 660 Tank Farm project is expected to generate a total of 1,416 new daily trips, 98 new AM peak hour trips, and 165 new PM peak hour trips. Impacts and mitigation measures are summarized below. Existing Plus Project Recommendations The following improvements circulation improvements are recommended: • Widen Tank Farm Road along the project frontages to provide two westbound lanes, bike lanes, and sidewalks consistent with the parkway arterial designation in the Airport Area Specific Plan. • Install single lane roundabout at the internal site intersection of the Mindbody road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites. • Eliminate the SESLOC right-in/right-out driveway on Broad Street. In addition, the recommendation below would address Existing Plus Project intersection deficiencies: • Tank Farm Road/Long Street (#2): Installation of a traffic signal would result in acceptable operations. A traffic signal has been designed for this location and is required as a condition of approval for a nearby project. The project will also close the existing sidewalk gap on Broad Street between Industrial Way and Tank Farm Road. Cumulative Recommendations The recommendations below would address Cumulative intersection deficiencies: • Tank Farm Road/S Higuera Street (#1): Installing a second southbound left turn lane and dedicated bicycle lane for the westbound approach would improve operations to at least no project conditions. • Tank Farm Road/Santa Fe Road (#3): Installing a multi-lane roundabout would provide acceptable operations. • Broad Street/Industrial Way (#6): Converting the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes would result in LOS C or better operations. • Broad Street/Tank Farm Road (#7): Adding a second southbound left turn lane, adding a dedicated northbound right turn lane, and converting the westbound right turn lane to a shared through/right lane would improve conditions. However, while some queue lengths would be decreased, others would be increased. The City’s Circulation Element EIR recommends establishing time-of-day timing plans at this intersection. Central Coast Transportation Consulting July 2020 2 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Executive Summary Further details are provided in the body of this report. Central Coast Transportation Consulting July 2020 3 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Contents Contents Executive Summary .................................................................. 1 Contents ...................................................................................... 3 Introduction ............................................................................... 4 Analysis Methods....................................................................... 6 Existing Conditions ................................................................... 8 Existing Plus Project Conditions .......................................... 17 Cumulative Conditions ........................................................... 27 References ................................................................................. 37 Figure 1: Project and Study Locations .............................................................................................................. 4 Figure 2: Project Site Plan ................................................................................................................................... 5 Figure 3: Existing Peak Hour Volumes and Lane Configurations .............................................................16 Figure 4: Project Trip Distribution and Assignment ....................................................................................19 Figure 5: Existing Plus Project Volumes ........................................................................................................20 Figure 6: Cumulative Volumes and Cumulative Project Volumes .............................................................28 Figure 7: Cumulative Plus Project Volumes ..................................................................................................29 Appendix A: Traffic Counts Appendix B: Intersection LOS Calculation Sheets Appendix C: Segment LOS Calculation Sheets Appendix D: Pedestrian and Bicycle Intersection LOS Tables Central Coast Transportation Consulting July 2020 4 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Introduction Introduction This study evaluates the potential transportation impacts of the 660 Tank Farm mixed-use project located on the north side of Tank Farm Road between Broad Street and Santa Fe Road in the City of San Luis Obispo. The project proposes 15,000 s.f. of retail/restaurant buildings, a 45,000 s.f. medical office building to be used as an integrated cancer center, and a 150-bed assisted living facility. The project was formerly analyzed including the adjacent property (650 Tank Farm), which was subsequently analyzed as a stand-alone project. The project’s location and study intersections are shown on Figure 1, while Figure 2 shows the project site plans. Study intersections were identified in consultation with City staff. The following intersections were analyzed during the weekday morning (7-9 AM) and evening (4-6 PM) time periods: 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/Mindbody Traffic Signal 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane 9. Broad Street/Aero Drive Vehicular, pedestrian, and bicycle levels of service are reported for each study intersection consistent with the City’s Multimodal Transportation Impact Guidelines. The study segments were identified in consultation with City staff consistent with City policies. Four roadway segments were analyzed for bicycle, pedestrian, transit, and auto level of service during the AM and PM peak hours: 1. Tank Farm Road (Broad Street to Higuera Street) 2. Tank Farm Road (Broad Street to Orcutt Road) 3. Broad Street (Orcutt Road to Tank Farm Road) 4. Broad Street (Tank Farm Road to South City Limits) The study locations were evaluated under these scenarios: • Existing Conditions reflects 2018-2019 traffic counts and the existing transportation network. • Existing Plus Project adds Project-generated traffic to Existing Conditions volumes. • Cumulative Conditions represents future traffic conditions reflective of the buildout of land uses in the area, not including the proposed Project. • Cumulative Plus Project represents future traffic conditions reflective of the buildout of land uses in the area, including the proposed Project. Each scenario is described in more detail in the appropriate chapter. 660 Tank Farm TIS Figure 1: Project and Study Locations Legend: x - Study Intersection- Project Sites 2 7 3 5 41 8 9 6 Figure 2: Project Site Plan 660 Tank Farm TIS Central Coast Transportation Consulting July 2020 6 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Analysis Methods Analysis Methods The analysis approach was developed based on the City of San Luis Obispo’s standards and policies. Facilities operated by the City of San Luis Obispo were evaluated using thresholds identified in the 2014 Circulation Element. Table 2 of the Circulation Element specifies that level of service (LOS) D or better operations shall be maintained for bicycle, transit, and vehicle modes in the study area. The minimum LOS standard for pedestrians is LOS C. The Circulation Element establishes priorities of each mode as presented in Table 1. Project impacts are considered significant if the project degrades a higher priority mode. Table 1: Modal Priorities INTERSECTION ANALYSIS The level of service thresholds for intersections and the pedestrian, bicycle, and transit modes based on the 6th Edition Highway Capacity Manual (HCM) are presented in Table 2. Table 2: Intersection Level of Service Thresholds The study intersections were analyzed with the Synchro 10 software package applying the HCM 6th Edition methods. SEGMENT ANALYSIS The study roadway segments were evaluated for auto, transit, pedestrians, and bicycles using the LOS+ software, which applies the HCM 2010 methods. The LOS score thresholds are shown in Table 3. Priority Residential Corridors and Neighborhoods Commercial Corridors and Areas Regional Arterial and Highway Corridors 1 Pedestrians Vehicles Vehicles 2 Bicycles Bicycles Transit 3 Vehicle Transit Bicycles 4 Transit Pedestrians Pedestrians Source: Table 3 City of San Luis Obispo TIS Guidelines. Modal Priorities for Level of Service Control Delay LOS Control Delay LOS LOS Score LOS Control Delay LOS ≤ 10 A ≤ 10 A ≤ 1.5 A ≤ 5 A > 10 - 20 B > 10 - 15 B >1.5 - 2.5 B >5 - 10 B > 20 - 35 C > 15 - 25 C >2.5 - 3.5 C >10 - 20 C > 35 - 55 D > 25 - 35 D >3.5 - 4.5 D >20 - 30 D > 55 - 80 E > 35 - 50 E > 4.5 - 5.5 E >30 - 45 E > 80 F > 50 or v/c > 1 F > 5.5 F >45 F Intersection Level of Service Thresholds 1. Source: Exhibit 19-8 of the 6th Edition Highway Capacity Manual. Control delay in seconds/vehicle. 2. Source: Exhibit 20-2 of the 6th Edition Highway Capacity Manual. Control delay in seconds/vehicle. 4. Source: Exhibit 20-3 of the 6th Edition Highway Capacity Manual. Control delay in seconds/pedestrian. Signalized1 Two-Way Stop Controlled (TWSC)2 Pedestrian Mode, TWSC4 Pedestrian and Bicycle Modes, Signal3 3. Source: Exhibit 19-9 of the 6th Edition Highway Capacity Manual. Score is unitless. Central Coast Transportation Consulting July 2020 7 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Analysis Methods Table 3: Roadway Segment Level of Service Thresholds The segment of Tank Farm Road between Old Windmill Road and Santa Fe Road was also evaluated using generalized LOS thresholds applied in the City’s Circulation Element Update. THRESHOLDS OF SIGNIFICANCE Significant impacts to transportation facilities are identified under the following circumstances: Unsignalized Intersections Project traffic causes an intersection operating at LOS A, B, C, or D to degrade to unacceptable traffic conditions of LOS E or F; and the volume-demand-to-capacity ratio (V/C), which compares roadway demand (vehicle volumes) with roadway supply (roadway capacity), is increased by 0.01 or more and signal warrants are met; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. Signalized Intersections Project traffic causes an intersection operating at an acceptable LOS D or better to degrade to unacceptable traffic conditions, and the V/C ratio is increased by 0.01 or more; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. Segments Project traffic causes segment operation level of service degradation as follows: • For bicycles, a segment operating at LOS A, B, C, or D to degrade to LOS E or F. • For pedestrians, a segment operating at LOS A, B, or C to degrade to LOS D, E, or F. • For vehicles, segments operating at LOS A, B, C, or D to degrade to LOS E or F and an increase of the V/C ratio by .01 or more. • For transit service, a segment operating at LOS A, B, C, or D to degrade to LOS E or F; or a segment with a baseline LOS E or F to degrade in a contextually significant way. The City’s Multimodal Transportation Impact Study Guidelines allow discretion when identifying impacts to non-auto modes based on whether the impacts are contextually significant. LOS Score Level of Service ≤ 2.00 A > 2.00-2.75 B > 2.75-3.50 C > 3.50-4.25 D > 4.25-5.00 E > 5.00 F Pedestrian, Bicycle and Transit Modes 1 Roadway Segment Level of Service Thresholds 1. Source: Exhibit 16-5 of the 6th Edition Highway Capacity Manual. Central Coast Transportation Consulting July 2020 8 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions Existing Conditions This section describes the existing transportation system and current operating conditions in the study area. EXISTING ROADWAY NETWORK The following roadways are located in the vicinity of the project: • Broad Street is a north-south, two-way road. North of its intersection with South Street and Santa Barbara Avenue, it is a 2-lane residential arterial street with a speed limit of 35 mph. This section of road functions as a main connection between residential areas and the downtown core. South of the Broad/South/Santa Barbara intersection, Broad Street is a 4-lane highway/regional route with a speed limit ranging from 40 mph at the north end of the segment to 45 mph at the southern end. This segment serves as a main route to and from the southern industrial and commercial centers to the downtown core and other regions. • Tank Farm Road is an east-west, 2- lane arterial road with a speed limit of 45 mph in the study area. Tank Farm Road serves a major connection from South Higuera Street to Broad Street, connecting residential with commercial and industrial areas. • Santa Fe Road is a two-lane, two-way commercial collector. Santa Fe Road connects Buckley Road and Hoover Ave to Tank Farm Road. • Industrial Way is a two-lane commercial collector with a speed limit of 40 mph. Industrial Way connects the commercial properties of Broad Street to the rest of the region via Broad Street. West of Broad Street Industrial Way serves Damon Garcia Park and a commercial development. • Aero Vista Lane is a two-lane, two-way highway/regional route with a speed limit of 25 mph. Aero Vista Lane links commercial properties to Broad street, which provides access to the airport region. • Aero Drive is a two-lane, two-way local road with a speed limit of 25 mph. Aero Drive serves as the primary access point for the San Luis Obispo County Regional Airport. • Capitolio Way is a two-lane, two-way commercial collector with a speed limit of 35 mph. It links commercial properties to Sacramento Drive and Broad Street. • Long Street is a two-lane, two-way local road. Long street connects Hind Lane to Tank Farm Road. • South Higuera Street is a north-south, 4-lane arterial with a speed limit of 45 mph in the study area. South Higuera Street serves as the primary north-south route on the east side of US 101 serving local traffic. • Mindbody Driveway is the main entrance serving the main campus of Mindbody, Inc., along with other businesses in the same business park. EXISTING PEDESTRIAN FACILITIES Pedestrian facilities include sidewalks, crosswalks, and pedestrian signals at signalized intersections. South of Rockview Place, Broad Street has a paved sidewalk only on the east side of the street. Broad Street between Tank Farm Road and Aero Vista Lane has a discontinuous sidewalk on the east side of the street. East of the Union Pacific Railroad overhead crossing, Tank Farm Road has a discontinuous sidewalk on its north side. West of Broad Street, Tank Farm Road has no sidewalks on the north side Central Coast Transportation Consulting July 2020 9 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions of the road, and between Santa Fe Road and Old Windmill Lane has no sidewalks on either side. All other study segments have paved sidewalks on both sides of the street. The intersection of Tank Farm Road and Long Street, with stop control only on Long Street, does not have striped crosswalks for any pedestrian movements. The intersection of Tank Farm Road and Santa Fe Road, with stop control only on Santa Fe Road, does not have striped crosswalks for any pedestrian movements. The signalized intersection of Tank Farm Road and the Mindbody driveway has no pedestrian phases or striped crosswalks. The intersection of Broad Street and Capitolio Way, with stop control only on Capitolio Way, does not have any striped crosswalks. The intersection of Broad Street and Aero Vista Lane, with stop control only on Aero Vista Lane, does not have any striped crosswalks. The signalized intersection of Broad Street and Aero Drive only has pedestrian phases for the north, east, and west legs. All other intersections have crosswalks on all legs. EXISTING BICYCLE FACILITIES Bicycle facilities in the study area consist of Class II bike lanes. A Class II bike lane provides a striped lane for one-way bicycle travel on the side of a street. Broad Street and Tank Farm Road both have Class II bike lanes on both sides of the road throughout the study segments. EXISTING TRANSIT SERVICE The San Luis Obispo Regional Transit Authority (RTA) and the City of San Luis Obispo Transit Division (SLO Transit) provide transit service to the study area. SLO Transit Routes 1 and 3 provide fixed-route service to the study area. RTA offers Dial-A-Ride curb to curb services within the city limits. An acceptable transit LOS is primarily predicated on the presence of shelters and benches at bus stops, as well as the frequency and on-time performance of each route. If there are no bus stops on a segment, transit LOS is marked as N/A. SLO Transit Route 1A passes through the vicinity of the project as it travels north and southbound along Broad Street. Route 1A services the Downtown Transit Center, the Orcutt Road/Johnson Avenue area and the San Luis Obispo County Regional Airport. It enters the vicinity of the project traveling westbound on Tank Farm Road, before turning south to serve the airport and going north on Broad Street to serve the Downtown Transit Center. It has stops at the airport near Aero Drive, Aero Vista Lane, Broad and Tank Farm (Marigold Center), Broad and Industrial, and stops to the north and south of Capitolio Way. It is important to note that the stops along Broad Street north of Tank Farm Road are located on the east side of Broad Street. Route 1A runs daily with hourly headways. Buses typically run from 6:15 AM to 10:00 PM on weekdays and from 8:15 AM to 8:00 PM on weekends. SLO Transit implemented their latest Short-Range Transit Plan (SRTP) in mid-2017, so long-term boarding data is not available. Before implementation of the SRTP, Route 3 served stops around the Marigold shopping center, which is located on the northeast corner of the Tank Farm Road and Broad Street intersection. The SRTP notes that the stop at the Marigold center served 37 boardings and 10 alightings per day. The stop nearer to Capitolio Way was served 24 boardings and alightings per day. Central Coast Transportation Consulting July 2020 10 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions EXISTING TRANSPORTATION CONDITIONS This section summarizes the existing intersection and roadway segment operations. Intersection Operations Traffic counts were collected in 2018 by the City of San Luis Obispo as a part of their biannual traffic count data collection program, with the exceptions of Tank Farm Road/Long Street, Tank Farm Road/Santa Fe Road, and Tank Farm Road/Mindbody Traffic Signal, which were collected independently in 2019 and were also provided by the City. Traffic count sheets are provided in Appendix A. Figure 3 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 4 shows the LOS for the study intersections and Table 5 summarizes the vehicular queuing, with detailed calculation sheets included in Appendix B. Table 4: Existing Intersection Auto LOS The following intersection operates below the LOS D threshold for vehicles: • Tank Farm Road/Long Street (#2): The southbound approach operates at LOS E during the PM peak hour due to long delays experienced by left-turning traffic. Intersection Peak Hour V/C 1 Delay 2 LOS AM 0.86 26.7 C PM 0.85 25.4 C AM 0.16 2.0 (23.2)- (C) PM 0.49 4.5 (47.7)- (E) AM 0.16 1.3 (17.5)- (C) PM 0.55 3.2 (30.8)- (D) AM 0.69 7.4 A PM 0.85 10.5 B AM 0.19 1.1 (15.1)- (C) PM 0.37 1.4 (20.4)- (C) AM 0.76 13.9 B PM 1.10 32.7 C AM 0.86 36.0 D PM 1.11 45.9 D AM 0.16 0.7 (19.5)- (C) PM 0.46 2.0 (25.7)- (D) AM 0.68 9.4 A PM 0.64 11.5 B Existing Intersection Auto Levels of Service 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/MindBody Traffic Signal 5. Broad Street/Capitolio Way 9. Broad Street/Aero Drive 1. Volume to capacity ratio reported for worst movement. Note: Unacceptable operations shown in bold text. 2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. Central Coast Transportation Consulting July 2020 11 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions Table 5: Existing Intersection Queues The following instances of queue spillback or overcapacity movements are noted: • Tank Farm Road/South Higuera Street (#1): The westbound left turning movement is over capacity and occasionally does not clear in a single cycle during the PM peak hour. The southbound left turning movement queues sometimes require more than one cycle to clear. The reported queues are longer than field-observed conditions due to the high vehicular volumes and the minimum green times required to serve pedestrians. There are relatively few pedestrian calls, so the intersection operates with shorter queues than shown in Table 5. However, some of the observed queues still exceeded the turn pocket lengths and did not clear AM 61 PM 74 AM 75 PM 44 AM #295 PM #304 AM 15 PM 78 AM 32 PM 18 AM 5 PM 5 AM #75 PM #220 AM 66 PM #305 AM 126 PM #294 AM 209 PM 77 AM #291 PM 227 AM 125 PM #233 AM 90 PM #372 AM 61 PM 252 AM 15 PM 55 AM #55 PM 10 95th Percentile Queue (ft)1 Bold indicates queue length longer than storage length. NBR 25 4. Tank Farm Road/MindBody Traffic Signal WBL 210 5. Broad Street/Capitolio Way WBL - Existing Intersection Queues Intersection Movement Storage Length (ft)Peak Hour # indicates that 95th percentile volume exceeds capacity, queue may be longer. Detailed queues provided in Appendix B. 1. Tank Farm Road/South Higuera Street WBR 250 NBR 140 SBL 165 9. Broad Street / Aero Drive SBL 250 SBR 300 3. Tank Farm Road/Santa Fe Road 6. Broad Street/Industrial Way NBL 150 SBL 150 7. Broad Street/Tank Farm Road EBL 300 EBR 90 WBL 150 NBL 290 8. Broad Street/Aero Vista Lane EBL 75 SBL 200 1. Queue length that would not be exceeded 95 percent of the time. Central Coast Transportation Consulting July 2020 12 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions within a cycle. Additionally, vehicles making a southbound left turning movement can utilize the two-way left turn lane to effectively extend the turn pocket without blocking through movements. • Tank Farm Road/Santa Fe Road (#3): The northbound right queue exceeds the turn pocket in the PM peak hour. The northbound approach is flared, without a marked turn pocket, so a pocket length of 25 feet was assumed for this analysis. However, the wide flare at this intersection generally prevents the right-turning queue from blocking left-turning traffic, even if queues exceed 25 feet. • Broad Street/Industrial Way (#6): In the PM peak hour, the northbound and southbound left turning movements are over capacity and the queue lengths exceed the turn pocket lengths. At this location, the pedestrian walk and flashing don’t walk times and split phasing dictate long cycle lengths on the east and westbound approaches, resulting in green times longer than are needed to serve the vehicular volumes. Traffic counts and field observations indicate that there are relatively few pedestrian crossings and the reported overcapacity queue operates acceptably in the field. • Broad Street/Tank Farm Road (#7): In the PM peak hour, the eastbound left movement is over capacity. The eastbound right movement exceeds the turn pocket length during the AM peak hour. The westbound left movement is over capacity during the AM peak hour and exceeds the turn pocket length for both peak hours. The northbound left movement is over capacity during the PM peak hour. The southbound left movement is over capacity and exceeds the turn pocket length during the PM peak hour. This intersection experiences high turning volumes, which results in queues for many turning movements. Table 6 summarizes the existing intersection pedestrian levels of service of LOS D and below at the study intersections. All bicycle intersection levels of service operated acceptably at LOS D or better under existing conditions. Detailed pedestrian and bicycle intersection level of service tables are provided in Appendix D. Central Coast Transportation Consulting July 2020 13 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions Table 6: Existing Intersection Pedestrian LOS Pedestrian service levels exceed the acceptable levels at intersections 2, 3, 5, and 8 due to the presence of side-street stop-controlled intersections. There are signalized intersections providing pedestrian signals near all of the deficient locations. No other pedestrian deficiencies are reported. No bicycle intersection LOS deficiencies are reported. Segment Operations Tables 7 and 8 show the existing segment operations during the AM and PM peak hours. Intersection Direction Score1,2 LOS1 EB >200 F WB >200 F EB >200 F WB >200 F EB 16.20 C WB >200 F EB 27.20 D WB >200 F NB >200 F SB >200 F NB >200 F SB >200 F NB >200 F SB >200 F NB >200 F SB >200 F 1. HCM 6th pedestrian score and LOS. 2. HCM 6th reports pedestrian LOS at two-way stop controlled intersections in delay (seconds). Peak Hour 8. Broad Street/Aero Vista Lane AM PM 5. Broad Street/Capitolio Way AM PM PM PM 3. Tank Farm Road/Santa Fe Road AM 2. Tank Farm Road/Long Street AM Existing Intersection Pedestrian Levels of Service Existing Central Coast Transportation Consulting July 2020 14 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions Table 7: Existing AM Roadway Segment LOS Table 8: Existing PM Roadway Segment LOS Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.76 C N/A N/A WB 2.34 B N/A N/A 2.66 B N/A N/A EB 2.75 B 2.81 C 2.06 B N/A N/A WB 2.75 B N/A N/A 2.40 B N/A N/A EB 2.47 B 2.85 C 2.18 B N/A N/A WB 2.47 B 3.18 C 2.41 B 3.33 C EB 3.13 C 1.27 A 0.42 A N/A N/A WB 3.13 C N/A N/A 0.49 A 4.17 D NB 2.14 B 3.10 C 2.19 B 4.65 E SB 2.14 B N/A N/A 2.07 B N/A N/A NB 2.14 B 2.76 C 2.05 B 5.54 F SB 2.14 B N/A N/A 2.02 B N/A N/A NB 2.52 F N/A N/A 2.07 B N/A N/A SB 2.52 B 3.33 C 1.03 A 4.71 E NB 2.14 B 2.86 C 1.23 A N/A N/A SB 2.14 B 2.25 B 0.96 A N/A N/A NB 2.93 F N/A N/A 2.08 B N/A N/A SB 2.93 C N/A N/A 1.23 A 5.71 F 2. LOS is not established for segments without a sidewalk. 3. LOS is not established for segments without a directional transit route. 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 3a. Broad Street - Orcutt Road to Industrial Way 3b. Broad Street - Industrial Way to Tank Farm Road 2a. Tank Farm Road - Broad Street to UPRR 2b. Tank Farm Road - UPRR to Orcutt Road 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street Auto Pedestrian 2 Bicycle Transit 3 Existing AM Segment MMLOS 1 Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.75 C N/A N/A WB 2.34 B N/A N/A 2.89 C N/A N/A EB 2.75 B 3.14 C 2.22 B N/A N/A WB 2.75 B N/A N/A 2.57 B N/A N/A EB 2.47 B 3.40 C 2.65 B N/A N/A WB 2.47 B 3.03 C 2.29 B 3.31 C EB 3.13 C 1.85 A 0.71 A N/A N/A WB 3.13 C N/A N/A 0.21 A 4.12 D NB 2.14 F 3.60 D 2.38 B 4.71 E SB 2.14 B N/A N/A 2.13 B N/A N/A NB 2.14 B 2.77 C 2.10 B 5.53 F SB 2.14 F N/A N/A 2.09 B N/A N/A NB 2.52 F N/A N/A 2.04 B N/A N/A SB 2.52 B 3.33 C 1.03 A 4.71 E NB 2.14 B 2.39 B 0.86 A N/A N/A SB 2.14 B 2.55 B 1.12 A N/A N/A NB 2.93 F N/A N/A 1.84 A N/A N/A SB 2.93 C N/A N/A 1.44 A 5.65 F 3. LOS is not established for segments without a directional transit route. 1. HCM 2010 LOS score and LOS. 2. LOS is not established for segments without a sidewalk. 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 3b. Broad Street - Industrial Way to Tank Farm Road 4a. Broad Street - Tank Farm Road to Aero Vista Lane 2b. Tank Farm Road - UPRR to Orcutt Road 3a. Broad Street - Orcutt Road to Industrial Way 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road Existing PM Segment MMLOS1 Auto Pedestrian2 Bicycle Transit3 Central Coast Transportation Consulting July 2020 15 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Conditions The following deficiencies are reported: • Auto: Multiple segments of Broad Street operate deficiently because their volume to capacity ratios are greater than one, which results in an automatic LOS F. The remaining segments operate acceptably. • Pedestrian: Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or discontinuous pedestrian facilities. The segment of northbound Broad Street from Orcutt Road to Industrial Way (#3a) operates unacceptably at LOS D during the PM peak hour. This segment has a relatively wide sidewalk (over eight feet in most places) with narrower sections separated from the travel lanes by a landscaped buffer. This buffer was not included in the MMLOS analysis because it is discontinuous; however, coding even a one foot buffer improves this segment to LOS C. The remaining segments operate acceptably. The remaining segments with pedestrian facilities operate accpetably. • Bicycle: All bicycle segments operate acceptably at LOS D or better. • Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment. 660 Tank Farm TIS Figure 3: Existing Peak Hour Volumes and Lane Configurations Legend: - Study Intersection - Project Site- AM(PM) Peak Hour Traffic Volumes x - Stop Sign - Traffic Signal 1.2.3. 4.5.6. 7.8.9. 2 7 3 5 41 8 9 6 Central Coast Transportation Consulting July 2020 17 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions Existing Plus Project Conditions This section evaluates the impacts of the proposed project on the surrounding transportation network. PROJECT TRAFFIC ESTIMATES The amount of project traffic affecting the study locations is estimated in three steps: trip generation, trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by the site. Trip distribution identifies the general origins and destination of these trips, and trip assignment specifies the routes taken to reach these origins and destinations. Trip Generation The project’s trip generation estimate was developed using weekday daily, AM peak hour, and PM peak hour data provided in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual. Table 9 shows the estimated trip generation from the proposed project. Table 9: Trip Generation The 660 Tank Farm project is expected to generate a total of 1,416 new daily trips, 98 new AM peak hour trips, and 165 new PM peak hour trips. Net new trips were found by taking the total daily, AM, and PM project generated trip totals and subtracting internal capture trips, and pass-by trips. Trip Distribution and Assignment Trip distribution and assignment for the project trips were estimated using a select zone procedure in the City’s Travel Demand Model, refined based on the site plan and local knowledge. Figure 4 shows the trip distribution percentages and project traffic assignment. Figure 5 shows the Existing Plus Project volumes. Planned Improvements The current site plans do not show detailed dimensions of all frontage improvements. Consistent with the Airport Area Specific Plan (AASP), 6-foot sidewalks with a 5-foot landscaped buffer were assumed along the west side Broad Street and north side of Tank Farm Road adjacent to the project site. Land Use Size Unit 1 Daily In Out Total In Out Total Assisted Living 2 150 beds 390 18 11 29 15 24 39 Cancer Center3 114 employees 830 49 14 63 38 75 113 Shopping Center 4 15 KSF 566 9 5 14 27 30 57 1,786 76 30 106 80 129 209 300 4 4 8 15 15 30 70 0 0 0 7 7 14 1,416 72 26 98 58 107 165 Internal Trips5 Pass-By Trips6 Net New Trips: 1. KSF = thousand square feet 2. ITE Land Use Code #254, Assisted Living. Average rates used. 3. ITE Land Use Code #720, Medical-Dental Office Building. Fitted curve equations used. 5. PM Peak Hour trips multiplied by a factor of 10 to determine daily trips. 6. PM Peak Hour trips multiplied by a factor of 5 to determine daily trips. Source: ITE Trip Generation Manual, 10th Edition, and Trip Generation Handbook, 3rd Edition, 2017; CCTC, 2020. 4. ITE Land Use Code #820, Shopping Center. Average rates used. Weekday Vehicle Trip Generation AM Peak Hour PM Peak Hour Gross Trips: Central Coast Transportation Consulting July 2020 18 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions Site access is proposed via one full access driveway on the north leg of the Mindbody signal, one right- in right-out left-in driveway on Broad Street, and one right-in right-out driveway on Tank Farm Road. These improvements and recommended access changes are discussed in detail in the Site Access and Circulation section of this report. Figure 4: Project Trip Distribution and Existing Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x - Existing% (Cumulative %) Project Trip Distribution 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Figure 5: Existing Plus Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Central Coast Transportation Consulting July 2020 21 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions EXISTING PLUS PROJECT IMPACT ANALYSIS Intersection Operations Figure 5 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 10 shows the LOS for the study intersections and Table 12 summarizes the vehicular queuing under Existing Plus Project conditions, with detailed calculation sheets included in Appendix B. Table 10: Existing and Existing Plus Project Intersection Auto LOS The following intersection operates below the LOS D threshold for vehicles: • Tank Farm Road/Long Street (#2): the southbound side street approach to this intersection operates unacceptably both with and without the project during the PM peak hour. A traffic signal has been designed for this location and is required as a condition of approval for a nearby project. Installation of a traffic signal would result in acceptable operations. The remaining intersections operate at an acceptable service level. Table 11 presents the key queues for the study intersections. Detailed queue and LOS results are provided in Appendix B. Intersection V/C 1 Delay 2 LOS V/C 1 ¨V/C Delay 2 LOS AM 0.86 26.7 C 0.87 0.01 27.2 C PM 0.85 25.4 C 0.85 0.00 25.7 C AM 0.16 2.0 (23.2)- (C)0.16 0.00 2.1 (25.0)- (D) PM 0.49 4.5 (47.7)- (E)0.56 0.07 4.8 (55.6)- (F) AM 0.16 1.3 (17.5)- (C)0.16 0.00 1.3 (17.7)- (C) PM 0.55 3.2 (30.8)- (D)0.56 0.01 3.2 (31.7)- (D) AM 0.69 7.4 A 0.82 0.13 12.4 B PM 0.85 10.5 B 0.94 0.09 22.1 C AM 0.19 1.1 (15.1)- (C)0.19 0.00 1.1 (15.5)- (C) PM 0.37 1.4 (20.4)- (C)0.39 0.02 1.5 (21.6)- (C) AM 0.76 13.9 B 0.77 0.01 14.7 B PM 1.10 32.7 C 1.19 0.09 39.8 D AM 0.86 36.0 D 0.86 0.00 36.2 D PM 1.11 45.9 D 1.13 0.02 46.7 D AM 0.16 0.7 (19.5)- (C)0.17 0.01 0.7 (19.7)- (C) PM 0.46 2.0 (25.7)- (D) 0.47 0.01 2.1 (26.3)- (D) AM 0.68 9.4 A 0.68 0.00 9.4 A PM 0.64 11.5 B 0.65 0.01 11.5 B Peak Hour 1. Volume to capacity ratio reported for worst movement. Existing Existing and Existing Plus Project Intersection Auto Levels of Service Existing + Project 7. Broad Street/Tank Farm Road 9. Broad Street/Aero Drive 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 8. Broad Street/Aero Vista Lane 4. Tank Farm Road/MindBody Traffic Signal Note: Unacceptable operations shown in bold text. 2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. Central Coast Transportation Consulting July 2020 22 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions Table 11: Existing and Existing Plus Project Intersection Queues The addition of project traffic increases critical queues by less than one vehicle length. No mitigations are recommended. Table 12 and summarizes the Existing and Existing Plus Project intersection pedestrian levels of service of LOS D and below at the study intersections. All bicycle intersection levels of service operated acceptably at LOS D or better under Existing Plus Project conditions. Detailed pedestrian and bicycle intersection level of service tables are provided in Appendix D. Existing Ex.+Project AM 61 61 PM 74 74 AM 75 80 PM 44 44 AM #295 #299 PM #304 #306 AM 15 15 PM 78 80 AM 32 45 PM 18 20 AM 5 8 PM 5 8 AM #75 #77 PM #220 #220 AM 66 67 PM #305 #305 AM 126 126 PM #294 #296 AM 209 211 PM 77 88 AM #291 #291 PM 227 227 AM 125 129 PM #233 #239 AM 90 93 PM #372 #380 AM 61 64 PM 252 256 AM 15 15 PM 55 58 AM #55 #55 PM 10 12 Peak Hour 95th Percentile Queue (ft)1 1. Tank Farm Road/South Higuera Street WBR 250 NBR 140 SBL 200 1. Queue length that would not be exceeded 95 percent of the time. SBL 165 Existing and Existing Plus Project Intersection Queues Intersection Movement Storage Length (ft) 8. Broad Street/Aero Vista Lane EBL 75 9. Broad Street / Aero Drive Detailed queues provided in Appendix B. 6. Broad Street/Industrial Way NBL 150 SBL 150 7. Broad Street/Tank Farm Road EBL 300 EBR 90 WBL 150 NBL 290 SBL 250 SBR 300 3. Tank Farm Road/Santa Fe Road NBR 25 4. Tank Farm Road/MindBody Traffic Signal WBL 210 5. Broad Street/Capitolio Way WBL - Bold indicates queue length longer than storage length. # indicates that 95th percentile volume exceeds capacity, queue may be longer. Central Coast Transportation Consulting July 2020 23 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions Table 12: Existing and Existing Plus Project Intersection Pedestrian LOS No new deficiencies are reported from Existing to Existing Plus Project conditions. No bicycle deficiencies are reported under Existing Plus Project conditions. Segment Operations Tables 13 and 14 show the Existing Plus Project segment operations during the AM and PM peak hours. Intersection Direction Score1,2 LOS1 Score1,2 LOS1 EB >200 F >200 F WB >200 F >200 F EB >200 F >200 F WB >200 F >200 F EB 16.20 C 16.40 C WB >200 F >200 F EB 27.20 D 28.00 D WB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F 1. HCM 6th pedestrian score and LOS. 2. HCM 6th reports pedestrian LOS at two-way stop controlled intersections in delay (seconds). Peak Hour 8. Broad Street/Aero Vista Lane AM PM 5. Broad Street/Capitolio Way AM PM PM PM 3. Tank Farm Road/Santa Fe Road AM 2. Tank Farm Road/Long Street AM Existing and Existing Plus Project Intersection Pedestrian Levels of Service Existing Existing + Project Central Coast Transportation Consulting July 2020 24 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions Table 13: Existing Plus Project AM Roadway Segment LOS Table 14: Existing Plus Project PM Roadway Segment LOS Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.77 C N/A N/A WB 2.34 B N/A N/A 2.66 B N/A N/A EB 2.75 B 2.82 C 2.06 B N/A N/A WB 2.75 B N/A N/A 2.06 B N/A N/A EB 2.47 B 2.85 C 2.18 B N/A N/A WB 2.47 B 3.19 C 2.42 B 3.33 C EB 3.13 C 1.27 A 0.42 A N/A N/A WB 3.13 C N/A N/A 0.50 A 4.17 D NB 2.14 B 3.12 C 2.20 B 4.65 E SB 2.14 B N/A N/A 2.09 B N/A N/A NB 2.14 B 2.76 C 2.05 B 5.54 F SB 2.14 B N/A N/A 2.03 B N/A N/A NB 2.52 F N/A N/A 2.07 B N/A N/A SB 2.52 B 3.33 C 1.03 A 4.71 E NB 2.14 B 2.87 C 1.24 A N/A N/A SB 2.14 B 2.25 B 0.97 A N/A N/A NB 2.93 F N/A N/A 2.08 B N/A N/A SB 2.93 C N/A N/A 1.23 A 5.71 F 2. LOS is not established for segments without a sidewalk. 3. LOS is not established for segments without a directional transit route. 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 3a. Broad Street - Orcutt Road to Industrial Way 3b. Broad Street - Industrial Way to Tank Farm Road 2a. Tank Farm Road - Broad Street to UPRR 2b. Tank Farm Road - UPRR to Orcutt Road 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street Auto Pedestrian 2 Bicycle Transit 3 Existing Plus Project AM Segment MMLOS 1 Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.76 C N/A N/A WB 2.34 B N/A N/A 2.90 C N/A N/A EB 2.75 B 3.16 C 2.22 B N/A N/A WB 2.75 B N/A N/A 2.22 B N/A N/A EB 2.47 B 3.41 C 2.65 B N/A N/A WB 2.47 B 3.03 C 2.29 B 3.31 C EB 3.13 C 1.86 A 0.72 A N/A N/A WB 3.13 C N/A N/A 0.22 A 4.12 D NB 2.14 F 3.66 D 2.40 B 4.72 E SB 2.14 B N/A N/A 2.14 B N/A N/A NB 2.14 B 2.77 C 2.10 B 5.53 F SB 2.14 F N/A N/A 2.10 B N/A N/A NB 2.52 F N/A N/A 2.04 B N/A N/A SB 2.52 B 3.34 C 1.03 A 4.71 E NB 2.14 B 2.40 B 0.87 A N/A N/A SB 2.14 B 2.56 B 1.13 A N/A N/A NB 2.93 F N/A N/A 1.85 A N/A N/A SB 2.93 C N/A N/A 1.45 A 5.65 F 3. LOS is not established for segments without a directional transit route. 1. HCM 2010 LOS score and LOS. 2. LOS is not established for segments without a sidewalk. 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 3b. Broad Street - Industrial Way to Tank Farm Road 4a. Broad Street - Tank Farm Road to Aero Vista Lane 2b. Tank Farm Road - UPRR to Orcutt Road 3a. Broad Street - Orcutt Road to Industrial Way 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road Bicycle Transit Existing Plus Project PM Segment MMLOS1 Auto Pedestrian Central Coast Transportation Consulting July 2020 25 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions The following deficiencies are reported: • Auto: No new deficiencies were noted with the addition of project traffic. Operations on the Broad Street corridor are dependent on intersection operations and no improvements are recommended. • Pedestrian: The northbound segment of Broad Street from Orcutt Road to Industrial Way operates at LOS D during the PM peak hour both with and without the project due to the high vehicular volumes and percentage of vehicles turning at the downstream intersection. The addition of project traffic increases the LOS score by less than two percent and increases vehicular volumes by less than five percent. This project will construct curb gutter and sidewalk fronting the property and close the exsting sidewalk gap between Industrial Way and Tank Farm Road. • Bicycle: No new bicycle deficiencies are reported. • Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment . The addition of project traffic would not overburden or otherwise impact the transit network. VEHICLE MILES TRAVELED This section is provided for informational purposes in response to recent transportation deficiency analysis guidance that emerged after this project’s environmental review was underway. The City of San Luis Obispo recently published updated Transportation Impact Study Guidelines (TISG) that include methods for estimating Vehicle Miles Traveled (VMT) for projects consistent with recent State requirements. The proposed project consists of a mix of land uses, which are evaluated independently below. The project is located in an area of the City where residential VMT per capita is below the City’s impact threshold of 14.25 per the TISG screening map. In addition, assisted living facilities generate fewer vehicle trips per resident when compared to typical residential uses. Relatively few residents drive cars (the applicant estimates 25%) and dining and social activities are provided on site, reducing the need for off-site travel. The assisted living component of the project will have a less-than-significant impact to VMT. The 15,000 s.f. of retail uses will be split among three buildings. The TISG note that local-serving retail development projects with less than 50,000 s.f. of gross floor area can be assumed to cause a less-than- significant impact to VMT. Accordingly, this project component will have a less-than-significant impact to VMT. The cancer center portion of the project is a relatively unique use without specified standards or thresholds. It would serve local patients who currently travel out of San Luis Obispo County to receive treatment, and would therefore shorten their trips. The project’s site location, design, and proximity to/accommodation of non-auto travel options all serve to minimize VMT. SITE ACCESS AND ON-SITE CIRCULATION This section discusses issues related to site access and on-site circulation. On-site circulation deficiencies would occur if project designs fail to meet appropriate standards, fail to provide adequate truck access, or would result in hazardous conditions. Central Coast Transportation Consulting July 2020 26 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Existing Plus Project Conditions The site plan is shown on Figure 2. The project would have full access to Broad Street (via Industrial Way) and Tank Farm Road (via Mindbody traffic signal). New limited access driveways are proposed on Broad Street (right-in/right- out/left-in only) and Tank Farm Road (right-in/right-out only). Recommendations The following improvements circulation improvements are recommended: • Widen Tank Farm Road along the project frontages to provide two westbound lanes, bike lanes, and sidewalks consistent with the parkway arterial designation in the Airport Area Specific Plan. • Install single lane roundabout at the internal site intersection of the Mindbody road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites. • Eliminate the SESLOC right-in/right-out driveway on Broad Street. Central Coast Transportation Consulting July 2020 27 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions Cumulative Conditions Cumulative Conditions represent build-out of the land uses in the region. CUMULATIVE VOLUME FORECASTS Cumulative, Cumulative Project, and Cumulative Plus Project traffic volume forecasts, shown on Figures 6 and 7, were developed using the City’s Travel Demand Model, which includes planned network and land use changes expected upon buildout of the City’s General Plan. The following key network changes will shift travel patterns in the study area: • Prado Road would extend as a four-lane regional route arterial from S Higuera Street to Broad Street with a new intersection between Capitolio Way and Industrial Way. • A full interchange would be constructed at Prado Road and US 101. • Victoria Avenue would be extended from Woodbridge Street to High Street. • Orcutt Road would be widened as a four-lane arterial from the railroad tracks to Johnson Avenue. • Tank Farm Road would be widened to four lanes west of 250 Tank Farm Road and east of Santa Fe Road. • The intersection of Tank Farm Road/Long Street would be signalized. • Transit conditions were assumed to remain the same as existing conditions. Figures 6 and 7 show the Cumulative, Cumulative Project and Cumulative Plus Project traffic volumes. Figure 6: Cumulative Volumes and Cumulative Project Volumes C u m u l a t i v e V o l u m e s C u m u l a t i v e P r o j e c t Vo l u m e s 660 Tank Farm TIS Legend: - AM(PM) Peak Hour Traffic Volumes 1.2.3. 4.5.6.7. 8.9.1. 2.3.4.5. 6.7.8.9. Figure 7: Cumulative Plus Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Central Coast Transportation Consulting July 2020 30 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions CUMULATIVE TRANSPORTATION CONDITIONS This section describes intersection operations and roadway segment operations under Cumulative and Cumulative Plus Project conditions. Intersection Operations Table 15 shows the LOS for the study intersections and Table 16 summarizes the vehicular queuing under Cumulative and Cumulative Plus Project conditions, with detailed calculation sheets included in Appendix B. Table 15: Cumulative and Cumulative Plus Project Intersection Auto LOS The following intersections operate below the LOS D threshold for vehicles under Cumulative Plus Project conditions: • Tank Farm Road/South Higuera Street (#1) operates at LOS E during the AM and PM peak hour with and without the project. • Tank Farm Road/Santa Fe Road (#3) operates at LOS E during the PM peak hour with and without the project. • Broad Street/Capitolio Way (#5) operates at LOS F during the PM peak hour with and without the project. The westbound approach has a large delay due to the side street stop- controlled intersection and the high volume of traffic along Broad Street. • Broad Street/Industrial Way (#6) operates at LOS F during the PM peak hour with and without the project due to the presence of long pedestrian crossing times across the north and south approaches. Intersection V/C 1 Delay 2 LOS V/C 1 ¨V/C Delay 2 LOS AM 1.22 66.7 E 1.22 0.00 67.3 E PM 1.53 69.1 E 1.53 0.00 69.5 E AM 0.83 15.0 B 0.82 -0.01 14.7 B PM 0.77 12.5 B 0.77 0.00 12.5 B AM 0.44 2.9 (22.9)- (C) 0.45 0.01 2.9 (23.2)- (C) PM 0.77 6.6 (44.0)- (E)0.78 0.01 6.7 (45.4)- (E) AM 0.77 9.6 A 0.80 0.03 15.9 B PM 0.84 19.8 B 0.91 0.07 31.3 C AM 0.26 1.2 (19.6)- (C) 0.26 0.00 1.2 (20.1)- (C) PM 1.19 8.7 (122.6)- (F) 1.28 0.09 9.8 (140.5)- (F) AM 0.89 19.3 B 0.90 0.01 20.4 C PM 1.39 126.9 F 1.46 0.07 149.8 F AM 1.25 84.7 F 1.25 0.00 86.2 F PM 1.79 140.6 F 1.80 0.01 142.0 F AM 0.27 1.1 (25.2)- (D) 0.28 0.01 1.1 (25.7)- (D) PM 1.12 8.2 (139.6)- (F) 1.18 0.06 9.2 (157.0)- (F) AM 0.94 31.3 C 0.95 0.01 32.2 C PM 0.90 30.3 C 0.91 0.01 31.0 C Peak Hour 3. Tank Farm Road/Santa Fe Road Note: Unacceptable operations shown in bold text. 4. Tank Farm Road/MindBody Traffic Signal 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 8. Broad Street/Aero Vista Lane 7. Broad Street/Tank Farm Road 9. Broad Street/Aero Drive 2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. 1. Volume to capacity ratio reported for worst movement. 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street Cumulative and Cumulative Plus Project Intersection Auto Levels of Service Cumulative Cumulative + Project Central Coast Transportation Consulting July 2020 31 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions • Broad Street/Tank Farm Road (#7) operates at LOS F during the AM and PM peak hours with and without the project. • Broad Street/Aero Vista Lane (#8) operates at LOS F during the PM peak hour with and without the project. The eastbound approach has high delays due to the side street stop- controlled intersection and the high volume of traffic on Broad Street. Table 16: Cumulative and Cumulative Plus Project Intersection Queues The following queue deficiencies are noted: • Tank Farm Road/S Higuera Street (#1): Queues exceed storage length during at least one peak hour on the westbound right, northbound right and southbound left turning movements. Cumulative Cum.+Project AM 72 72 PM #278 #281 AM #355 #358 PM 76 77 AM #717 #718 PM #685 #686 AM 48 48 PM 165 170 AM 106 #164 PM #152 #200 AM 13 15 PM 180 193 AM #92 #94 PM #220 #220 AM #144 #146 PM #321 #321 AM #204 #204 PM #593 #595 AM 294 302 PM 63 82 AM #510 #510 PM #438 #439 AM #230 #245 PM #360 #373 AM #219 #220 PM #570 #577 AM #752 #757 PM #613 #620 AM 25 28 PM 200 213 AM #551 #554 PM #361 #364 95th Percentile Queue (ft)1 Bold indicates queue length longer than storage length. WBR 250 NBR 140 SBL 165 Cumulative and Cumulative Plus Project Intersection Queues Intersection Movement Storage Length (ft) Peak Hour 1. Queue length that would not be exceeded 95 percent of the time. 210 # indicates that 95 th percentile volume exceeds capacity, queue may be longer. 300 EBR 90 WBL 150 NBL 290 SBL 250 WBL - NBL 9. Broad Street / Aero Drive Detailed queues provided in Appendix B. 1. Tank Farm Road/South Higuera Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/MindBody Traffic Signal 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane SBL 200 SBR 300 EBL 75 EBL 150 SBL 150 NBR 25 WBL Central Coast Transportation Consulting July 2020 32 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions • Tank Farm Road/Santa Fe Road (#3): The northbound right turn queue length exceeds storage length during the AM and PM peak hours. • Broad Street/Industrial Way (#6): The northbound and southbound left turn queue exceeds storage length during the PM peak hour. • Broad Street/Tank Farm Road (#7): During at least one peak hour, queues exceed storage on the eastbound, westbound, northbound and southbound left turn movements as well as the eastbound and southbound right movements. • Broad Street/Aero Vista Lane (#8): The eastbound left movement exceeds storage during the PM peak hour. • Broad Street/Aero Drive (#9): The southbound left movement exceeds storage during the PM peak hour. Table 17 summarizes the Cumulative and Cumulative Plus Project intersection pedestrian levels of service of LOS D and below at the study intersections. Table 18 summarizes the Cumulative and Cumulative Plus Project intersection bicycle levels of service of LOS E and below at the study intersections. Detailed pedestrian and bicycle intersection level of service tables are provided in Appendix D. Table 17: Cumulative and Cumulative Plus Project Intersection Pedestrian LOS The following intersections operate below the LOS C threshold for pedestrians: • Tank Farm Road/Santa Fe Road (#3) operates at LOS F during the AM and PM peak hours due to the presence of side street stop-controlled intersections and high volumes and speeds along Tank Farm Road. • Broad Street/Capitolio Way (#5) operates at LOS F during the AM and PM peak hours due to the presence of side street stop-controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. Intersection Direction Score 1,2 LOS 1 Score 1,2 LOS 1 EB 121.00 F 122.00 F WB >200 F >200 F EB 122.30 F 125.80 F WB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F NB >200 F >200 F SB >200 F >200 F 1. HCM 6th pedestrian score and LOS. 2. HCM 6th reports pedestrian LOS at two-way stop controlled intersections in delay (seconds). Detailed tables provided in Appendix D. Peak Hour 8. Broad Street/Aero Vista Lane AM PM 5. Broad Street/Capitolio Way AM PM AM PM 3. Tank Farm Road/Santa Fe Road Cumulative and Cumulative Plus Project Intersection Pedestrian Levels of Service Cumulative Cumulative + Project Central Coast Transportation Consulting July 2020 33 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions • Broad Street/Aero Vista Lane (#8) operates at LOS F during the AM and PM peak hours due to the presence of side street stop-controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. Table 18: Cumulative and Cumulative Plus Project Intersection Bicycle LOS The following intersection operates below the LOS D threshold for bicycles: • Tank Farm Road/South Higuera Street (#1) operates at LOS E in the westbound direction during the PM peak hour. Intersection Recommendations The recommendations below would address Cumulative LOS and queueing deficiencies. • Tank Farm Road/S Higuera Street (#1): Installing a second southbound left turn lane and dedicated bicycle lane for the westbound approach would improve operations to at least no project conditions. • Tank Farm Road/Santa Fe Road (#3): Installing a multi-lane roundabout would provide acceptable operations. • Broad Street/Capitolio Way (#5): No improvements are recommended. The planned future intersection of Prado Road/Broad Street would be signalized, making signalization of the nearby Broad Street/Capitolio Way intersection undesirable. Capitolio Way is connected to both Orcutt Road and Industrial Way by Sacramento Drive, thereby providing an alternative access point for drivers seeking signalized access to Broad Street. • Broad Street/Industrial Way (#6): Converting the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes would result in LOS C or better operations. • Broad Street/Tank Farm Road (#7): Adding a second southbound left turn lane, adding a dedicated northbound right turn lane, and converting the westbound right turn lane to a shared through/right lane would improve conditions. However, while some queue lengths would be decreased, others would be increased. The City’s Circulation Element EIR recommends establishing time-of-day timing plans at this intersection. Intersection Direction Score 1,2 LOS 1 Score 1,2 LOS 1 NB 3.93 D 3.93 D SB 3.43 C 3.43 C EB 3.16 C 3.16 C WB 3.64 D 3.64 D NB 3.86 D 3.86 D SB 3.78 D 3.78 D EB 3.11 C 3.11 C WB 4.77 E 4.78 E 1. HCM 6th bicycle score and LOS. 2. The HCM 6th does not establish LOS standards for bicycles at stop-controlled intersections. Detailed tables provided in Appendix D. Peak Hour AM PM Cumulative Plus Project Intersection Bicycle Levels of Service Cumulative Cumulative + Project 1. Tank Farm Road/South Higuera Street Central Coast Transportation Consulting July 2020 34 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions • Broad Street/Aero Vista Lane (#8): An additional signalized intersection on the corridor is undesirable and no improvements are recommended. The signalized intersection of Broad Street/Aero Drive provides a viable alternative route for drivers in this area. However, additional vehicle at the Broad Street/Aero Drive would further increase the southbound left turn queue length. Segment Operations Tables 19 through 22 summarize the segment operations during the AM and PM peak hours under Cumulative and Cumulative Plus Project conditions. Table 19: Cumulative AM Roadway Segment LOS Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.98 C N/A N/A WB 2.34 B N/A N/A 2.88 C N/A N/A EB 2.75 B 3.22 C 2.25 B N/A N/A WB 2.75 B 3.12 C 2.38 B N/A N/A EB 2.47 B 2.99 C 2.35 B N/A N/A WB 2.47 B 3.51 D 2.60 B 3.38 C EB 3.13 C 1.05 A 0.23 A N/A N/A WB 3.13 C N/A N/A 0.33 A 4.14 D NB 2.14 B 3.36 C 2.30 B 4.69 E SB 2.14 F N/A N/A 2.29 B N/A N/A NB 2.14 B 3.09 C 2.22 B 5.59 F SB 2.14 F N/A N/A 2.27 B N/A N/A NB 2.52 F N/A N/A 2.23 B N/A N/A SB 2.52 B 3.68 D 1.15 A 4.76 E NB 2.14 B 3.23 C 1.35 A N/A N/A SB 2.14 F 2.93 C 1.27 A N/A N/A NB 2.93 F N/A N/A 2.14 B N/A N/A SB 2.93 C N/A N/A 1.49 A 5.85 F 2. LOS is not established for segments without a sidewalk. 3. LOS is not established for segments without a directional transit route. 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 3a. Broad Street - Orcutt Road to Industrial Way 3b. Broad Street - Industrial Way to Tank Farm Road 2a. Tank Farm Road - Broad Street to UPRR 2b. Tank Farm Road - UPRR to Orcutt Road 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street Pedestrian 2 Bicycle Transit 3Auto Cumulative AM Segment MMLOS 1 Central Coast Transportation Consulting July 2020 35 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions Table 20: Cumulative PM Roadway Segment LOS Table 21: Cumulative Plus Project AM Roadway Segment LOS Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.89 C N/A N/A WB 2.34 B N/A N/A 3.00 C N/A N/A EB 2.75 B 3.60 D 2.38 B N/A N/A WB 2.75 B 3.06 C 2.36 B N/A N/A EB 2.47 B 3.87 D 2.86 C N/A N/A WB 2.47 B 3.22 C 2.44 B 3.34 C EB 3.13 C 1.53 A 0.57 A N/A N/A WB 3.13 C N/A N/A 0.00 A 4.09 D NB 2.14 F 4.26 E 2.56 B 4.81 E SB 2.14 F N/A N/A 2.24 B N/A N/A NB 2.14 F 3.27 C 2.31 B 5.60 F SB 2.14 F N/A N/A 2.21 B N/A N/A NB 2.52 F N/A N/A 2.30 B N/A N/A SB 2.52 B 3.66 D 1.15 A 4.76 E NB 2.14 B 3.26 C 1.19 A N/A N/A SB 2.14 F 3.11 C 1.33 A N/A N/A NB 2.93 F N/A N/A 2.07 B N/A N/A SB 2.93 C N/A N/A 1.61 A 5.77 F 3. LOS is not established for segments without a directional transit route. 1. HCM 2010 LOS score and LOS. 2. LOS is not established for segments without a sidewalk. 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 3b. Broad Street - Industrial Way to Tank Farm Road 4a. Broad Street - Tank Farm Road to Aero Vista Lane 2b. Tank Farm Road - UPRR to Orcutt Road 3a. Broad Street - Orcutt Road to Industrial Way 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road Auto Pedestrian 2 Bicycle Transit 3 Cumulative PM Segment MMLOS 1 Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.98 C N/A N/A WB 2.34 B N/A N/A 2.88 C N/A N/A EB 2.75 B 3.23 C 2.25 B N/A N/A WB 2.75 B 3.14 C 2.38 B N/A N/A EB 2.47 B 2.99 C 2.35 B N/A N/A WB 2.47 B 3.51 D 2.61 B 3.38 C EB 3.13 C 1.05 A 0.24 A N/A N/A WB 3.13 C N/A N/A 0.34 A 4.14 D NB 2.14 B 3.38 C 2.31 B 4.69 E SB 2.14 F N/A N/A 2.30 B N/A N/A NB 2.14 B 3.09 C 2.22 B 5.59 F SB 2.14 F 3.58 D 2.28 B N/A N/A NB 2.52 F N/A N/A 2.24 B N/A N/A SB 2.52 B 3.69 D 1.16 A 4.77 E NB 2.14 B 3.25 C 1.36 A N/A N/A SB 2.14 F 2.94 C 1.27 A N/A N/A NB 2.93 F N/A N/A 2.14 B N/A N/A SB 2.93 C N/A N/A 1.49 A 5.85 F 2. LOS is not established for segments without a sidewalk. 3. LOS is not established for segments without a directional transit route. 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 3a. Broad Street - Orcutt Road to Industrial Way 3b. Broad Street - Industrial Way to Tank Farm Road 2a. Tank Farm Road - Broad Street to UPRR 2b. Tank Farm Road - UPRR to Orcutt Road Transit3 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street Auto Pedestrian2 Bicycle Cumulative Plus Project AM Segment MMLOS1 Central Coast Transportation Consulting July 2020 36 660 Tank Farm Mixed Use Project Draft Transportation Impact Study Cumulative Conditions Table 22: Cumulative Plus Project PM Roadway Segment LOS The following deficiencies are reported: • Auto: Segment on Broad Street have a V/C ratio that is greater than one, resulting in LOS F, even though the LOS scores are acceptable. The addition of project traffic does not change the auto LOS, and the nearby intersections would constrain flow before the segments did, so the project would have an insignificant effect on these segments. • Pedestrian: Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or the presence of discontinuous pedestrian facilities. Multpile segment on Tank Farm and Broad operate at LOS D or E due to high vehicular volumes and speeds. The project increases the LOS Scores by one persent or less an insignificant amount. • Bicycle: No bicycle deficiencies are reported. • Transit: Several segments operate below the transit LOS threshold due to infrequent service to the study segments. Given the relatively low boardings on stops in the area, the addition of project traffic would not overburden or otherwise impact the transit network. Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.89 C N/A N/A WB 2.34 B N/A N/A 3.01 C N/A N/A EB 2.75 B 3.62 D 2.38 B N/A N/A WB 2.75 B 3.08 C 2.37 B N/A N/A EB 2.47 B 3.89 D 2.86 C N/A N/A WB 2.47 B 3.23 C 2.44 B 3.34 C EB 3.13 C 1.54 A 0.58 A N/A N/A WB 3.13 C N/A N/A 0.01 A 4.09 D NB 2.14 F 4.31 E 2.57 B 4.82 E SB 2.14 F N/A N/A 2.25 B N/A N/A NB 2.14 F 3.27 C 2.31 B 5.60 F SB 2.14 F 3.36 C 2.22 B N/A N/A NB 2.52 F N/A N/A 2.31 B N/A N/A SB 2.52 B 3.69 D 1.16 A 4.76 E NB 2.14 B 3.27 C 1.19 A N/A N/A SB 2.14 F 3.14 C 1.34 A N/A N/A NB 2.93 F N/A N/A 2.07 B N/A N/A SB 2.93 C N/A N/A 1.62 A 5.78 F 3. LOS is not established for segments without a directional transit route. 1. HCM 2010 LOS score and LOS. 2. LOS is not established for segments without a sidewalk. 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 3b. Broad Street - Industrial Way to Tank Farm Road 4a. Broad Street - Tank Farm Road to Aero Vista Lane 2b. Tank Farm Road - UPRR to Orcutt Road 3a. Broad Street - Orcutt Road to Industrial Way 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR Auto Pedestrian 2 Bicycle Transit 3 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road Cumulative Plus Project PM Segment MMLOS 1 Central Coast Transportation Consulting July 2020 37 660 Tank Farm Mixed Use Project Draft Transportation Impact Study References References City of San Luis Obispo. 2010. Orcutt Area Specific Plan. ______. 2014. Circulation Element of the General Plan. ______. 2014. Airport Area Specific Plan. ______. 2014. Bicycle Transportation Plan. ______. 2014. South Broad Street Area Plan. ______. 2015. Multimodal Transportation Impact Guidelines. ______. 2016. SLO Transit Short Range Transit Plan. ______. 2020. Multimodal Transportation Impact Guidelines. Central Coast Transportation Consulting. 2018. 650 Tank Farm Transportation Impact Study. Florida DOT. 2018. Quality/Level of Service Handbook. Institute of Transportation Engineers (ITE). 2017. Trip Generation, 10th Edition. ______. 2017. Trip Generation Handbook, 3rd Edition. San Luis Obispo Council of Governments. 2014. Regional Transportation Plan/Sustainable Communities Strategy. Transportation Research Board. 2017. Highway Capacity Manual, 6th Edition and 2010 Edition.