HomeMy WebLinkAbout07-21-2026 Agenda Packet
City Council
AGENDA
Tuesday, July 21, 2026, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
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ONLINE PARTICIPATION:
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computer or mobile device.
Telephone: Call 1-669-254-5252 and enter the Meeting’s ID # 165 163 0886 to join by telephone
audio only.
Public Comment during the meeting:
In person public comment:
Fill out a speaker card and give it to the City Clerk.
Online public comment:
Use the Zoom “raise your hand” button or telephone call in press *9 on your telephone (*6 to
unmute/mute) when the comment period on your item of interest begins. You will be notified when
you’ve been unmuted and it’s your turn to speak.:
Public Comment prior to the meeting (must be received 3 hours before the start of the meeting.
Correspondence received before the meeting will not be read aloud during the meeting):
Email - Submit to emailcouncil@slocity.org. In the subject line, please include the date of the meeting
and the item number (if applicable).
Mail - Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California,
93401.
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item number, and leave your comment.
*All correspondence will be publicly archived and distributed to councilmembers; however,
submissions received after the deadline may not be processed until the following day.
Pages
1.CLOSED SESSION (4:00 PM START)
Please click the link below to join the Closed Session for Public Comment:
https://slocity.zoomgov.com/j/1651630886
Or call 1-669-254-5252 Webinar ID: 165 163 0886
1.a CALL TO ORDER
Mayor Erica A. Stewart will call the Closed Session of the San Luis
Obispo City Council to order at 4:30 PM in the Council Hearing Room at
City Hall, 990 Palm Street, San Luis Obispo.
1.b CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION
Significant exposure to litigation pursuant to paragraph (2) of subdivision
(d) and paragraphs (2) and (3) of subdivision (e) of California
Government Code Section 54956.9: No. of potential cases: One.
The facts and circumstances related to the exposure to litigation arise
from allegations related to the potential application of the City’s recent
Mobile Home Park Rent Stabilization Ordinance amendments to existing
long term leases. The facts and circumstances are set forth in greater
detail in correspondence from a mobile home park resident advocate, as
well as mobile home park owner representative and legal counsel for
that park representative, received by the City Council, which are on file
and available for review upon request to the City Clerk.
1.c CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
Pursuant to paragraph (1) of subdivision (d) of California Government
Code Section 54956.9.
Name of case: Michael Loew v. City of San Luis Obispo, Whitney
McDonald, Scott Collins, Timothea Tway, and Christine Dietrick, San
Luis Obispo Superior Court Case No. 26CV-0365
1.d ADJOURNMENT
The Council will hold a Regular Meeting of the San Luis Obispo Council
in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
2.CALL TO ORDER
Mayor Erica A. Stewart will call the Regular Meeting of the San Luis Obispo City
Council to order.
3.PLEDGE OF ALLEGIANCE
Council Member Mike Boswell will lead the Council in the Pledge of Allegiance.
4.PRESENTATIONS
4.a INTRODUCTION AND OATH OF OFFICE - FIRE CHIEF RANDY
HARRIS
City Manager Whitney McDonald will introduce Fire Chief Harris. City
Clerk Teresa Purrington will administer the Oath of Office.
4.b SAN LUIS OBISPO COUNTY 2026 POINT-IN-TIME COUNT UPDATE
Receive and file a presentation from SLO County’s Homeless Services
Division on the 2026 Point-in-Time Count, including City of SLO and
Countywide data.
4.c CITYWIDE SINGLE VOTE COMMUNICATIONS UPDATE
The Council will received an update on communications outreach for
Citywide Single Vote.
4.d CITY MANAGER REPORT
Receive a brief report from City Manager Whitney McDonald.
5.PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA
Not to exceed 15 minutes. The Council welcomes your input. State law does not
allow the Council to discuss or take action on issues not on the agenda, except
that members of the Council or staff may briefly respond to statements made or
questions posed by persons exercising their public testimony rights (Gov. Code
sec. 54954.2). Staff may be asked to follow up on such items.
6.CONSENT AGENDA
Not to exceed 15 minutes. Matters appearing on the Consent Calendar are
expected to be non-controversial and will be acted upon at one time. A member
of the public may request the Council to pull an item for discussion. Pulled items
shall be heard at the close of the Consent Agenda unless a majority of the
Council chooses another time. The public may comment on any and all items on
the Consent Agenda within the three-minute time limit.
Recommendation:
To approve Consent Calendar Items 6a to 6k.
6.a WAIVE READING IN FULL OF ALL RESOLUTIONS AND
ORDINANCES
Recommendation:
Waive reading of all resolutions and ordinances as appropriate.
6.b MINUTES REVIEW - MAY 26, 2026 SPECIAL MEETING AND JUNE
16, 2026 REGULAR CITY COUNCIL MINUTES
13
Recommendation:
Approve the minutes of the City Council meeting held on May 26, 2026
and June 16, 2026.
6.c ADVISORY BODY APPOINTMENT FOR AN UNSCHEDULED
VACANCY ON THE HOUSING AUTHORITY BOARD
27
Recommendation:
Confirm the appointment of William Bartlett to the Housing Authority
Board (HAB) for the remainder of the vacated term ending on June 30,
2027.
6.d ANNUAL CANNABIS BUSINESS PROGRAM UPDATE 31
Recommendation:
Receive an update on the City’s Cannabis Business Program.
6.e ADOPTION OF FY 2026-27 COMMUNITY PROMOTION PROGRAMS
FOR TOURISM BUSINESS IMPROVEMENT DISTRICT (TBID) AND
PROMOTIONAL COORDINATING COMMITTEE (PCC)
37
Recommendation:
As recommended by the Tourism Business Improvement District (TBID)
Board and the Promotional Coordinating Committee (PCC):
Authorize the City Manager to enter into program expenditures
and various contracts for the TBID not to exceed the 2026-27
projected revenue of $1,952,383 (excludes administration
overhead and staffing costs), based on the recommendations
by the TBID Board;
1.
This includes, but is not exclusive of, approval of the
funding of the first year of an extended two-year contract
with Noble Studios for marketing services in the amount of
$1,250,000;
a.
The funding of the contracts with the SLO Chamber ofb.
Commerce for Guest Services and Public Relations in the
amount of $148,000; and
The funding of the contract with Badger Branding for
content marketing services in the amount of $107,700; and
c.
Authorize the City Manager to use the TBID Fund Balance of
$1,630,929 for tourism marketing expenditures in FY 2026-27
in accordance with City policy; and
2.
Approve amendments to Article 7 in TBID’s Bylaws to reflect an
increase in fund reserve from $100,000 to 20% of projected
annual revenue; and
3.
Authorize the City Manager to enter into various contracts and
program expenditures for Community Promotions not to exceed
the FY 2026-27 program budget of $352,000 (excludes staffing
costs) based on the recommendations by the PCC;
4.
This includes the funding of the contracts with the SLO
Chamber of Commerce for Guest Services, Public
Relations, and Cultural Arts & Community Promotions
(CACP) Grant Marketing Support in the amount of
$194,250;
a.
The FY 2026-27 CACP allocations in the amount of
$100,000 and authorization to execute individual
agreements with each grant recipient;
b.
Additionally, authorize the City Manager or her designee to
modify allowed uses of grant funding when executing
contracts for the FY 2026-27 CACP grant recipients in
cases where the grantee’s specific line items in their
proposed marketing or advertising plan has shifted but
retains its overall intended purpose; and
c.
Authorize the City Manager or her designee to use
discretion in accepting or rejecting submitted expenses
from the FY 2026-27 CACP grant recipients, up to the
approved grant amount for each recipient, while ensuring
overall purpose and intent remains consistent with
recommendations from the Promotional Coordinating
Committee and approval by City Council. Grantees must
notify staff of any requested deviation in the use of funds in
advance of the expenditure, and staff will bring any
substantial deviations back to the PCC for consideration.
d.
6.f FREEWAY MAINTENANCE AGREEMENT AND PROJECT SPECIFIC
MAINTENANCE AGREEMENT WITH THE STATE OF CALIFORNIA,
DEPARTMENT OF TRANSPORTATION
73
Recommendation:
Adopt a draft Resolution entitled, “A Resolution of the City
Council of the City of San Luis Obispo, California, authorizing
execution of a Freeway Maintenance Agreement with Caltrans
for portions of State Route 101 within the City limits”; and
1.
Adopt a draft Resolution entitled, “A Resolution of the City
Council of the City of San Luis Obispo, California, authorizing
execution of a Project-Specific Maintenance Agreement with
Caltrans for portions of State Highway Route 1 within the City
limits.”
2.
6.g SELECTION OF VOTING DELEGATE AND ALTERNATES FOR THE
2026 LEAGUE OF CALIFORNIA CITIES ANNUAL CONFERENCE
147
Recommendation:
Appoint Council Member Mike Boswell as the Voting Delegate and
Council Member Jan Marx as Alternate Voting Delegate to vote on the
City’s behalf at the Annual Business Meeting of the League of California
Cities on Thursday, September 24, 2026.
6.h 2026 ANNUAL MONITORING FOR THE SAN LUIS RANCH
DEVELOPMENT AGREEMENT, MITIGATION MEASURES, AND
PROJECT CONDITIONS
149
Recommendation:
Receive and file the 2026 annual monitoring report for the San Luis
Ranch Development Agreement, mitigation measures, and required
project conditions.
6.i 2026 ANNUAL MONITORING FOR THE AVILA RANCH
DEVELOPMENT AGREEMENT, MITIGATION MEASURES, AND
PROJECT CONDITIONS
223
Recommendation:
Receive and file the 2026 annual monitoring report for the Avila Ranch
Development Agreement, mitigation measures, and required project
conditions.
6.j CONSIDER PARTICIPATING IN THE URBAN COUNTY OF SAN LUIS
OBISPO, OVERSEEN BY THE COUNTY OF SAN LUIS OBISPO, FOR
THE 2027-2029 COMMUNITY DEVELOPMENT BLOCK GRANT
PROGRAM CYCLES
297
Recommendation:
Adopt a draft Resolution entitled, “A Resolution of the City
Council of the City of San Luis Obispo, California, Approving
the Participation in the San Luis Obispo Region Urban County,
Overseen by the County of San Luis Obispo, for the 2027-2029
Community Development Block Grant Federal Program
Cycles”; and
1.
Authorize the City Manager to sign the 2027-2029 Cooperation
Agreement to participate in the San Luis Obispo Region Urban
County.
2.
6.k POLICE DEPARTMENT GRANT APPLICATIONS FOR FY 2026-27 317
Recommendation:
Authorize the Police Department to submit grant applications to
the following agencies:
a. California Highway Patrol Cannabis Tax Fund Grant
Program in an amount of $134,200;
b. COPS Hiring Program Grant in an amount of $125,000
1.
If the California Highway Parol Cannabis Tax Fund grant is
awarded, authorize the City Manager and Chief of Police to
execute related grant documents and authorize the Finance
Director to make necessary budget adjustments upon the
award of the grant.
2.
Authorize staff to suspend and remove funding for the current
School Resource Officer position, due to the loss of revenue
from the San Luis Coastal Unified School District.
3.
Adopt a draft resolution entitled, “A Resolution of the Council of
the City of San Luis Obispo, California, accepting a grant award
provided through the California Highway Patrol Cannabis Tax
Fund Grant Program to increase education, prevention and
enforcement programs focusing on driving under the influence
of alcohol and other drugs and authorizing the City Manager
and Chief of Police to execute all related grant documents”.
4.
7.LIAISON REPORTS AND COMMUNICATIONS
Not to exceed 15 minutes. Council Members report on subcommittee
assignments, listed below, and other City activities. At this time, any Council
Member or the City Manager may ask a question for clarification, make an
announcement, or report briefly on their activities. In addition, subject to Council
Policies and Procedures, they may provide a reference to staff or other
resources for factual information, request staff to report back to the Council at a
subsequent meeting concerning any matter or take action to direct staff to place
a matter of business on a future agenda. (Gov. Code Sec. 54954.2)
Mayor
Stewart
Vice Mayor
Francis
Council Member
Boswell
Council Member
Marx
Council Member
Shoresman
SLO Council of
Governments
Airport Land Use Community
Action
Partnership
Air Pollution
Control District
CP Campus
Planning
Committee
Regional
Economic Action
Coalition
Nacimiento Water
Project
SLO Climate
Coalition
County Water
Resources
Advisory
Committee
Downtown
Association
Board
CA Men’s
Colony Advisory
Committee
Zone 9 Advisory
Committee
Local Agency
Formation
Commission
Homeless
Services
Oversight
Committee
Performing Arts
Center
Commission
Integrated Waste
Management
Authority
SLO Regional
Transit Authority
Visit SLO
County Advisory
Committee
Central Coast
Clean Energy
8.ADJOURNMENT
The next Regular Meeting of the City Council will be held on August 4, 2026 at
5:30 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis
Obispo.
LISTENING ASSISTIVE DEVICES for the hearing impaired - see the Clerk.
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
City Council meetings are televised live on Charter Channel 20 and the City's
YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda related
writings or documents provided to the City Council are available for public
inspection in the City Clerk’s Office located at 990 Palm Street, San Luis
Obispo, California during normal business hours, and on the City’s website
https://www.slocity.org/government/mayor-and-city-council/agendas-and-
minutes. Persons with questions concerning any agenda item may call the City
Clerk’s Office at (805) 781-7114.
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Council Minutes
May 26, 2026, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Council Members
Present:
Council Member Mike Boswell, Council Member Jan Marx,
Council Member Michelle Shoresman, Vice Mayor Emily
Francis, Mayor Erica A. Stewart
City Staff Present: City Manager Whitney McDonald, Christine Dietrick, City
Attorney, Teresa Purrington, City Clerk
_____________________________________________________________________
1. CLOSED SESSION (4:45 START)
1.a 1. CALL TO ORDER
1.b CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
ACTION: City Attorney Christine Dietrick reported that the Council met in
Closed Session regarding conference with legal counsel on anticipated
litigation regarding liquidated damages on a construction project details
are on file with the City Clerk’s office and there was no reportable action
taken.
1.c ADJOURNMENT
2. CALL TO ORDER
A Special Meeting of the San Luis Obispo City Council was called to order on
May 26, 2026 at 5:30 p.m. at Council Chambers, 990 Palm Street, San Luis
Obispo, by Mayor Stewart.
3. PLEDGE OF ALLEGIANCE
Mayor Stewart led the Council in the Pledge of Allegiance.
4. PUBLIC COMMENT FOR ITEMS ON THE AGENDA ONLY
5. STUDY SESSION
5.a CODE ENFORCEMENT PRIORITIES – SAFE AND LIVABLE
NEIGHBORHOODS AND HOUSING (180 MINUTES)
Page 13 of 322
2
Timmi Tway, Community Development Director and Joh Mezzapesa, Code
Enforcement Supervisory provided an in-depth staff report and responded
to Council questions.
Public Comments:
Laurel Smith
Renoda Campbell
Donelle DuFault
Zach Quattrocchi
Dominic Alonso
Alec Sanchez
Ben Pfaff
Matthew Dysart
Nathan Burke
Ashton Robbins
Neal Parthsarathy
Eliran Solmon
Joshua Pinsky
Sofia Zimkowski
Ela Wajewoda
Sue Olivas
Bruno Givffrida
Kari Howell
Brett Cross
Rhianna Duri
Sherry Lin
Lean Burnett
Julia Alber
Terrance Harris
Courtney Kienow
Gerri Clemens
Tyler Coari
Garrett Philbin
Thomas Burt
Lisa Jouet
Jenn Fields
Rachel Whalen
Karen Adler
Tim Townley
Russell Hall
Shannon Larrabee
Kathy Walker
Steve Delmartini
Carolyn Smith
---End of Public Comment-
--
The Council received a presentation on the City’s Code Enforcement
program, took public testimony, and provided the following direction to
staff:
Keep current code enforcement response priorities and goal
timelines in place.
What this looks like: Continuing to prioritize life‑safety issues, safe
housing, and high‑impact cases while maintaining existing service
level targets. Staff will continue to monitor case timelines and
trends.
Consider exploring changes to the code enforcement fine structure
and fines.
What this may look like: Staff will conduct a review of existing fine
structures and fines as well as recent changes in state law to
Page 14 of 322
2
determine if there are changes that are warranted to clarity and/or
effectiveness. Changes to the fine structure may come f orward as
part of a work plan item for next budget cycle. Any changes would
involve public hearings/outreach.
Pursue internal work to identify efficiencies in the code enforcement
team and processes to improve capacity as cases continue to rise
What this may look like: Staff will review workflows to reduce
bottlenecks, identify areas where we can documentation and case
tracking, evaluate technology tools, and assessing staffing
structure to maximize capacity. Staff will identify opportunities to
streamline processes and strengthen consistency, especially
related to some of our most frequently addressed issues (shopping
carts, etc.)
Continue to enforce existing Greek house‑related violations
What this may look like: We will continue to enforce our municipal
code related to Greek housing when we receive complaints and/or
concerns, ensuring consistent application of existing regulations,
and providing clear communication to Greek organizations about
expectations and compliance timelines. We will continue to work
with Cal Poly to determine how to best get information to Fraternity
and Sorority members about how to comply with the code.
Consider a work plan item for the next budget cycle to explore
changes to Greek house‑related regulations (requires public
meetings and hearings)
What this may look like: This would involve a work plan item to be
considered for next budget cycle. It would include reviewing current
Greek house regulations, identifying gaps or enforcement
challenges, engaging stakeholders, and developing potential
regulatory updates for Council consideration. This would involve
multiple opportunities for public engagement and meetings.
Continue to focus on safe housing issues and address them as a
high priority
What this looks like: Prioritizing inspections and enforcement for
substandard housing when complaints are received. Staff will
continue to push information out about code enforcement as a
resource for safe housing concerns.
Page 15 of 322
3
Consider a future discussion on banning smoking in multifamily
buildings
What this may look like: If resources allow, this may be offered for
consideration for inclusion as a work program item for CDD during
the next budget cycle.
6. ADJOURNMENT
The meeting was adjourned at 11:00 p.m. The next Regular Meeting of the City
Council will be held on June 2, 2026 at 5:30 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo.
APPROVED BY COUNCIL: XX/XX/202X
Page 16 of 322
1
Council Minutes
June 16, 2026, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Council Members
Present:
Council Member Mike Boswell, Council Member Jan Marx,
Council Member Michelle Shoresman, Vice Mayor Emily
Francis, Mayor Erica A. Stewart
City Staff Present: City Manager Whitney McDonald, Christine Dietrick, City
Attorney, Teresa Purrington, City Clerk
_____________________________________________________________________
1. CLOSED SESSION (4:00 PM START)
1.a CALL TO ORDER
1.b CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
Mayor Stewart declared a conflict on this item. (Due to a potential conflict
of Government Code Section 87100.)
City Attorney Christine Dietrick indicated that the Council met in Closed
Session regarding anticipated litigation and there was no reportable action
taken.
1.c CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
City Attorney Christine Dietrick indicated the Council met in Closed
Session regarding anticipated litigation regarding allegations challenging
the validity of impact fees as noted on the agenda. There was no
reportable action taken, only direction on settlement discussions but no
final action.
1.d CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
Council Member Marx declared a conflict on this item. (Due to owning a
mobile home in the city which is occupied by her daughter,)
City Attorney Christine Dietrick indicated that the Council met in Closed
Session regarding anticipated litigation related to various allegations about
Page 17 of 322
2
the applicability and litigation threats regarding retroactivity around our
mobile home park stabilization Ordinance Amendments. There was no
reportable action taken.
1.e CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
Vice Mayor Francis declared a conflict on this item. (Due to a potential
conflict under Government Code Section 87100.)
City Attorney Christine Dietrick indicated that the Council met in Closed
Session regarding anticipated litigation and there was no reportable action
taken.
1.f ADJOURNMENT
Closed Session adjournment at 6:00 PM to the Regular City Council
meeting.
2. CALL TO ORDER
A Regular Meeting of the San Luis Obispo City Council was called to order on
June 16, 2026 at 6:00 p.m. in the Council Chambers, 990 Palm Street, San Lu is
Obispo, by Mayor Stewart.
3. PLEDGE OF ALLEGIANCE
Council Member Shoresman led the Council in the Pledge of Allegiance.
4. PRESENTATIONS
4.a JUNETEENTH PROCLAMATION
Mayor Stewart read a proclamation declaring June 20, 2026, as
Juneteenth Day.
4.b ADVISORY BODY RECOGNITION
Mayor Stewart presented Certificates of Recognition to Robert Jorgensen,
Planning Commissioner and Tony Skapinsky Citizen Revenue
Enhancement Oversight Commissioner for completing two full terms on
their Advisory Body. Also recognized was Robin Kisinger, Mass
Transportation Committee Member who was unable to attend the meeting.
4.c CITY MANAGER REPORT
City Manager Whitney McDonald provided a report on upcoming projects.
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3
5. PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA
Public Comment:
Gerri Clemens
Jesse Arnold
Fitzgerald Kelly
Shawn Harris
Bruce Judson
--End of Public Comment--
6. CONSENT AGENDA
Council Member Shoresman requested that Item 6i be pulled from the Consent
Agenda for discussion.
Public Comment:
Nathan Rubinoff - Item 6c
--End of Public Comment--
Motion By Council Member Marx
Second By Council Member Shoresman
To approve Consent Calendar Items 6a to 6h.
Ayes (5): Council Member Boswell, Council Member Marx, Council Member
Shoresman, Vice Mayor Francis, and Mayor Stewart
CARRIED (5 to 0)
6.a WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES
Waive reading of all resolutions and ordinances as appropriate.
6.b MINUTES REVIEW - JUNE 2, 2026 COUNCIL MINUTES
Approve the minutes of the City Council meeting held on June 2, 2026.
6.c 2026 ANNUAL APPOINTMENTS TO CITY ADVISORY BODIES
As recommended by the Council Liaison Subcommittees, make
appointments to the City of San Luis Obispo’s Advisory Bodies and
continue to recruit for any unfilled vacant positions.
6.d REVIEW OF APPLICATION TO DESIGNATE 207 BROAD STREET AS A
HISTORIC LANDMARK
Page 19 of 322
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Adopt Resolution No. 11659 (2026 Series) entitled “Resolution by the City
Council of the City of San Luis Obispo, California, designating the
Property Located at 207 Broad Street as a Landmark Historic Resource,
called the Gary Cully House and John Wilshusen Patio (Application No.
HIST-0981-2025),” as recommended by the Cultural Heritage Committee.
6.e AUTHORIZATION TO AWARD CALIFORNIA WATERLINE
REPLACEMENT (TAFT TO MILL), SPECIFICATION NO. 2000563
1. Approve the project plans and special provisions for the California
Waterline Replacement (Taft to Mill), Specification No. 2000563;
and,
2. Award a construction contract to Specialty Construction in the
amount of $1,986,673 for the California Waterline Replacement
(Taft to Mill), Specification No. 2000563; and,
3. Authorize the City Engineer to issue Contract Change Orders up to
the available project budget (Account 2000563), and up to any
amended budget subsequently approved by the City Manager per
City Purchasing Policy approval thresholds; and
4. Find the action exempt from the California Environmental Quality
Act.
6.f ADOPT A RESOLUTION CALLING THE NOVEMBER 3, 2026 GENERAL
MUNICIPAL ELECTION AND ADOPTING REGULATIONS
Adopt Resolution No. 11660 (2026 Series) entitled, “A Resolution of the
City Council of the City of San Luis Obispo, California, calling for the
holding of a General Municipal Election on Tuesday, November 3, 2026,
for the election of certain Officers as required by the provisions of the Cit y
Charter, adopting regulations for Candidate Statements, and requesting
the Board of Supervisors of the County of San Luis Obispo to consolidate
a General Municipal Election with the Statewide General Election to be
held on November 3, 2026, pursuant to Section 10403 of the Elections
Code.”
6.g CONSIDERATION OF FUNDING PRIORITIES FOR THE DEI HIGH
IMPACT GRANT
As recommended by the Human Relations Commission, approve the
Diversity, Equity, and Inclusion High Impact Grant funding priorities for
future grant cycles including, and starting with, Fiscal Year 2026-27.
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6.h SAN LUIS OBISPO RAILROAD MUSEUM – AMENDED AND RESTATED
LEASE AGREEMENT
Approve an Amended and Restated Lease Agreement between the City of
San Luis Obispo and the San Luis Obispo Railroad Museum.
6.i AMENDMENT TO MANAGEMENT COMPENSATION RESOLUTION FOR
DEPARTMENT HEAD EMPLOYMENT CONTRACTS
City Manager Whitney McDonald provided an overview of the staff report
and responded to Council questions.
Public Comments:
Steve Barasch
Leslie Halls
---End of Public Comment---
Motion By Vice Mayor Francis
Second By Council Member Boswell
1. Adopt Resolution No. 11661 (2026 Series) entitled, “A Resolution of
the City Council of the City of San Luis Obispo, California,
approving an amendment to the July 1, 2025, through June 30,
2028, Unrepresented Management Compensation and Benefits
Resolution” authorizing the City Manager to negotiate and execute
individual employment contracts with Department Heads, providing
variations in one-time compensation and benefits within approved
budgets and within the parameters established by the Resolution,
subject to approval as to form by the City Attorney; with the
changes included in the Staff Agenda Correspondence, and
2. Authorize the City Manager to execute an individual employmen t
contract with the Police Chief with recommended changes to
compensation to address compaction that exceeds the proposed
parameters established by the Resolution.
Ayes (4): Council Member Boswell, Council Member Shoresman, Vice
Mayor Francis, and Mayor Stewart
Noes (1): Council Member Marx
CARRIED (4 to 1)
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7. PUBLIC HEARING AND BUSINESS ITEMS
7.a ADOPT THE MULTI-JURISDICTIONAL HAZARD MITIGATION PLAN (60
MINUTES)
Fire Chief Randy Harris and Emergency Response Manager Joe Little
provided an in-depth staff report and responded to Council questions.
Public Comments:
None
---End of Public Comment---
Motion By Council Member Shoresman
Second By Vice Mayor Francis
Adopt Resolution No. 11662 (2026 Series) entitled “A Resolution of the
City Council of the City of San Luis Obispo, California, Approving the
County of San Luis Obispo Multi-Jurisdictional Hazard Mitigation Plan
2025 Update.”
Ayes (5): Council Member Boswell, Council Member Marx, Council
Member Shoresman, Vice Mayor Francis, and Mayor Stewart
CARRIED (5 to 0)
7.b ADOPTION OF THE 2025 URBAN WATER MANAGEMENT PLAN, 2025
(30 MINUTES)
Assistant Utilities Director Shawn Scott and Deputy Director - Water
Mychal Boerman provided an in-depth staff report and responded to
Council questions.
Public Comments:
None
---End of Public Comment---
Motion By Council Member Shoresman
Second By Council Member Marx
1. Adopt Resolution No. 11663 (2026 Series) entitled “A Resolution of
the Council of the City of San Luis Obispo, California, adopting the
2025 Urban Water Management Plan”;
Page 22 of 322
7
2. Adopt Resolution No. 11664 (2026 Series) entitled “A Resolution of
the Council of the City of San Luis Obispo, California, adopting the
2025 Water Shortage Contingency Plan”;
3. Receive and file the City’s 2026 Water Supply and Demand
Assessment; and
4. Find that adoption of the 2025 Urban Water Management Plan and
2025 Water Shortage Contingency Plan is exempt from CEQA
pursuant to State CEQA Guidelines Section 15282(v) and
California Water Code Section 10652, and that receiving and filing
the 2026 Water Supply and Demand Assessment is exempt
pursuant to CEQA Guidelines Section 15061(b)(3).
Ayes (5): Council Member Boswell, Council Member Marx, Council
Member Shoresman, Vice Mayor Francis, and Mayor Stewart
CARRIED (5 to 0)
7.c ANNUAL UPDATE ON THE IMPLEMENTATION OF THE DIVERSITY,
EQUITY, AND INCLUSION STRATEGIC PLAN (45 MINUTES)
Matt Pennon, DEI Manager and Samantha Vethavanam, Admin Specialist
provided an in-depth staff report and responded to Council questions.
Public Comments:
None
---End of Public Comment---
Motion By Council Member Marx
Second By Vice Mayor Francis
Receive and file the annual update on the implementation status of the
Diversity, Equity, and Inclusion Strategic Plan.and directed staff to
provide Council with a memo regarding what visible representation,
focused specifically around Pride, that would be most meaningful to
the community.
Ayes (5): Council Member Boswell, Council Member Marx, Council
Member Shoresman, Vice Mayor Francis, and Mayor Stewart
CARRIED (5 to 0)
Page 23 of 322
8
7.d SOUTH STREET AND KING COURT CROSSING PROJECT
MODIFICATION, SPECIFICATION NO. 2001059 (30 MINUTES)
Luke Schwartz, Transportation Manager provided an in-depth staff report
and responded to Council questions.
Public Comments:
Kristen Kent
Roberto Ponte
Aleksandra Wydzga
Shawn McNabb
Arora Wilcox
Dustin Hiatt
Daniel See
Gary Clay
Helene Finger
---End of Public Comment---
Motion By Mayor Stewart
Second By Council Member Shoresman
1. Approve a modification to the South Street and King Court
Crossing Project (Specification No. 2001059), authorizing
installation of a standard traffic signal in lieu of a pedestrian hybrid
beacon; and,
2. Authorize the City Engineer to approve modifications to project
plans and specifications and approve associated construction
Contract Change Orders as needed to facilitate project
modifications up to the available project budget and consistent with
California Public Contract Code, including any amendments
authorized by the City Manager.
Ayes (5): Council Member Boswell, Council Member Marx, Council
Member Shoresman, Vice Mayor Francis, and Mayor Stewart
CARRIED (5 to 0)
8. LIAISON REPORTS AND COMMUNICATIONS
Council Liaison reports were continued to the next meeting.
Page 24 of 322
9
9. ADJOURNMENT
The meeting was adjourned at 11:00 p.m. The next Regular Meeting of the City
Council will be held on July 21, 2026 at 5:30 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo. The Regular Meeting of July 7,
2026 will be cancelled, as approved by Council on November 4, 2025 during their
annual review of the 2026 meeting calendar.
APPROVED BY COUNCIL: XX/XX/202X
Page 25 of 322
Page 26 of 322
Item 6c
Department: Administration
Cost Center: 1021
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Greg Hermann, Deputy City Manager
Prepared By: Sara Armas, Deputy City Clerk
SUBJECT: ADVISORY BODY APPOINTMENT FOR AN UNSCHEDULED VACANCY
ON THE HOUSING AUTHORITY BOARD
RECOMMENDATION
Confirm the appointment of William Bartlett to the Housing Authority Board (HAB) for the
remainder of the vacated term ending on June 30, 20 27.
POLICY CONTEXT
The Advisory Body Handbook outlines the recruitment procedures, membership
requirements, and term limits for City Advisory Bodies. Also contained in the Advisory
Body Handbook are the bylaws for all Advisory Bodies, some of which include additional
membership requirements. Additionally, the City Council Policies and Procedures Manual
describes the “Appointment Procedure” and “Process” for Advisory Body appointments.
Recruitment and appointment recommendations were performed in conformance with all
recruitment procedures, processes, and bylaws found in these resources.
California Government Code Section 54972, Local Appointments List (Maddy Act)
requires that on or before December 31st of each year each legislative body shall prepare
an appointments list for their boards, commissions, and committees whose members
serve at the pleasure of the legislative body. This obligation was met and is on -going.
DISCUSSION
Annual appointments to the various City Advisory Bodies were made at the June 16, 2026
City Council meeting. The process for those appointments included recruitment by the
City Clerk’s Office, interviews, and recommendations by the respective Council Liaison
Subcommittees, with final confirmation of those recommendations made by the full
Council. The applications of qualified candidates who are not chosen for immediate
appointment are held for one-year for possible consideration in the event an unscheduled
vacancy occurs. When unscheduled vacancies occur throughout the year, outreach to
the qualified applicant list is conducted along with any necessary new recruitment for the
given vacancies.
Page 27 of 322
Item 6c
Housing Authority Board: The HAB had three unscheduled vacancies open for
applications during Annual Recruitment: two citizen-at-large positions and one Tenant
Representative position. Two of the three positions were filled upon completion of Annual
Recruitment; therefore, recruitment was continued for the remaining cit izen-at-large
position.
This recent recruitment identified one qualified applicant. The Council Liaison
Subcommittee, consisting of Mayor Stewart, conducted an interview and recommend s
William Bartlett to fill the vacant term ending June 30, 2027.
Other Vacancies: In addition to the vacancy on the HAB, the City Clerk’s Office is currently
recruiting for two unscheduled vacancies on the Mass Transportation Committee (MTC).
The Senior Representative position on the MTC is currently open as there were no
applications received upon the previous member’s final term expiring. To qualify
for this position, applicants must be at least 62 years of age and a resident of the
City.
The Cal Poly Representative has been vacant as of June 5, 2026. This position is
designated by Cal Poly and has no term expiration .
Applications for these volunteer positions may be found on the City’s Job Opportunities
webpage.
Public Engagement
Notices that the City was accepting applications for the above listed Advisory Bodies were
placed on the City’s website and “e-notification” service, listed in the annual Local
Appointments List (Maddy Act Notice – Government Code Section 54972), posted on the
City website and City Information kiosk, and distributed via City social media outlets in
February 2026 for the Annual Recruitment cycle. Following Maddy Act guidelines, notices
were posted in the City Information kiosk outside City Hall and on the Advisory Body
Vacancies page of the City’s website alerting the public that the City was specifically
accepting applications for the vacancy on the HAB.
CONCURRENCE
As presented in the recommendation, the Council Liaison Subcommittee for the HAB is
in concurrence with the stated recommendation along with the City Clerk’s Office, who
coordinated and organized the process.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act does not apply to the recommended action in
this report, because the action does not constitute a “Project” under CEQA Guidelines
under Section 15378.
Page 28 of 322
Item 6c
FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-27
Funding Identified: N/A
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ $ $ $
State
Federal
Fees
Other:
Total $N/A $ $ $
There is no fiscal impact for the appointment of the Advisory Body member.
Administration of the process is considered in the City Clerk’s annual budget.
ALTERNATIVES
Council could recommend changes to the Subcommittee recommended appointment or
direct staff to re-open recruitment for additional candidates.
Page 29 of 322
Page 30 of 322
Item 6d
Department: Community Development
Cost Center: 4001
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Timmi Tway, Community Development Director
Prepared By: Ivana Gomez, Cannabis Business Coordinator
SUBJECT: ANNUAL CANNABIS BUSINESS PROGRAM UPDATE.
RECOMMENDATION
Receive an update on the City’s Cannabis Business Program.
POLICY CONTEXT
In January 2019, the City Council directed staff to provide annual updates regarding
implementation of the Cannabis Business Program. Consistent with that direction, staff
returns annually with information regarding cannabis operators in the City, cannabis tax
and permit fee revenue, and relevant state and federal regulatory activity.
REPORT-IN-BRIEF
The Annual Cannabis Business Program Update provides an opportunity for staff to
update the City Council on the overall status and implementation of the Cann abis
Business Program and to identify potential policy or regulatory changes to improve
administrative and operational processes.
At the time of the last update on May 6, 2025, staff presented the annual update and also
included a proposed ordinance clarifying amendments to the cannabis regulations
(SLOMC § 17.86.080)1. This year, staff has not identified any amendments that are
necessary to administration of the program. Accordingly, this report provides: 1) an
update on cannabis operators in the City; 2) cannabis tax and permit fee revenue forecast
updates; and 3) a brief overview of state and federal cannabis regulatory activity.
DISCUSSION
Cannabis Operators
The City currently has two operating cannabis retail storefronts—Megan’s Organic Market
(280 Higuera St) and SLOCAL Roots (3535 S Higuera St). On June 5, 2025, Megan’s
Organic Market applied for an amendment to their Conditional Use Permit to allow
1 Item 7a. Annual Cannabis Business Program Update and Introduction of Ordinance for Zoning Code
Amendments
Page 31 of 322
Item 6d
2
delivery services from their existing retail storefront location at 280 Higuera Street. The
Planning Commission reviewed the request at a regular public hearing on August 27,
2025, and voted 4-0 to approve the amendment which allows Megan’s to offer delivery
services to their existing operation2. Megan’s initiated their delivery operations in April of
2026. Under state and local law, Megan’s may deliver to any jurisdiction provided they
comply with applicable state and local regulations including tax remittance requirements
imposed by other jurisdictions.
SLOCAL Roots, located at 3535 South Higuera Street, has continued construction
activities associated with the previously approved phased development of the site. The
approved project included retail operations initially occurring within a smaller building on
site while the larger primary retail building was completed. Construction of the primary
retail building is now substantially complete, and the transition is anticipated to occur in
summer of 2026, subject to final inspections and certificate of occupancy issuance. Upon
completion of the transition, the smaller building will support administrative functions.
As part of SLOCAL Roots’ transition to its larger retail building, City staff, including the
Cannabis Business Coordinator, Police Department, and Code Enforcement, conducted
a site visit at SLOCAL Roots on June 3, 2026 to verify implementation of the approved
security measures. No changes to approved operational requirements or hours of
operation are associated with the transition.
Application Period
From July 1 through July 31, 2025, the City opened the application process and accepted
applications for both competitive permit types (retail storefronts) and non -competitive
permit types (all other cannabis business permit types). The application period followed
the voluntary withdrawal of a previously issued contingent retail storefront operator permit
and associated Conditional Use Permit approved during the prior application cycle,
resulting in one retail storefront permit becoming available3.
The City received two retail storefront applications during the application period, which
were evaluated using the Cannabis Business Operator Permit Scoring Guidelines and
City Council-adopted merit criteria. Because the Municipal Code limits the number of retail
storefront permits citywide to three (SLOMC § 17.86.080(E)(10)(b)(ii)), the highest-
scoring applicant, Stiiizy SLO, was awarded a contingent operator permit on December
18, 2025, for the approved location at 2400 Broad Street. As of the date of this report, the
applicant has not yet submitted a Conditional Use Permit application. Prior to
commencing operations, the applicant must obtain a Conditional Use Permit, state
license, and any required building permits associated with the project. The applicant must
also demonstrate the legal right to occupy and use the proposed location for the approved
cannabis use prior to issuance of a Final Operator Permit. Pursuant to SLOMC §
9.10.070(D), the operator permit must be activated within twenty-four months of issuance,
2 PC-1108-25 (MOD-0424-2025 -- 280 Higuera St.)
3 Embarc SLO was previously awarded a contingent operator permit and CUP to operate at 2400 Broad
Street. Embarc SLO withdrew both applications on May 21, 2025. A new application period opened from
July 1, 2025, through July 31, 2025.
Page 32 of 322
Item 6d
3
or by December 18, 2027. Under the Municipal Code, activation occurs upon issuance of
all required approvals and licenses and the commencement of commercial cannabis
operations at the approved location.
Cannabis Tax and Permit Fee Revenue
Revenue generated from the City's Cannabis Business Program supports a variety of
core municipal services that benefit residents of San Luis Obispo. This revenue is
generated from cannabis business taxes, application and licensing fees, and other
regulatory fees associated with commercial cannabis operations. These funds are
allocated to the City’s General Fund, supporting essential community services as well as
the continued administration of the cannabis program.
Cannabis Tax Revenue
Figure 1 (below) illustrates actual and budgeted cannabis tax revenue for Fiscal Years
(FY) 2021-22 through 2025-26, with estimated full year results for FY 2025-26 as actuals
are not yet available. Cannabis tax revenue decreased significantly in FY 2024-25 and
continued to decrease modestly in FY 2025-26.
Figure 1: Cannabis Tax Revenue FY 2021-22 through FY 2025-26 (estimate)
The table above includes an estimate for FY 2025-26 actuals. Based on year-to-date
results and typically observed seasonality, it is anticipated that full year revenue will be
below budget and future budgets have been adjusted accordingly. The decline in
cannabis tax revenue is generally consistent with broader market trends affecting
California's regulated cannabis industry. The City continues to monitor cannabis tax
compliance through independent audits conducted by a licensed certified public
FY 2021-22 FY 2022-23 FY 2023-24 FY 2024-25 FY 2025-26
Actual $998,874 $1,127,744 $1,116,495 $814,502 $742,771
Budgeted $1,000,000 $1,100,000 $1,100,000 $1,100,000 $1,000,000
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
Actual Budgeted
Page 33 of 322
Item 6d
4
accounting firm. The most recent audits found both licensed operators to be in compliance
with the City's cannabis tax requirements.
Cannabis Permit Fee Revenue
In addition to tax revenue, the City collects business fees to recover the costs of
administering the Cannabis Business Program. These include application fees for new
commercial cannabis operator permits, annual renewal fees for existing operators, and
ownership transfer fees, which are less common4. Fee revenue projections are based on
the anticipated number of applications, annual permit renewals, and potential ownership
transfer requests. The City has budgeted $104,000 in cannabis-related permit fee
revenue for the upcoming fiscal year, assuming only the renewal fees of the two existing
operators.
Figure 2 provides an overview of actual and budgeted cannabis permit fee revenue for
FY 2021-22 through FY 2025-26, with estimated results for FY 2025-26 as actuals are
not yet available.
Figure 2: Cannabis Permit Fee Revenue FY 2021-22 through FY 2025-26
The table above shows the volatility in this revenue stream as operators have entered
and exited the local market. Results for FY 2025-26 are estimated assuming renewal fees
4 Transfer of Ownership: In accordance with Section 9.10.120 of the San Luis Obispo Municipal Code,
transfers of Commercial Cannabis Operator Permits are allowed only if they meet specific criteria,
including compliance with the original application and Community Benefit Agreement. A fixed fee of
$14,836.46 is required for all transfer requests.
FY 2021-22 FY 2022-23 FY 2023-24 FY 2024-25 FY 2025-26
Actual $127,380 $147,295 $149,990 $220,078 $100,000
Budget $157,000 $177,000 $171,000 $232,600 $100,000
$0
$50,000
$100,000
$150,000
$200,000
$250,000
Actual Budget
Page 34 of 322
Item 6d
5
from the two existing operators as revenue has not been booked yet. Future budgets
assume renewals from the same two existing operators only.
State Law and Federal Law
During the reporting period, the California Department of Cannabis Control adopted
several regulatory updates related to state cannabis licensing, cultiva tion operations,
sanitation standards, and product regulations, and is currently considering additional
rulemaking related to cultivation tracking, track-and-trace requirements, pesticide testing,
and product standards. These actions are primarily administrative and operational in
nature and do not affect local land use authority or require amendments to the City's
Cannabis Business Program at this time.
At the federal level, cannabis remains regulated under the Controlled Substances Act.
During the reporting period, federal agencies continued to evaluate cannabis policy and
regulatory frameworks, including actions related to certain state -licensed medical
cannabis activities. In April 2026, the federal government reclassified certain state -
licensed medical cannabis products from Schedule I to Schedule III and established a
pathway for eligible medical cannabis operators to pursue federal registration. While
these changes may affect aspects of state licensing and business operations for retailers
holding both adult-use and medicinal license designations, they do not affect local
permitting requirements, and adult-use cannabis remains federally prohibited. Staff has
not identified any state or federal regulatory changes that necessitate amendments to the
City's Cannabis Business Program at this time.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to the recommended
action in this report, as the action does not constitute a “Project” under CEQA Guidelines
Section 15378.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-27
Funding Identified: N/A
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $N/A
State
Federal
Fees
Other:
Total $N/A
Page 35 of 322
Item 6d
6
This item has no fiscal impact, as it does not propose any changes to the adopted budget
or result in new expenditures or revenues. The update is informational in nature and
reflects existing operations and fee structures previously approved by the City Council as
part of the 2025–27 Financial Plan.
ALTERNATIVES
1. Direct staff to return with proposed amendments to the Cannabis Business Program
or Municipal Code if the City Council determines that policy or regulatory changes
warrant further consideration.
Page 36 of 322
Item 6e
Department: Administration
Cost Center: 1006 and 1007
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Greg Hermann, Deputy City Manager
Prepared By: Jacqui Clark-Charlesworth, Tourism & Community Promotions Manager
SUBJECT: ADOPTION OF FY 2026-27 COMMUNITY PROMOTION PROGRAMS
FOR TOURISM BUSINESS IMPROVEMENT DISTRICT (TBID) AND
PROMOTIONAL COORDINATING COMMITTEE (PCC)
RECOMMENDATION
As recommended by the Tourism Business Improvement District (TBID) Board and the
Promotional Coordinating Committee (PCC):
1. Authorize the City Manager to enter into program expenditures and various
contracts for the TBID not to exceed the 2026-27 projected revenue of $1,952,383
(excludes administration overhead and staffing costs), based on the
recommendations by the TBID Board;
a) This includes, but is not exclusive of, approval of the funding of the first year
of an extended two-year contract with Noble Studios for marketing services
in the amount of $1,250,000;
b) The funding of the contracts with the SLO Chamber of Commerce for Guest
Services and Public Relations in the amount of $148,000; and
c) The funding of the contract with Badger Branding for content marketing
services in the amount of $107,700; and
2. Authorize the City Manager to use the TBID Fund Balance of $1,630 ,929 for
tourism marketing expenditures in FY 2026-27 in accordance with City policy; and
3. Approve amendments to Article 7 in TBID’s Bylaws to reflect an increase in fund
reserve from $100,000 to 20% of projected annual revenue; and
4. Authorize the City Manager to enter into various contracts and program
expenditures for Community Promotions not to exceed the FY 2026 -27 program
budget of $352,000 (excludes staffing costs) based on the recommendations by
the PCC;
a) This includes the funding of the contracts with the SLO Chamber of
Commerce for Guest Services, Public Relations, and Cultural Arts &
Community Promotions (CACP) Grant Marketing Support in the amount of
$194,250;
b) The FY 2026-27 CACP allocations in the amount of $100,000 and
authorization to execute individual agreements with each grant recipient;
c) Additionally, authorize the City Manager or her designee to modify allowed
uses of grant funding when executing contracts for the FY 2026-27 CACP
Page 37 of 322
Item 6e
grant recipients in cases where the grantee’s specific line items in their
proposed marketing or advertising plan has shifted but retains its overall
intended purpose; and
d) Authorize the City Manager or her designee to use discretion in accepting
or rejecting submitted expenses from the FY 2026-27 CACP grant
recipients, up to the approved grant amount for each recipient, while
ensuring overall purpose and intent remains consistent with
recommendations from the Promotional Coordinating Committee and
approval by City Council. Grantees must notify staff of any requested
deviation in the use of funds in advance of the expenditure, and staff will
bring any substantial deviations back to the PCC for consideration.
REPORT-IN-BRIEF
Two of the core programs with the City’s Off ice of Economic Development & Tourism are
the Tourism Business Improvement District (TBID) and the Promotional Coordinating
Committee (PCC). While these advisory bodies have separate program functions and
budgets, together, they both work to promote San Luis Obispo locally, regionally,
nationally, and internationally.
This report includes recommendations for the approval of the annual budgets and work
program for the PCC and TBID. These recommendations are based on the thorough
review and consideration of each of the advisory bodies. This report describes the major
line items of each program’s budget, contracting partners, and the overall strategy for
these programs.
POLICY CONTEXT
As referenced in the City’s Municipal Code, Section 12.42.030 (Authorized Use), TBID
revenue is used for the promotion of tourism.1
DISCUSSION
Background
With the adoption of the supplemental 2025-27 Financial Plan, the City Council initially
approved the program budget and defined the work program for the Community
Promotions program for the PCC and the TBID.
Based on the allocated program budgets, both advisory bodies established
recommendations for use of funding in FY 2026-27 with respective contract
considerations. Both programs are overseen and administered by advisory bodies to the
1 12.42.030 – Authorized Use: A. The general promotion of tourism within the district is to include costs as
specified in the business plan to be adopted annually by the city council.
Page 38 of 322
Item 6e
City Council. The PCC makes recommendations regarding the use of Community
Promotions funding and the TBID Board recommends the use of the TBID assessment.
Tourism Business Improvement District (TBID)
The TBID began the program development and budget allocation process in January
2026 with a fund balance and budget update presentation followed by discussing the
goals, priorities, and direction for the FY 2026-27 program. During this process, the TBID
Board gave direction to recommend amendments to Article 7 in the Bylaws and to update
the TBID fund reserve to 20% of the projected annual budget, which in FY2026 -27 totals
$459,826. This is an increase from the previously adopted $100,000 fund reserve and
reflects the Board’s desire to remain fiscally responsible while continuing to maintain a
healthy fund balance (Attachment C – TBID Bylaw Leg Draft 2026).
The TBID Fund Balance reflects assessment revenue collected in prior years that has not
yet been allocated to marketing or promotional programs and is not part of the base
budget. Authorizing use of this balance in FY 2026-27 allows the City to fund tourism
marketing initiatives that support the TBID's core purpose: increasing overnight visitation
and lodging demand within San Luis Obispo.
This use of fund balance is consistent with the City's Fund Balance and Reserve Policy,
which permits designated special revenue fund balances to be appropriated for the
specific purpose for which the assessment was established. Because TBID assessments
are levied on lodging businesses specifically to fund tourism promotion, this fund balance
is restricted in use and cannot be redirected to general Cit y operations.
Staff recommends drawing on this balance to support one-time expenses such as the
creation of branded promotional items, reprinting the Visit SLO destination brochure,
updating marketing assets, additional advertising spend, a consultant to support the
TBID’s events and partnership strategy, and other opportunities that might arise in FY
2026-27, ensuring the TBID's accumulated resources are actively deployed toward its
intended purpose rather than remaining idle. The current total is approximately 20% of
the existing fund balance with additional plans as capacity allows.
Additionally, the TBID Board communicated the importance of aligning the budget
direction, program priorities, and funding commitments with the implementation of the
imperatives outlined in the 2025-2030 TBID Strategic Plan, as well as the 2-year TBID
Strategic Marketing & Business Plan, which is undergoing an update for FY 2026-28.
The TBID strategic objectives are to:
1. Ensure Organizational Excellence
2. Deliver Smart Growth
3. Build Meaningful Partnerships
4. Activate the SLO Life
After thorough review and consideration, the TBID Board has identified program priorities
and budget allocations for the focus of the TBID marketing efforts in fiscal year 2026 -27.
Page 39 of 322
Item 6e
The list below includes the most notable allocations (Attachment A – TBID FY27 Line-
Item Budget)
Tourism Marketing Services with Noble Studios: $1,250,000
The TBID will maintain their largest budget allocation (approximately 56%) towards
the marketing service agreement with the contracted agency-of-record, Noble
Studios. This is the third year of a contract that had an initial two-year term and allows
for one two-year contract extension.
Content Marketing Services with Badger Branding: $107,700
To efficiently manage the organic content channels through various social media
networks, the TBID will continue to retain the local content marketing provider Badger
Branding for strategy, execution, and management. This is another one-year contract
with this vendor utilized through the City’s on-call communications list.
SLO Chamber of Commerce Contract Services: $148,000
This is a one-year agreement with the San Luis Obispo Chamber of Commerce for
the shared services in partnership with the PCC for Guest Services ($74,800) and
Public Relations Services ($69,000 plus $4,200 for hard costs related to media
monitoring service).
Cal Poly Athletics Partnership: $65,000
This is the second year of a two-year partnership agreement with Cal Poly Athletics
to promote collaboration between local hotels and the lodging needs of the Cal Poly
Athletic program.
Sustainable SLO Initiative: $22,991
The TBID will continue to allocate 1% of TBID revenue in the 2026-27 fiscal year to
Keys for Trees, a sustainability initiative in partnership with ECOSLO aimed at
offsetting the carbon impact of visitors in the community.
Membership in Industry Associations & Promotional Cooperative Marketing Programs:
$74,975
The TBID will invest collectively approximately $44,975 in fiscal year 2026 -27 to
maintain membership in organizations including Central Coast Tourism Council,
California Travel Association, California Hotel and Lodging Association, and SLO
Coast Wine Collective. In addition, the TBID has allocated $30,000 for cooperative
marketing opportunities with these organizations, Visit SLO CAL, and others.
Events and Promotions: $76,000
The TBID has allocated up to $50,000 for general event promotion and sponsorships,
plus $1,000 for event activations and collateral, and $25,000 for seasonal promotions.
Research and Program Development: $50,000
In FY 2026-27, the TBID plans to invest up to $50,000 in funding for various program
development and research initiatives, including hiring a consultant to support
Page 40 of 322
Item 6e
Objective 3 of the Visit San Luis Obispo 2025-2030 Strategic Plan focused on creating
an updated events and partnerships strategy.
Staffing Contingency Fund: $85,000
The TBID included an $85,000 staffing contingency to explore contract support for
majority administrative functions for the tourism program in the coming year — giving
the organization flexibility to grow capacity as needs evolve.
More detailed discussion of these major line items is provided below.
Noble Studios & Uniquely Driven
Fiscal year 2026-27 will be the first year of an extended Main Services Agreement with
Noble Studios for comprehensive marketing services, which include Brand Strategy &
Management, Account Strategy & Project Management, Creative Services, Paid Media
and Search Strategy & Management, Website Maintenance & Services, Content
Development & Reporting. In spring of 2024, the TBID completed a thorough Marketing
Service RFP evaluation and interview process, ultimately selecting Noble Studios to
continue as the TBID agency-of-record. During the May 1, 2024 meeting, the TBID Board
approved the selection of Noble Studios as the TBID agency-of-record for a total of two
years, and then on June 10, 2026, the Board approved the two -year extension and
allocation of funding totaling $1,250,000 for the contract, including public relations through
a subcontractor partnership with Uniquely Driven, a national boutique public relations firm.
Badger Branding
Badger Branding serves as the Content Agency for the TBID. Services provided by this
contractor include the development and implementation of a Social Media Marketing
Strategy, Online Community Engagement, Content Creation and Procurement, and
Analysis and Reporting for the TBID’s Visit San Luis Obispo and ShareSLO social media
accounts. The initial contract between the City and the Badger Branding for the TBID
began in September 2021. In FY 2026 -27, the TBID will once again utilize the City’s
approved on-call consultant agreement with Badger Branding for the content marketing
contracted services. The TBID Board has recommended the allocation of $107,700 to
Badger Branding for content marketing services in FY 2026-27.
SLO Chamber of Commerce
The TBID continues to partner with the San Luis Obispo Chamber for Commerce for the
continuation of various contracts including Public Relations and Guest Services, and
currently the TBID maintains one-year services agreements with the San Luis Obispo
Chamber for Commerce for those work programs in partnership with the PCC. In FY
2026-27, the TBID Board has recommended funding a Public Relations contract in the
amount of $69,000, and the Guest Services agreement in the amount of $74,800 , which
includes the continuation of the phone and availability service and the special promotions
support service, and finally the media monitoring service expenditure of $4,200 to support
a joint service with the PCC to monitor media pick-up and story production. Both shared
contracts saw an increase of 10% in TBID’s share of costs as visitor-facing work continues
to demand growth and PCC’s budget underwent a reduction in funds through a Citywide
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Item 6e
budget process.
Specific services for TBID support include but are not limited to, tracking hotel room
availability, operating the TBID’s dedicated phone line and website chat feature, fulfilling
information requests on San Luis Obispo and maintaining a presence at Cal Poly events
and Downtown SLO Thursday Night Farmers’ Market engaging visitors to SLO. In
addition, the SLO Chamber maintains a boots -on-the group public relations presence,
working directly with TBID’s national PR agency, Uniquely Driven and hosting journalists
in SLO through deep stakeholder partnerships.
Industry Associations & Programs
The Board also considered membership and programs with the following industry
associations within California:
1. Central Coast Tourism Council (CCTC): The Board has recommended maintaining
membership with the CCTC in the amount up to $950.
2. California Travel Association (CalTravel): The Board has recommended
membership with the CalTravel organization in the amount up to $1,025.
3. SLO Coast Wine Collective: The Board has recommended membership with the
SLO Coast Wine Collective in the amount up to $8,000.
4. California Hotel and Lodging Association (CHLA): The Board has recommended
the investment in the TBID constituent membership in the amount of up to $35,000.
In addition, the TBID will be partnering for the fifth year with the Office of Sus tainability
and ECOSLO on the continuation of the Keys for Trees initiative aimed at offsetting the
carbon impact of visitors in San Luis Obispo. The TBID has allocated 1% of the FY 2026-
27 projected revenue, approximately $23,000, to this program.
The remaining TBID program funds are allocated to program expenses including
cooperative marketing opportunities with organizations like Visit SLO CAL or CCTC,
funding to explore additional resource needs, attendance at industry conferences and
additional partnerships and event sponsorships, investment in organizational services,
and marketing and promotional initiatives.
These expenditures and contract commitments have been reviewed and approved by the
TBID Board and the final complete line -item budget allocations were approved by TBID
Board for recommendation to City Council at the TBID Board meeting June 10, 2026.
(Attachment D – June 10, 2026 TBID Minutes)
Staff requests Council authorization for the City Manager to enter into contracts and
program expenditures for the Tourism Business Improvement District not to exceed the
FY 2026-27 projected revenue of $1,952,383, excluding administration overhead and
staffing costs, and consistent with the recommendations of the TBID Board. This includes
funding for the first year of an extended two-year marketing services contract with Noble
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Item 6e
Studios, contracts with the SLO Chamber of Commerce for guest services and public
relations, and a contract with Badger Branding for content marketing services. Staff also
requests authorization to use $1,630,929 of the TBID Fund Balance for tourism marketing
expenditures in FY 2026-27, and approval of amendments to Article 7 of the TBID Bylaws
to increase the fund reserve requirement from $100,000 to 20% of projected annual
revenue.
Promotional Coordinating Committee (PCC)
The purpose of the PCC is to enhance the quality of life for residents of San Luis Obispo
and to enhance the experience for visitors to San Luis Obispo. This mission was the
guiding force behind the budget consideration for the PCC. During the June 10, 2026,
meeting, the PCC finalized the FY 2026-27 budget allocations including the continuation
of Guest Services and Public Relations efforts, strategic initiative investment for
community placemaking, and the funding of the Promotional Grant program of CACP
(Attachment E – June 10, 2026 PCC Minutes). The major line items are summarized
below:
1. Cultural Arts and Community Promotion Grant program: $100,000
The PCC maintained the available budget for CACP grants at $100,000 from the
FY25-26 Community Promotions program budget and is recommending that full
amount in funding based on the extensive application review and evaluation process.
2. SLO Chamber of Commerce Contract Services: $191,000
Fiscal year 2026-27 includes one-year agreements with the San Luis Obispo Chamber
of Commerce for the shared services in partnership with the TBID for Guest Services
($122,200) and Public Relations Services ($46,000) through contracted work efforts.
In addition, the PCC will maintain a one-year agreement for Grant Promotional
Support ($30,000).
3. Community Placemaking & Cultural Vitality Projects: $22,750
The PCC has designated $22,750 in funds available for the development of new or in
support of existing projects to enhance the quality of life in San Luis Obispo through
strategic placemaking investments in alignment with the adopted FY 2025 -27 Major
City Goal work efforts. The funding will be available for projects deemed important by
the PCC to advance the goals of the committee.
4. ARTober: $15,000
In 2023, the PCC created ARTober, a program celebrating National Arts & Humanities
Month during the month of October and providing a new community activation. The
PCC has set aside funding to contract with Verdin Marketing for up to $15,000 for the
execution of paid media hard costs and promotional items for ARTober, a program in
alignment with the adopted 2025-27 Major City Goal work efforts surrounding
supporting the cultural arts and promoting the city as an appealing community for
people to live, work, visit and invest.
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Item 6e
5. Lunar New Year Activation: $15,000
The PCC has allocated $15,000 in its 2027 budget to fund a Lunar New Year
celebration, building on its previous support of the past three years of downtown
festivities. This investment aligns with PCC priorities and the 2025–27 Major City
Goals to support Downtown vitality, support diverse community engagement and
representation, and foster economic resilience and cultural vitality.
More detailed discussion of these major line items is provided below.
SLO Chamber of Commerce
Through the PCC and TBID, the City continues to partner with the San Luis Obispo
Chamber of Commerce for the continuation of various services to support the resident
and visitor experience in SLO. As stated above, FY 2026 -27 will commence one-year
agreements with the San Luis Obispo Chamber for Commerce for various contract
partnerships including Public Relations, Guest Services and Grant Promotional Support
for marketing services to support grant recipients. The City has a long partnership with
the San Luis Obispo Chamber for Commerce for these work programs, a nd the SLO
Chamber is uniquely suited to perform this work on behalf to the City through the PCC.
PCC’s portion of the contracts shared with the TBID was reduced 10% (from 70% of
Guest Services to 60% and from 50% of Public Relations to 40%).
Specific services for PCC include but are not limited to utilization of the Visitor Center as
a fulfillment for pick-up and delivery of Support Local promotions like ARTober and SLO
Restaurant Month, information gathering and reporting on demographic data, and
maintaining a fully trained and knowledgeable staff able to deliver excellent customer
service to visitors and residents alike. Additionally, the SLO Chamber provides public
relations services for Support Local promotions and City-led initiatives as well as
marketing support for CACP grant funded recipients hosting events in the city.
The PCC has recommended funding the one-year contracts as follows:
1. Public Relations in the amount of $46,000 plus $2,800 for hard costs related to
media monitoring service.
2. Guest Services in the amount of $112,200.
3. Grant Promotional Support in the amount of $30,000 for the support of CACP grant
awardees with promotional and marketing services.
Cultural Arts and Community Promotions Grant Program
The PCC has been offering promotional grant funding for decades, in which local non -
profit organizations can utilize the funding to promote the cultural, recreational, or social
activities in our community. The CACP Grant maintains a competitive annual application
for funding and allows multiple organizations to apply under a single non -profit fiscal
sponsor.
The PCC maintained the historical allocation of $100,000 for the FY 2026 -27 Community
Promotions program budget for events occurring July 1, 2026 – June 30, 2027. The grant
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Item 6e
cycle was opened on February 3, 2026, and applications were due on March 17, 2026.
Notices were placed throughout City channels to advertise the availability of the grant
funding application for local non-profit organizations. Additionally, previous grant
recipients were notified via email regarding the grant availability. On February 18 and 20,
2026, the PCC held in-person and virtual information sessions, respectively. The purpose
of these meetings was to meet with all interested organizations, in troduce the grant
funding criteria used during the evaluation process and answer any questions from the
applicants. At deadline for grant application submittal, the City received 30 applications
with funding requests amounting to $232,182.
The PCC’s CACP subcommittee met to review the applications, compare the requests to
the grant criteria, and allocate funding accordingly. On May 12, 2026, the PCC held a
public hearing with all applicants to allow for public comment before the recommendati on
was forwarded to the City Council for consideration and approval. The committee
received two public comments from the grant applicants and ultimately approved updated
recommendations for the FY 2026-27 funding allocations to 25 organizations.
(Attachment F – CACP FY 2026-27 Funding Recommendations).
As approved by Council for FY 2025-26 CACP awardees at the December 2, 2025
meeting, it is once again recommended that the City Manager or her designee be able to
use discretion in accepting or rejecting expenses that differ from what was proposed from
the FY 2026-27 grant recipients, up to the approved grant amount for each recipient, while
ensuring overall purpose and intent remains consistent with recommendations from the
Promotional Coordinating Committee and the original approval by City Council. Grantees
must notify staff of any requested deviation in the use of funds in advance of the
expenditure, and staff will bring any substantial deviations back to the PCC for
consideration.
ARTober
The PCC has allocated up to $15,000 to support paid media and marketing opportunities
for the third year of ARTober, a celebration of National Arts & Humanities Month in San
Luis Obispo. The program, which also includes Piano in the Plaza, is designed to engage
the community, promote awareness, and support nonprofit organizations in the arts,
culture and humanities sector. ARTober specifically ties into the adopted 2025 -27 Major
City Goal work efforts to support the cultural arts and promote the city as an appealing
community for people to live, work, visit, and invest. The PCC contracts with Verdin
Marketing for the creative, management and paid media portions of this program and has
set aside $15,000 for paid media and promotional budget in October 2026. Verdin
Marketing already initiated the planning, creative development, and management of
ARTober 2026, with this portion of the contract funded through proposed rollover FY
2025-26 budgeted funds.
Lunar New Year
The PCC previously supported components of the 2024 celebration in Historic Chinatown
and 2026 celebration in Mission Plaza and seeks to continue that engagement to bring a
Lunar New Year celebration to the community. The committee has expressed its intent to
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Item 6e
once again support a Lunar New Year celebration and has allocated $15,000 in its budget
for this purpose in 2027. This investment aligns with the PCC’s strategic objectives and
supports the adopted 2025–27 Major City Goals to improve the local business
environment, support Downtown vitality, help businesses thrive, promote the City as an
appealing community for people to live, work, visit, and inves t, and support increased
access and belonging for all community members.
Community Placemaking & Cultural Vitality Projects
The PCC has allocated $22,750 in funds for the development of additional projects that
enhance the quality of life in San Luis Obispo through strategic placemaking, cultural
vitality investments, or community promotion efforts. This funding aligns with the adopted
2025–27 Major City Goal work efforts and will be driven at supporting new or existing
programs with the aim to stimulate community-wide economic activity, helping businesses
thrive.
The remaining Community Promotions program funds are allocated to program expenses
including attendance at industry conferences, additional partnerships, and marketing and
promotional initiatives.
Staff requests Council authorization for the City Manager to enter into contracts and
program expenditures for Community Promotions not to exceed the FY 2026-27 program
budget of $352,000, consistent with the recommendations of the Promotional
Coordinating Committee. This includes funding for contracts with the SLO Chamber of
Commerce for guest services, public relations, and CACP grant marketing support, and
the FY 2026-27 CACP grant allocations totaling $100,000, along with authorization to
execute individual agreements with each grant recipient. Staff also requests authorization
for the City Manager or her designee to make limited adjustments to CACP grant
expenditures — including shifts in specific line items that retain the grant's overall
intended purpose, and discretion to accept or reject submitted expenses up to each
recipient's approved grant amount — with any substantial deviations brought back to the
PCC for consideration.
Previous Council or Advisory Body Action
The following advisory body actions were taken to support these recommendations:
1. PCC approval of the contract and line -item budget allocations on June 10, 2026,
for recommendation to City Council.
2. PCC approval of CACP grant awards on May 12, 2026, for recommendation to
City Council.
3. TBID approval of contract and line-item budget allocations on June 10, 2026 , for
recommendation to City Council.
Public Engagement
All TBID and PCC meetings were noticed in accordance with Brown Act standards. The
public will also have the opportunity to provide public comment before or during the July
21, 2026, City Council meeting.
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Item 6e
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to the recommended
action in this report, because the action does not constitute a “project” under CEQA
Guidelines sec. 15378.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-27
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund:
(inclusive of
staffing costs)
$ 387,938 $ 387,938 $0 $0
State
Federal
Fees
Other: TBID
Fund (inclusive
of staffing
costs)
$2,299,130 $2,299,130 $0 $0
Total $2,641,085 $2,641,085 $0 $0
ALTERNATIVES
1. The Council could choose to fund the contracts or program allocations at
different levels or modify the scope of services. If Council directs changes to the
TBID or PCC budget or contracts, staff would work with the advisory body and
contractor(s)parties to revise the relevant scope, bud get, and timeline to reflect
Council's direction. Because the proposed expenditures reflect negotiated
agreements between the parties, changes may require renegotiation of contract terms
before revised agreements can be brought back to Council for approval. This process
would add time before affected programs could move forward and may affect the
scope or timing of associated deliverables.
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Item 6e
2. The Council could continue consideration of the funding priorities. Council could
postpone action on this item to allow additional time to review and deliberate on the
recommended program allocations for either the TBID or PCC, or both. Staff notes
that a delay in approval may affect the ability to execute contracts and initiate
programming for FY 2026-27.
3. The Council could authorize certain contracts and expenditures now while
holding others for further review. Under this alternative, any grantee request to
change how awarded funds are spent — including shifts in project scope, timeline, or
budget line items — would be submitted in writing to PCC staff for review. Staff would
bring the request back to the PCC for a recommendation, and any change would
require Council approval before funds could be released or adjusted. This preserves
Council's direct oversight of public grant funds but adds processing time to grantee
requests, which could delay time-sensitive projects and increase staff coordination
between grant cycles and Council meeting schedules.
ATTACHMENTS
A – TBID FY 2026-27 Line-Item Budget
B – PCC FY 2026-27 Line-Item Budget
C – TBID Bylaw Leg Draft 2026
D – June 10, 2026 TBID Minutes
E – June 10, 2026 PCC Minutes
F – CACP FY 2026-27 Funding Recommendations
Page 48 of 322
TBID Budget 2026-27
Income Source 2026-27
TOT Revenue Assumption (City) $ 11,495,652
TBID Assessment (20% of TOT Revenue)2,299,130$
Carryover/Available Fund Balance Transfer
TBID Program Budget 2,299,130$
Fund Reserve 459,826$
Expenditure FY 26-27 % of Budget
Operations/Staffing
Administration Overhead (2% of TBID Assessment)45,983$ 2.1%
Staffing (1 FTE & .5 FTE)300,764$ 13.5%
Staffing Contingency 85,000$ 3.8%
Contracts & Marketing Services
Marketing Contract - Noble Studios 1,250,000$ 56.3%
PR- Chamber of Commerce 69,000$ 3.1%
Guest Services- Chamber of Commerce 74,800$ 3.4%
Media Monitoring Service Fee - Chamber of Commerce 4,200$ 0.2%
Co-op Marketing Program Funding 30,000$ 1.4%
Content Marketing Services - Badger Branding 107,700$ 4.9%
Partnerships
Cal Poly Athletics 65,000$ 2.9%
EcoSLO - Sustainability Initiative 22,991$ 1.0%
SLO Coast Wine Collective Membership 8,000$ 0.4%
Kind Traveler 9,500$ 0.4%
Events & Promotions
General Events Promotion 50,000$ 2.3%
Event Activation + Collateral 1,000$ 0.0%
Seasonal Promotion 25,000$ 1.1%
Tradeshows
Tradeshows 15,000$ 0.7%
Tourism Conferences 7,500$ 0.3%
Tourism Organizations
CCTC Dues 950$ 0.0%
Smith Travel Report 2,707$ 0.1%
CalTravel Membership 1,025$ 0.0%
California Hotel & Lodging Association 35,000$ 1.6%
Research + Program
Research + Program Development 50,000$ 2.3%
Support/ Meetings
Tourism Program Expenses 7,500$ 0.3%
FAM Trip Hosting 15,000$ 0.7%
Services/Online Tools/Fulfillment (Dropbox, Survey Monkey,
Sprout)8,500$ 0.4%
Contingency
Contingency Fund 7,010$ 0.3%
Total Committed 2,299,130$
Funds Remaining 0$
Total 2,299,130$
Page 49 of 322
Page 50 of 322
Budget 2026-27 FY 26 Budget FY 27 Projected
Budget 372,600$ 352,000$
Carryover 50,510$
Total Budget 423,110$ 352,000$
Expenditure
2025-26 2026-27
Notes
Expenditure
Grant Funding 100,000$ 100,000$ Funding available for CACP Grants
Grant Promotional Contract 30,000$ 30,000$
Grant Support agreement w SLO Chamber; one-
year agreement
Community Placemaking & Cultural Vitality
Projects 20,000$ 22,750$
Available for projects deemed important by
the PCC to advance the goals of the committee
ARTober 10,000$ 15,000$
Available for paid media and promotions as
part of ARTober campaign.
Lunar New Year Activation 19,500$ 15,000$
Available to support a 2026 Lunar New Year
celebration.
Guest Services 121,275$ 112,200$
Agreement w SLO Chamber; Shared
commitment w/TBID - updated to 60/40 spilt
PCC/TBID; one-year agreement
PR Contract 50,000$ 46,000$
Agreement w SLO Chamber; Shared
commitment w TBID - updated to 40/60 split
PCC/TBID; one-year agreement
Media Monitoring Service 3,500$ 2,800$
Agreement w SLO Chamber; Shared
commitment w/TBID - updated to 40/60 spilt
PCC/TBID; one-year agreement
Tear-off Maps 7,500$ 3,250$
Agreement with the SLO Chamber to update
design and reprint downtown tear-off maps
Support Cost 5,000$ 5,000$
Staff expenses: meetings, materials,
conferences/travel etc.
Administration 31,547$ 36,102$
Staff salary - to be adjusted by Finance & HR
based on actuals
Total Committed 366,775$ 352,000$
-$
352,000$
Updated 06/10/2026
Community Promotions Budget Worksheet
Page 51 of 322
Page 52 of 322
N. Tourism Business Improvement District Board Bylaws (T/SP)
ARTICLE 1. PURPOSE
The Tourism Business Improvement District Board (TBID Board) advises the Council in the
administration and use of the TBID assessment funds. The Board recommends projects to promote
tourism to the City of San Luis Obispo to directly benefit the City’s lodging industry.
ARTICLE 2. MEMBERSHIP
The TBID Board shall consist of seven members from the San Luis Obispo City lodging industry
as appointed by the Council. Because of the diversity among assessment district members
represented by the Board, including local, regional and national lodging industry interests, it is
neither practical nor advisable to limit Board membership to City residents. Accordingly,
membership on the TBID Board shall be exempt from residency requirements otherwise applicable
to City Advisory bodies.
Board members shall be appointed for a term of four years, commencing on April 1st or any other
date as directed by the Council. No Board member shall serve more than two consecutive terms
(eight years) on the TBID Board. Any Board member who has been appointed to fill a vacant seat
in mid-term shall not be precluded from thereafter serving two four-year terms (eight years), so
long as the initial, partial term is less than one year.
One member of the TBID Board shall be appointed by the Board to the Promotional Coordinating
Committee for a term concurrent with his/her TBID Board term. In the event no member of the
Board can serve on both Boards, the responsibility will fall to the Chair.
ARTICLE 3. OFFICERS
The officers shall be a Chairperson and a Vice Chairperson, each of whom shall be elected for a
one-year term at the March meeting of the TBID Board for a term starting in April. No Board
member shall serve more than two consecutive one-year terms as Chairperson or Vice
Chairperson. Any Board member who has been appointed to fill a vacant seat as Chairperson or
Vice Chairperson in mid-term shall not be precluded from thereafter serving as Chairperson or
Vice Chairperson for two consecutive one-year terms, so long as the initial, partial term is less
than six months. Special elections for Chair or Vice Chair shall be held at the first meeting
following the unscheduled resignation of an officer, or other reason for an officer position to
become vacant.
The Chairperson shall preside over all meetings of the TBID Board, prepare all meeting agendas
with staff, and otherwise perform such duties as directed by the TBID Board or Council.
The immediate Past Chairperson shall automatically serve as the Vice Chairperson in order to give
support to the incoming Chairperson and guarantee continuity and stability for the board
Page 53 of 322
proceedings during the absence of the Chairperson. The Vice Chairperson shall serve in the
absence or incapacity of the Chairperson.
ARTICLE 4. MEETINGS
1. The TBID Board shall hold a regular meeting each month and no fewer than ten times per
year.
2. The meetings are to be held in the Council Hearing Room, City Hall, 990 Palm Street, San
Luis Obispo, California the second Wednesday of each month, unless another location
and/or time has been announced as required by California law.
3. The meetings shall be open to the public.
4. A quorum is the majority of the total number of established members of the board.
5. All actions of the TBID Board shall be by a majority vote or consensus and shall be directed
through the Chairperson.
6. Minutes of each meeting shall be taken, shall be available as a public record and forwarded
to the Council if requested.
7. A special meeting may be called at any time by the Chairperson or by a majority of the
Board members currently serving on the TBID Board, provided each member is given
written notice of the special meeting at least 24 hours prior to the meeting, and the time
and place of the special meeting is announced as required by California Law.
8. All meetings shall be conducted in general accordance with Robert’s Rules of Order, newly
revised edition, subject to minor variation by the Chair as appropriate to the needs of the
advisory body.
9. All Board members present at a meeting shall vote on any motion or resolution brought
before the TBID Board, except when abstaining due to a conflict of interest.
10. Any Board member with a conflict of interest shall not vote on or participate in any
discussion of an item or in any way attempt to influence the decision on such item.
11. Any failure to attend three consecutive meetings or a total of six regular meetings within
any twelve-month period shall result in that member being automatically considered for
replacement.
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ARTICLE 5. FUNCTIONS AND DUTIES
The functions and duties of the TBID Board shall include, but not be limited to, the following:
1. Plan a comprehensive program to promote tourism to the City of San Luis Obispo and
prepare an annual marketing program consistent with industry goals and objectives.
2. Develop advertising and promotional programs and projects to benefit the lodging industry
in San Luis Obispo.
3. Present an annual assessment report to the City Council regarding the implemented
promotional programs and projects.
4. Perform any other lawful tasks as directed by the Council.
ARTICLE 6. AMENDMENTS
These bylaws may be amended by the Council, upon the recommendations of two -thirds of the
members currently serving on the TBID Board, provided that the text of any such proposed
amendment shall have first been provided in writing to each Board member.
ARTICLE 7. FUND RESERVE POLICY
The purpose of the Fund Reserve policy for the TBID is to ensure stability of the program under
economic uncertainties. For the TBID Fund the level of the reserve has been established at 20%
of the TBID’s projected annual budget. Under this policy, it is allowable for total expenditures to
exceed revenues in a given year; however, the fund reserve can only be used to fund “one -time,”
non-recurring expenditures upon TBID Board approval. In the instance funds are used, the reserve
fund would be replenished to the established level in the next fiscal year.
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1
Tourism Business Improvement District Board Minutes
June 10, 2026, 10:00 a.m.
Council Hearing Room, 990 Palm Street, San Luis Obispo
TBID Board Present: Member Mark Eads, Member Nipool Patel, Member Dante
Specchierla, Chair Clint Pearce
TBID Board Absent: Member Prashant Patel, Vice Chair Lori Keller
City Staff Present: Tourism & Community Promotions Manager Jacqui Clark-
Charlesworth and Tourism Intern Olivia Roman
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Tourism Business Improvement
District Board was called to order on June 10, 2026 at 10:03 a.m. in the Council
Hearing Room at City Hall, 990 Palm Street, San Luis Obispo, by Chair Pearce.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
Public Comment:
None
--End of Public Comment--
Motion By Member Nipool Patel
Second By Member Specchierla
To approve Consent Items 3.a through 3.g.
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and Chair
Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
Page 57 of 322
2
3.a MINUTES OF TBID SPECIAL MEETING ON MAY 14
3.b SMITH TRAVEL REPORT (STR)
3.c TRANSIENT OCCUPANCY TAX (TOT) REPORT
3.d SLO CHAMBER PUBLIC RELATIONS MONTHLY REPORT
3.e SLO CHAMBER GUEST SERVICES MONTHLY REPORT
3.f NOBLE STUDIOS & UNIQUELY DRIVEN MARKETING MONTHLY
REPORT
3.g BADGER BRANDING ORGANIC SOCIAL REPORT
4. BUSINESS ITEMS
4.a CAL TRAVEL SUMMIT PARTICIPATION (10 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
None
--End of Public Comment—
Motion By Member Nipool Patel
Second By Member Specchierla
To approve $3,658 in total funding for staff participation in the CalTravel
Summit. Registration to come from FY2025-26 Conference Budget and
remaining expenses occurred during the Summit to come from FY2026-27
Conferences Budget.
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and
Chair Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
4.b TBID CONTRACT APPROVALS (20 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
Garrett Olson
Page 58 of 322
3
--End of Public Comment—
Motion By Member Eads
Second By Member Nipool Patel
To approve the contractor agreements as recommended.
Badger Branding
• 1-year agreement as presented; utilizing City’s on-call
communications list.
SLO Chamber Guest Services
• 1-year agreement as presented for Tier 1. Updated split 40%
TBID/60% PCC.
SLO Chamber Public Relations & Media Monitoring Service
• 1-year agreement as presented for Tier 2. Updated split 60% TBID/
40% PCC.
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and
Chair Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
4.c FY 2026-27 TBID PROGRAM BUDGET (25 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
provided an overview of the TBID Program Budget and reported on the
recommendations of Management Subcommittee, comprised of Chair
Clint Pearce, Member Prashant Patel, and Member Mark Eads.
Public Comment:
None
--End of Public Comment--
Motion By Member Eads
Second By Member Specchierla
Page 59 of 322
4
Page 60 of 322
5
To approve the FY 2026-27 TBID Budget and program allocations as
recommended by Management Subcommittee,
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and
Chair Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
4.d VISIT SLO CAL CO-OP MARKETING CONSIDERATIONS (20 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
None
--End of Public Comment—
Motion By Member Eads
Second By Member Specchierla
To approve the budget spending on the presented cooperative marketing
opportunities with Visit SLO CAL as outlined.
Program Cost TBID Budget Sojern Media Buy $ 5,000 FY26 Co-op Marketing Economic Impact $ 8,000 FY26 Research & Program Development IPW $7,500 FY27 Tradeshows HotelBeds $6,000 FY26 Co-op Marketing Spartan Race Sponsorship $ 5,000 FY26 General Events Promotion Media & Meetings Mission - Dallas $ 3,000 FY26 Co-op Marketing Meetings & Groups Research $10,000 FY26 Research & Program Development House of Brand DAMS Content $10,000 FY26 Co-op Marketing Del Mar Food & Wine Festival $5,000-$7,000 FY27 Co-op Marketing Various FAM Hosting $500 - $ 1,500 FY27 FAM Trip Hosting
Page 61 of 322
6
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and
Chair Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
4.e ELECTION OF CHAIR & VICE-CHAIR (10 MIN)
To elect a Chair and Vice-Chair for the term of July 2026 to June 2027.
Public Comment:
None
--End of Public Comment--
To approve appointing Chair Clint Pearce as Chair and Vice Chair Lori
Keller as Vice Chair for the term July 2026 to June 2027 and to re-appoint
Dante Specchierla to the TBID seat on the Promotional Coordinating
Committee.
Motion By Member Eads
Second By Member Nipool Patel
Ayes (4): Member Eads, Member Nipool Patel, Member Specchierla, and
Chair Pearce
Absent (2): Member Patel and Vice Chair Keller
CARRIED (4 to 0)
5. TBID LIAISON REPORTS & COMMUNICATION
5.a HOTELIER UPDATE
Members provided an update on graduation weekend and their
observations on occupancy and bookings.
5.b MARKETING COMMITTEE UPDATE
No marketing committee meeting was held.
5.c MANAGEMENT COMMITTEE UPDATE
No management committee updates.
Page 62 of 322
7
5.d PCC UPDATE
Jacqui Clark-Charlesworth, Tourism & Community Promotions Manager
provided a brief update on PCC activities.
5.e VISIT SLO CAL UPDATE
Chair Pearce provided a brief update on Visit SLO CAL activities.
5.f TOURISM PROGRAM UPDATE
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
provided an update on the tourism program including that the July 3
Concerts in the Plaza funding for Downtown SLO would be split $15,000
from Economic Development funding and $15,000 from TBID’s FY 2025-
26 General Events Promotion Line Item.
6. ADJOURNMENT
The meeting was adjourned at 11:22 a.m. The next Regular Meeting of the
Tourism Business Improvement District Board is scheduled for July 8, 2026 at
10:00 a.m. in the Council Hearing Room at City Hall, 990 Palm Street, San Luis
Obispo.
_________________________
APPROVED BY TOURISM BUSINESS IMPROVEMENT DISTRICT BOARD:
XX/XX/202X
Page 63 of 322
Page 64 of 322
1
Promotional Coordinating Committee Minutes
June 10, 2026, 5:30 p.m.
Council Hearing Room, 990 Palm Street, San Luis Obispo
PCC Members
Present:
Committee Member Dan Fredman, Committee Member Dante
Specchierla, Committee Member Anni Wang, Committee Member
Samantha Welch, Vice Chair Robin Wolf, Chair John Thomas
City Staff Present: Tourism & Community Promotions Manager Jacqui Clark-
Charlesworth
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Promotional Coordinating Committee
was called to order on June 10, 2026 at 5:31 p.m. in the Council Hearing Room
at City Hall, 990 Palm Street, San Luis Obispo, by Chair Thomas.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
Megan Souza
Hollie West
--End of Public Comment--
3. CONSENT
Motion By Committee Member Welch
Second By Committee Member Wang
Ayes (6): Committee Member Fredman, Committee Member Specchierla,
Committee Member Wang, Committee Member Welch, Vice Chair Wolf, Chair
Thomas
CARRIED (6 to 0)
3.a MINUTES OF THE REGULAR MEETING ON MAY 12
3.b 2025-26 COMMUNITY PROMOTION BUDGET REPORT
3.c SLO CHAMBER MONTHLY PUBLIC RELATIONS REPORT
3.d SLO CHAMBER GUEST SERVICES REPORT
Page 65 of 322
2
3.e SLO CHAMBER GRANT SUPPORT REPORT
3.f TRANSIENT OCCUPANCY TAX (TOT) REPORT
4. PRESENTATIONS
4.a PUBLIC RELATIONS MONTHLY ACTIVITY UPDATE (15 MIN)
Hollie West from SLO Chamber presented the public relations activities
report for the months of April and May.
Public Comment:
None
--End of Public Comment--
Action: No action taken on this item.
5. BUSINESS ITEMS
5.a PCC CONTRACT APPROVALS (25 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
None
--End of Public Comment—
Motion By Committee Member Welch
Second By Committee Member Fredman
To approve the contractor agreements as recommended.
SLO Chamber Guest Services
• 1-year agreement as presented for Tier 1. Updated split 60%
PCC/40%TBID.
SLO Chamber Public Relations & Media Monitoring Service
• 1-year agreement as presented for Tier 2. Updated split 40%
PCC/60% TBID.
SLO Chamber CACP Grant Marketing Support
• 1-year agreement as presented with cost analysis done this FY.
Page 66 of 322
3
Budget 2026-27 FY 27 Projected
Budget 352,000$
Carryover
Total Budget 352,000$
Expenditure
2026-27 Notes
Expenditure
Grant Funding 100,000$ Funding available for CACP Grants
Grant Promotional Contract 30,000$
Grant Support agreement w SLO Chamber;
one-year agreement
Community Placemaking & Cultural
Vitality Projects 22,750$
Available for projects deemed important
by the PCC to advance the goals of the
committee
ARTober 15,000$
Available for paid media and promotions
as part of ARTober campaign.
Lunar New Year Activation 15,000$
Available to support a 2026 Lunar New
Year celebration.
Guest Services 112,200$
Agreement w SLO Chamber; Shared
commitment w/TBID - updated to 60/40
spilt PCC/TBID; one-year agreement
PR Contract 46,000$
Agreement w SLO Chamber; Shared
commitment w TBID - updated to 40/60
split PCC/TBID; one-year agreement
Media Monitoring Service 2,800$
Agreement w SLO Chamber; Shared
commitment w/TBID - updated to 40/60
spilt PCC/TBID; one-year agreement
Tear-off Maps 3,250$
Agreement with the SLO Chamber to
update design and reprint downtown tear-
off maps
Support Cost 5,000$
Staff expenses: meetings, materials,
conferences/travel etc.
Administration 35,938$
Staff salary - to be adjusted by Finance &
HR based on actuals
Total Committed 352,000$
Ayes (6): Committee Member Fredman, Committee Member Specchierla,
Committee Member Wang, Committee Member Welch, Vice Chair Wolf,
Chair Thomas
CARRIED (6 to 0)
5.b FY 26-27 COMMUNITY PROMOTIONS PROGRAM BUDGET (30 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
None
--End of Public Comment—
Motion By Committee Member Wang
Second By Vice Chair Wolf
To approve the FY 2026-27 PCC Budget and program allocations as
recommended.
Page 67 of 322
4
Ayes (6): Committee Member Fredman, Committee Member Specchierla,
Committee Member Wang, Committee Member Welch, Vice Chair Wolf,
Chair Thomas
CARRIED (6 to 0)
5.c CULTURAL ARTS & COMMUNITY PROMOTIONS GRANT LIAISONS (10
MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
Megan Souza
--End of Public Comment--
Board Member Liaison assignments to the FY 2026-27 Cultural Arts &
Community Promotions Grant recipients are as follows:
AAPI SLO - Committee Member Samantha Welch
Cal Poly Arts - Committee Member Dan Fredman
Central Coast Comedy Theatre - Committee Member Anni Wang
Central Coast Shakespeare Festival - Vice Chair Robin Wolf
City Farm SLO - Committee Member Dante Specchierla
Civic Ballet of San Luis Obispo - Committee Member Samantha Welch
Diversity Coalition of San Luis Obispo - Vice Chair Robin Wolf
Downtown SLO - Vice Chair Robin Wolf
ECOSLO - Committee Member Anni Wang
Festival Mozaic - Committee Member Dan Fredman
History Revisited - Chair John Thomas
Hospice of SLO County - Chair John Thomas
Latino Outreach Council - Committee Member Samantha Welch
Performing Arts Center SLO - Committee Member Anni Wang
Saint Andrew Greek Orthodox Church - Chair John Thomas
Page 68 of 322
5
SLO Beaver Brigade - Committee Member Anni Wang
SLO Botanical Garden - Vice Chair Robin Wolf
SLO Int Film Fest - Yet to be confirmed Committee Member Megan Souza
SLO Master Chorale - Yet to be confirmed Committee Member Megan
Souza
SLO Museum of Art - Committee Member Samantha Welch
SLO Repertory Theatre - Chair John Thomas
SLO Symphony - Committee Member Dan Fredman
SLO Climate Coalition - Yet to be confirmed Committee Member Megan
Souza
The GALA Pride & Diversity Center - Committee Member Dante
Specchierla
The History Center of SLO County - Committee Member Dante
Specchierla
5.d ELECTION OF CHAIR & VICE-CHAIR (10 MIN)
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
presented the staff report and responded to inquiries.
Public Comment:
None
--End of Public Comment--
Motion By Committee Member Wang
Second By Committee Member Fredman
To approve appointing Vice Chair Robin Wolf as Chair and Committee
Member Dante Specchierla as Vice Chair for the term July 2026 to June
2027.
Ayes (6): Committee Member Fredman, Committee Member Specchierla,
Committee Member Wang, Committee Member Welch, Vice Chair Wolf,
Chair Thomas
CARRIED (6 to 0)
6. PCC LIAISON REPORTS AND COMMUNICATION
Page 69 of 322
6
6.a CACP LIAISON REPORT – Liaison Assignments
No CACP Liaison report updates.
6.b COMMITTEE OUTREACH UPDATE – Committee Report
Committee Member Welch provided brief information regarding the
America's 250th Celebration and Concerts in the Plaza 30th Anniversary
Festival
6.c TBID BOARD REPORT – TBID Meeting Minutes: May 14, 2026
Committee Member Specchierla provided an update on items the TBID
has been working on.
6.d TOURISM PROGRAM UPDATE – Staff Report
Tourism & Community Promotions Manager Jacqui Clark-Charlesworth
provided an update on the Tourism Program.
7. ADJOURNMENT
The meeting was adjourned at 7:05 p.m. The next Regular Meeting of the
Promotional Coordinating Committee is scheduled for July 8, 2026 at 5:30 p.m. in
the Council Hearing Room at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY PROMOTIONAL COORDINATING COMMITTEE: XX/XX/202X
Page 70 of 322
ORGANIZATION NAME EVENT NAME RECOMMENDATIONS DESIGNATED FUNDING ALLOCATIONS
AAPI SLO AAPI SLO ANNUAL FESTIVAL $2,010.00 To be used towards grant funding request as
presented.
CAL POLY ARTS CAL POLY ARTS' GLOBAL MUSIC
SERIES 2026-2027 $4,000.00 To be used towards social media, print, and
radio ads.
CANZONA WOMEN'S ENSEMBLE WINTER REVERIE $0.00 Event not aligned with current funding
priorities.
CENTRAL COAST COMEDY THEATER ONE-DAY IMPROV FESTIVAL $1,500.00 To be used toward social media, print, digital,
radio advertising.
CENTRAL COAST SHAKESPEARE
FESTIVAL
CENTRAL COAST SHAKESPEARE
FESTIVAL $3,500.00 To be used for marketing and advertising, no
printed banner.
CITY FARM SLO 6TH ANNUAL SHEEP SHEARING
SHINDIG $2,000.00
To be used towards social media and radio
advertising and photo/videography, no
printed materials.
CIVIC BALLET OF SAN LUIS OBISPO THE WONDERFUL WIZARD OF OZ $1,500.00 To be used towards grant funding request as
presented.
DIVERSITY COALITION SAN LUIS
OBISPO COUNTY WOMEN OF COLOR SYMPOSIUM $3,000.00 To be used towards regional advertising.
DOWNTOWN SLO CONCERTS IN THE PLAZA $10,000.00
To be used 75% towards the audience of
their choice and 25% of funding towards out-
of county targeting with advertising of their
choice.
ECOSLO CREEKS TO COAST CLEANUP $3,000.00 To be used towards grant funding request as
presented.
FESTIVAL MOZAIC FESTIVAL MOZAIC SUMMER MUSIC
AND ARTS FESTIVAL $4,500.00 To be used towards grant funding request as
presented.
HISTORY REVISTED 40TH ANNUAL CENTRAL COAST
RENAISSANCE FESTIVAL $6,500.00 To be used towards out of county advertising
only.
HOSPICE OF SAN LUIS OBISPO
COUNTY LIGHT UP A LIFE $1,200.00 To be used towards social media, print, and
radio advertising.
LATINO OUTREACH COUNCIL DIA DE LOS MUERTOS $5,990.00 To be used towards grant funding request as
presented.
PERFORMING ARTS CENTER SAN LUIS
OBISPO JOURNEY TO OZ $3,000.00 To be used towards grant funding request as
presented.
SAINT ANDREW GREEK ORTHODOX
CHURCH SAN LUIS OBISPO GREEK FESTIVAL $3,000.00 To be used towards radio and print
advertising.
SAN LUIS OBISPO BEAVER BRIGADE 5TH ANNUAL CENTRAL COAST
BEAVER BRIGADE $5,000.00 To be used towards radio and print
advertising.
SAN LUIS OBISPO BOTANICAL GARDEN NATURE LIGHTS $3,500.00 To be used towards social media, print, and
radio advertising.
SAN LUIS OBISPO COMMUNITY ICE
RINK SLO HOLIDAY COMMUNITY ICE RINK $0.00 Application did not meet the submission
requirements.
SLO INTERNATIONAL FILM FESTIVAL,
INC 2027 SLO FILM FESTIVAL $8,000.00 To be used towards grant funding request as
presented.
SLO MASTER CHORALE 26/27 FALL FESTIVAL CONCERT /
HOLIDAY FESTIVAL / LUX $2,500.00 To be used towards radio, print and
broadcast advertising.
SAN LUIS OBISPO MUSEUM OF ART BUNNIE REISS NATURE MURAL
INSTALLATION AND PROGRAMMING $5,500.00 To be used towards social media, print,
digital and radio advertising.
SAN LUIS OBISPO REPERTORY
THEATRE FOREVER PLAID $5,000.00 To be used towards grant funding request as
presented.
SAN LUIS OBISPO SOCCER CLUB CENTRAL COAST UNITED SUMMER
CLASSIC $0.00 Request outside the scope of current funding
criteria.
SAN LUIS OBISPO SYMPHONY SAN LUIS OBISPO SYMPHONY 2026-
2027 SEASON $5,000.00 To be used towards social media and radio
advertising.
SLO CLIMATE COALITION SLO EARTHFEST 2027 $4,500.00 To be used towards social media, radio and
print advertising.
SLO OVERDOSE AWARENESS DAY SLO OVERDOSE AWARENESS DAY $0.00 Event not aligned with current funding
priorities.
THE GALA PRIDE AND DIVERSITY
CENTER
CENTRAL COAST PRIDE
CELEBRATION 2027 $3,500.00 To be used towards social media and digital
advertising and promotional video.
THE HISTORY CENTER OF SAN LUIS
OBISPO COUNTY
SAN LUIS OBISPO COUNTY HISTORY
DAY $2,800.00 To be used towards social media, broadcast
and print advertising.
$100,000.00
Page 71 of 322
Page 72 of 322
Item 6f
Department: Public Works
Cost Center: 5000
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Aaron Floyd, Public Works & Utilities Director
Prepared By: Greg Cruce, Deputy Director – Maintenance Operations
SUBJECT: Freeway Maintenance Agreement and Project Specific Maintenance
Agreement with the State of California, Department of Transportation
RECOMMENDATION
1. Adopt a Resolution (Attachment A) titled, “A Resolution of the City Council of the City
of San Luis Obispo, California, authorizing execution of a Freeway Maintenance
Agreement with Caltrans for portions of State Route 101 within the City limits”; and
2. Adopt a Resolution (Attachment B) titled, “A Resolution of the City Council of the City
of San Luis Obispo, California, authorizing execution of a Project-Specific
Maintenance Agreement with Caltrans for portions of State Highway Route 1 within
the City limits.”
POLICY CONTEXT
Pursuant to Sections 100.25 and 131 of the Streets and Highways Code, local agencies
may request that the State maintain traffic control signal systems on the City’s street
system leading to and from the State Highway System if necessary to accommodate
freeway traffic in making proper connections between the City and State roadways. These
provisions authorize local agencies and Caltrans to allocate maintenance responsibilities
for facilities that serve both local and state transportation functions.
DISCUSSION
Background
The City of San Luis Obispo (City) is traversed by both State Route 101 (SR 101) and
State Route 1 (SR 1), resulting in a variety of transportation facilities serving both state
and local purposes. For decades, the City and the California Department of
Transportation (Caltrans) have maintained agreements that assign maintenance
responsibilities for roadway, bicycle, pedestrian, landscaping, and related infrastructure
located within or adjacent to state highway right-of-way.
The proposed agreements update and consolidate longstanding mainte nance
responsibilities between the City and Caltrans. A condition of the City’s encroachment
permit for the Higuera Complete Streets Project is to have an updated Freeway Maintenance
Page 73 of 322
Item 6f
(FMA) approved prior to the start of construction, which is supported by approximately $6.95
million in State grant funding.
Caltrans utilizes different agreement mechanisms depending on the type of facility being
maintained. The proposed FMA addresses maintenance responsibilities associated with
SR 101 freeway facilities and local roadway connections, while the proposed Project -
Specific Maintenance Agreement (PSMA) consolidates maintenance responsibilities for
City-requested improvements located within SR 1 right-of-way. Together, these
agreements clarify maintenance responsibilities between the City and Caltrans and
support the delivery and maintenance of transportation infrastructure within the City.
Freeway Maintenance Agreement (FMA)
The City entered into Freeway Agreements with Caltrans in 1961 (Attachment C) and
1972 (Attachment D) related to the construction of freeway facilities and associated local
roadway connections within City limits. In 1966, the City entered into an FMA (Attachment
E) with Caltrans that established maintenance responsibilities for freeway-related
facilities within the City. In 1991, the Council approved an amendment to the FMA that
added portions of Olive and Walnut Streets connecting SR 101 and SR 1.
The proposed updated FMA (Attachment F) is intended to replace or supersede the
current FMA (last amended in 1991), clarify responsibilities, and support efficient
maintenance operations. The proposed FMA is for areas adjacent to SR 101 from post -
marker 26.5 to post-marker 30.37 within the City limits. All areas of City responsibility
within the proposed FMA are clearly identified within maps in Attachment F, Exhibit A.
The City did not acquire any new locations of responsibility in the proposed FMA;
however, it does include an expanded area of maintenance responsibilities for the City
near the Marsh Street interchange (Attachment F, Exhibit A, Location 2), reflecting the
City’s use of State property for the Cerro San Luis trailhead and parking area.
The proposed FMA for Council’s consideration has been drafted using the same
framework as the original 1966 FMA. Additional updates include language for
encampment clean-up responsibilities within assigned areas and insurance
requirements. Addressing impacts of encampments (e.g., trash) within the identified
areas has historically been the City's responsibility; however, the prior FMA did not
specifically list this task.
The table below summarizes the primary maintenance responsibilities of each agency.
Facility Type City Responsibilities Caltrans Responsibilities
Vehicular
Overcrossings (local
streets crossing over
Highway 101)
Bridge deck surface maintenance,
drainage systems, lighting and
electrical costs, sidewalks, railings,
signs, pavement markings, and other
traffic service facilities on the local
street crossing.
Structural bridge components
supporting the freeway system
unless specifically assigned to
the City.
Page 74 of 322
Item 6f
Facility Type City Responsibilities Caltrans Responsibilities
Walls, Soundwalls1,
and Columns
Graffiti removal on designated City-
facing surfaces.
Ownership, structural
maintenance, repair, and
replacement of soundwalls,
walls, and columns. Graffiti
removal on State-facing
surfaces.
Landscaped Areas
Weed abatement and vegetation
management within designated City-
assigned areas.
Maintenance of landscaped
areas not assigned to the City
and areas within Caltrans-
maintained facilities.
Bicycle Paths, Lanes,
and Cycle Tracks
Maintenance of bicycle facilities,
including pavement markings,
signage, delineators, striping, and
related improvements.
Not a State responsibility
Unsheltered
Encampments
Encampment removal within
designated City-assigned areas in
accordance with the City's CAMP2
Standards and applicable laws.
Encampment response within
Caltrans-maintained areas not
assigned to the City.
Freeway Travel
Lanes, Shoulders,
Ramps, and State
Highway
Infrastructure
Not a City responsibility. Full maintenance responsibility.
(The underlined and italicized “Facility Type” in the above table are not specifically listed
in the original FMA; however, the City has historically performed the associated
maintenance as new facilities were installed under specific encroachment permits.)
In general, the City maintains local transportation facilities that serve residents,
businesses, bicyclists, and pedestrians in areas adjacent to SR 101, while Caltrans
maintains the freeway system itself. Any facilities or areas not specifically assigned to the
City under the agreement remain the responsibility of Caltrans.
Project Specific Maintenance Agreement (PSMA)
State Route 1 (SR 1) also traverses the City and is owned and maintained by Caltrans.
Over the years, the City has partnered with Caltrans to construct community
improvements within the State right-of-way, including landscaping, street trees, bicycle
facilities, transit amenities, and wayfinding signage. Each improvement was constructed
under an individual Caltrans encroachment permit or project agreement that assigned
ongoing maintenance responsibility for those specific improvements to the City.
Many of these agreements have expired or were associated with programs that are no
longer active, including the former Clean California Program. As a result, there is currently
1 Brizzolara Street
2 Compassionate Assistance, Mitigation, and Prevention (CAMP) Standards
Page 75 of 322
Item 6f
no single agreement that comprehensively documents the City's main tenance
responsibilities within the SR 1 corridor.
The proposed PSMA (Attachment G) consolidates these existing maintenance
obligations into a single agreement. It does not transfer responsibility for SR 1 to the City
or create new maintenance obligations. Instead, it documents the City's responsibility for
maintaining improvements that it previously requested, funded, and installed while
allowing future City-requested improvements to be incorporated thro ugh amendments, if
needed.
Caltrans will continue to maintain SR 1, including the travel lanes, shoulders, drainage
systems, highway structures, and other state transportation infrastructure. The City's
responsibilities are limited to the community enhancements identified in the agreement.
The table below summarizes the improvements identified in the PSMA Agreement:
Example Improvement Responsibility
Street trees along Santa Rosa and Walnut Street City
Landscaped medians along Santa Rosa through the City limits City
Transit shelters installed by the City City
Bicycle lane striping and signage installed by the City City
Highway 1 travel lanes, pavement, and sidewalks Caltrans
Highway drainage and highway structures Caltrans
The proposed PSMA provides a single, centralized framework for administering
maintenance responsibilities within SR 1 right-of-way, improving clarity, coordination, and
continuity between the City and Caltrans.
Next Steps
The FMA and PSMA presented in this staff report were prepared in coordination with
Caltrans District 5 staff. Both agreements have been reviewed by the City Attorney’s
Office, Risk Management, and Caltrans State Headquarters. Adoption of the resolutions
will authorize the Mayor and City Manager to execute the FMA and PSMA for the
identified portions of SR 101 and SR 1 within the City of San Luis Obispo.
Previous Council or Advisory Body Action
The following agreements or agreement amendments were approved by previous Council
actions:
April 17, 1961, Freeway Agreement (Attachment C)
May 5, 1966, Freeway Maintenance Agreement (Attachment E)
July 3, 1972, Freeway Agreement (Attachment D)
November 1, 1991, Freeway Maintenance Agreement Amendment
Public Engagement
Page 76 of 322
Item 6f
Community members will have the opportunity to review the proposed agreements
following publication of the July 21, 2026 Council Agenda and may provide public
comments through agenda correspondence or at the public meeting.
CONCURRENCE
The City’s Risk Manager concurs with the recommendation. The City Attorney’s Office
approves as to form both proposed agreements.
ENVIRONMENTAL REVIEW
The recommended action is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The
proposed agreements provide for the operation, repair, maintenance, and minor alteration
of existing public transportation facilities involving negligible or no expansion of existing
or former use. The agreements clarify maintenance responsibilities between the City and
Caltrans and do not authorize new construction or expansion of transportation facilities.
FISCAL IMPACT
Budgeted: N/A Budget Year: 2026-27
Funding Identified: N/A
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ $ $ $
State
Federal
Fees
Other:
Total $0 $ $ $0
The scope of City maintenance responsibilities remains similar to the services delivered
under the existing agreement and is funded through department operating budgets or
existing capital projects. No new funding is required to fulfill the proposed obligations.
ALTERNATIVES
Council could decide not to approve the updated agreements or direct
modifications to the agreements. Council could choose not to approve the updated
agreements with Caltrans, or direct changes to the agreements, which would require
review and approval by Caltrans. Not approving or delaying approval of the updated
agreements could impact the City’s ability to remain on schedule for the Higuera
Complete Streets Project. A requirement of the grant is to have an updated Freeway
Maintenance Agreement approved prior to the beginning of construction, which is
anticipated for Summer 2026.
Page 77 of 322
Item 6f
ATTACHMENTS
A - Draft Resolution Approving the Freeway Maintenance Agreement
B - Draft Resolution Approving the Project-Specific Maintenance Agreement
C - April 17, 1961, Freeway Agreement
D - July 3, 1972, Freeway Agreement
E - May 5, 1966, Freeway Maintenance Agreement
F - Exhibit A – Freeway Maintenance Agreement and Map
G - Exhibit B – Project Specific Maintenance Agreement and Map
Page 78 of 322
R ______
RESOLUTION NO. _____ (2026 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AUTHORIZING THE MAYOR AND CITY
MANAGER TO ENTER INTO A FREEWAY MAINTENANCE
AGREEMENT WITH CALTRANS FOR THE PORTIONS OF STATE
HIGHWAY ROUTE 101 WITHIN THE LIMITS OF THE CITY OF SAN LUIS
OBISPO
WHEREAS, the California Department of Transportation (“Caltrans”) is
responsible for the construction, operation, and maintenance of the State Highway
System, including freeway facilities within the City’s jurisdiction; and
WHEREAS, in 1961 and 1972, Freeway Agreements were executed between the
City of San Luis Obispo (“City”) and Caltrans, permitting control and maintenance over
relocated or reconstructed City streets, frontage roads, and other State-constructed local
roads; and
WHEREAS, certain freeway improvements and appurtenant facilities within or
adjacent to the City require ongoing maintenance, including but not limited to landscaping,
lighting, drainage, signage, and related infrastructure; and
WHEREAS, the City and Caltrans entered into a Freeway Maintenance Agreement
dated May 5, 1966, related to the portions of State Route 101 within the limits of the City;
and
WHEREAS, the City and Caltrans amended the original Freeway Maintenance
Agreement on November 5, 1991, to include additional areas; and
WHEREAS, the City and Caltrans are in mutual agreement that an updated
Freeway Maintenance Agreement will serve the best interests of both agencies and
promote efficient maintenance operations.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that:
Page 79 of 322
Resolution No. _____ (2026 Series) Page 2
R ______
SECTION 1. The Mayor and City Manager are authorized to execute the “Freeway
Maintenance Agreement with the City of San Luis Obispo and Caltrans,” attached as
Exhibit A.
Upon motion of Council Member ___________, seconded by Council Member
___________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 21st day of July 2026.
___________________________
Mayor Erica A. Stewart
ATTEST:
______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
___________________________
Teresa Purrington
City Clerk
Page 80 of 322
R ______
RESOLUTION NO. _____ (2026 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AUTHORIZING THE MAYOR AND CITY
MANAGER TO ENTER INTO A PROJECT SPECIFIC MAINTENANCE
AGREEMENT WITH CALTRANS FOR THE PORTIONS OF STATE
HIGHWAY ROUTE 1 WITHIN THE LIMITS OF THE CITY OF SAN LUIS
OBISPO
WHEREAS, the California Department of Transportation (“Caltrans”) is
responsible for the construction, operation, and maintenance of the State Highway
System, including freeway facilities within the City’s jurisdiction; and
WHEREAS, certain highway improvements and appurtenant facilities within or
adjacent to the City require ongoing maintenance, including but not limited to landscaping,
bike lanes, signage, and related infrastructure; and
WHEREAS, the City of San Luis Obispo (“City”) has made improvements to
portions of Caltrans right-of-way along portions of State Route 1 within the limits of the
City through encroachment Permit Agreements; and
WHEREAS, the State and City are in mutual agreement that a formal Project
Specific Maintenance Agreement will serve the best interest of both agencies and
promote efficient maintenance operations.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that:
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Resolution No. _____ (2026 Series) Page 2
R ______
SECTION 1. The Mayor and City Manage are authorized to execute the “Project
Specific Maintenance Agreement with the City of San Luis Obispo and Caltrans,” attached
as Exhibit 1.
Upon motion of Council Member ___________, seconded by Council Member
___________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 21st day of July 2026.
___________________________
Mayor Erica A. Stewart
ATTEST:
______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
___________________________
Teresa Purrington
City Clerk
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March 25, 2026
TR #05-6-HB21
SLO-101-26.5/30.37 – City of SLO FMA
1
FREEWAY MAINTENANCE AGREEMENT
WITH
CITY OF SAN LUIS OBISPO
THIS AGREEMENT is made effective this ______ day of ____________, 20__, by and
between the State of California, acting by and through the Department of
Transportation, hereinafter referred to as “STATE” and the CITY of SAN LUIS OBISPO;
hereinafter referred to as “CITY” and collectively referred to as “PARTIES”.
SECTION I
RECITALS
1. On April 17, 1961, a Freeway Agreement was executed between CITY and STATE,
wherein the PARTIES consented to certain adjustments of the local street and road
system required for the development of a portion of STATE Highway Route (SR)
101, declared a freeway, within the jurisdictional limits of the CITY; and
2. On July 3, 1972, a Freeway Agreement was executed between CITY and STATE,
wherein the PARTIES consented to certain adjustments of the local street and road
system required for the development of a portion of STATE Highway Route (SR)
101, declared a freeway, within the jurisdictional limits of the CITY; and
3. Recent adjustments to said freeway have now been completed, or are nearing
completion, and the PARTIES hereto mutually desire to identify the maintenance
responsibilities of the CITY for areas lying within those modified freeway limits; and
4. There is an existing Freeway Maintenance Agreement, with CITY dated May 5,
1966, amended on November 15, 1991. This Agreement is meant to replace or
supersede the earlier agreement.
NOW THEREFORE IT IS AGREED:
SECTION II
AGREEMENT
1. PARTIES agree this Agreement shall supersede in its entirety the said Freeway
Maintenance Agreement executed by PARTIES on May 5, 1966, and as
amended on November 15, 1991.
2. Pursuant to Section 3 of April 17, 1961, and Section 4 of the July 3, 1972 Freeway
Agreements, CITY has resumed or will resume control and maintenance over
each of the relocated or reconstructed CITY roads, frontage roads, and other
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STATE constructed local roads, except for any portion which is adopted by STATE
as a part of the freeway proper.
3. The degree or extent of maintenance work to be performed, and the standards,
therefore, shall be in accordance with the provisions of Section 27 of the Streets
and Highways Code and the current edition of the State Maintenance Manual.
4. CITY agrees to continue their control and maintenance of each of the affected
relocated or reconstructed CITY streets and roads as shown on that attached
hereto, Exhibit A and made a part hereof by this reference.
5. When another planned future improvement has been constructed and/or a
minor revision has been effected within the limits of the freeway herein described
which will affect the PARTIES’ maintenance responsibility as described herein, and
there is mutual agreement on a change in the maintenance responsibilities
between PARTIES, the PARTIES can revise the Exhibit A by a mutual written-
execution of each of the exhibits.
6. CITY must obtain the necessary Encroachment Permits from STATE’s District 5
Encroachment Permit Office prior to entering STATE right of way to perform CITY
maintenance responsibilities. This permit will be issued at no cost to CITY.
7. VEHICULAR OVERCROSSINGS
7.1. CITY will maintain, at CITY expense, the deck wearing surface and structural
drainage system (and shall perform such work as may be necessary to ensure
an impervious and/or otherwise suitable surface) and all portions of the
structure above the bridge deck of a vehicular overcrossing, including, but
without limitation, lighting installations (including all electrical costs), drainage
facilities, as well as all traffic service facilities (sidewalks, signs, pavement
markings, bridge rails, etc.) that may be required for the benefit or control of
traffic using that overcrossing.
7.2. As directed by section 92.6 of the Streets and Highways Code, at locations
determined by STATE, screening shall be placed on STATE freeway overpasses
on which pedestrians are allowed. All screens installed under this program will
be maintained by STATE, at STATE expense.
8. VEHICULAR AND PEDESTRIAN UNDERCROSSINGS
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8.1. CITY will maintain the CITY paved roadway sections as shown on Exhibit A,
including the traveled way, shoulders, curbs, sidewalks, wall surfaces
(including eliminating graffiti), drainage installations, lighting installations
(including all electrical costs) and traffic service facilities that may be required
for the benefit or control of traffic using that undercrossing.
8.2. CITY will request STATE’s District Encroachment Permit Engineer to issue the
necessary Encroachment Permit for any proposed change in minimum
vertical clearances between CITY roadway surface and the structure that
results from modifications to the roadway (except when said modifications
are made by STATE). If the planned modifications will result in a reduction in
the minimum clearance within the traveled way, an estimate of the
clearance reduction must be provided to STATE’s Transportation Permit
Engineer prior to starting work. Upon completion of that work, a vertical
clearance diagram will be furnished to STATE’s Transportation Permit Engineer
that shows revised minimum clearances for all affected movements of traffic,
both at the edges of the traveled way and at points of minimum clearance
within the traveled way.
9. WALLS, SOUNDWALLS, AND COLUMNS – CITY is responsible for debris removal,
cleaning, and painting to keep CITY's side of any wall structure or column free of
debris, dirt, and graffiti.
10. LANDSCAPED AREAS - CITY is responsible for the maintenance of any plantings or
other types of roadside improvements lying outside of the fenced area restricting
walk-on access to the freeway.
CITY agrees to control weeds at a level acceptable to the STATE. Any weed
control performed by chemical weed sprays (herbicides) shall comply with all
laws, rules, and regulations established by the California Department of Food and
Agriculture. All chemical spray operations shall be reported quarterly (Form LA17)
to the STATE to: District 05 Maintenance at 50 Higuera Street, San Luis Obispo, CA
93401.
11. INTERCHANGE OPERATION - It is STATE’s responsibility to provide efficient operation
of freeway interchanges, including ramp connections to local streets and roads.
12. ELECTRICALLY OPERATED TRAFFIC CONTROL DEVICES
A separate “Shared Cost Electrical Agreement” has been executed allocating
costs between parties.
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13. BICYCLE PATHS, LANES, AND CYCLE TRACKS - CITY is solely responsible for all
improvements, including but not limited to the delineation, paving, supportive
structural components and bridges (excluding vehicular and pedestrian
overcrossings), aggregate base shoulder, retaining walls, all railings, bollards,
flexible barriers, curbs, storm water control measures, all fences, guard railing,
drainage facilities, and slope and structural adequacy and any plantings or other
types of roadside development installed as part of the project located and
constructed within CITY jurisdiction in STATE's right of way as depicted in Exhibit A.
CITY will maintain, at CITY expense, a safe facility for bicycle and pedestrian travel
along the entire length of the path/lane/cycle track by providing sweeping and
debris removal when necessary; and all signing and striping, and pavement
markings (including green paint), electrical facilities (solar or otherwise) required
for the direction and operation of that non-motorized facility.
CITY shall perform routine structural and maintenance inspections and repair,
replace or complete other improvements necessary to ensure the
path/lane/cycle track retains its integrity for the safety of the public using
this/these structure(s) and travelers using STATE ROW.
14. GRAFFITI REMOVAL - CITY, at CITY’S sole cost and expense, shall remove all
graffiti from areas and facilities described as CITY maintained in this Agreement.
CITY is solely responsible for ensuring that any graffiti that in any way resembles a
mural, artwork, paintings, or other similar elements shall not be removed without
the written authorization of STATE. Graffiti removal must protect air and water
quality as required by law. CITY shall conform to the terms stated in STATE’s
Maintenance Manual, Volume 1, Family D Chapter, D1.07.
15. UNSHELTERED ENCAMPMENTS – CITY shall remove Persons Experiencing
Homelessness (PEH) and any structures, personal property, debris, and/or other
items related to the encampment from the locations shown as CITY maintained
in Exhibit A subject to applicable State and Federal law. Notwithstanding the
terms of this agreement, CITY can also comply with applicable municipal
ordinances and policies as long as they are not in conflict with, and meet or
exceed, State laws, policies, procedures, and specifications – including, but not
limited to, those standards and procedures intended to safeguard the interest of
Persons Experiencing Homelessness.
CITY shall seek law enforcement presence when dealing with encampments as
they see fit.
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Nothing in this AGREEMENT grants or waives the right of California Highway Patrol
(CHP) and other law enforcement agencies having jurisdiction over the locations
shown in Exhibit A.
16. LEGAL RELATIONS AND RESPONSIBILITIES
16.1. Nothing within the provisions of this Agreement is intended to create
duties or obligations to or rights in third parties not PARTIES to this Agreement
or to affect the legal liability of a PARTY to the Agreement by imposing any
standard of care with respect to the operation and maintenance of STATE
highways and local facilities different from the standard of care imposed by
law.
16.2. Neither CITY nor any officer or employee thereof is responsible for any
injury, damage or liability occurring by reason of anything done or omitted to
be done by STATE, under or in connection with any work, authority or
jurisdiction conferred upon STATE arising under this Agreement. It is
understood and agreed that STATE shall fully defend, indemnify and save
harmless CITY and their officers and employees from all claims, suits or actions
of every name, kind and description brought forth under, including, but not
limited to, tortuous, contractual, inverse condemnation and other theories or
assertions of liability occurring by reason of anything done or omitted to be
done by STATE under this Agreement.
16.3. Neither STATE nor any officer or employee thereof is responsible for any
injury, damage or liability occurring by reason of anything done or omitted to
be done by CITY under or in connection with any work, authority or jurisdiction
conferred upon CITY and arising under this Agreement. It is understood and
agreed that CITY shall fully defend, indemnify and save harmless STATE and all
of its officers and employees from all claims, suits or actions of every name,
kind and description brought forth under, including, but not limited to,
tortuous, contractual, inverse condemnation or other theories or assertions of
liability occurring by reason of anything done or omitted to be done by CITY
under this Agreement.
17. PREVAILING WAGES:
17.1. Labor Code Compliance – If the work performed under this Agreement
is done under contract and falls within the Labor Code section 1720(a)(1)
definition of a "public works" in that it is construction, alteration, demolition,
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installation, or repair; or maintenance work under Labor Code section 1771,
CITY must conform to the provisions of Labor Code sections 1720 through 1815,
and all applicable provisions of California Code of Regulations found in Title
8, Chapter 8, Subchapter 3, Articles 1-7. CITY agrees to include prevailing
wage requirements in its contracts for public works. Work performed by CITY's
own forces is exempt from the Labor Code's Prevailing Wage requirements.
17.2. Requirements in Subcontracts - CITY shall require its contractors to
include prevailing wage requirements in all subcontracts when the work to be
performed by the subcontractor under this Agreement is a "public works" as
defined in Labor Code Section 1720(a)(1) and Labor Code Section 1771.
Subcontracts shall include all prevailing wage requirements set forth in CITY's
contracts.
18. INSURANCE- CITY and its contractors shall maintain in force, during the term of this
agreement, a policy of general liability insurance, including coverage of bodily
injury liability and property damage liability, naming the STATE, its officers, agents
and employees as the additional insured in an amount of $1 million per
occurrence and $2 million in aggregate and $5 million in excess. Coverage shall
be evidenced by a certificate of insurance in a form satisfactory to the STATE that
shall be delivered to the STATE with a signed copy of this Agreement.
19. TERMINATION - This Agreement may be terminated by timely mutual written
consent by PARTIES, and CITY’s failure to comply with the provisions of this
Agreement may be grounds for a Notice of Termination by STATE.
20. TERM OF AGREEMENT - This Agreement shall become effective on the date first
shown on its face sheet and shall remain in full force and effect until amended or
terminated at any time upon mutual consent of the PARTIES or until terminated by
STATE for cause.
PARTIES are empowered by Streets and Highways Code Section 114 and 130 to enter
into this Agreement and have delegated to the undersigned the authority to execute
this Agreement on behalf of the respective agencies and covenants to have
followed all the necessary legal requirements to validly execute this Agreement.
IN WITNESS WHEREOF, PARTIES hereto have set their hands and seals the day and
year first above written.
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THE CITY OF SAN LUIS OBISPO STATE OF CALIFORNIA
DEPARTMENT OF TRANSPORTATION
By: __________________________
Mayor
By: ___________________________
Deputy District Director
Maintenance District 5
Initiated and Approved
By: ___________________________
City Manager
ATTEST:
By: __________________________
City Clerk
By: __________________________
City Attorney
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Exhibit A
(Plan map identifying the applicable STATE Routes (Freeway proper) and CITY
road(s) and facilities)
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May 4, 2026
Tr #05-6-HB23
SLO-1-L16.7/17.97
City of San Luis Obispo
1
PROJECT SPECIFIC MAINTENANCE AGREEMENT
WITH
CITY OF SAN LUIS OBISPO
This Project Specific Maintenance Agreement (“AGREEMENT”) is made effective
this _______ day of __________, 20___, by and between the State of California,
acting by and through the Department of Transportation (“STATE”), and the City
of SAN LUIS OBISPO (“LOCAL AGENCY”); each may be referred to individually as
a “PARTY” and jointly as “PARTIES.”
RECITALS
1. WHEREAS, a Cooperative Agreement 5CA9113 dated August 20, 1991 and
5CA9302 dated October 5, 1993 and Encroachment Permits Nos.
568E761211 dated August 5, 1968, 573E762397 dated November 9, 1973,
0586NMC0315 dated June 24, 1986, 0586NLC0355 dated July 8, 1986,
0588NLC0237 dated August 10, 1988, 0593NLC0378 dated October 27,
1993, 0511NBS0325 dated September 14, 2011, 0515NSI0375 dated October
5, 2015, and 0516NMC0431 dated August 16, 2016 was executed between
LOCAL AGENCY and STATE to document the understanding between
PARTIES regarding the planned improvement of the State Highway Route
(SR) 1 and the adjustments of the local street and road system required for
the development of that portion of SR 1 within the jurisdictional limits of the
LOCAL AGENCY.
2. WHEREAS, the PARTIES hereto mutually desire to identify the maintenance
responsibilities for the features and improvements, as defined herein,
constructed or installed within the STATE right of way.
3. Categories of State Highway System (SHS) facilities covered under this
AGREEMENT may include but are not limited to the following, which are
specifically identified in Exhibit A:
A. Bridge – A Bridge is a structure built to span a physical obstacle,
including, but not limited to, a water body, valley, or road, allowing for
the passage of vehicles, pedestrians, or trains. A Bridge may also include
Undercrossings and Overcrossings.
B. Complete Street Features and/or Enhancements – These may include,
Bikeways (Class I, Class II, Class II with Buffer, Class III, and Class IV),
pedestrian paths, bus lanes, parking spaces, sidewalks, crosswalks,
textured surfaces, street furniture, roundabouts, signage, roadway
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lighting, trash enclosures, street trees, tree wells, planters, planter boxes,
landscaping, and irrigation.
C. Drainage Facilities – Systems or structures designed to manage and
direct the flow of water, typically to prevent flooding or waterlogging.
Drainage Facilities include a variety of infrastructure components, such
as: stormwater drains, sewers, ditches and channels, catch basins,
retention or detention ponds, and culverts, inlets and outlets.
D. Landscaped Areas – These areas include hardscaping, planting,
vegetation, and related landscaping improvements.
E. Walls, Retaining Walls, Columns, and Soundwalls – These improvements
include structural components of embankments and noise reduction
structures constructed within STATE ROW.
4. Definitions of SHS facilities components.
A. Bikeway Class I – Provides a completely separated right-of-way
designated for the exclusive use of bicycles and pedestrians with
crossflows by motorists minimized.
B. Bikeway Class II – Provides a restricted right-of-way designated for the
exclusive or semi-exclusive use of bicycles with through travel by motor
vehicles or pedestrians prohibited, but with vehicle parking and
crossflows by pedestrians and motorists permitted.
C. Bikeway Class III – Provides a right-of-way on-street or off-street,
designated by signs or permanent markings and shared with
pedestrians and motorists.
D. Bikeway Class IV – Promotes active transportation and provides a right-
of-way designated exclusively for bicycle travel adjacent to a roadway
and which are separated from vehicular traffic. Types of separation
include, but are not limited to, grade separation, flexible posts, inflexible
physical barriers, or on-street parking.
E. Bridge Rails and Posts – Portions of a Bridge attached to the bridge
deck and deck surface.
F. Crosswalk – Designated locations for pedestrians who are crossing
roadways by defining and delineating paths on approaches to and
within signalized intersections, and on approaches to other
intersections where traffic stops.
G. Deck Surface (Wearing Surface) – The surface of a bridge deck for
vehicular traffic over the SHS (e.g., roadway surface).
H. Deck – The structural component of a Bridge that supports and is below
the Deck Surface (Wearing Surface) and above the Superstructure.
I. Lighting – Electrical lamps and light posts installed within STATE ROW.
J. Pedestrian Paths – A path or walkway, other than a sidewalk, that is
owned by the City, County, or another public entity and is specifically
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designed for pedestrian travel. The path is usually constructed of
concrete, pavers, brick, stone, or asphalt, and it is designed for
pedestrian use.
K. Sidewalk – A paved path along the side of a road.
L. Signage – Signs installed or approved by STATE.
M. Street Furniture – Refers to various elements and structures placed along
roadways (e.g., benches, trash bins, bicycle racks, lighting, bus
stops/bus shelters, signage) to enhance pedestrian experience,
improve safety, and contribute to the overall functionality and
aesthetic of the street. These elements are designed to support active
transportation, such as walking and cycling, while making the public
space more comfortable and inviting for people.
N. Structural/Roadway Drainage Facilities – Any facility that provides
drainage to any location, including, but not limited to, culverts, wing
walls, drains, drain inlets, gutters, curbs, and inlet grates.
O. Substructure – Structural components of a Bridge that support the
Superstructure and distribute the load to bridge footings and
foundations.
P. Superstructure – Structural portions of a Bridge supported by bridge
columns/piers which are located below the Deck.
OPERATIVE PROVISIONS
1. Maintenance Standards. PARTIES shall perform all maintenance in
compliance with the standards set forth in Streets and Highways Code
section 27, and in accordance with California laws, regulations, and STATE
standards, including STATE’S Maintenance Manual, Code of Safe Operating
Practices, policies, procedures, and specifications in effect and as amended.
“Maintain” or “Maintenance” under this AGREEMENT includes routine
inspections, repairs, cleaning, and State approved replacements.
2. Maintenance Service Schedule. Upon approval of the necessary
Encroachment Permit to perform maintenance, LOCAL AGENCY shall provide
STATE’s District Area Maintenance Superintendent, as shown in Exhibit C, at
least twenty-four (24) hour prior telephone or email notice before performing
any maintenance services under this AGREEMENT. LOCAL AGENCY shall notify
the STATE of the frequency of its maintenance services. Maintenance services
shall be performed between the hours indicated on the Encroachment Permit
or otherwise authorized by STATE and may be performed on weekends and
holidays if necessary.
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3. Revising Exhibits. When another planned future improvement has been
constructed and/or a revision to SHS facilities has been affected within the
limits of the improvement covered by this AGREEMENT, PARTIES can revise this
AGREEMENT by mutually amending, replacing, or providing additional pages
to the Exhibits that must be signed by authorized representatives of PARTIES.
No formal amendment to the body of this AGREEMENT will be necessary. The
revised exhibit will thereafter supersede the previous Exhibit and become part
of this AGREEMENT.
4. Amendment to Agreement. Except as provided in the preceding section
concerning Exhibit amendments, the terms of this AGREEMENT can be
changed only by a formal written amendment executed by all PARTIES.
5. Successors. This AGREEMENT shall be binding upon and inure to the benefit of
each of the PARTIES and their respective successors-in-interest including, any
subsequently incorporated city or other municipality established within the
LOCAL AGENCY’s jurisdictional limits. If the successor city or municipality fails
to enter into a new agreement with STATE to accept the obligations of the
LOCAL AGENCY, LOCAL AGENCY shall continue to be contractually bound
to STATE by the terms of this AGREEMENT.
6. Encroachment Permits. Before LOCAL AGENCY may enter STATE ROW to install
any encroachment or perform any maintenance or work in the areas
covered by this AGREEMENT, LOCAL AGENCY must first apply for and obtain
an encroachment permit(s) from the STATE’s District 5 Encroachment Permit
Office as per STATE’s EP policy. An encroachment permit issued by the STATE
will be at no cost to LOCAL AGENCY.
1. the improved or unimproved roadway section(s) with STATE’s
prior written approval.
7. Graffiti Removal. LOCAL AGENCY, at LOCAL AGENCY’s sole cost and
expense, shall remove all graffiti from Undercrossing(s). LOCAL AGENCY is
solely responsible for ensuring that any graffiti that in any way resembles a
mural, artwork, painting, or other similar elements shall not be removed
without the written authorization of STATE. Graffiti removal must protect air
and water quality as required by law. LOCAL AGENCY shall conform to the
terms stated in STATE’s Maintenance Manual, Volume 1, Chapter, D1.0
8. Complete Streets Features and/or Enhancements.
A. The list of elements including, but not limited to, those provided in
Exhibit A, were added to the SHS as part of a Complete Streets
Project. PARTIES shall be responsible for the maintenance of each of
the elements of the Complete Streets Features and/or
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Enhancements as identified in Exhibit A and shall perform routine
structural inspections, maintenance, repair and replace or complete
other improvements necessary to ensure the respective features
retain their integrity for the safety of the public using these features
and travelers using STATE ROW.
B. The PARTY identified as responsible in Exhibit A for the respective
bikeway shall provide a safe facility for bicycle and pedestrian travel
along the entire length of the said bikeway by providing sweeping
and debris removal, when necessary, as deemed by STATE.
C. The PARTY identified as responsible in Exhibit A shall maintain all
signing and striping, electrical facilities (solar or otherwise), and
pavement markings required for the direction and operation of that
non-motorized facility.
D. LOCAL AGENCY shall maintain green painted pavement markings
within STATE’s right of way, as shown on Exhibit A. LOCAL AGENCY is
responsible for the replacement of green pavement markings when
pavement preservation measures are made by STATE.
9. Unsheltered Encampments. STATE shall remove Persons Experiencing
Homelessness (PEH) and any structures, personal property, debris, and/or other
items related to the encampment from the locations shown in Exhibit A,
subject to STATE’s Maintenance Policy Directive 1001 R1, as amended, and
applicable State and Federal law.
Nothing in this AGREEMENT grants or waives the right of California Highway
Patrol (CHP) and other law enforcement agencies having jurisdiction over the
Locations shown in Exhibit A.
10. Graffiti Removal. LOCAL AGENCY, at LOCAL AGENCY’s sole cost and expense,
shall remove all graffiti from areas identified in Exhibit A. LOCAL AGENCY is
solely responsible for ensuring that any graffiti that in any way resembles a
mural, artwork, painting, or other similar elements shall not be removed without
the written authorization of STATE. Graffiti removal must protect air and water
quality as required by law. LOCAL AGENCY shall conform to the terms stated
in STATE’s Maintenance Manual, Volume 1, Chapter, D1.07.
11. Landscaped Areas. LOCAL AGENCY is responsible for the maintenance of any
plantings or other types of roadside improvements installed by LOCAL AGENCY
as permitted encroachments lying inside of STATE ROW as shown in Exhibit A.
LOCAL AGENCY agrees to do the following:
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A. To prune shrubs, tree plantings, and trees to control extraneous growth
and ensure STATE standard lines of sight to signs and corner sight
distances are always maintained for the safety of the public.
B. To replace unhealthy or dead plantings when observed or within 30
days when notified in writing by STATE that plant replacement is
required.
C. To expeditiously maintain, replace, repair or remove from service any
components of landscaping that has become unsafe or unsightly.
D. To furnish electricity for irrigation system controls, and lighting system
controls for all street lighting systems installed by LOCAL AGENCY.
E. To maintain, repair and operate the irrigation systems in a manner that
prevents water from flooding or spraying onto STATE highway,
spraying parked and moving automobiles, spraying pedestrians on
public sidewalks/bike paths, or leaving surface water that becomes a
hazard to vehicular or pedestrian/bicyclist travel.
F. To control weeds at a level acceptable to the STATE. Any weed
control performed by chemical weed sprays (herbicides) shall comply
with all laws, rules, and regulations established by the California
Department of Food and Agriculture. All chemical spray operations
shall be reported quarterly (Form LA17) to the STATE to: District 5
Maintenance at 50 Higuera Street, San Luis Obispo, CA 93401.
G. To repair or replace any STATE facilities damaged or disturbed by CITY
maintained Landscaping.
H. To remove Landscaping and appurtenances and restore STATE
owned areas to a safe and attractive condition acceptable to STATE
in the event this Agreement is terminated as set forth herein.
12. Legal Relations and Responsibilities.
A. No Third-Party Beneficiaries.
This AGREEMENT is not intended to create duties, obligations, or rights
of third parties beyond the PARTIES to this AGREEMENT. Nor does this
AGREEMENT affect a PARTY’s legal liability by imposing any standard
of care for the operation and maintenance of STATE highways and
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6
LOCAL AGENCY facilities different from the standard of care
imposed by law.
B. Indemnification.
Neither LOCAL AGENCY nor any of its officers or employees is
responsible for any injury, damage or liability occurring by reason of
anything done or omitted to be done by STATE in connection with
any work, authority or jurisdiction conferred upon STATE pursuant to
this AGREEMENT. To the fullest extent permitted by law, STATE shall
fully defend, indemnify, and save harmless LOCAL AGENCY and its
officers and employees from all claims, suits or actions of every kind
occurring by reason of anything done or omitted to be done by
STATE, its contractors, sub-contractors, and/or its agents pursuant to
this AGREEMENT.
Neither STATE nor any of its officers or employees is responsible for any
injury, damage or liability occurring by reason of anything done or
omitted to be done by LOCAL AGENCY in connection with any work,
authority or jurisdiction conferred upon LOCAL AGENCY pursuant to
this AGREEMENT. To the fullest extent permitted by law, LOCAL
AGENCY, shall fully defend, indemnify, and save harmless STATE and
its officers and employees from all claims, suits or actions of every kind
occurring by reason of anything done or omitted to be done by
LOCAL AGENCY, its contractors, sub-contractors, and/or its agents
pursuant to this AGREEMENT.
C. Prevailing Wages and Labor Code Compliance. LOCAL AGENCY
shall comply with any and all applicable labor and prevailing wage
requirements in Labor Code Sections 1720 through 1815 and
implement regulations for any public works or maintenance
contracts and subcontracts executed for the LOCAL AGENCY’s work
under this AGREEMENT.
D. Insurance. LOCAL AGENCY and its contractors shall maintain in force,
during the term of this AGREEMENT, a policy of general liability
insurance, including coverage of bodily injury and property damage
liability, naming the STATE, its officers, agents and employees as the
additional insured in an amount of $1 million per occurrence, $2
million in aggregate, and $5 million in excess, as may be amended
as the minimum liability coverage limits codified in the State’s
Standard Specifications. LOCAL AGENCY will provide a certificate of
insurance evidencing this insurance in a form satisfactory to STATE as
a condition to STATE’s execution of this AGREEMENT.
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7
13. Default. If LOCAL AGENCY fails to perform obligations assumed under this
AGREEMENT, STATE may by written notice request that the default be
remedied within thirty (30) calendar days. If LOCAL AGENCY fails or refuses
to do so, STATE may complete the obligations and seek reimbursement from
the LOCAL AGENCY who shall pay the invoice within thirty (30) calendar
days.
14. Complete Agreement. This AGREEMENT, along with any attachments, is the
full and complete integration of the PARTIES’ agreement with respect to the
maintenance of the locations identified in Exhibit A. This AGREEMENT
supersedes any previous written or oral agreements between the PARTIES
with respect to the locations identified in Exhibit A. Unless otherwise stated,
to the extent there is any conflict between this AGREEMENT and any other
agreement (written or oral) regarding maintenance of the area identified
in Exhibit A, the terms of this AGREEMENT shall control.
15. Severability. The unenforceability, invalidity, or illegality of any provision(s)
of this AGREEMENT shall not render the other provisions unenforceable,
invalid, or illegal.
16. Waiver. Waiver by any PARTY of any portion of this AGREEMENT shall not
constitute a waiver of the same or any other portion hereof.
17. Governing Law. This AGREEMENT shall be governed by and interpreted in
accordance with California law.
18. Notice. If either PARTY shall desire or is required to give notice to the other,
such notice shall be given in writing, via email, and concurrently delivered
by: (a) personal delivery, in which case, notice is effective upon delivery;
(b) overnight courier (i.e., Federal Express) with charges prepaid or charged
to the sender’s account, in which case, notice is effective when delivered;
(c) priority U.S. Mail, in which case, notice shall be deemed delivered on
the second business day after the deposit thereof with the U.S. Postal
Service.
19. Cost. Any PARTY who is assigned obligation under this AGREEMENT shall
complete them at their own costs, unless expressly stated otherwise in this
AGREEMENT.
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8
20. Termination. This AGREEMENT may be terminated by the mutual written
consent of each PARTY. The STATE may terminate this AGREEMENT, should
the LOCAL AGENCY fail to perform the requirements of this AGREEMENT at
the time and in the manner provided herein.
21. Effective Date. This AGREEMENT shall become effective on the last of the
dates each PARTY’s authorized representative has executed this
AGREEMENT.
22. Authority. Each individual executing this AGREEMENT on behalf of each
PARTY represents and warrants that he/she is duly authorized to execute
this AGREEMENT. LOCAL AGENCY represents and certifies that it has,
through its regular political process, authorized the execution of this
AGREEMENT by appropriate resolution, delegation, or plenary authority, as
required. A true and correct copy of the local resolution or ordinance has
been provided to the STATE.
23. Electronic Signatures. Electronic signatures of the PARTIES, whether digital
or encrypted, are intended to authenticate this written AGREEMENT, and
shall have the same force and effect as manual signatures for this
AGREEMENT.
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City of San Luis Obispo
14
THE CITY OF SAN LUIS OBISPO STATE OF CALIFORNIA
DEPARTMENT OF TRANSPORTATION
By: __________________________
Mayor
Initiated and Approved
By: ___________________________
CITY Manager
By: ___________________________
Deputy District Director
Maintenance District 5
ATTEST:
By: __________________________
CITY Clerk
By: __________________________
CITY Attorney
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City of San Luis Obispo
EXHIBIT A
(Plan map identifying the applicable STATE Routes and LOCAL AGENCY
facilities.)
Page 137 of 322
Page 138 of 322
Page 139 of 322
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Page 143 of 322
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City of San Luis Obispo
EXHIBIT A-1
Complete Street
Features STATE
LOCAL
AGENCY
N/A
Standard sidewalks X
Decorative sidewalks X
Class I Bikeway (within STATE
R/W) X
Class II Bikeway (with stripe
buffered) X
Class II Bikeway (without
buffered) X
Class III Bikeway (Shared Lanes
and Shared Shoulders) X
Class IV Separated Bikeway in
STATE R/W (Raised Island with
planting or buffer with vertical
element) X
Green Pavement Markings X
Standard crosswalks (including
continental or ladder style) X
Decorative crosswalks (brick
thermoplastic, colored
concrete, non-standard plan) X
Intersection Lighting/Signal
pole (State-standard) X
Intersection Lighting/Signal
pole (Non-State standard) X
Bicycle detection X
Pedestrian signal indication
and push button X
Pedestrian hybrid beacons X
In-Roadway Warning Lights at
Crosswalks X
Roadway Rapid Flashing
Beacons (RRFBs) solar X
Roadway Rapid Flashing
Beacons (RRFBs) hardwired X
Street Trees/Tree Wells,
Medians (Landscaping),
including irrigation systems X
Decorative lighting with
decorative pole
X
Bicycle parking (secure bike
racks or bike lockers)
X
Trash/Recycling receptacles X
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City of San Luis Obispo
Transit Facilities (Bus Stops, Bus
Shelters, and Benches) X
Brown City-standard road
signs X
Custom City signs X
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City of San Luis Obispo
Exhibit B
PARTY Representatives Contact information.
LOCAL AGENCY
Attn: Greg Cruce, Deputy Director of Maintenance Operations
Address: 25 Prado Road
City, Zip: San Luis Obispo, 93401
Contact Number: 805-781-7264
STATE
Attn: Tyler Laing
Address: 50 Higuera Street
City, Zip: San Luis Obispo, 93401
Contact Number: 805-858-8191
STATE AREA MAINTENANCE SUPERINTENDENT
Attn: State Maintenance Superintendent: Joshua Milton
Email: joshua.milton@dot.ca.gov
Phone: 805-922-1987
Page 146 of 322
Item 6g
Department: Administration
Cost Center: 1021
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Greg Hermann, Deputy City Manager
Prepared By: Teresa Purrington, City Clerk
SUBJECT: SELECTION OF VOTING DELEGATE AND ALTERNATES FOR THE 2026
LEAGUE OF CALIFORNIA CITIES ANNUAL CONFERENCE
RECOMMENDATION
Appoint Council Member Mike Boswell as the Voting Delegate and Council Member Jan
Marx as Alternate Voting Delegate to vote on the City’s behalf at the Annual Business
Meeting of the League of California Cities on Thursday, September 24, 2026.
Policy Context
Per the League of California Cities bylaws, each member city has a right to cas t one vote
on matters pertaining to League policy. A city’s voting delegate, and up to two alternates,
must be designated by the City Council either by submitting a Voting Delegate Form
signed by the City Clerk affirming that the names provided are those selected by the City
Council or by adopting a Resolution that reflects the Council action.
DISCUSSION
The League of California Cities Annual Conference will be held September 23 – 25, 2026,
in Anaheim, California. An important component of the Annual Conference is the Annual
Resolutions Committee Meeting scheduled for 1:00 p.m. on Thursday, September 24,
2026. At this meeting, the League membership will consider and act on resolutions that
establish League policy. To vote at the Resolutions Committee Meeting, the City Council
must designate a voting delegate. Council may also appoint two alternate voting
delegates, one of whom may vote if the designated voting delegate is unable to serve in
that capacity. Council Member Boswell and Council Member Marx volunteered to
represent the City as the Voting Delegate and Alternate.
Council’s assigned delegates will be provided to Cal Cities on the Voting Delegate form
signed by the City Clerk by the September 1st deadline.
Public Engagement
This is an administrative item, so no formal public engagement was done. Members of
the public may provide comment regarding this action either before the City Council
meeting or at the meeting.
Page 147 of 322
Item 6g
ENVIRONMENTAL REVIEW
The California Environmental Quality Act does not apply to the recommended action in
this report, because the action does not constitute a “Project” under CEQA Guidelines
Sec. 15378.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-27
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $8,500 $ $
State
Federal
Fees
Other:
Total $8,500 $ $ $
The necessary financial resources have been included in the 2026-2027 budget for
Council Members’ attendance at the League of California Cities Annual Conference.
ALTERNATIVES
1. Council could appoint different or alternative Members to represent the City on the
Resolutions Committee
2. Council could also decide to appoint a second alternate in the event the Delegate or
1st Alternate is unable to attend.
Page 148 of 322
Item 6h
Department: Community Development
Cost Center: 4003
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Timmi Tway, Community Development Director
Prepared By: Callie Taylor, Senior Planner
SUBJECT: 2026 ANNUAL MONITORING FOR THE SAN LUIS RANCH
DEVELOPMENT AGREEMENT, MITIGATION MEASURES, AND
PROJECT CONDITIONS
RECOMMENDATION
Receive and file the 2026 annual monitoring report for the San Luis Ranch Development
Agreement, mitigation measures, and required project conditions.
REPORT-IN-BRIEF
On July 18, 2017, the City Council approved the San Luis Ranch (SLR) project, including
the San Luis Ranch Specific Plan and Vesting Tentative Tract Map (VTTM) 3096, which
covers the entire plan area. A Development Agreement (DA) between the City and MI
San Luis Ranch, LLC, was approved by the City Council on August 21, 2018. The original
Specific Plan included up to 580 residential units, 150,000 square feet of commercial, a
200-room hotel, 100,000 square feet of office, 2.8 acres of parks, and 53-acres of
agriculture or open space including an Agricultural Heritage Center. A Specific Plan
Amendment was approved by City Council in November 2020 to allow a density bonus
and to construct between 64 to 77 units of affordable housing on a 1.85-acre portion of
Lot 7. The density bonus increased the total residential units allowed within the Specific
Plan to 654 units.
Substantial development has occurred in San Luis Ranch over the past six (6) years.
Construction of the previously approved 577 residential units was completed by June
2025, which included all of the market rate housing units entitled by the San Luis Ranch
Specific Plan. The 200-room dual brand hotel (Marriott SpringHill Suites and Residence
Inn) and the Agricultural Heritage Center (now known as SLO Ranch Farms and
Marketplace) were completed in 2025. A blueberry farmer has begun to farm the
agricultural site. The bulk of onsite and offsite public improvements were completed prior
to 2024. The 11.44-acre Lot 7 Neighborhood Commercial mixed use site and the 4.2-acre
Lot 9 Neighborhood Commercial office site have not yet been submitted by the Developer
for development review. Progress towards development of the remaining site components
has been minimal this past year, with no new submittals from the Developer and no
permits issued since the last annual report in 2025.
Page 149 of 322
Item 6h
Both the DA (Articles 10 and 11) and Mitigation Monitoring and Reporting Plan (MMRP)
require annual monitoring and reporting of activities. This report addresses activities that
have taken place through May 2026, and whether those activities are in substantial
compliance with the DA, applicable project conditions, and Final Environmental Impact
Report (FEIR) mitigation measures.
As outlined in the report below, the project is in compliance with all provisions of the DA
as well as most relevant FEIR mitigation measures and project conditions, except for the
affordable housing construction. The three (3) outstanding items of non-compliance
identified in this report that require further action include the construction of 64 to 77
affordable housing units on the Lot 7 mixed use site, the installation of street trees on
Froom Ranch Way and Dalidio Drive, and development compliance on the agricultural
farming site. Due to the ongoing nature of the project, certain aspects are subject to
continued monitoring as the project continues to build out.
POLICY CONTEXT
The approved San Luis Ranch project was found to be consistent with the General Plan
at the time of its approval in 2017. This report focuses on determining whether the multi-
phase project is in compliance with key provisions related to its approval, notably a
Development Agreement, required mitigation measures, and project conditions of
approval. Compliance with these provisions is discussed in the body of this report.
The approved DA is a contract authorized by California Planning and Zoning Law and the
City’s Municipal Code that provides certain benefits to the Developer, typically in the way
of certainty and assurances to the Developer regarding what rules will be applied for the
project, in exchange for extraordinary public benefits. The DA includes a variety of
provisions related to the timing of development, construction of public infrastructure,
payment of fees, and in certain instances reimbursement beyond the project’s fair share
for public improvements that have citywide benefits. Both the DA and MMRP require
annual monitoring and reporting of activities per Articles 10 and 11 of the DA in order to
determine whether the project is in compliance with all relevant aspects of the DA itself,
as well as the FEIR mitigation measures. This annual report is prepared for compliance
with those monitoring and reporting requirements.
DISCUSSION
The San Luis Ranch project site is located at 1035 Madonna Road, between Madonna
Road, Dalidio Drive, and Highway 101. The San Luis Ranch project site is shown on
Figure 1 below.
Background
On July 18, 2017, the City Council approved the San Luis Ranch (SLR) project, including
the San Luis Ranch Specific Plan and Vesting Tentative Tract Map (VTTM) 3096, which
covers the entire plan area. A Development Agreement (DA) between the City and MI
San Luis Ranch, LLC, was approved by the City Council August 21, 2018. The Final Map
for VTTM 3096 was approved by the City Council on November 27, 2018. Site grading
Page 150 of 322
Item 6h
and construction of improvements began in 2019.
The original Specific Plan included up to 580 residential units, 150,000 square feet of
commercial, a 200-room hotel, 100,000 square feet of office, 2.8 acres of parks, and 53-
acres of agriculture or open space with an Agricultural Heritage Center. A Specific Plan
Amendment was approved by City Council on November 17, 2020 to allow a density
bonus request and construction of between 64 to 77 units of affordable housing on a 1.85-
acre portion of Lot 7, thereby increasing the total residential units allowed within the
project to 654 units. Modifications to the commercial square footage identified for the Lot
7 and Lot 9 Commercial Neighborhood sites were also included with the 2020 Specific
Plan amendment. The City Council reviewed and provided direction on an initiation
request for Lot 7 on December 10, 2024 to allow an additional 276 residential units in
place of commercial development. Current development potential for all portions of the
Specific Plan is identified in Table 1 below.
Figure 1. San Luis Ranch Project Area Map
Commercial and Residential Construction Progress
As of May 2026, 577 residential units have been constructed and occupied. This includes
Page 151 of 322
Item 6h
198 NG-10 single family units, 83 NG-23 single family units, and 296 NG-30 multifamily
condominium units. Construction of the 200-room dual brand hotel (Marriott SpringHill
Suites and Residence Inn) and the Agricultural Heritage Center (now known as SLO
Ranch Farms and Marketplace) were completed in 2025. A blueberry farmer has begun
to farm the agricultural site. Construction of the entitled development areas within San
Luis Ranch were completed in June of 2025, and there has not been any active
construction or new development within the project area since that time. Entitlements
have not yet been submitted by the property owner for development of the Lot 7 or Lot 9
Neighborhood Commercial sites. Table 1 below identifies current status of entitlement
approvals, construction, and occupancy for all portions of the San Luis Ranch project.
Development Area Development
Review completed
Total
Development
Potential
Constructed and
Occupied
Remaining
(Not Started)
NG-10 Single-Unit
Residences
Entitled by Specific
Plan 198 units 198 units -
NG-23 Single-Unit
Residences
Entitled by Specific
Plan 83 units 83 units -
NG-30
Multifamily Residential
The Orchard
City Council
April 7, 2020
Resolution No.
11110
296 units 296 units -
Agricultural Heritage and
Learning Center
53- acres
Planning
Commission
Oct. 27, 2021
Resolution
PC-1054-21
31,236 sf
commercial
Onsite farming
31,236 sf
commercial
Onsite farming
-
Hotel Site
3.41-acres Neighborhood
Commercial
Planning
Commission
July 22, 2020
Resolution
PC-1015-20
200 room hotel 200 room hotel -
Lot 7 (Mixed Use)
11.44-acres
Neighborhood
Commercial
Not Submitted
114,300 sf
commercial
64-77 affordable
housing units
-
114,300 sf
commercial
64-77 affordable
housing units
Lot 9 (Office)
4.2-acres
Neighborhood
Commercial
Not Submitted 97,000 sf office - 97,000 sf office
Total
Up to 654 units
145,536 sf
commercial
Onsite farming
200 room hotel
97,000 sf office
577 units
31,236 sf
commercial
Onsite farming
200 room hotel
114,300 sf
commercial
64-77 affordable
housing units
97,000 sf office
Table 2. San Luis Ranch Current Development Status (May 2026)
Page 152 of 322
Item 6h
Public Improvements:
All major public improvement projects required for the development have been
completed. These include the following major improvements:
Public Improvement Plans (PIPs), including the extension of backbone
roadways (Dalidio Drive and Froom Ranch Way) and utilities through the site,
for onsite improvements associated with VTTM 3096.
Offsite improvements associated with Froom Ranch Way west of the site to its
intersection with Los Osos Valley Road.
The fourth leg of the roundabout at Dalidio Drive and Froom Ranch Way was
completed in fall of 2024, where access to the Madonna shopping center is
now provided.
Most onsite and offsite public improvements were completed in 2022, and all
public improvements were complete by 2025.
Developer worked with City Transportation staff and Caltrans to complete the
required monitoring of Highway 101 level of service between Marsh & LOVR.
Central 2.8-acre neighborhood park was constructed within the single-family
portion of the Specific Plan area.
Fair share contribution to the cost of construction of the future Prado Road and
Highway 101 Interchange was fulfilled by San Luis Ranch on November 15,
2023. San Luis Ranch fulfilled its required 28% contribution towards the Prado
Road Interchange with a contribution of $28,415,268 (28% of the $101,483,100
Prado Interchange 2023 cost estimate). The City is continuing with the design
development for the Prado Road Interchange in coordination with Caltrans.
PROJECT COMPLIANCE
Development Agreement
A Development Agreement is a contract authorized by California Planning and Zoning
Law and the City’s Municipal Code that provides certain benefits to the Developer,
typically in the way of certainty and assurances to the Developer regarding what rules
and fees will be applied for the project, in exchange for extraordinary public benefits. A
Development Agreement is adopted by the City via Ordinance.
The Development Agreement for the San Luis Ranch project was introduced on July 17,
2018, adopted by the City Council on August 21, 2018, and recorded on September 18,
2018. The DA has not been formally amended since its adoption. However, pursuant to
Section 9.03 and 9.04 of the DA, three (3) operating memoranda and three (3)
Administrative Amendments were executed by the City Manager and Community
Development Director to clarify certain aspects of project implementation. Consistent with
Articles 10 and 11 of the DA, a report documenting compliance with the DA must occur
on an annual basis.
Tract 3096 constructed offsite improvements to mitigate for the increase in traffic
generated by the development. The Developer is also paying fair share fees for projects
that are not triggered solely by this development but will ultimately be needed upon build -
out of the City. As described in the DA and the conditions of approval, some of the
Page 153 of 322
Item 6h
improvements being constructed with Tract 3096 are eligible for reimbursement, including
wastewater and transportation infrastructure. A reimbursement agreement application
was submitted in March 2025 and is being processed for City Council consideration.
One community benefit identified by the DA is for the Developer to provide more
affordable housing units than required by the City’s standard inclusionary housing
requirements. The construction of affordable housing units required by the DA has not
been completed and is currently the only unfu lfilled DA obligation described in the non-
compliance section below. Attachment A summarizes the project’s current compliance
status with respect to relevant provisions of the DA. Except as noted below in the “Items
of Non-Compliance” section describing affordable housing construction, the Developer is
in compliance with all applicable requirements of the DA with respect to project milestones
as of May 2026.
Mitigation Monitoring and Reporting Program
As part of the environmental review of a development project, the California
Environmental Quality Act (CEQA) requires public lead agencies to impose feasible
mitigation measures in order to substantially lessen or avoid the significant adverse
effects of the project on the physical environment. All mitigation must be feasible and
fully enforceable. Mitigation measures were included in the FEIR for San Luis Ranch,
certified by the City Council on July 18, 2017. On July 17, 2018, the City Council certified
a Final Supplemental EIR and adopted a Statement of Overriding Considerations to
revise phasing and mitigation measures related to the Prado Road overpass. Some of
the traffic mitigation measures were updated in a subsequent City Council action taken
on August 18, 2020.
The Mitigation Monitoring and Reporting Program (MMRP) describes the procedures for
the implementation of the mitigation measures identified in the FEIR. The MMRP
specifies the entity responsible for monitoring the program and when in the process it
should be accomplished. Attachment D is the updated MMRP, showing the current
status of compliance with all mitigation measures. Attachment B is a summarized
version of the MMRP for easy reference, with all mitigation measures put in sequential
order of when compliance is required. In summary, the project is in compliance with all
applicable mitigation measures required to date, except as noted in the “Items of Non-
Compliance” section below related to agricultural site compliance.
In some instances, compliance is ongoing (e.g., with respect to biological resource
issues) or currently in process of being completed . In some cases, compliance cannot
yet be determined because the project has not progressed sufficiently to trigger the
required mitigation (e.g., items that relate to the design of commercial buildings on Lot
7 and Lot 9).
All applicable traffic mitigation has been completed as required to date. The only
remaining fair share traffic mitigation fees are ongoing payment of Transportation Impact
Fees (“TIF”) which are to be paid with each building permit on the remaining unbuilt
portions of the projects (Lot 7 and Lot 9). All mitigation measures related to rehabilitation
Page 154 of 322
Item 6h
of historical structures have also been completed. The ownership of the open space lots
along Prefumo Creek was transferred from the Developer to the SLR Homeowners
Association (HOA) in 2024, and the HOA has been coordinating with a project arborist,
landscape maintenance contractors, and the project biologist to complete the required
maintenance and monitoring, as required by the Habitat Mitigation and Monitoring Plan
(HMMP).
Project Conditions
Conditions of approval are imposed by the municipality as part of a land development
application to be adhered to and exercised as part of a right granted to the property.
Conditions of approval were adopted as part of the San Luis Ranch subdivision map
(Vesting Tentative Map for Tract 3096) approved by the City Council on July 18, 2017.
Attachment C shows the current status of compliance with all relevant project conditions.
In summary, the project is in compliance or working towards compliance with all
applicable project conditions required to date, with exception of the items noted in the
“Items of Non-Compliance” section below related to street tree planting. Some conditions
of approval have been fulfilled, while some are ongoing, and others will be addressed in
later phases of development.
Items of Non-Compliance, Ongoing Monitoring, and Coordination
There are six (6) key items associated with the DA, MMRP, and conditions of approval
that are still outstanding and have been identified as unfulfilled DA terms, conditions, or
mitigation measures which require ongoing monitoring and coordination . The first three
items are non-compliance issues, while the last three items are related to current or
ongoing work and continued monitoring.
1. Affordable Housing. Development Agreement Section 7.05 addresses affordable
housing provisions. The DA states that the Developer shall integrate affordable
units into neighborhoods as required by the Affordable Housing Agreement (DA
Exhibit F) for the on-site residential development in compliance with the City’s
Inclusionary Housing Ordinance. 34 affordable housing units were required by the
City’s Inclusionary Housing Ordinance in order to satisfy the inclusionary
requirements of the market rate housing, including 26 very-low-income units to be
constructed within the multifamily NG-30 site, plus four (4) low-income units and
(4) moderate income units to be constructed within the single-family portions of the
development. The eight (8) low- and moderate-income units were completed in
conjunction with the surrounding single-family development, dispersed throughout
the site, constructed and sold concurrently with the market rate units. The DA
requires additional affordable units or payment of in-lieu fees to fulfill the
inclusionary requirements of the project’s commercial sites. The commercial
components of the SLR project require an additional 34 affordable units to satisfy
the commercial portion of the project’s inclusionary requirement, bringing the total
project inclusionary requirement to 68 affordable units required by the original DA
within the SLR Specific Plan area.
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Item 6h
The DA also required 14 workforce housing units to be provided. The workforce
housing units were constructed in the stacked flats and studio units on the NG-30
site, and have been made available to eligible households earning 121 -160% of
the area median income. The workforce units have all either been sold or are being
rented to qualified renters in the NG-30 portion of the project. The workforce
housing units are a requirement of the DA, but do not count as affordable housing
towards the City’s Regional Housing Needs Allocation (RHNA).
On November 17, 2020, a Specific Plan amendment was approved by the City
Council to move the 26 very-low income units from the multifamily residential (NG-
30) site to a 1.85-acre area in the Neighborhood Commercial Lot 7. In exchange
for relocation of the required 26 very-low income affordable units and a density
bonus to increase the total number of market rate un its within the Specific Plan
area, the Developer offered an additional four (4) to 17 very-low income units,
which are to be constructed in addition to the project’s original affordable housing
requirements. The 2020 Specific Plan Amendment increased the total unit count
of the project to 654 residential units, including a total of 72 to 85 deed restricted
affordable housing units within the Specific Plan area. 64 to 77 of those affordable
housing units were approved to be constructed on Lot 7 by the 2020 Specific Plan
amendment. The 64 to 77 affordable units on Lot 7 are required to fulfill the
project’s inclusionary housing requirements (both commercial inclusionary and
market rate housing inclusionary requirements), to comply with the contractual
requirements of the DA, and to fulfill the requirements of the density bonus
approved by City Council in 2020.
To date, the Developer has constructed only eight (8) of the required 72 to 85 deed
restricted affordable housing units within the Specific Plan area and remains out
of compliance with this contract requirement. As approved by the 2020 Specific
Plan amendment, the majority of the project’s affordable housing is identified for
construction on Lot 7, which the Developer intends to transfer to an affordable
housing provider (such as People’s Self Help Housing (PSHH)) for construction. A
Final Map has not been submitted or recorded by the Developer to establish a
parcel that can be dedicated to PSHH. Improvement plans have not been
developed and site access and utilities are not installed. PSHH has not been able
to apply for grant funding as they do not have site control or ownership, and
therefore it is currently not determined how or when PSHH will fund construction
of the required affordable housing development.
Table 2 is a summary of the affordable housing currently required to be
constructed within the Specific Plan area. These totals do not reflect future
potential Lot 7 amendments, which would increase the number of required
affordable housing units if additional market rate units are approved for
construction on Lot 7:
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Item 6h
Number of Affordable Units Location & Requirement Status
4 low-income units
Required in single family
Zoning NG-23
Completed
4 moderate income units Required in single family
Zoning NG-10
Completed
26 very-low-income units Previously required within multifamily
development - Transferred in 2020 from
multifamily to Lot 7
Not constructed
* Planned to be
developed by
PSHH
Between 4 to 17 additional
very-low-income units
Project benefit proposed in exchange
for transfer of 26 very-low-income units
from multifamily site to Lot 7 in 2020
Not constructed
* Planned to be
developed by
PSHH
Estimated 34 inclusionary
housing units
(income level not yet defined)
or payment of in-lieu fees
Required for commercial inclusionary,
based on 2017 Inclusionary Ordinance
Based on amount of commercial
acreage ultimately constructed
Not constructed
* Planned to be
developed by
PSHH
72-85 affordable units required
** Based on currently approved Specific Plan
Does not include changes to Lot 7 which are expected in the future
8 constructed
64-77 units
unfulfilled
Table 2. San Luis Ranch Affordable Housing Status (May 2026)
It is important to note that construction of the affordable housing remains as a
contractual obligation of the DA to be fulfilled by the Developer. The DA states that
affordable units shall “be constructed by San Luis Ranch, and/or provided by
dedicating and donating improved land to a non-profit affordable housing provider.
However, should an affordable housing provider fail to construct the units, the
obligation to provide for the 34 deed-restricted affordable housing units remains
with San Luis Ranch to complete.”
Remaining affordable housing obligations were discussed during the Lot 7 initiation
at the City Council hearing of December 10, 2024 where Council concurred with
staff’s recommendation that at the time of review for development of Lot 7,
additional timing triggers should be added with conditions of approval and included
in the development agreement to ensure the affordable units are constructed
concurrently with any further development of market rate units. To date, an
application for the development of Lot 7 has not been received. Once an
application is received for development of Lot 7, staff will ensure the completion of
remaining affordable housing, including any additional affordable housing required
by the proposed development of Lot 7.
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Item 6h
2. Street Tree Planting. Condition of approval #55 of San Luis Ranch’s tentative tract
map approval required street trees as a condition of development, to be planted
as shown on the conceptual landscape plan approved with Vesting Tentative Tract
Map 3096. The condition of approval states that street trees shall generally be
planted at the rate of one 15 -gallon street tree for each 35 lineal feet of property
frontage.
The 2019 issued Public Improvement Plans for Tract 3096 did not identify street
trees, and therefore the street trees were not installed on Froom Ranch Way,
Dalidio Drive, or Madonna Road in conjunction with the street improvements.
Condition of Approval #55 has not been fulfilled as the street trees have not been
planted along street frontages. In conversations with the Developer, it has been
discussed that the street trees will be installed in conjunction with the development
of Lot 7 at the corner of Froom Ranch Way and Dalidio Drive. City staff continues
to track this as an unfulfilled condition of approval which must be complet ed by the
Developer with build out of the next phase of the project.
3. Agricultural Farming Site. An Agricultural Conservation Easement was dedicated
on January 30, 2019, to preserve 42.56 acres of prime farmland for onsite farming
within San Luis Ranch. In 2024, the site was leased to an organic blueberry farmer,
and site improvements were installed to facilitate farming. Several site
improvements were installed without proper permits, including installation of a
large water tank and basin. The City issued a Notice of Violation in 2024. Permits
and plans were submitted last year but were lacking required information and have
not been finalized for issuance. City Code Enforcement recently issued an
Administrative Citation due to lack of progress relating to required permits.
Continued lack of progress will result in additional citations or other Code
Enforcement action. Building and grading permits, proper construction, and
inspections are required in order to bring the site into compliance with applicable
codes and regulations.
In addition, stormwater compliance on site must be maintained in accordance with
Regional Water Quality Control Board (RWQCB) standards. Due to the installation
of the plastic hoop houses (which did not require building permits), dra inage and
impervious surfaces on the property were altered. The property owner needs to
obtain RWQCB approval for an agricultural discharge permit and submit
verification of compliance to the City. This process was started in 2024; however,
has not yet been completed. City staff will continue to pursue compliance through
the code enforcement process.
Mitigation Measure AG-3(c) requires the installation of agricultural buffers,
including landscaping, to reduce the potential for noise, dust, and pesticide drift.
The mitigation requires the project applicant to plant a “window of trees and shrubs
within the agricultural buffer along Froom Ranch Way at a sufficient density to
buffer the site from surrounding agricultural operations to provide a buffer between
the agricultural site and the residential units.” The following exhibit was required to
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Item 6h
be incorporated into the Specific Plan to identify how the mitigation measure will
be fulfilled.
Figure 2. Froom Ranch Road Agricultural Buffer, from San Luis Ranch Specific Plan (Figure 4.2)
The agricultural property owner planted buffer landscape, including oleander
shrubs, last year. Due to a bio swale located on the south side of Froom Ranch
Way, the installed agricultural landscape buffer does not provide the same
appearance as Figure 2 (above) from the Specific Plan. The installed landscape is
not yet mature but should eventually grow into a taller buffer over the next several
years. City staff will continue to monitor the site to ensure plantings survive and
the landscape buffer is maintained for mitigation measure compliance.
4. Open Space Monitoring and Maintenance. Mitigation Measures BIO-2(a) and BIO-
2(b) require habitat restoration to be completed and monitored for five (5) years to
ensure maintenance and survival of biological mitigation. The majority of the
required habitat restoration was completed prior to 2021, with monthly monitoring
reports submitted during site grading in 2019 and in July 2021. However, ongoing
monitoring reports for the biological restoration areas were not submitted by the
Developer for several years between 2020 to 2023.
Ownership of the open space property along Prefumo Creek was transferred from
the Developer to the SLR Homeowners Association (HOA) in 2024. The HOA has
been coordinating with the project arborist, landscape maintenance contractors,
and the project biologist over the past two (2) years to complete the required
maintenance and monitoring. Two (2) annual reports have been submitted (Year
2024 and Year 2025) to show compliance with the Habitat Mitigation and
Monitoring Plan (HMMP). The annual biological monitoring reports show that all
riparian mitigation and compensatory tree mitigation plantings are being
maintained and are surviving at appropriate rates. These efforts by the HOA have
brought the open space site into compliance with the mitigation measures. The
HOA’s arborist monitors the health and safety of the large eucalyptus trees within
the open space. The arborist and landscape contractor provide site maintenance
regularly at the direction of the HOA, and obtain tree removal permits from the City
when necessary. Monitoring will continue for three (3) more years, as required by
the HMMP. Maintenance bonds from the original Developer are still held by the
City to ensure compliance with the FEIR mitigation requirements.
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Item 6h
5. Reimbursement Agreements. As described in the DA and the conditions of
approval, some of the improvements constructed by the Developer with Tract 3096
are eligible for reimbursement, including qualifying oversized wastewater and
transportation infrastructure. In March 2025, the SLR Developer (MI San Luis
Ranch, LLC) submitted an application and cost documentation to the City to initiate
reimbursement agreements for public infrastructure. City staff are currently
coordinating with the Developer on cost documentation and will prepare
reimbursement agreements for Council consideration at a future date.
6. Community Facilities District (CFD). A Mello-Roos Community Facilities District
(CFD) was established and approved by the City Council in February 2019 and
formally adopted on April 16, 2019 (Ordinance No. 1661). The CFD for San Luis
Ranch is a special tax assessment in the district which was established to fund
infrastructure.
The City is authorized to levy the tax through the annual property tax roll. In
addition, the City is responsible for the calculation and reporting of the annual
special tax in accordance with the Rate and Method of Apportionment. The City
prepares the Annual Tax Report for the CFD which reports on the status of the
CFD, the costs of CFD, and the amount of special taxes calculated and collected.
The City's Finance Department is responsible for preparing an annual report on
the CFD at the end of each fiscal year to coincide with the Citywide annual budget
and is therefore not included in this report. The CFD annual report was last
completed and presented to Council on August 19, 2025. The next annual CFD
report is anticipated to be presented to the City Council in August 2026.
Activities Which Have Not Yet Begun
1. Lot 7 Neighborhood Commercial Mixed Use. On November 17, 2020, the City
Council approved a Specific Plan Amendment and VTTM 3142, which would
accommodate 114,300 SF of commercial and 64 -77 affordable housing units on
11 lots within the resubdivision of Lot 7. No development has occurred on the site
and the Final Map and site improvement permits have not been submitted. The
entitlement for this site is expected to be amended prior to construction in order to
authorize a modified site design.
On December 10, 2024, the City Council reviewed a request from the San Luis
Ranch Developer to initiate General Plan and Specific Plan amendments to
facilitate residential development on the vacant 11.44-acre Lot 7 site. The
Developer proposed amendments to allow an additional 276 market rate rental
apartments and up to 15,000 square feet of Neighborhood Commercial uses in-
lieu of the previously approved commercial development. Add itional affordable
units would be required on Lot 7 if an amendment is approved to increase the
number of market rate units within the project. Current estimates identify 73 -86
affordable units would be required on Lot 7 with the proposed Specific Plan
amendment.
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Item 6h
At the initiation meeting, Council provided direction regarding the site design, mix
of land uses, fiscal impacts, and deed-restricted affordable housing units, and
directed City staff to process applications for the proposed amendments. The
Developer has not yet submitted applications or plans to the City to begin
processing the proposed amendments. City staff continues to check in with the
Developer and the residential home builder to inquire about applications; but has
not received concrete information about potential timing of application submittal.
2. Lot 9 Office/Neighborhood Commercial. A 4.2-acre parcel is located on the
southeast side of Froom Ranch Way and Dalidio Drive near the future Dalidio
Highway 101 interchange. The parcel is zoned Neighborhood Commercial and is
identified for approximately 97,000 square feet of office buildings. Access to this
parcel is provided via a new driveway entrance which was installed with the
completion of the fourth leg of the Dalidio Drive and Froom Ranch Way roundabout
in 2024. No permits have been submitted or issued for construction on the office
lot to date. A Development Plan entitlement is required to be submitted and
approved by the City for review of the site prior to construction.
Public Engagement
An extensive public review process was completed with the approval of the Tentative Map
and San Luis Ranch Specific Plan. The annual monitoring of the San Luis Ranch
Development Agreement and associated project mitigation measures and conditions
have a “notify” level of public engagement, which has been accomplished through
this agenda item and associated staff report.
CONCURRENCE
Ongoing collaboration among departments, including Community Development, Public
Works, Utilities, Parks and Recreation, Natural Resources, Sustainability Division, and
the City Attorney’s Office, has continued throughout project development and
construction. This ongoing collaboration by City staff has been vital to ensure compliance
with the DA provisions, mitigation measures, and conditions of approval, and to identify
and resolve items of non-compliance, as discussed in this annual report.
ENVIRONMENTAL REVIEW
Annual monitoring of the Avila Ranch DA and MMRP is categorically exempt from
California Environmental Quality Act (CEQA) according to CEQA Guidelines Section
15306 (Information Collection), which exempts “basic data collection, research,
experimental management, and resource evaluation activities which do not result in a
serious or major disturbance to an environmental resource.” Therefore, the proposed
action is categorically exempt from further analysis under CEQA. These actions also
qualify for the “common sense” exemption under Section 15061(b)(3), which covers
activities “where it can be seen with certainty that there is no possibility that the activity
in question may have a significant effect on the environment.” Annual monitoring does
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Item 6h
not change any aspect of the approved Avila Ranch project, nor does it introduce the
potential for any new environmental impacts.
FISCAL IMPACT
Budgeted: Yes Budget Year: Annually beginning 2025-26
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund
State
Federal
Fees
Other:
Total $0 $0 $0 $0
Section 5.03.2.(f) of the San Luis Ranch Development Agreement requires the Developer
to pay for consultant costs related to the annual Mitigation Monitoring and Reporting
Program evaluation and Development Agreement review. This year, City staff prepared
the annual review internally, and billed San Luis Ranch for the staff hours to complete the
review and annual report. There are no direct fiscal impacts to the City related to the
MMRP and DA annual review and reporting.
Supplemental taxes are assessed and collected on the project through the Community
Facilities District to pay for City services and infrastructure maintenance. The CFD annual
compliance report will be a future agenda item prepared at the end of each fiscal year to
coincide with the Citywide annual budget and is therefore not included in this report. The
CFD annual report was last completed and presented to Council August 19, 2025.
ALTERNATIVES
1. Council could decide to provide direction to staff regarding the annual
monitoring report for the SLR project and continue the item to a future
meeting. If this alternative is chosen, staff would request that the City Council provide
specific direction as to information that should be further studied or included in the
report.
2. Council could decide to reject the annual monitoring report for the SLR
project. If Council provides this direction, staff requests detailed information as to
why the annual report is rejected so that it additional information can be gathered and
the report can return to the City Council since annual monitoring is a requirement of
the DA.
Page 162 of 322
Item 6h
ATTACHMENTS
A – Summary of Compliance with the San Luis Ranch Development Agreement
B – Summary of Compliance with the San Luis Ranch MMRP
C – Summary of Compliance with the San Luis Ranch Project Conditions
D – San Luis Ranch Mitigation Monitoring and Reporting Plan (May 2026)
Page 163 of 322
Page 164 of 322
San Luis Ranch
Summary of Compliance with Development Agreement
May 2026
Development Agreement
Item DA ID Summary Description Compliance Status
1 1.03.a.1 Agreement terminates on 20th anniversary of annexation date in compliance
2 1.03.a.2 Agreement terminates on 15th anniversary of annexation if backbone infrastructure not in place in compliance
3 1.03.a.3 Agreement terminates once development and conditions are satisfied in compliance
4 1.03.a.4 Agreement terminates if annexation doesn't occur within 5 years of DA "Vesting Date" in compliance
5 1.04 Agreement must be executed 5 days after Ordinance adoption; to County Recorder within 10 days COMPLETED - in compliance
6 5.02.1 Form Community Facilities District (CFD) COMPLETED - in compliance
7 5.04.3 Reimbursement for developer improvements beyond fair share cost In process, ongoing
8 5.04.4 Post $300,000 bond to ensure compliance with Section 5.04.4 ongoing; in compliance
9 5.04.5 Prepay $1.5 million for Prado Interchange; early payment toward full mitigation fee; see notes COMPLETED - in compliance
10 7.08 City to use Fee for grant program to replace existing sewer laterals equivalent to 66,000 gpd ongoing; in compliance
11 11.01; 02 Annual evaluation of the MMRP to ensure compliance ongoing; in compliance
12 11.04 Annual evaluation of the DA to ensure compliance ongoing; in compliance
13 11.05 CDD to issue "Finding of Development Agreement Compliance" based on review ongoing; in compliance
14 12.03 Any DA provision out of compliance must be cured within 60 days ongoing; in compliance
15 6.02.3 Land dedications for ROW or infrastructure COMPLETED - in compliance
16 7.03 Dedicate 2.8 acres of onsite parkland and build park Completed; ongoign for individual projects in NC zone
17 7.09 Make Recycled Water facility improvements per Figure 7.2 of SLR SP ongoing; in compliance
18 7.10 Make storm drainage improvements per Figure 7.4 of SLR SP COMPLETED - in compliance
19 7.11 Make floodplain improvements COMPLETED - in compliance
20 7.13.01 CC&Rs disclosure statement required Completed
21 7.13.07 City to allow building permits and occupancy for up to 24 model homes prior to Final Map COMPLETED; in compliance
22 7.08 Pay $300,000 Capacity Offset Fee for sewer improvements In compliance
23 7.03 Dedicate offsite parkland or pay up to $3,175,026 as equivalent Completed; ongoign for individual projects in NC zone
24 7.04 Secure Ag Easement on 30 acres at APN 067-181-010 COMPLETED - in compliance
25 7.06 Implement energy saving measures in development ongoing; in compliance; solar to be installed with commercial
26 7.07 Implement water saving measures in development ongoing; in compliance
27 7.13.04 Complete Design Review for all major surface public facilities COMPLETED - in compliance
28 5.03.2.b Pay all Development Impact Fees (DIF) to City per terms of agreement ongoing; in compliance
29 5.04.4 Pay Early Residential Development Fee ($262/unit) at time of each annual DA review Annually; in compliance. No longer required as of 2025
30 5.04.6 Pay remaining Prado Road Mitigation Fee Completed
31 7.12 Make traffic and circulation improvements COMPLETED - in compliance
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32 7.05 Provide Affordable Housing or in lieu payment for commerical per Exhibit F of the DA Not in compliance - Affordable housing not constructed per AHA
Page 166 of 322
San Luis Ranch
Summary of Compliance with Mitigation Measures
May 2026
Mitigation Measures
Item MM ID Summary Description Compliance Status
1 AG-3(a) Agricultural Conflict Avoidance Measures.
SP in compliance; installation in progress
2 AG-3(c) Buffer Landscaping.
Recently installed; continue to monitor
3 N-5(c)
Froom Ranch Way Noise Barrier.Complete
4 REC-1
Parkland In-lieu Fees.Yes; ongoing with individual projects
5 BIO-2(c)
Froom Ranch Way Bridge Design to Avoid Riparian Areas.In compliance; annual reporting for 5 years
6 GEO-1
Earthquake and Ground Acceleration Design and Construction Measures.Yes; ongoing with individual projects
7 GEO-3
Geotechnical Design.Yes; ongoing with individual projects
8 HWQ-1(a)
Stormwater Pollution Prevention Plan.In compliance; ongoing with each project
9 HWQ-1(b)
Berms and Basins.In compliance; ongoing with each project
10 HWQ-1(c)
Concept Grading Plan and Master Drainage Plan.Complete
11 HWQ-3(a)
Stormwater Quality Treatment Controls.In compliance; ongoing with each project
12 HWQ-3(b)
Stormwater BMP Maintenance Manual.In compliance; annually with each project
13 HWQ-3(c)
Stormwater BMP Semi-Annual Maintenance Report.In compliance; semi-annually per project
14 AQ-2(e) Construction Activity Management Plan.
In compliance; ongoing with each project
15 BIO-2(a)
Habitat Mitigation and Monitoring Plan In compliance; annual reports required
16 AG-1 Agricultural Conservation.
Complete
17 AQ-2(a) Fugitive Dust Control Measures.
In compliance; ongoing with each project
18 AQ-2(b) Standard Control Measures for Construction Equipment.
In compliance; ongoing with each project
19 AQ-2(c) Best Available Control Technology (BACT) for Construction Equipment.
In compliance; ongoing with each project
20 AQ-3(a) Standard Operational Mitigation Measures.
In compliance; ongoing with each project
21 AQ-3(b) Off-Site Mitigation.
In compliance; ongoing with each project
22 BIO-1(a) Best Management Practices.
In compliance; ongoing with each project
23 BIO-1(b) Worker Environmental Awareness Program Training.
In compliance; ongoing with each project
24 BIO-1(c)
Western Pond Turtle and Two-Striped Garter Snake Impact Avoidance and Minimization.In compliance; annual reports required
25 BIO-1(d)
California Red-legged Frog, Western spadefoot, and Coast Range Newt Impact Avoidance and Minimization In compliance; annual reports required
26 BIO-1(e)
Steelhead Impact Avoidance and Minimization.In compliance; annual reports required
27 BIO-1(f)
Great Blue Heron and Monarch Butterfly Impact Avoidance and Minimization.In compliance; annual reports required
28 BIO-1(g)
Nesting Birds Impact Avoidance and Minimization.In compliance; annual reports required
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29 BIO-1(h)
Roosting Bats Impact Avoidance and Minimization.In compliance; annual reports required
30 BIO-2(b)
Tree Replacement.In process; annual reporting for 3 years
31 CR-2(a)
Retain a Qualified Principal Investigator.In compliance; ongoing with each project
32 CR-2(b)
Unanticipated Discovery of Archaeological Resources.In compliance; ongoing with each project
33 HAZ-4
Soil Sampling and Remediation In compliance; ongoing with each project
34 HAZ-6
Naturally Occurring Asbestos Exposure Avoidance and Minimization In compliance; ongoing with each project
35 HWQ-4
Conditional Letter of Map Revision/Letter of Map Revision.In compliance
36 N-1(a)
Construction Vehicle Travel Route.In compliance; ongoing with each project
37 N-1(b)
Construction Activity Timing.In compliance; ongoing with each project
38 N-1(c)
Construction Equipment Best Management Practices (BMPs).In compliance; ongoing with each project
39 N-1(d)
Neighbor Property Owner Notification and Construction Noise Complaints In compliance; ongoing with each project
40 AG-3(b) Agricultural Fencing.
Portions complete; ongoing compliance
41 AQ-2(d) Architectural Coating.
In compliance; ongoing with each project
42 CR-1(c)
Informational Display of Historic Resources.Completed, in compliance
43 N-5(a)
Interior Noise Reduction.Completed
44 T-1(b); T-8(a); T-9(c)
Intersection 3: Madonna Road & Dalidio Drive/Prado Road Intersection (construct various)Completed
45 T-1(c)
Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Completed
46 T-1(e); T-8(b)
Intersection 9: LOVR and Froom Ranch Way (construct various)Completed
47 T-1(f); T-8(c)
Intersection 10: LOVR and Auto Park Way (dedicate ROW; pay fair share cost; TDMP)Completed
48 T-1(g); T-8(g); T-9(l)
Intersection 16: S. Higuera and Tank Farm Road (extend RT pocket to 230'; ROW; pay fair share; TDMP)Completed
49 T-1(h)
Intersection 21: Prado/Dalidio and Froom Ranch Way (construct roundabout)Completed
50 T-1(i)
Intersection 25: Prado/Dalidio and SC Project Driveway (construct roundabout)Completed
51 T-2(a)
Intersection 1: Madonna and LOVR (dedicate ROW; pay fair share cost; TDMP)Completed
52 T-2(b); T-9(b)
Intersection 2: Madonna and Oceanaire (dedicate ROW; pay fair share cost; TDMP)Completed
53 T-2(c)
Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (extend LT to 150')Completed
54 T-2(d)
Intersection 6: Madonna & U.S. 101 Northbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Completed
55 T-2(e)
Intersection 7: Madonna and Higuera (dedicate ROW; pay fair share cost; TDMP)Completed
56 T-2(f); T-9(h)
Intersection 9: LOVR and Froom Ranch Way (construct various)Completed
57 T-2(g)
Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (extend LT to 320')Completed
58 T-2(h)
Intersection 13: LOVR & U.S. 101 Northbound Off Ramp (dedicate ROW; pay fair share cost; TDMP)Completed
59 T-2(i)
Intersection 14: LOVR & Higuera (extend EB RT lane to 180')Completed
60 T-2(j); T-9(m)
Intersection 18: Prado & Higuera (install 2nd NB LT lane; extend WB RT pocket to 400')Completed
61 T-3(a)
Segments 1-6: Madonna Road--LOVR to Higuera (construct bikeway; Prado ROW; pay fair share cost; TDMP)Complete
62 T-3(b)
Segments 7-8: Higuera--Madonna to Prado (Prado ROW; pay fair share cost; TDMP)Complete
63 T-3(c)
Segments 13-17: LOVR--Madonna to Higuera (construct bikeway; Prado ROW; pay fair share cost; TDMP)Complete
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64 T-3(d)
Segments 18-20: Dalidio/Prado--Froom to Higuera (construct Class I bikepaths)Complete
65 T-5 Froom Ranch Way Bridge Construction
Complete
66 T-9(d)
Intersecton 4: Madonna and El Mercado (see MM T-1(b))Complete
67 T-11(a) NB US 101 Prado Off Ramp (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
68 T-11(b) NB US 101 North of Prado (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
69 T-11(c) NB US 101 North of Madonna (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
70 HWQ-4
Conditional Letter of Map Revision/Letter of Map Revision.Complete
71 CR-1(a)
Historical Structure Relocation and Reconstruction Plan.Complete
72 CR-1(b)
Archival Documentation of Historic Buildings.Completed; in compliance
73 N-5(b)
Residential Outdoor Activity Area Noise Attenuation.In compliance
74 N-5(d)
U.S. Highway 101 Noise Barrier at Hotel.In compliance
75 GEO-2
Operational Seismic Safety Requirement.In compliance; ongoing with each project
76 N-4(a)
HVAC Equipment.In compliance; ongoing with each project
77 N-4(b)
Parking Lot/Loading Dock Orientation and Noise Barrier.In compliance; ongoing with each project
78 AQ-1 Encourage Telecommuting.
In compliance; ongoing with each project
79 T-1(a)
Intersection 1: Madonna and LOVR (optimize signal timing)Ongoing
80 T-1(d)
Intersection 8: Higuera and South Street (signal timing)Ongoing
81 T-4 Construction Traffic Management Plan
Ongoing
82 T-5 Froom Ranch Way Bridge Construction
Complete
83 T-6 Project Site Intersection Roundabout Control
Complete
84 T-7 Traffic Calming and/or Reconfiguration of New Neighborhood Streets
Complete
85 T-8(d)
Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (construct Prado Road overpass)Complete
86 T-8(e)
Intersection 13: LOVR & U.S. 101 Northbound Off Ramp (construct Prado Road overpass)Complete
87 T-8(f)
Intersection 14: LOVR & S. Higuera (construct Prado Road overpass)Complete
88 T-9(a)
Intersection 1: Madonna and LOVR (extend NB RT on LOVR to 295'; SB LT on Madonna to 395')Complete
89 T-9(b)
Intersection 2: Madonna and Oceanaire (extend WB RT on Madonna to 200')Complete
90 T-9(e)
Intersection 5: Madonna & U.S. 101 Southbound Off Ramp (construct Prado Road overpass)Complete
91 T-9(f)
Intersection 6: Madonna & U.S. 101 Northbound Off Ramp (construct Prado Road overpass)Complete
92 T-9(g)
Intersection 8: Higuera and South Street (extend NB Higuera LT to 120')Complete
93 T-9(i)
Intersection 11: LOVR and Calle Joaquin (construct Prado Road overpass w/ NB and SB ramps)Complete
94 T-9(j)
Intersection 12: LOVR & U.S. 101 Southbound Off Ramp (construct Prado overpass w/ NB and SB ramps)Complete
95 T-9(k)
Intersection 14: LOVR & S. Higuera (construct Prado Road overpass w/ NB and SB ramps)Complete
96 T-10(a)
Segments 1-6: Madonna Road--LOVR to Higuera (construct Prado Road overpass w/ NB and SB ramps)Complete
97 T-10(b)
Segments 15-16: LOVR--Calle Joaquin to US 101 NB ramps (construct Prado overpass w/ NB and SB ramps)Complete
98 T-10(c)
Segment 24: Pardo/Dalidio--project driveway to Froom (construct Prado overpass w/ NB and SB ramps)Complete
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99 T-11(a) NB US 101 Prado Off Ramp (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
100 T-11(b) NB US 101 North of Prado (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
101 T-11(c) NB US 101 North of Madonna (pay fair share, dedicate ROW for overpass and NB ramps; TDMP)
Complete
Page 170 of 322
San Luis Ranch
May 2026
Map Conditions
Item Condition Summary Description Compliance Status
1 116 Subdivider to hold City harmless and indemnify Completed
2 117 Map conditional on completing annexation Annexation completed 10-18-18
3 1 Second point of access needed for Multi-Family Completed
4 2 Second point of access whenever more than 30 units Completed
5 3 all streets less than 28 feet to be no parking on both sides; less than 36 feet on one side Completed
6 4 minimum fire flow of 1,500 gpm within 300 feet of homes; hydrants spaced within 500 feet Completed
7 22 Include "knuckle" design at San Luis Ranch Road and Haystack Place Completed
8 23 Include Class I bikeway from Harvest Street to commecial area Completed
9 24 Include Class I bikeway from San Luis Ranch Road to commercial area Completed
10 25 Dedicate multiple easements along various roadways Completed
11 26 Make all efforts to dedicate 25-foot easement along 101 for maintenance Completed
12 28 Parallel parking prohibited on Froom Ranch Way Completed
13 29 Adjust final map and PIPs to include right turn lane on Dogwood approach to Madonna Completed
14 30, 60 Show all easements on Final Map Completed
15 31 Show all offers of dedication on Final Map Completed
16 40 show how secondary access will be provided for developments greater than 30 units Completed; ongoing with individual projects
17 41 Fire access to be provided for each building Completed; ongoing with individual projects
18 42 City streets to conform to City Engineering Standards Completed
19 43 Road alignments to conform to City Engineering Standards Completed
20 44 Include parking restriction signs within tract Completed; ongoing with individual projects
21 45 Include center median landscaping on Dalidio and Froom Ranch Way Completed
22 46 Final street sections to be approved in context of project drainage report Completed
23 47 Roundabouts to be designed per City Engineering standards Completed
24 52 Access rights shall be offered for dedication along Madonna, Dalidio, and Froom Ranch Way Completed
25 59 Plans must show all existing structures and proposed improvements Completed
26 60 Map and PIPs must show all easements Completed
27 65 Porous concrete and pavers must be used consistent with Specific Plan Completed; ongoing with individual projects
28 90 Cut and fill slopes to be protected as recommended by soils engineer Completed
Page 171 of 322
29 93 All plans to show compliance with all regulations Completed; ongoing with individual projects
30 96 Indicate revised floodplain on PIPs and Final Map Complete for Final Map and record drawings for PIPs
31 111 Developer to submit written report verifying compliance with these conditions and mitigatio Ongoing
32 114 Record avigation easements on applicable parcels Completed
33 49 Include line-of-sight analysis for area intersections Completed
34 50 Subdivision plans to show frontage improvements as needed Completed
35 51 All resource regulatory permits must be acquired before approval of improvement plans Completed
36 56 Prepare analysis of trees to be removed and retained within Tree Preservation Plan Completed /Replanting complete; continue to monitor
37 61 If new street paving is phased, it must be shown in Public Improvement Plans Completed
38 62 Construction phasing plan, truck routes, and staging areas must be shown in PIPs Completed
39 63 Retaining walls and fences to be approved by Planning Division Completed; ongoing with individual projects
40 64 PIPs must show mailboxes Completed
41 66 Common areas, linear parkways and paths must be ADA accessible Completed
42 71 Dry utilities infrastructure to be in place Completed; approved by Utilities Engineer
43 72 Utilities to comply with engineering design standards Completed; approved by Utilities Engineer
44 74 PW and Utilities must approve all water, sewer and utilities layouts Completed; approved by Utilities Director and Public Works Di
45 75 Limit and extent of public utilitites to be approved by City Utilities Dept Completed; approved by Utilities Director and Public Works Di
46 76 Gas main to be located in joint trench in accordance with PUC Completed
47 77 PIPs to show location of all water meters Completed
48 78 Sewer report needed for design of sewer main for development on Lot 1 and 2 Completed
49 79 Approval of overwhead wiring facilities Completed
50 80 Street widening to require undergrounding of any overhead wires Completed
51 81 Approval of overhead wiring facilities required in SE portion of site Completed
52 82 approval of plan for undergrounding utilities Completed
53 83 provide 3 sets of irrigation plans to city Completed
54 86 PIPs to verify how wetland features to be protected Completed / ongoing moniotoring
55 87 PIPs to verify how non-native plants to be contained Completed / ongoing monitoring
56 94 Improvement Plans must include grading, drainage and erosion control plan. Completed
57 97 Indicate various drainage, well and other features on PIPs Completed
58 98 provide final HEC-RAS modeling for drainage Completed
59 99 final drainage plans must address Cerro San Luis Channel Completed
60 100 final drainage plans must address trash removal Completed
61 104 Bio-retention plans or stormwater BMPs to be approved as part of PIPs Completed
62 105 Detention basin to be designed per Waterways Mgmt Plan Drainage Design Manual Completed
63 109 Obtain and approve SWPPP Completed
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64 115 Enter into affordable housing agreement with the City, included in DA AHA completed - required units not installed per AHA
65 7 Dedicate land for Prado Interchange; pay fair share fees for interchange per DA Completed - Payment made per DA requirements 11/17/23
66 8a Complete design for Madonna/Dalidio improvements Complete
67 10a Complete design for roundabout at Dalidio/Froom Ranch Way Completed
68 12a Complete design for bike path on Madonna between El Mercado and 101 SB Complete
69 15 Froom Ranch Way design speed not to exceed 35 MPH Complete
70 16a Complete design for improvements to Froom Ranch Way/LOVR intersection Complete
71 17 Madonna/Dalidio and LOVR/Froom to be "bicycle protected" per NACTO guidelines Complete
72 27 Complete design for in-tract traffic calming improvements Complete
73 32 Dedicate street tree easements Complted with Final Map
74 33 Dedicate offsite easements as necessary Completed
75 35 Establish encroachment agreement for privately maintained facilities in public ROW Completed with Final Map
76 37a pay park in-lieu fees with recordation of NG-10 and -23 map consistent with DA Completed; ongoing with individual projects
77 38 Make all reasonable efforts to dedicate land for ROW, and show proof of dedication Completed
78 39 Demonstrate that land has been acquired as appropriate Completed
79 48 Record Notice of Requirements that project is ineligible for Parking District or Neigh Tr MgmtCompleted with Final Map
80 57 Improvement Plans (including offsite) must be approved prior to Final Map Completed
81 67 No potable water used during construction; recycled water to be used Utilities Dept to confirm recycled water is operational
82 73 Relocate utilties affected by 101 interchange improvements Completed
83 85 Obtain permits from RWQCB, ACOE and CDFW Completed; ongoing monitoring
84 92 Grading and drainage plans required to show site accessibility Completed
85 95a Comply with FEMA and City requirements; CLOMR-F approved before construction or fill placCompleted; verified by City Engineer and FEMA
86 108 Verify LID compliance of grading and drainage plans Completed; verfied by Project Soils Engineer
87 110 Verify compliance with AQ standards from APCD in progress/ongoing
88 118 Complete plan to stockpile and salvage topsoil Completed
89 119 Complete Habitat Mitigation and Monitoring Plan HMMP complete 2019; ongoing annual monitoring required
90 8b Make Madonna/Dalidio intersection improvements (per Table 4.12-1 #2 in SLR EIR) Construction complete.
91 9a Madonna/Oceanaire pedestrian crossing improvements Construction complete.
92 10b Install roundabout at Dalidio/Froom Ranch Way Construction complete.
93 11 Construct extention of LOVR/SB 101 ramp Construction complete.
94 12b Construct bike path on Madonna between El Mercado and 101 SB Construction complete.
95 13 Construct Froom Ranch Way bridge over Prefumo Creek Construction complete.
96 14 Design and construct Froom Ranch Way from LOVR to end; also Class I path and signal at OceConstruction complete.
97 16b Make improvements to Froom Ranch Way/LOVR intersection Construction complete.
98 19 Pay Citywide fees per Developent Agreement see Development Agreement for details
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99 53 Install street lighting along public streets Completed
100 54 Install private lighting based on ARC approval Ongoing pending development of remaining lots
101 55 Install street trees per condition Partially complete; pending street tree installtion
102 68 Recycled water pipeline infrastructure to be in place In Progress; confirm operational
103 69 Water pipeline infrastructure to be in place Completed
104 70 Sewer infrastructure to be in place Completed
105 84 Landscape Plan must be consistent with drought provisions Completed
106 88 Engineering soils testing may be needed on a lot-by-lot basis Completed
107 89 Soils engineer to certify all grading for finl pads prior to building permit issuance Completed
108 91 Easement agreement needed for Cerro San Luis Channel Completed
109 95b Comply with FEMA/City reqs; LOMR-F submitted to FEMA within 6 months of grading compleCompleted; verified by City Engineer and FEMA
110 95c Comply with FEMA/City reqs; LOMR-F approved by FEMA prior to accptance of final building Completed; verified by City Engineer and FEMA
111 101 Developer to prepare O&M manual for creek maintenance/stormwater BMPs Completed; verified by City Engineer
112 18 Fund Highway 101 Mainline Monitoring Completed 2024
113 113 Provide written disclosure of of airport safety and noise issues to potential occupants Completed
114 36 Notice of requirements related to map conditions to be completed (lots 1, 2 and commercialCompleted
115 37b pay park in-lieu fees with recordation of NG-30 map consistent with DA Completed; ongoing with individual projects
116 9b Install "hawk" pedestrian signal at Dogwood and Madonna Construction complete.
117 112 Complete relocation of historic buildings consistent with MM CR-1 Completed
118 37c pay park in-lieu fees with recordation of NC map consistent with DA (if housing) Pending development of NC lot(s), to be collected with permits
119 20 Pay fairshare mitigation costs as specified in the Development Agreement see Development Agreement for details
120 21 Access rights to Prado, Madonna and Froom dedicated to City; private access on Dalidio RT inCompleted; Confirmed with Final Map and PIPs.
121 34 Private improvements to be owned and maintained by HOA and/or through CFD No CFD funds for maintenance. See DA and O&M manual
122 58 Demolition permit needed for structure removal, or removal of existing infrastructure Completed
123 102 Homeowners to be notified of BMP requirements In progress/ongoing
124 103 Maintenance responsibilities for stormwater infrastructure to be followed by HOA or CFD as Completed
125 106 CC&Rs sall allow for subdivided parcels to be included in HOA Completed; verified by City Engineer
126 107 Creek stabilization to be approved by City as needed Completed; verified by City Engineer
Page 174 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
MITIGATION MONITORING AND REPORTING PROGRAM
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the San Luis
Ranch Project, proposed in the City of San Luis Obispo, California. Public Resources Code
Section 21081.6(a)(1) requires that a Lead Agency adopt an MMRP before approving a project in
order to mitigate or avoid significant impacts that have been identified in an Environmental
Impact Report (EIR). The purpose of the MMRP is to ensure that the required mitigation
measures identified in the EIR are implemented as part of the overall project development
process. In addition to ensuring implementation of mitigation measures, the MMRP provides
guidance to agency staff and decision-makers during project implementation, and identifies the
need for enforcement action before irreversible environmental damage occurs. Where an impact
was identified to be less than significant in the EIR, no mitigation measures were required.
The San Luis Ranch Project consists of a Specific Plan, General Plan Amendment/Pre-Zoning,
and Development Plan/Vesting Tentative Tract Map for a 131-acre project site, including
annexation of the site into the City of San Luis Obispo. The project includes construction of up
to 580 residential units, 150,000 square feet of commercial development, 100,000 square feet of
office development, and a 200-room hotel, with a portion of the site preserved for agriculture
and open space uses. The following table summarizes the mitigation measures for each issue
area identified in the Final EIR as updated through the Final Supplemental EIR for the project.
Specifically, the table identifies each mitigation measure; the action required for the measure to
be implemented; the time at which the monitoring is to occur; the monitoring conditions; and
the agency or party responsible for ensuring that the monitoring is performed. In addition, the
table includes columns for compliance verification.
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Agency or Party
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Initial Date Compliance
Agricultural Resources
AG -1 Agricultural Conservation. Prior to issuance of any
grading permits, the project proponent shall provide that for
every one (1) acre of Important Farmland (Prime Farmland,
Farmland of Statewide Importance, and Unique Farmland)
on the site that is permanently converted to non-agricultural
use as a result of project development, one (1) acre of land
of comparable agricultural productivity shall be preserved in
perpetuity. The land dedicated to agriculture pursuant to this
measure shall be of size, location and configuration
appropriate to maintain a viable, working agricultural
operation. The acreage required to meet the 1:1 ratio may
be met by the off-site agricultural conservation
easement/deed restriction proposed by the project applicant,
as long as this land meets the conditions outlined in this
measure. Said mitigation shall be satisfied by the applicant
through:
1) Granting a perpetual conservation easement(s), deed
restriction(s), or other farmland conservation
mechanism(s) to the City or qualifying entity which has
been approved by the City, such as the Land
Conservancy of San Luis Obispo, for the purpose of
permanently preserving agricultural land. The required
easement(s) area or deed restriction(s) shall therefore
total a minimum of 56 acres of Prime Farmland. The
land covered by said on- and/or off-site easement(s) or
deed restriction(s) shall be located within or contiguous
to the City’s Urban Reserve Line or Greenbelt subject
to review and approval of the City’s Natural Resources
Manager; or
2) Making an in-lieu payment to a qualifying entity which
has been approved by the City, such as the Land
Conservancy of San Luis Obispo, to be applied toward
the future purchase of a minimum of 56 acres of Prime
Farmland in San Luis Obispo County, together with an
endowment amount as may be required. The payment
amount shall be determined by the qualifying entity or a
licensed appraiser; or
3) Making an in-lieu payment to a qualifying entity which
has been approved by the City and that is organized for
conservation purposes, to be applied toward a future
perpetual conservation easement, deed restriction, or
other farmland conservation mechanism to preserve a
minimum of 56 acres of Prime Farmland in San Luis
Prior to issuance of any
grading permits for the project,
the applicant shall provide
evidence of the recorded
easement(s), deed
restriction(s), or evidence of
payment to the City Planning
Department or qualifying entity
for approval to demonstrate
compliance with this measure.
Notices, payment of in-lieu
fees, and/or dedication of
agricultural conservation
easements shall be completed
by the applicant prior to
development plan approval.
The City shall ensure
compliance with Land Use
Element Policy 8.6.3. The City
shall make the final decision on
the specific requirements for
agricultural mitigation prior to
development plan approval.
Compliance Status:
City staff worked with
development team in 2019 on
Final map, which slightly
modified the acreages of ag
preserved onsite. City staff
verified substantial conformance
with this mitigation measure in
August 2019. Easement
recorded 9/14/2020.
City of San Luis
Obispo Planning
Department or
qualifying entity;
City of San Luis
Obispo Natural
Resources
Manager.
10-19 Yes
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Initial Date Compliance
Obispo County. The amount of the payment shall be
determined by the qualifying entity or a licensed
appraiser; or
4) Any combination of the above.
AG -3(a) Agricultural Conflict Avoidance Measures. The
following language shall be added to Section 4.2.1,
Agricultural Buffer, of the San Luis Ranch Specific Plan:
Agricultural buffers will include City-approved measures
to reduce availability of public access to agricultural
cultivation areas adjacent to the project site (e.g.,
fencing, signs, etc.). Future residents will be notified of
agricultural buffers as part of purchase or lease
agreements.
The applicant shall add the
agricultural buffer
specifications to the Specific
Plan.
Agricultural buffers to be
installed on site per Specific
Plan requirements
The City Natural Resources
Manager shall make the final
decision on the specific
requirements for agricultural
conflict avoidance measures
prior to development plan
approval for the project, and
shall ensure that agricultural
conflict avoidance measures are
implemented in compliance with
applicable General Plan
policies.
Compliance Status:
Language added to revised and
updated Specific Plan following
8-21-18 amendment.
Installation to be verified.
City of San Luis
Obispo Natural
Resources
Manager.
8-18 Specific
Plan –
Yes
Installation
– to be
verified
AG -3(b) Agricultural Fencing. The project applicant shall
coordinate with the City to fund installation of fencing and
signs along Froom Ranch Way and Dalidio Drive/Prado
Road to minimize potential for increases in trespass and
vandalism of adjacent agricultural areas.
The applicant shall clearly
identify agricultural fencing
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
City of San Luis
Obispo Natural
Resources
Manager.
2024 In
progress
Installation
– to be
verified
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Initial Date Compliance
Compliance Status:
In progress – to be verified.
City staff is requiring
installation of this with ag site.
AG -3(c) Buffer Landscaping. To reduce the potential for
noise, dust, and pesticide drift to affect future residents on
the project site, the project applicant shall ensure that project
landscape plans include planting of a windrow of trees and
shrubs within the agricultural buffer along Froom Ranch Way
at a sufficient density to buffer the site from surrounding
agricultural operations.
The applicant shall clearly
identify buffer landscaping
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
Compliance Status:
Required through the Specific
Plan; installation in progress -
not yet completed.
City of San Luis
Obispo Natural
Resources
Manager.
2024 TBD
Air Quality
AQ -1 Encourage Telecommuting. The project applicant or
developers of individual projects within the Specific Plan
Area shall include provisions to encourage employers within
the proposed commercial, office, and hotel components of
the project to implement telecommuting programs and
include teleconferencing capabilities, such as web cams or
satellite linkage, which will allow employees to attend
meetings remotely without requiring them to travel out of the
area.
The project applicant or
developers of individual
projects within the Specific
Plan Area shall submit proof
that employers within the
proposed commercial, office,
and hotel components of the
project have either
implemented telecommuting
programs or include
teleconferencing capabilities,
The Community Development
Department shall verify
teleconferencing capabilities, if
feasible, are included in tenant
improvements prior to issuance
of occupancy permits.
Compliance Status:
Required and noted on Tract
Map. To be verified when
development occurs.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
Ongoing
with
individual
projects
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Initial Date Compliance
or proof that such a program is
infeasible.
AQ -2(a) Fugitive Dust Control Measures. Construction
projects shall implement the following dust control measures
so as to reduce PM10 emissions in accordance with
SLOAPCD requirements.
Reduce the amount of the disturbed area where
possible;
Water trucks or sprinkler systems shall be used during
construction in sufficient quantities to prevent airborne
dust from leaving the site. Increased watering
frequency shall be required whenever wind speeds
exceed 15 mph. Reclaimed (non-potable) water or a
SLOAPCD-approved dust suppressant shall be used
whenever possible, to reduce the amount of potable
water used for dust control. Please note that since
water use is a concern due to drought conditions, the
contractor or builder shall consider the use of an
APCD-approved dust suppressant where feasible to
reduce the amount of water used for dust control;
All dirt stock pile areas shall be sprayed daily as
needed;
Permanent dust control measures identified in the
approved project revegetation and landscape plans
shall be implemented as soon as possible following
completion of any soil disturbing activities;
Exposed ground areas that are planned to be reworked
at dates greater than one month after initial grading
shall be sown with a fast germinating, non-invasive
grass seed and watered until vegetation is established;
All disturbed soil areas not subject to revegetation shall
be stabilized using approved chemical soil binders, jute
netting, or other methods approved in advance by the
SLOAPCD;
All roadways, driveways, sidewalks, etc. to be paved
shall be completed as soon as possible after grading
unless seeding or soil binders are used;
Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site;
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
grading will require field
verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
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Initial Date Compliance
All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or shall maintain at least
two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance
with California Vehicle Code Section 23114;
Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment leaving the site;
Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where
feasible;
All of these fugitive dust mitigation measures shall be
shown on grading and building plans; and
The contractor or builder shall designate a person or
persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as
necessary to minimize dust complaints, reduce visible
emissions below 20 percent opacity, and to prevent
transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be
in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD
Compliance Division prior to the start of any grading,
earthwork or demolition.
AQ -2(b) Standard Control Measures for Construction
Equipment. The following standard air quality mitigation
measures shall be implemented during construction
activities 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 ARB certified motor vehicle diesel fuel (non-taxed
version suitable for sue off-road);
Use diesel construction equipment meeting ARB’s Tier
2 certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State Off-Road
Regulation;
Use on-road heavy-duty trucks that meet the ARB’s
2007 or cleaner certification standard for on-road
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
grading will require field
verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
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Initial Date Compliance
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;
On-road diesel vehicles shall comply with Section 2485
of Title 13 of the California Code of Regulations. This
regulation limits idling from diesel-fueled commercial
motor vehicles with gross vehicular weight ratings of
more than 10,000 pounds and licensed for operation on
highways. It applies to California and non-California
based vehicles. In general, the regulation specifies that
drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine
for greater than 5-minutes at any location, except
as noted in Subsection (d) of the regulation; and,
2. Shall not operate a diesel-fueled auxiliary power
system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater
than 5.0 minutes at any location when within 1,000
feet of a restricted area, except as noted in
Subsection (d) of the regulation.
Off-road diesel equipment shall comply with the 5-
minute idling restriction identified in Section 2449(d)(2)
of the California Air Resources Board's In-Use Off-
Road Diesel regulation.
Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5
minute idling limit;
In addition to the state required diesel idling
requirements, the project applicant shall comply with
these more restrictive requirements to minimize
impacts to nearby sensitive receptors:
1. Signs that specify the no idling areas shall be
posted and enforced at the site.
2. Diesel idling within 1,000 feet of sensitive
receptors is not permitted;
3. Staging and queuing areas shall not be located
within 1,000 feet of sensitive receptors;
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
4. Use of alternative fueled equipment is
recommended;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
Use alternatively fueled construction equipment on-site
where feasible, such as compressed natural gas
(CNG), liquefied natural gas (LNG), propane or
biodiesel.
AQ -2(c) Best Available Control Technology (BACT) for
Construction Equipment. The following BACT for diesel-
fueled construction equipment shall be implemented during
construction activities at the project site, where feasible:
Further reducing emissions by expanding use of Tier 3
and Tier 4 off-road and 2010 on-road compliant
engines where feasible;
Repowering equipment with the cleanest engines
available; and
Installing California Verified Diesel Emission Control
Strategies, such as level 2 diesel particulate filters.
These strategies are listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
grading will require field
verification.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
AQ -2(d) Architectural Coating. To reduce ROG and NOX
levels during the architectural coating phase, low or no VOC-
emission paint shall be used with levels of 50 g/L or less.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map. Verified on
City of San Luis
Obispo
Community
Development
Department.
2022 Yes;
ongoing
with
individual
projects
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
building permits and field
inspection.
AQ -2(e) Construction Activity Management Plan.
Emissions reduction measures and construction practices
required to comply with Mitigation Measures AQ-2(a)
through AQ-2(d) shall be documented in a Construction
Activity Management Plan (CAMP) and submitted to
SLOAPCD for review and approval at least three months
before the start of construction. The CAMP shall include a
Dust Control Management Plan, tabulation of on and off-
road construction equipment (age, horse-power and miles
and/or hours of operation), construction truck trip schedule,
construction work-day period, and construction phasing. If
implementation of the Standard Mitigation and Best
Available Control Technology measures cannot bring the
project below the Tier 1 threshold (2.5 tons of NOX+ROG
per quarter), off-site mitigation shall be implemented in
coordination with SLOAPCD to reduce NOX and ROG
emissions to below the Tier 1 threshold.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
grading will require field
verification.
City of San Luis
Obispo
Community
Development
Department.
Yes;
ongoing
with
individual
projects
AQ -3(a) Standard Operational Mitigation Measures. Prior
to issuance of grading permits, the applicant shall define and
incorporate into the San Luis Ranch Specific Plan standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook to reduce emissions to below daily
threshold levels. Emission reduction measures shall include,
but would not be limited to:
Increase the building energy rating by 20 percent above
2013 Title 24 requirements (used in the California
Emissions Estimator Model) or consistent with 2016
Title 24 requirements, whichever is stricter. Measures
used to reach the 20 percent rating cannot be double
counted;
Utilize onsite renewable energy systems (e.g., solar,
wind, geothermal, low-impact hydro, biomass and bio-
gas); and
Provide bicycle-share program.
In addition, the proposed hotel component of the Specific
Plan shall participate in the SLO Car Free Program, provide
incentives to car-free travelers, and promote the program in
their communication tools.
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of these
measures and off-site
mitigation (described in
Mitigation Measure AQ-3[b])
prior to issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. With regard to
the requirement to use onsite
renewable energy systems,
compliance status is verified
with installation for each project
component. Residential units
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes -
ongoing
with
individual
projects
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Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
include roof top solar. Solar
installed with hotel and ag
heritage buildings.
AQ -3(b) Off-Site Mitigation. If implementation of standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook described in Mitigation Measure AQ-3(a)
is insufficient to reduce emissions to below daily threshold
levels, then the applicant shall coordinate with SLOAPCD to
provide funding for off-site emission reduction measures to
reduce emissions to below daily threshold levels. In
accordance with SLOAPCD methodology, the excess
emissions shall be multiplied by the cost effectiveness of
mitigation as defined in the State’s current Carl Moyer
Incentive Program Guidelines to determine the annual off-
site mitigation amount. This amount shall then be
extrapolated over the life of the project to determine total off-
site mitigation. Off-site emission reduction measures may
include, but would not be limited to:
Developing or improving park-and-ride lots;
Retrofitting existing homes in the project area with
SLOAPCD-approved wood combustion devices;
Retrofitting existing homes in the project area with
energy-efficient devices;
Constructing satellite worksites;
Funding a program to buy and scrap older, higher
emission passenger and heavy-duty vehicles;
Replacing/re-powering transit buses;
Replacing/re-powering heavy-duty diesel school
vehicles (i.e. bus, passenger or maintenance vehicles);
Funding an electric lawn and garden equipment
exchange program;
Retrofitting or re-powering heavy-duty construction
equipment, or on-road vehicles;
Re-powering marine vessels;
Re-powering or contributing to funding clean diesel
locomotive main or auxiliary engines;
Installing bicycle racks on transit buses;
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of the measures
described in Mitigation
Measure AQ-3(a) and this off-
site mitigation prior to
issuance of grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Compliance
status to be determined,
pending verification from
project developer that air
emissions have been reduced
to below daily threshold levels.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Some
aspects
TBD;
ongoing
with
individual
projects
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Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Purchasing particulate filters or oxidation catalysts for
local school buses, transit buses or construction fleets;
Installing or contributing to funding alternative fueling
infrastructure (i.e. fueling stations for CNG, LPG,
conductive and inductive electric vehicle charging, etc.);
Funding expansion of existing transit services;
Funding public transit bus shelters;
Subsidizing vanpool programs;
Subsidizing transportation alternative incentive
programs;
Contributing to funding of new bike lanes;
Installing bicycle storage facilities; and
Providing assistance in the implementation of projects
that are identified in City or County Bicycle Master
Plans.
Biological Resources
BIO-1(a) Best Management Practices. The applicant shall
ensure the following general wildlife Best Management
Practices (BMPs) are required for construction activity within
the San Luis Ranch Specific Plan Area:
No pets or firearms shall be allowed at the project site
during construction activities.
All trash that may attract predators must be properly
contained and removed from the work site. All such
debris and waste shall be picked up daily and properly
disposed of at an appropriate site.
All refueling, maintenance, and staging of equipment
and vehicles shall occur at least 100 feet from Prefumo
Creek and in a location where a spill would not drain
toward aquatic habitat. A plan must be in place for
prompt and effective response to any accidental spills
prior to the onset of work activities. All workers shall be
informed of the appropriate measures to take should an
accidental spill occur.
Pallets or secondary containment areas for chemicals,
drums, or bagged materials shall be provided. Should
material spills occur, materials and/or contaminants
shall be cleaned from the project site and recycled or
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
compliance to be determined
through field verification.
HMMP submitted Feb. 2019.
Monitoring reports submitted
2018 and 2019 during
construction.
1-year Annual report submitted
September 2024.
City of San Luis
Obispo approved
Environmental
Monitor.
2018
2019
1-20
4-20
7-20
11-20
10-21
9-24
Yes;
Ongoing
monitoring
required
per HMMP.
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
Prior to construction activities in areas adjacent to
Prefumo Creek and Cerro San Luis Channel, the
drainage features shall be fenced with orange
construction fencing and signed to prohibit entry of
construction equipment and personnel unless
authorized by the City. Fencing should be located a
minimum of 20 feet from the edge of the riparian
canopy or top of bank and shall be maintained
throughout the construction period for each phase of
development. Once all phases of construction in this
area are complete, the fencing may be removed.
To control sedimentation during and after project
implementation, appropriate erosion control BMPs
(e.g., use of coir rolls, jute netting, etc.) shall be
implemented to minimize adverse effects on Prefumo
Creek. No plastic monofilament netting shall be utilized
on site.
Construction equipment shall be inspected at the
beginning of each day to ensure that wildlife species
have not climbed into wheel wells or under tracks since
the equipment was last parked. Any sensitive wildlife
species found during inspections shall be gently
encouraged to leave the area by a qualified biological
monitor or otherwise trained personnel.
All vehicles and equipment shall be in good working
condition and free of leaks.
Environmentally Sensitive Areas shall be delineated by
a qualified biologist prior to construction to confine
access routes and construction areas.
Construction work shall be restricted to daylight hours
(7:00 AM to 7:00 PM) to avoid impacts to nocturnal and
crepuscular (dawn and dusk activity period) species.
No construction night lighting shall be permitted within
100 yards of the top of the Prefumo Creek bank.
Concrete truck and tool washout shall be limited to
locations designated by a qualified biologist such that
no runoff will reach Prefumo Creek or Cerro San Luis
Channel.
All open trenches shall be constructed with appropriate
exit ramps to allow species that accidentally fall into a
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
trench to escape. Trenches will remain open for the
shortest period necessary to complete required work.
Existing facilities and disturbed areas shall be used to
the extent possible to minimize the amount of
disturbance and all new access roads other than the
Froom Ranch Way Bridge shall be cited to avoid high
quality habitat and minimize habitat fragmentation.
In the event that construction must occur within the
creek or creek setback, a biological monitor shall be
present during all such activities with the authority to
stop or redirect work as needed to protect biological
resources.
BIO-1(b) Worker Environmental Awareness Program
Training. Prior to the initiation of construction activities
(including staging and mobilization), the applicant shall
ensure all personnel associated with project construction
attend a Worker Environmental Awareness Program
(WEAP) training.
The training shall be conducted by a qualified biologist,
to aid workers in recognizing special status resources
that may occur in the project area. The specifics of this
program shall include identification of the sensitive
species and habitats, a description of the regulatory
status and general ecological characteristics of
sensitive resources, and review of the limits of
construction and avoidance measures required to
reduce impacts to biological resources within the work
area. A fact sheet conveying this information shall also
be prepared for distribution to all contractors, their
employers, and other personnel involved with
construction of the project. All employees shall sign a
form provided by the trainer documenting they have
attended the WEAP and understand the information
presented to them.
WEAP training requirements
shall be included on project
plans and shall be submitted
for review and approval by
the City prior to the approval
of grading and construction
permits.
The Environmental Monitor shall
verify environmental compliance
of the construction personnel in
accordance with WEAP training
requirements.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. Future
compliance to be determined
through field verification on
future individual projects.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
BIO-1(c) Western Pond Turtle and Two-Striped Garter
Snake Impact Avoidance and Minimization. The applicant
shall ensure the following actions are implemented to avoid
and minimize potential impacts to western pond turtle and
two-striped garter snake (these reptiles utilize similar
habitats; therefore, implementation of the proposed
measures for western pond turtle are also suitable and
appropriate for two-striped garter snake):
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
9-24
Yes;
ongoing
with
individual
projects
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
A qualified biologist(s) shall conduct a pre-construction
survey within 24 hours prior to the onset of work
activities within and around areas that may serve as
potential western pond turtle habitat. If this species is
found and the individuals are likely to be injured or
killed by work activities, the approved biologist shall be
allowed sufficient time to move them from the project
site before work activities begin. The biologist(s) must
relocate the any western pond turtle the shortest
distance possible to a location that contains suitable
habitat that is not likely to be affected by activities
associated with the project.
Access routes, staging, and construction areas shall be
limited to the minimum area necessary to achieve the
project goal and minimize potential impacts to western
pond turtle habitat including locating access routes and
construction staging areas outside of wetlands and
riparian areas to the maximum extent practicable.
obtained from the state and
federal agencies prior to
issuance of grading permits.
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. 1- year
Annual monitoring report
submitted Sept 2024.
BIO-1(d) California Red-legged Frog, Western spadefoot,
and Coast Range Newt Impact Avoidance and
Minimization. The applicant shall implement the following to
avoid and minimize potential impacts to CRLF. Because
coast range newt and western spadefoot are amphibians
that utilize similar habitats to CRLF, implementation of the
following measures provided for CRLF shall be implemented
for these species as well.
Only USFWS-approved biologists shall participate in
activities associated with the capture, handling, and
monitoring of CRLF.
Ground disturbance shall not begin until written
approval is received from the USFWS that the biologist
is qualified to conduct the work. If the USFWS does not
authorize the relocation of CRLF occurring within the
project site, CRLF found within the project site shall be
avoided with a 100-foot buffer and no activities shall
occur within that buffer until the CRLF has left the
project site on its own.
Areas of the project site that lie within 100 feet upland
from riparian or jurisdictional areas shall be surrounded
by a solid temporary exclusion fence (such as silt
fencing) that shall extend at least three feet above the
ground and be buried into the ground at least 6 inches
to exclude CRLF from the project site. Plastic
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. 1- year
Annual monitoring report
submitted Sept 2024.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
9-24
Yes;
ongoing
with
individual
projects
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
monofilament netting or other similar material will not
be used. The location of the fencing shall be
determined by a qualified biologist. The fence shall
remain in place throughout construction activities.
Installation of the exclusion fencing shall be monitored
by a qualified biologist to ensure that it is installed
correctly.
During new grading activities in habitats within 100 feet
upland from riparian or jurisdictional areas, a qualified
biologist shall be on-site to recover any spadefoot toads
that may be excavated/unearthed with native material
or found under vegetation. If the animals are in good
health, they shall be immediately relocated to a
designated release area. If they are injured, the animals
shall be turned over to an approved wildlife rehabilitator
until they are in a condition to be released into the
designated release area.
To ensure that diseases are not conveyed between
work sites by the approved biologist, the fieldwork code
of practice developed by the Declining Amphibian
Populations Task Force shall be followed at all times.
BIO-1(e) Steelhead Impact Avoidance and Minimization.
The applicant shall ensure the following actions are
undertaken to avoid and minimize potential impacts to
steelhead:
Before any activities begin on the project, a qualified
biologist will conduct a training session for all
construction personnel. At a minimum, the training will
include a description of the steelhead and its habitat,
the specific measures that are being implemented to
conserve this species for the project, and the
boundaries within which the project may be
accomplished. Brochures, books, and briefings may be
used in the training session, provided that a qualified
person is on hand to answer any questions.
During the duration of project activities, all trash that
may attract predators will be properly contained and
secured, promptly removed from the work site, and
disposed of regularly. Following construction, all trash
and construction debris will be removed from the work
areas.
All refueling, maintenance, and staging of equipment
and vehicles will occur at least 100 feet from riparian
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply. 1- year
Annual monitoring report
submitted Sept 2024.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
9-24
Yes;
ongoing
with
individual
projects
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
habitat or bodies of water and in a location where a
potential spill would not drain directly toward aquatic
habitat (e.g., on a slope that drains away from the water
source). The monitor shall ensure that contamination of
suitable habitat does not occur during such operations.
Prior to the onset of work activities, a plan must be in
place for prompt and effective response to any
accidental spills. All workers shall be informed of the
importance of preventing spills and of the appropriate
measures to take should an accidental spill occur.
The number of access routes, size of staging areas,
and the total area used for construction activities shall
be limited to the minimum area necessary to achieve
the project goals.
The City will only permit work within the immediate
vicinity of Prefumo Creek for times of the year when
potential impacts to steelhead would be minimal. Work
shall be restricted during the wet season (October 15
through April 30) and should ideally occur during the
late summer and early fall during the driest portion of
the year; however, water may still be present during
construction. If work is proposed in the streambed and
water is present during construction, a diversion will be
required to dewater the work area and the following
avoidance and minimization measures will apply:
1. Upstream and downstream passage for fish,
including juvenile steelhead, shall be provided
through or around the construction site at all times
construction is occurring within the Prefumo Creek
streambed.
2. A qualified biologist shall conduct a pre-
construction survey and be present onsite during
the diversion installation and dewatering process
to capture and relocate any trapped steelhead
and/or other fish. Upon approval from the NMFS,
the biologist(s) must relocate these individuals the
shortest distance possible to a location that
contains suitable habitat that is not likely to be
affected by activities associated with the project.
3. Dewatering operations shall employ a five
millimeter mesh screen fastened to the intake
hose to exclude fish and other wildlife species
from the pump.
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
4. Steelhead shall be excluded from the construction
zone with block nets installed upstream and
downstream the of the bridge construction zone.
The distance upstream and downstream for block
net installation will depend on the type of
construction activities occurring in the streambed.
To control sedimentation during and after project
implementation, the following BMPs shall be
implemented. If the BMPs are somehow ineffective,
consultation with the City and appropriate resource
agencies will be undertaken, and all attempts to remedy
the situation will commence immediately.
1. It shall be the owner’s/contractor’s responsibility to
maintain control of the entire construction
operations and to keep the entire site in
compliance.
2. The owner/contractor shall be responsible for
monitoring erosion and sediment control measures
(including but not limited to fiber rolls, inlet
protections, silt fences, and gravel bags) prior,
during and after storm events, monitoring includes
maintaining a file documenting onsite inspections,
problems encountered, corrective actions, and
notes and a map of remedial implementation
measures.
3. Erosion shall be controlled by covering stockpiled
construction materials (i.e. soil, spoils, aggregate,
fly-ash, stucco, hydrated lime, etc.) over 2.0 cubic
yards that are not actively being used, consistent
with the applicable construction general permit, or
through other means of erosion control approved
by the City (e.g., surrounding with straw bales or
silt fencing). The site shall be maintained to
minimize sediment-laden runoff to any storm
drainage system including existing drainage
swales and/or sand watercourses.
a. Construction operations shall be carried
out in such a manner that erosion and
water pollution will be minimized.
b. State and local laws concerning pollution
abatement shall be complied with.
c. If grading operations are expected to denude
slopes, the slopes shall be protected with
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Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
erosion control measures immediately
following grading on the slopes.
4. Specifically, in order to prevent sedimentation and
debris from entering Prefumo Creek during
construction, silt fencing shall be installed along
the top of the banks on the west side of the
channel prior to the onset of construction
activities.
The project biologist will monitor construction activities,
in stream habitat, and overall performance of BMPs
and sediment controls for the purpose of identifying and
reconciling any condition that could adversely affect
steelhead or their habitat. The biologist will halt work if
necessary and will recommend site-specific measures
to avoid adverse effects to steelhead and their habitat.
Equipment will be checked daily for leaks prior to the
initiation of construction activities. A spill kit will be
placed near the creek and will remain readily available
during construction in the event that any contaminant is
accidentally released.
In addition to these avoidance and minimization
measures, Mitigation Measure BIO-2(a) would also
ensure that potential temporary and permanent indirect
impacts to steelhead from the project are reduced as
much as practicable.
BIO-1(f) Great Blue Heron and Monarch Butterfly Impact
Avoidance and Minimization. The applicant shall ensure
the following actions are undertaken to avoid and minimize
potential impacts to overwintering monarch butterflies and
nesting great blue herons.
Tree trimming/removal and construction activities that
affect eucalyptus trees near or within the monarch
overwintering grove or active great blue heron nests
identified in the San Luis Ranch Monarch Trees
Inspection Memo, Results of 2015 and 2016 San Luis
Ranch Heron Rookery Surveys Memo, and San Luis
Ranch – Prefumo Creek Widening Biological
Constraints Memo prepared by Althouse and Meade
(Appendix F), shall not be conducted during the
monarch butterfly overwintering season from October 1
through March 31 if monarch butterflies are present, or
while great blue heron nests are active from February 1
to August 31. If construction activities must be
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply.
Nesting bird and monarch
survey submitted for year 2020-
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
2020
2021
9-24
1-year
Annual
report
submitted
9-2024;
ongoing
with
individual
projects
and
ongoing
monitoring
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Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
conducted during these periods, a qualified biologist
shall conduct overwintering monarch surveys and/or
nesting great blue heron surveys within one week of
habitat disturbance. If surveys do not locate clustering
monarchs or nesting great blue herons, construction
activities may be conducted. If clustering monarchs
and/or nesting great blue herons are located, no
construction activities shall occur within 100 feet of the
edge of the overwintering grove and/or active nest(s)
until the qualified biologist determines that no more
monarchs are overwintering in the grove or the nest(s)
are no longer active.
A qualified biologist shall prepare and implement a
habitat enhancement plan prior to issuance of grading
permits to enhance and restore overwintering and
nesting habitat that is to be preserved. The habitat
enhancement plan shall include native shrubs and trees
such as Monterey Cypress (Hesperocyparis
macrocarpa) that may support heron roosting and
monarch butterfly overwintering. As eucalyptus trees
senesce, they shall be replaced with native species.
Native trees and shrubs shall also be used to
supplement gaps in canopy or act as windbreaks.
Create new offsite nesting habitat for great blue herons
to mitigate for removal of onsite nesting habitat. With a
qualified biologist present, the current rookery may be
moved to a suitable offsite location where the same
great blue herons can resume nesting, following
methods detailed in Crouch et al. (2002). It should be
noted that creating offsite nesting habitat for great blue
herons is experimental and that the relocation
techniques described in Crouch et al. (2002) were used
to relocate black-crowned night heron (Nycticorax
nycticorax). In addition, an agreement with the City will
be required prior to implementation of the offsite
strategy on their property. The methods detailed in
Crouch et al. (2002) include:
a. This entails at least one year of pre-construction
monitoring of the rookery, where the timing of
rookery activities will be noted: arrival of breeding
adults, egg laying, hatching, and fledging. During
this time, audio recordings of adults and juveniles
shall be made.
b. Following the completion of the nesting season in
late summer, a certified arborist specializing in the
2021. No reports in 2022 or
2023.
1- year Annual monitoring report
submitted Sept 2024.
Ongoing requirements per
habitat enhancement plan, tree
protection plan, and open space
easement. Annual reporting
needed to verify compliance.
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Agency or Party
Compliance Verification
Initial Date Compliance
translocation of trees will examine the mature
trees onsite and work with the City’s Natural
Resources Manager to determine whether or not it
is feasible to relocate the mature trees containing
nests across Madonna Road to a suitable location
at Laguna Lake Open Space.
c. Prior to the start of the next nesting season (based
on timing of adult arrival in previous years),
nesting adults will be recruited to the new location
via decoys and playback of vocalizations. The new
location will be monitored regularly by a qualified
biologist for the following three breeding seasons.
BIO-1(g) Nesting Birds Impact Avoidance and
Minimization. The applicant shall ensure the following
actions are undertaken to avoid and minimize potential
impacts to nesting birds:
For construction activities occurring during the nesting
season (generally February 1 to September 15),
surveys for nesting birds covered by the California Fish
and Game Code and the Migratory Bird Treaty Act shall
be conducted by a qualified biologist no more than 14
days prior to vegetation removal. The surveys shall
include the disturbance area plus a 500-foot buffer
around the site. If active nests are located, all
construction work shall be conducted outside a buffer
zone from the nest to be determined by the qualified
biologist. The buffer shall be a minimum of 50 feet for
non-raptor bird species and at least 300 feet for raptor
species. Larger buffers may be required depending
upon the status of the nest and the construction
activities occurring in the vicinity of the nest. The buffer
area(s) shall be closed to all construction personnel
and equipment until the adults and young are no longer
reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young
have fledged the nest prior to removal of the buffer.
If feasible, removal of vegetation within suitable nesting
bird habitats will be scheduled to occur in the fall and
winter (between September 1 and February 14), after
fledging and before the initiation of the nesting season.
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply.
Nesting bird survey submitted
for year 2020-2021. No reports
in 2022 or 2023.
1- year Annual monitoring report
submitted Sept 2024.
Ongoing requirements per
habitat enhancement plan, tree
protection plan, and open space
easement. Annual reporting
needed to verify compliance.
City of San Luis
Obispo approved
Environmental
Monitor.
1-20
4-20
2020
2021
9-24
1-year
Annual
report
submitted
9-2024;
ongoing
with
individual
projects
and
ongoing
monitoring
BIO-1(h) Roosting Bats Impact Avoidance and
Minimization. The applicant shall ensure the following
Special status species
protection plans and surveys
shall be prepared by the
The Environmental Monitor shall
monitor environmental
compliance of the construction
City of San Luis
Obispo approved
1-20
4-20
Yes;
ongoing
with
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
actions are undertaken to avoid and minimize potential
impacts to roosting bats:
Prior to issuance of grading permits, a qualified biologist
shall conduct a survey of existing structures within the
project site to determine if roosting bats are present.
The survey shall be conducted during the non-breeding
season (November through March). The biologist shall
have access to all interior attics, as needed. If a colony
of bats is found roosting in any structure, further
surveys shall be conducted sufficient to determine the
species present and the type of roost (day, night,
maternity, etc.) If the bats are not part of an active
maternity colony, passive exclusion measures may be
implemented in close coordination with CDFW. These
exclusion measures must include one-way valves that
allow bats to exit the structure but are designed so that
the bats may not re-enter the structure.
If a bat colony is excluded from the project site,
appropriate alternate bat habitat as determined by a
qualified biologist shall be installed on the project site or
at an approved location offsite.
Prior to removal of any trees over 20 inches diameter-
at-breast-height (DBH), a survey shall be conducted by
a qualified biologist to determine if any of the trees
proposed for removal or trimming harbor sensitive bat
species or maternal bat colonies. If a non-maternal
roost is found, the qualified biologist, in close
coordination with CDFW shall install one-way valves or
other appropriate passive relocation method. For each
occupied roost removed, one bat box shall be installed
in similar habitat and should have similar cavity or
crevices properties to those which are removed,
including access, ventilation, dimensions, height above
ground, and thermal conditions. Maternal bat colonies
may not be disturbed.
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply.
1- year Annual monitoring report
submitted Sept 2024.
Ongoing requirements per
habitat enhancement plan, tree
protection plan, and open space
easement. Annual reporting
needed to verify compliance.
Environmental
Monitor.
9-24
individual
projects
BIO-2(a) Habitat Mitigation and Monitoring Plan. A
Habitat Mitigation and Monitoring Plan (HMMP) shall be
prepared which will provide a minimum 2:1 ratio (replaced:
removed) for temporary and permanent impacts to riparian
habitat. The HMMP will identify the specific mitigation sites
and it will be implemented immediately following project
completion. The HMMP shall include, at a minimum, the
following components:
The HMMP required by
Mitigation Measure BIO-2(a)
shall specify the location,
timing, species composition,
and maintenance of all
restored, enhanced, and
newly established riparian and
wetland areas, and tree
replacement. The applicant
The City shall review and
approve the HMMP (and
associated tree replacement
requirements) for compliance
prior to issuance of grading
permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
1-19
9-24
HMMP
prepared
2019;
1-ear
Annual
report
submitted
9-2024
Ongoing
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Description of the project/impact site (i.e. location,
responsible parties, areas to be impacted by habitat
type);
Goal(s) of the compensatory mitigation project [type(s)
and area(s) of habitat to be established, restored,
enhanced, and/or preserved; specific functions and
values of habitat type(s) to be established, restored,
enhanced, and/or preserved];
Description of the proposed compensatory mitigation
site (location and size, ownership status, existing
functions and values of the compensatory mitigation
site);
Implementation plan for the compensatory mitigation
site (rationale for expecting implementation success,
responsible parties, schedule, site preparation, planting
plan [including plant species to be used, container
sizes, seeding rates, etc.]);
Maintenance activities during the monitoring period,
including weed removal and irrigation as appropriate
(activities, responsible parties, schedule);
Monitoring plan for the compensatory mitigation site,
including no less than quarterly monitoring for the first
year (performance standards, target functions and
values, target acreages to be established, restored,
enhanced, and/or preserved, annual monitoring
reports);
Success criteria based on the goals and measurable
objectives; said criteria to be, at a minimum, at least 80
percent survival of container plants and 80 percent
relative cover by vegetation type;
An adaptive management program and remedial
measures to address negative impacts to restoration
efforts;
Notification of completion of compensatory mitigation
and agency confirmation; and
Contingency measures (initiating procedures,
alternative locations for contingency compensatory
mitigation, funding mechanism).
shall submit the HMMP to the
City for approval prior to
recordation of the VTTM, and
shall update and resubmit to
the City prior to each phase of
construction.
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Permitted
grading efforts comply.
HMMP prepared by developer
and verified by City staff.
Nesting bird survey submitted
for year 2020-2021. No reports
in 2022 or 2023.
1- year Annual monitoring report
submitted Sept 2024.
Ongoing requirements per
habitat enhancement plan, tree
protection plan, and open space
easement. Annual reporting
needed to verify compliance.
annual
reports
required to
comply
BIO-2(b) Tree Replacement. Riparian trees four inches or
greater measured at diameter-at-breast-height (DBH) shall
Tree and vegetation
replacement shall occur within
The City shall review and
approve the tree replacement
City of San Luis
Obispo Natural
9-24 Ongoing
for 3
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Mitigation Measure
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
be replaced in-kind at a minimum ratio of 3:1 (replaced:
removed). Trees 24 inches or greater inches DBH shall be
replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following
guidelines provided in the California Salmonid Stream
Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010).
Tree replacement shall be conducted in accordance
with a Natural Habitat Restoration and Enhancement
Plan to be approved by the City’s Natural Resource
Manager.
The Natural Habitat Restoration and Enhancement Plan
shall prioritize the planting of replacement trees on-site
where feasible, but shall allow that replacement trees
may be planted off-site with approval of the City’s
Natural Resource Manager.
Replacement trees may be planted in the fall or winter
of the year in which trees were removed. All
replacement trees will be planted no more than one
year following the date upon which the native trees
were removed.
the same construction phase
as tree and vegetation
removal.
requirements for compliance
prior to issuance of grading
permits and the onset of
construction for each phase.
Replacement plants shall be
monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Periodic onsite
monitoring needed during
grading and construction
activities; long-term compliance
with annual inspections for 3
years.
Year 1 Annual monitoring
report submitted September
2024.
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
years
from
onset of
tree
planting
for
individual
projects;
need
additional
annual
reports to
comply
BIO-2(c) Froom Ranch Way Bridge Design to Avoid
Riparian Areas. The Froom Ranch Way Bridge crossing
footings shall be placed outside mapped riparian areas. The
placement of the bridge and footings shall be indicated on
the Development Plan, VTTM, and HMMP, and shall show
the bridge’s placement in relation to existing vegetation and
the bed and bank of Prefumo Creek.
Tree and vegetation removal
associated with the
construction of the Froom
Ranch Way Bridge crossing
shall be replaced during or
immediately subsequent to
completion of that project
component.
The City shall review and
approve the HMMP for
compliance prior to issuance of
grading permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
9-24 Ongoing
for 5
years
starting
with
bridge
activities;
need
additional
annual
reports to
comply
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Mitigation Measure
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and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Periodic onsite
monitoring needed during
bridge construction activities;
long-term compliance for 5
years.
Year 1 Annual monitoring
report submitted September
2024.
Cultural Resources
CR-1(a) Historical Structure Relocation and
Reconstruction Plan. In order to implement Specific Plan
Policy 2.5, a relocation and reconstruction plan for the
former spectator’s barn/viewing stand, main residence, and
main barn shall be developed by a qualified historic
architect. The plan shall include a structural/architectural
report documenting existing integrity and conditions and
include detailed treatment methods and measures to ensure
that historic integrity is retained and that all identified
character defining features will be preserved.
The project applicant shall
prepare the relocation and
reconstruction plan for the
main residence and the
spectators’ barn/viewing
stand to the satisfaction of the
Community Development
Director prior to the issuance
of project grading permits.
Project grading plans shall
detail phasing and include
sufficient detail to
demonstrate the sequencing
and completion of the
relocation and reconstruction
plan.
The City shall confirm
completion of and approve the
relocation and reconstruction
plan and archival
documentation. The City shall
also review applicable plans for
compliance with
recommendations of the
relocation and reconstruction
plan and periodically inspect
the site to ensure compliance.
Compliance Status:
Plan verified by city staff, and
relocation is completed.
Reconstruction completed
2024. Historic resources report
City of San Luis
Obispo
Community
Development
Director.
11-19
5-24
Yes -
reconstru
ction
complete.
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Mitigation Measure
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
submitted May 2024 to verify
completion. Bonds released
May 2024.
CR-1(b) Archival Documentation of Historic Buildings.
The applicant shall provide archival documentation of the
San Luis Ranch Complex in as-built and as-found condition
in the form of an Historic American Building Survey (HABS)
Level II documentation. The documentation shall comply
with the Secretary of the Interior’s Standards for
Architectural and Engineering Documentation (NPS 1990),
and shall include large-format photographic recordation,
detailed historic narrative report, and compilation of historic
research. The documentation shall be completed by a
qualified architectural historian or historian who meets the
Secretary of the Interior’s Professional Qualification
Standards for History and/or Architectural History (NPS
1983). The original archival-quality documentation shall be
offered as donated material to the History Center of San Luis
Obispo County. Archival copies of the documentation shall
also be submitted to the San Luis Obispo County Library.
The applicant shall complete
archival documentation of the
San Luis Ranch Complex
prior to the removal,
relocation, reconstruction,
and/or demolition of the
structures on the project site
to the satisfaction of the
Community Development
Director.
The City shall confirm
completion of and approve the
archival documentation. The
City shall confirm submittal of
the documentation to the
History Center of San Luis
Obispo County and the San
Luis Obispo County Library.
Compliance Status:
City staff confirmed archival
documentation. Reports
submitted by Cultural
Resources consultant.
City of San Luis
Obispo
Community
Development
Director.
11-19
5-24
Yes
CR-1(c) Informational Display of Historic Resources. A
retrospective interpretive display detailing the history of the
San Luis Ranch Complex and the project site, its
significance, and its important details and features shall be
developed by the applicant. The information should be
incorporated into a publicly-accessed building on the project
site, such as the proposed Agricultural Heritage Facilities
and Learning Center, or a publicly-accessed outdoor
location. The display shall include images and details from
the HABS documentation described in Mitigation Measure
CR-1(b) and any collected research pertaining to the historic
property. The content shall be prepared by a qualified
architectural historian or historian who meets the Secretary
of the Interior’s Professional Qualification Standards for
History and/or Architectural History (NPS 1983).
The applicant shall develop
and install an informational
display of the site’s identified
historical resources prior to
opening of the Agricultural
Heritage Facilities and
Learning Center to the public.
The information display shall
be prepared in accordance with
recommendations of a qualified
historic consultant and shall be
approved by the Community
Development Director.
Compliance Status:
Displays installed May 2024.
Reviewed by Cultural
Resources consultant.
City of San Luis
Obispo
Community
Development
Director.
5-24 Yes -
complete
CR-2(a) Retain a Qualified Principal Investigator. In
accordance with Conservation and Open Space Policies
3.5.6 and 3.5.7, a qualified principal investigator, defined as
an archaeologist who meets the Secretary of the Interior’s
Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation
measures related to archaeological resources.
The project applicant shall
retain a qualified principal
investigator prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified principal investigator.
Compliance Status:
City of San Luis
Obispo
Community
Development
Department.
11-19
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Monitoring shall involve inspection of subsurface
construction disturbance at or in the immediate vicinity of
known sites, or at locations that may harbor buried
resources that were not identified on the site surface. A
Native American monitor shall also be present because the
area is a culturally sensitive location. The monitor(s) shall be
on-site on a full-time basis during earthmoving activities,
including grading, trenching, vegetation removal, or other
excavation activities.
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Monitor hired
and in place.
CR-2(b) Unanticipated Discovery of Archaeological
Resources. In the event that archaeological resources are
exposed during construction, all work shall be halted in the
vicinity of the archaeological discovery until a qualified
archaeologist can visit the site of discovery and assess the
significance of the cultural resource. In the event that any
artifact or an unusual amount of bone or shell is encountered
during construction, work shall be immediately stopped and
relocated to another area. The lead agency shall stop
construction within 100 feet of the exposed resource until a
qualified archaeologist/paleontologist can evaluate the find
(see 36 CFR 800.11.1 and CCR, Title 14, Section
15064.5[f]). Examples of such cultural materials might
include: ground stone tools such as mortars, bowls, pestles,
and manos; chipped stone tools such as projectile points or
choppers; flakes of stone not consistent with the immediate
geology such as obsidian or fused shale; historic trash pits
containing bottles and/or ceramics; or structural remains. If
the resources are found to be significant, they must be
avoided or will be mitigated consistent with State Historic
Preservation Office (SHPO) Guidelines.
The project applicant shall
retain a qualified Native
American monitor prior to the
issuance of grading permits.
The requirement that
construction work be stopped
in the event of discovery of
archaeological resources
shall be included on
construction plans prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified Native American
monitor. The City shall also
inspect the site periodically
during grading and demolition
to ensure compliance with this
measure. The City shall review
construction plans and
periodically inspect project
construction to ensure
compliance with this measure.
Compliance Status:
Required in Specific Plan and
noted on Tract Map and
Grading Plans. Ongoing
monitoring in place; no
unanticipated resources yet
discovered. Ongoing.
City of San Luis
Obispo
Community
Development
Department.
2019 Yes;
ongoing
with
individual
projects
Geology and Soils
GEO-1 Earthquake and Ground Acceleration Design and
Construction Measures. Design and construction of the
buildings, roadway infrastructure and all subgrades shall be
specifically proportioned to resist Design Earthquake Ground
Motions (Design amax) of SD1=0.481 and SDS=0.832 and
engineered to withstand Maximum Considered Earthquake
(MCE) peak ground acceleration (PGAM) equal to 0.519 g,
as described in the Soils Engineering Report for the project
(GeoSolutions, Inc., 2015). The design should take into
consideration the soil type, potential for liquefaction, and the
These requirements shall be
incorporated into project
design plans submitted for
approval before the issuance
of grading and building
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
City of San Luis
Obispo
Community
Development
Department.
2019 Yes;
included
on map
approval;
ongoing
with
individual
projects
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
most current and applicable seismic attenuation methods
that are available.
plans prior to occupancy
clearance.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to building permits
on each individual project.
GEO-2 Operational Seismic Safety Requirement. For
retail stores included in the project, goods for sale may be
stacked no higher than 8 feet from the floor in any area
where customers are present, unless provisions are made to
prevent the goods from falling during an earthquake of up to
7.5 magnitude. The stacking or restraint methods shall be
reviewed and approved by the City before approval of
occupancy permits, and shall be a standing condition of
occupancy.
These requirements shall be
incorporated into project site
plans submitted for approval
before the approval of final
development plan.
The Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to occupancy
clearance on individual
projects.
City of San Luis
Obispo
Community
Development
Department.
2019 Yes;
included
on map
approval;
ongoing
with
individual
projects
GEO-3 Geotechnical Design. The project plans and
specifications shall include the geotechnical
recommendations included in the Soils Engineering Report,
prepared by GeoSolutions, Inc. on May 29, 2015.
Recommendations therein that shall be incorporated into the
final project building plans include specification for the
following components of development preparation and
design:
Building Pad Preparation
Paved Areas Preparation
Pavement Design
Interlocking Concrete Pavers
Conventional Foundations
Post-Tensioned Slabs
Slab-On-Grade Construction
Retaining Walls
Exterior Concrete Flatwork
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
Compliance Status:
Noted on Tract Map and grading
plans. City Engineering to
verify prior to occupancy
clearance on individual
projects.
City of San Luis
Obispo
Community
Development
Department.
2019 Yes;
included
on map
approval;
ongoing
with
individual
projects
Page 201 of 322
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28
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Hazards and Hazardous Materials
HAZ-4 Soil Sampling and Remediation. Prior to issuance
of any grading permits, a contaminated soil assessment
shall be completed in the portions of land to be graded for
development. Soil samples shall be collected under the
supervision of a professional geologist or environmental
professional to determine the presence or absence of
contaminated soil in these areas. The sampling density shall
be in accordance with guidance from San Luis Obispo
County Environmental Health Services, so as to define the
volume of soil that may require remediation. Laboratory
analysis of soil samples shall be analyzed for the presence
of organochlorine pesticides, in accordance with EPA Test
Method SW8081A, and heavy metals in accordance with
EPA Test Methods 6010B and 7471A. If soil sampling
indicates the presence of pesticides or heavy metals
exceeding applicable environmental screening levels, the
soil assessment shall identify the volume of contaminated
soil to be excavated.
If concentrations of contaminants exceed EPA action levels
and therefore warrant remediation, contaminated materials
shall be remediated either prior to concurrent with
construction and an Environmental Site Assessment (ESA)
shall be prepared. Cleanup may include excavation,
disposal, bio-remediation, or any other treatment of
conditions subject to regulatory action. All necessary reports,
regulations and permits shall be followed to achieve cleanup
of the site. The contaminated materials shall be remediated
under the supervision of an environmental consultant
licensed to oversee such remediation and under the
direction of the lead oversight agency. The remediation
program shall also be approved by a regulatory oversight
agency, such as the San Luis Obispo County Environmental
Health Services, the Regional Water Quality Control Board
(RWQCB), or DTSC. All proper waste handling and disposal
procedures shall be followed. Upon completion of the
remediation, the environmental consultant shall prepare a
report summarizing the project, the remediation approach
implemented, and the analytical results after completion of
the remediation, including all waste disposal or treatment
manifests.
The contaminated soils
assessment and remediation
program, if necessary, shall
be submitted and approved
by the City’s Community
Development Department and
applicable regulatory
oversight agency prior to the
issuance of project grading
permits.
As applicable, the Community
Development Department shall
ensure implementation of a
remediation program according
to the measures included
therein and as approved by a
regulatory oversight agency.
Compliance Status:
Noted on Tract Map and grading
plans. Soil sampling is ongoing
consistent with health and safety
Plan.
City of San Luis
Obispo
Community
Development
Department.
11-19
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HAZ-6 HAZ-6 Naturally Occurring Asbestos Exposure
Avoidance and Minimization:
The measures to avoid and
minimize exposure to NOA
As applicable, the Community
Development Department shall
City of San Luis
Obispo
11-19
4-20
Yes;
ongoing
Page 202 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
29
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
a. Prior to earthwork activities, a site-specific health and
safety plan shall be developed per California
Occupational Safety and Health Administration
(CalOSHA) requirements. The plan shall include
appropriate health and safety measures if NOA is
detected in soil or bedrock beneath the project site. All
construction workers that have the potential to come
into contact with contaminated soil/bedrock and
groundwater shall be knowledgeable of the
requirements in the health and safety plan, which
includes proper training and personal protective
equipment. The health and safety plan shall prescribe
appropriate respiratory protection for construction
workers.
b. Prior to beginning construction, a soil and bedrock
analysis for asbestos using polarized light microscopy
and transmission electron microscopy by a qualified
laboratory shall be conducted. Samples of soil shall be
collected from multiple locations across the site, and
bedrock samples shall be collected from locations
where excavation into bedrock is anticipated. If NOA is
detected, appropriate regulations pertaining to
excavation, removal, transportation, and disposal of
NOA shall be followed. The sampling strategy shall
take into account the locations of potential source
areas, and the anticipated lateral and vertical
distribution of contaminants in soil and/or groundwater.
The results of the investigation shall be documented in
a report that is signed by a California Professional
Geologist. The report shall include recommendations
based upon the findings for additional
investigation/remediation if contaminants are detected
above applicable screening levels (e.g., excavate and
dispose, groundwater and/or soil vapor extraction, or in
situ bioremediation).
c. During earthwork activities, appropriate procedures
shall be incorporated in the event that NOA is detected
in soil or bedrock beneath the project site. These
procedures shall be followed to eliminate or minimize
construction worker or general public exposure to
potential contaminants in soil. Procedures shall include
efforts to control fugitive dust, contain and cover
excavation debris piles, appropriate laboratory analysis
of soil for waste characterization, and segregation of
contaminated soil from uncontaminated soil. The
shall be included on project
grading and building plans,
and submitted to and
approved by the City’s
Community Development
Department and, as
applicable, California
Professional Geologist prior to
the issuance of project
grading and building permits.
ensure implementation of
avoidance and minimization
measures included therein and
as approved by a California
Professional Geologist.
Compliance Status:
Noted on Tract Map and grading
plans. Health and Safety Plan
submitted and accepted by
City.
Community
Development
Department.
7-20
11-20
10-21
with
individual
projects
Page 203 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
30
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
applicable regulations associated with excavation,
removal, transportation, and disposal of contaminated
soil shall be followed (e.g., tarping of trucks and waste
manifesting). These procedures may be subject to San
Luis Obispo APCD requirements under the California
ARB ATCM for Construction, Grading, Quarrying, and
Surface Mining Operations.
Hydrology and Water Quality
HWQ-1(a) Stormwater Pollution Prevention Plan. All
required actions shall be implemented pursuant to a SWPPP
and SWMP to be prepared by the project applicant and
submitted by the City to the Regional Water Quality Control
Board under the NPDES Phase II program. At a minimum,
the SWPPP/SWMP shall including the following BMPs:
The use of sandbags, straw bales, and temporary de-
silting basins during project grading and construction
during the rainy season to prevent discharge of
sediment-laden runoff into stormwater facilities;
Revegetation as soon as practicable after completion of
grading to reduce sediment transport during storms;
Installation of straw bales, wattles, or silt fencing at the
base of bare slopes before the onset of the rainy
season (October 15th through April 15th);
Installation of straw bales, wattles, or silt fencing at the
project perimeter and in front of storm drains before the
onset of the rainy season (October 15th through April
15th); and/or
Alternative BMPs as approved by the RWQCB as part
of the SWPPP submittal.
The project applicant shall
prepare a SWPPP and SWMP
that identifies construction-
related staging and
maintenance areas, and at a
minimum, the BMPs identified
in Mitigation Measure HWQ-
1(a). The SWPPP and notices
shall be submitted for review
and approval by the City prior
to the initiation of construction.
The SWPPP/SWMP shall be
designed to address erosion
and sediment control during all
phases of development of the
site until all disturbed areas are
permanently stabilized.
The City shall ensure
compliance with the SWPPP. A
Geotechnical Engineer or an
Engineering Geologist shall be
made available to monitor
technical aspects of the grading
activities, including installation of
the drainage outlets and
associated headwalls and
aprons. The City shall also
inspect the site during grading to
monitor runoff and after
conclusion of grading activities.
Compliance Status:
Noted on Tract Map and grading
plans. SWPPP was submitted
prior to issuance of grading
permits.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HWQ-1(b) Berms and Basins. As specified in the SWPPP,
the applicant shall be required to manage and control runoff
by constructing temporary berms, sediment basins, runoff
diversions, or alternative BMP’s as approved by the RWQCB
as part of the SWPPP submittal, in order to avoid
unnecessary siltation into local streams during construction
activities where grading and construction shall occur in the
vicinity of such streams.
Berms and basins shall be constructed when grading
commences and be periodically inspected and
maintained. The project applicant shall sufficiently
The applicant shall include
required berms and basins on
project design plans which
must be reviewed and
approved by the City prior to
the approval of the VTTM.
The City shall ensure
compliance with runoff control
requirements. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
berms and basins. The City
shall also inspect the site during
grading to monitor runoff and
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
Page 204 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
31
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
document, to the CCRWQCB satisfaction, the proper
installation of such berms and basins during grading.
after conclusion of grading
activities.
Compliance Status:
Noted on Tract Map and grading
plans. SWPPP was submitted
prior to issuance of grading
permits.
HWQ-1(c) Concept Grading Plan and Master Drainage
Plan. As specified in the SWPPP and the City’s Floodplain
Management Regulations, the applicant shall be required to
submit a Grading Plan and Master Drainage Plan to the
Planning Division and City Public Works Director for
approval prior to approval of the VTTM. The grading and
drainage plans shall be designed to minimize erosion and
water quality impacts, to the extent feasible, and shall be
consistent with the project’s SWPPP. The plans shall include
the following:
a. Graded areas shall be revegetated with deep-rooted,
native, non-invasive drought tolerant species to
minimize slope failure and erosion potential. Geotextile
fabrics shall be used if necessary to hold slope soils
until vegetation is established;
b. Temporary storage of construction equipment shall be
limited to a minimum of 100 feet away from drainages
on the project site; and
c. Erosion control structures shall be installed.
d. Demonstrate peak flows and runoff for each phase of
construction.
e. Be coordinated with habitat restoration efforts, including
measures to minimize removal of riparian and wetland
habitats and trees (Mitigation Measures BIO-2[a] and
BIO-2[b]).
f. Grading and drainage plans shall be submitted for
review and approval by the Planning Division. The
applicant shall ensure installation of erosion control
structures prior to beginning of construction of any
structures, subject to review and approval by the City.
The project applicant shall
prepare a Grading Plan and
Master Drainage Plan. The
Grading Plan and Master
Drainage Plan shall be
submitted for review and
approval by the City prior to
the approval of the VTTM. The
grading and drainage plans
shall be designed to minimize
erosion and water quality
impacts, to the extent
feasible, and shall be
consistent with the project’s
SWPPP.
The City shall ensure
compliance with the grading and
drainage plans. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
drainage outlets and associated
headwalls and aprons. The City
shall also inspect the site during
grading to monitor runoff and
after conclusion of grading
activities.
Compliance Status:
Noted on Tract Map and grading
plans. Master Drainage Report
was part of the plan review
process and was submitted
and approved prior to approval
of the Onsite and Offsite
Improvement Plans.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HWQ-3(a) Stormwater Quality Treatment Controls. BMP
devices shall be incorporated into the stormwater quality
BMP devices shall be
incorporated into the
The applicant shall demonstrate
inclusion of BMPs within the
City of San Luis
Obispo
1-20
4-20
Yes;
ongoing
Page 205 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
32
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
system depicted in the Master Drainage Plan (refer to
Mitigation Measure HWQ-1[c]). The final design of the
stormwater quality system shall be reviewed and approved
by the City.
The Master Drainage Plan shall contain the following
relevant BMPs:
Vegetated bioswales to reduce sediment and
particulate forms of metals and other pollutants along
corridors of planted grasses.
Vegetated buffer strips to reduce sediment and
particulate forms of metals and nutrients.
stormwater quality system
depicted in the Master
Drainage Plan (refer to
Mitigation Measure HWQ-
1[c]). The final design of the
stormwater quality system
shall be reviewed and
approved by the City.
VTTM, Utilities Plan, and Master
Drainage Plan, which shall be
submitted for review and
approval by the City prior to
Development Plan approval and
VTTM recordation.
Compliance Status:
Noted on Tract Map and grading
plans. Stormwater BMP
Maintenance Manual, referred
to as an Operation and
Maintenance (O&M) Manual,
was submitted and approved
as part of the Public
Improvement Plan review
process. It is anticipated that
O&M Manual may need to be
updated if any field changes
occur.
Community
Development
Department and
Public Works
Department.
7-20
11-20
10-21
with
individual
projects
HWQ-3(b) Stormwater BMP Maintenance Manual. The
project applicant shall prepare a development maintenance
manual for the stormwater quality system BMPs (refer to
Mitigation Measure HWQ-3[a]). The maintenance manual
shall include detailed procedures for maintenance and
operations of all stormwater facilities to ensure long-term
operation and maintenance of post-construction stormwater
controls. The maintenance manual shall require that
stormwater BMP devices be inspected, cleaned, and
maintained in accordance with the manufacturer’s
maintenance specifications. The manual shall require that
devices be cleaned prior to the onset of the rainy season
(i.e., October 15th) and immediately after the end of the
rainy season (i.e., May 15th). The manual shall also require
that all devices be checked after major storm events.
The project applicant shall
prepare a development
maintenance manual for the
stormwater quality system
BMPs according to the
specifications in this
measure.
The maintenance manual shall
be submitted for review and
approval by the City prior to
Development Plan approval and
VTTM recordation.
Compliance Status:
Noted on Tract Map and grading
plans. Stormwater BMP
Maintenance Manual, referred
to as an Operation and
Maintenance (O&M) Manual,
was submitted and approved
as part of the Public
Improvement Plan review
process. It is anticipated that
O&M Manual may need to be
updated if any field changes
occur.
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
HWQ-3(c) Stormwater BMP Semi-Annual Maintenance
Report. The property manager(s) or acceptable
The property manager(s) or
acceptable maintenance
The maintenance reports shall
be submitted for review and
City of San Luis
Obispo
2019 Yes;
included
Page 206 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
33
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
maintenance organization shall submit to the City of San
Luis Obispo Public Works Department a detailed report
prepared by a licensed Civil Engineer addressing the
condition of all private stormwater facilities, BMPs, and any
necessary maintenance activities on a semi-annual basis
(October 15th and May 15th of each year). The requirement
for maintenance and report submittal shall be recorded
against the property.
organization shall submit to
the City of San Luis Obispo
Public Works Department a
detailed report prepared by a
licensed Civil Engineer
addressing the condition of all
private stormwater facilities,
BMPs, and any necessary
maintenance activities on a
semi-annual basis (October
15th and May 15th of each
year)
approval by the City on a semi-
annual basis and shall be
included with the VTTM
recordation.
Compliance Status:
Noted on Tract Map and grading
plans. The requirement for
semi-annual reporting will start
after the completion of
installation of BMPs.
Community
Development
Department and
Public Works
Department.
on map
approvals
To be
verified
as
required
HWQ-4 Conditional Letter of Map Revision/Letter of Map
Revision. The applicant, in conjunction with the City of San
Luis Obispo, shall prepare the CLOMR application and
obtain a LOMR from FEMA.
The applicant shall prepare the
CLOMR application and
submit it to FEMA.
The City will confirm that FEMA
has approved the CLOMR prior
to issuance of a grading permit,
and LOMR prior to occupancy.
Compliance Status:
CLOMR has been submitted to
and approved by FEMA.
City of San Luis
Obispo
Community
Development
Department.
Yes
Page 207 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
34
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Noise
N-1(a) Construction Vehicle Travel Route. Construction
vehicles and haul trucks shall utilize roadways which avoid
residential neighborhoods and sensitive receptors where
possible. The applicant shall submit a proposed construction
vehicle and hauling route for City review and approval prior
to grading/building permit issuance. The approved
construction vehicle and hauling route shall be used for soil
hauling trips prior to construction as well as for the duration
of construction.
Construction plans shall note
construction hours and truck
routes, and shall be submitted
to the City for approval prior to
grading and building permit
issuance for each project
phase. The Community
Development department shall
confirm that construction noise
reduction measures are
incorporated in plans prior to
approval of grading/building
permit issuance.
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.
Compliance Status:
Noted on Tract Map and grading
plans.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
N-1(b) Construction Activity Timing. Except for
emergency repair of public service utilities, or where an
exception is issued by the Community Development
Department, no operation of tools or equipment used in
construction, drilling, repair, alteration, or demolition work
shall occur daily between the hours of 7:00 PM and 7:00
AM, or any time on Sundays, holidays, or after sunset, such
that the sound creates a noise disturbance that exceeds 75
dBA for single family residential, 80 dBA for multi-family
residential, and 85 dBA for mixed residential/commercial
land uses across a residential or commercial property line.
Construction plans shall note
construction hours and shall
be submitted to the City for
approval prior to grading and
building permit issuance for
each project phase. 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. 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.
Compliance Status:
Noted on Tract Map and grading
plans. Periodic onsite
monitoring; verify through
complaints and follow up.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
10-21
Yes;
ongoing
with
individual
projects
N-1(c) Construction Equipment Best Management
Practices (BMPs). For all construction activity at the project
site, noise attenuation techniques shall be employed to
Construction plans shall note
construction Best
Management Practices
City staff shall ensure
compliance throughout all
construction phases. Building
City of San Luis
Obispo
Community
1-20
4-20
7-20
Yes;
ongoing
with
Page 208 of 322
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35
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
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 65 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).
Temporary sound barriers shall be constructed between
construction sites and affected uses.
(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 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.
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Noted on Tract Map and grading
plans. Periodic onsite
monitoring; verify through
complaints and follow up.
Development
Department.
11-20
10-21
individual
projects
N-4(a) HVAC Equipment. Retail HVAC equipment shall be
shielded and located on building rooftops, or a minimum of
100 feet from the nearest residential property line.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
City of San Luis
Obispo
Community
Development
Department.
11-20
2022
On tract
map and
building
permits;
ongoing
Page 209 of 322
San Luis Ranch Project EIR
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36
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map.
Compliance required with each
commercial building permit.
Field verification upon
commercial permit final.
with
individual
projects;
field
verify as
needed
N-4(b) Parking Lot/Loading Dock Orientation and Noise
Barrier. If parking areas or loading docks would be located
within 250 feet of the residential properties to the west, a
masonry noise barrier shall be installed along the eastern
boundary of the proposed residences adjacent to the
commercial land use area on the eastern portion of the
project site. The noise barrier shall be constructed of any
masonry material with a surface density of at least three
pounds per square foot, and shall have no openings or gaps.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map.
Compliance required with each
commercial building permit.
Field verification upon
commercial permit final.
City of San Luis
Obispo
Community
Development
Department.
11-20
2022
On tract
map and
building
permits;
ongoing
with
individual
projects;
field
verify as
needed
N-5(a) Interior Noise Reduction. The project applicant shall
implement the following measures, or similar combination of
measures, which demonstrate that interior noise levels in
proposed residences adjacent to Froom Ranch Way and
Madonna Road, hotel, and offices would be reduced below
These requirements shall be
incorporated into all
construction documents
submitted for approval before
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
2-21
Yes;
ongoing
with
individual
projects
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Agency or Party
Compliance Verification
Initial Date Compliance
the City’s 45 dBA CNEL interior noise standard. The
required interior noise reduction shall be achieved through a
combination of standard interior noise reduction techniques,
which may include (but are not limited to):
In order for windows and doors to remain closed,
mechanical ventilation such as air conditioning shall be
provided for all units (Passive ventilation may be
provided, if mechanical ventilation is not necessary to
achieve interior noise standards, as demonstrated by a
qualified acoustical consultant).
All exterior walls shall be constructed with a minimum
STC rating of 50, consisting of construction of 2 inch by
4 inch wood studs with one layer of 5/8 inch Type “X”
gypsum board on each side of resilient channels on 24
inch centers and 3 ½ inch fiberglass insulation.
All windows and glass doors shall be rated STC 39 or
higher such that the noise reduction provided will
satisfy the interior noise standard of 45 dBA CNEL.
An acoustical test report of all the sound-rated windows
and doors shall be provided to the City for review by a
qualified acoustical consultant to ensure that the
selected windows and doors in combination with wall
assemblies would reduce interior noise levels
sufficiently to meet the City’s interior noise standard.
All vent ducts connecting interior spaces to the exterior
(i.e., bathroom exhaust, etc.) shall have at least two 90
degree turns in the duct.
All windows and doors shall be installed in an
acoustically-effective manner. Sliding window panels
shall form an air-tight seal when in the closed position
and the window frames shall be caulked to the wall
opening around the perimeter with a non-hardening
caulking compound to prevent sound infiltration.
Exterior doors shall seal air-tight around the full
perimeter when in the closed position.
The applicant shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office
components of the project would achieve interior noise
levels that would not exceed 45 dBA CNEL.
the issuance of grading
permits.
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Noise study and
architectural compliance
submitted with building permits
Feb. 2021.
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
N-5(b) Residential Outdoor Activity Area Noise
Attenuation. Outdoor activity areas (e.g., patios and hotel
pool areas) associated with shared multifamily residential
recreational spaces, hotel, commercial, and office uses shall
be protected from sound intrusion so that they meet the
City’s exterior standard of 60 dBA CNEL. Outdoor activity
areas shall be oriented away from traffic noise such that
intervening buildings reduce traffic noise or shall include
noise barriers capable of reducing traffic noise levels to meet
the City’s exterior standard. Hotel pool areas shall be
located a minimum of 500 feet from the U.S. 101 right-of-
way. Noise barriers may be constructed of a material such
as tempered glass, acrylic glass, or masonry material with a
surface density of at least three pounds per square foot, and
shall have no openings or gaps. The applicant shall submit a
report to the Community Development Department by a
qualified acoustic consultant certifying that the specific
outdoor noise reduction techniques in combination with the
orientation of outdoor activity areas of shared multifamily
residential recreational spaces, hotel, commercial, and
offices would achieve exterior noise levels that would not
exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Noise study submitted
with building permits Feb.
2021.
City of San Luis
Obispo
Community
Development
Department.
1-20
4-20
7-20
11-20
2-21
Yes;
ongoing
with
individual
projects;
field
verify as
needed
N-5(c) Froom Ranch Way Noise Barrier. A masonry noise
barrier or alternative barrier, such as a landscaped berm,
shall be installed along the southern property line of
residential lots that abut Froom Ranch Way to protect
outdoor activity areas (patios and pools) at these residences
from sound intrusion from traffic along Froom Ranch Way.
The noise barrier or berm shall provide, at minimum, a 6 foot
high barrier between Froom Ranch Way and the neighboring
residences from the final grade of whichever use (i.e., Froom
Ranch Way or residences) has a higher final elevation. If a
masonry noise barrier is implemented, the noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific exterior noise reduction
techniques included would achieve exterior noise levels that
would not exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Masonry wall installed
per requirements.
City of San Luis
Obispo
Community
Development
Department.
2021 Yes -
complete
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
N-5(d) U.S. Highway 101 Noise Barrier at Hotel. If the
hotel includes an outdoor activity area (such as a patio or
pool) a masonry noise barrier or alternative barrier, such as
berms, landscaping, or glass, must be installed along the
eastern property line of the hotel where it abuts the U.S. 101
right of way to protect these outdoor activity areas from
sound intrusion from traffic along U.S. 101. If a masonry
noise barrier is implemented, the noise barrier shall provide,
at minimum, an 8 foot high barrier between U.S. 101 and the
hotel from the final grade of whichever use (i.e., U.S. 101 or
hotel) has a higher final elevation. Such a noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant demonstrating that the specific exterior noise
reduction techniques included in the hotel component of the
project would achieve exterior noise levels that would not
exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
Compliance Status:
Noted on Tract Map and project
plans. Project design includes
interior courtyard, outdoor
spaces screened by structure.
City of San Luis
Obispo
Community
Development
Department.
7-20
2022
2-25
Yes;
ongoing
with hotel
project;
verified
with
building
permits
and final
inspectio
n
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Recreation
REC-1 Parkland In-lieu Fees. The project applicant shall
pay parkland in-lieu fees in accordance with the City’s
parkland in-lieu fee program for the parkland shortage. The
project’s specific fee shall be determined by the City at the
time of project approval, after accounting for parkland
provided within the San Luis Ranch Specific Plan Area. The
in-lieu fees collected from the project shall be directed to
new projects or improvements to existing parks and
recreation facilities within the City of San Luis Obispo parks
system.
The project applicant shall
pay parkland in-lieu fees in
accordance with the City’s
parkland in-lieu fee program
prior to Development Plan
approval.
The Parks and Recreation
Department shall verify
compliance prior to Plan
approval.
Compliance Status:
Noted on Tract Map and project
plans. Payment complete.
City of San Luis
Obispo Parks
and Recreation
Department.
1-20
4-20
7-20
11-20
Yes;
ongoing
with
individual
projects
Transportation
T-1(b), T-8a), T-9(c). Madonna Road & Dalidio
Drive/Prado Road Intersection
1. Extend existing westbound left turn lane on Madonna
Road to Dalidio Drive/Prado Road to 310’
2. Install 2nd westbound 310’ left turn lane on Madonna
Road to Dalidio Drive/Prado Road
3. Install eastbound 250’ right turn pocket on Madonna
Road to Dalidio Drive/Prado Road
4. Install 2nd northbound left shared with through-lane on
Prado Road/Dalidio Drive to Madonna Road
5. Prohibit westbound U-turns on Madonna Road
6. Provide split phase operations & optimize signal timing
Implementation of
improvements shall occur prior
to building permits or
occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
public improvements plans.
Construction complete.
City of San Luis
Obispo Public
Works
Department.
2020 Yes
T-1(e), T-2(f), T-8(b), T-9(h). Los Osos Valley Road &
Froom Ranch Way Intersection
1. Install dedicated 230’ right turn lane on northbound
Froom Ranch Way approach to Los Osos Valley Road
2. Extend right turn lane on southbound Froom Ranch Way
approach to Los Osos Valley Road to 110’
3. Install 2nd southbound left turn lane on Froom Ranch
Way approach to eastbound Los Osos Valley Road
Implementation of
improvements shall occur with
Froom Bridge construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
public improvements plans.
Construction complete.
City of San Luis
Obispo Public
Works
Department.
2020 Yes
T-1(f), T-8(c). Los Osos Valley Road & Auto Parkway
Intersection
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
City Public Works staff shall
confirm payment of applicable
City of San Luis
Obispo Public
2022
2024
Yes –
ongoing
with
individual
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
1. Pay Fair Share Impact fees for Signalization
(Prior to Building Permits or Occupancy)
2. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
Luis Ranch Development Agreement).
3. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director
(Prior to Building Permits or Occupancy)
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
Noted on Tract Map and project
plans. TIF payment with
ongoing building permits. Prado
fair share fee paid 2023. TDMP
submitted with each project
component.
Works
Department.
projects
T-2(g). Los Osos Valley Road & U.S. 101 Southbound
Off Ramp
1. Extend off ramp left turn lane to 320’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Construction complete.
City of San Luis
Obispo Public
Works
Department.
2020 Complete
T-2(h). Los Osos Valley Road & U.S. 101 Northbound
Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
11-
2023
Prado –
Complete
TDMP
ongoing
with each
phase
T-1(c), T-2(c). Madonna & U.S. 101 Southbound Off
Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and Madonna ramp
extension to be established
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
City of San Luis
Obispo Public
Works
Department.
2023 Prado –
Complete
TDMP
ongoing
with each
phase
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
3. Extend northbound Madonna Road left turn lane to 150’
(Prior to Building Permits or Occupancy)
prior to building permits or
occupancy.
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
T-2(d). Madonna & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as established
in San Luis Ranch Development Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
T-2(e). Madonna & Higuera Street
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
T-2(a). Madonna & Los Osos Valley Road
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
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Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
T-1(g), T-8(g), T-9(l). Higuera Street & Tank Farm Road
1. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
Luis Ranch Development Agreement).
2. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director (Prior
to Building Permits or Occupancy)
3. Extend northbound right turn pocket to 230’
and channelize movement (Prior to Building
Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and extended NB right
turn pocket to be completed
prior to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees. City Public Works staff
shall ensure implementation of
these improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
T-2(j), T-9(m). Prado Road & Higuera Street Intersection
1. Install 2nd U.S. 101 northbound left turn lane
2. Extend westbound right turn pocket to 400’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Construction completed.
City of San Luis
Obispo Public
Works
Department.
2022 Complete
T-2(i). Los Osos Valley Road & Higuera Street
1. Extend eastbound right turn lane to 180’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Construction completed.
City of San Luis
Obispo Public
Works
Department.
2022 Complete
T-1(h), T-1(i). Install Multilane Roundabout at
Prado/Dalidio & Froom Intersection
Implementation of
improvements shall occur with
Prado/Dalidio Road
construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
City of San Luis
Obispo Public
Works
Department.
2024 Yes
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Noted on Tract Map and project
plans. Roundabout constructed
2022. 4th leg of roundabout
completed fall 2024.
T-6. Install Multilane Roundabout Control or Restricted
Access at Prado Road/Dalidio Drive & Project Driveways
Implementation of
improvements shall occur with
Prado/Dalidio construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. 4th leg of roundabout
completed fall 2024.
City of San Luis
Obispo Public
Works
Department.
9-24 Yes
T-3(d). Parallel Class I Multiuse Paths or Bike Boulevard
Fair Share Payment:
1. Higuera Street (Madonna Road to Prado Road)
2. Los Osos Valley Road (Madonna Road to Higuera
Street)
3. Madonna Road (Los Osos Valley Road to Higuera
Street)
Construct:
4. Prado Road/Dalidio Drive (Froom Ranch Way to
Higuera Street)
Payment of fair share for
implementation identified
improvements shall occur per
Development Agreement.
Implementation of Prado
Road/Dalidio Drive
improvement shall occur with
Prado construction.
City Public Works staff shall
ensure implementation of this
measure.
Compliance Status:
Noted on Tract Map and project
plans. Construction complete.
City of San Luis
Obispo Public
Works
Department.
2022 Yes
T-3(a). City Transit Headway Optimization
1. Fund assessment of decreasing traffic headways to 25
min
Implementation of
improvements shall be
ongoing as determined
necessary by City Public
Works.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
City of San Luis
Obispo Public
Works
Department.
TBD
T-1(a, d). City Signal Timing Optimization Implementation of
improvements shall be
ongoing as determined
necessary by City Public
Works.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
TBD
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Monitoring Requirements and
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
T-7. Traffic Calming and/or Reconfiguration of New
Neighborhood Streets
The project applicant shall
include neighborhood traffic
circles at key intersections and
traffic-calming features on final
design plans for development
within the Specific Plan Area.
City Public Works staff shall
confirm inclusion of
neighborhood traffic circles at
key intersections and traffic-
calming features, and approve
final design plans prior to
issuance of grading permits.
Compliance Status:
Noted on Tract Map and project
plans. Installed per PIPs.
Construction complete.
City of San Luis
Obispo Public
Works
Department.
2020 Yes
T-5. Froom Ranch Way Bridge Construction The Froom Ranch Way
bridge connection shall be
completed prior to any
residential or non-
residential building permits
or occupancy permits.
City Public Works staff shall
confirm implementation of this
measure.
Compliance Status:
Noted on Tract Map and project
plans. Installed per PIPs.
Construction complete.
City of San Luis
Obispo Public
Works
Department.
2020 Yes
T-4. Construction Traffic Management Plan The project applicant shall
submit the construction traffic
management plan for review
and approval by the City prior
to the initiation of construction.
The City shall ensure
compliance with the
construction traffic management
plan through routine monitoring
throughout all phases of project
construction.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Ongoing with individual projects.
City of San Luis
Obispo Public
Works
Department.
2020 Yes,
Ongoing
With
individual
projects
T-1(a). Madonna & Los Osos Valley Road
1. City optimize signal timing to accommodate increased
project volumes
Ongoing by City. City Public Works staff shall
monitor timing as needed.
City of San Luis
Obispo Public
TBD
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Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
Works
Department.
T-2(b), T-9(b). Madonna Road & Oceanaire Drive
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
T-1(d). Higuera Street & South Street
1. City optimize signal timing to accommodate increased
project volumes
Ongoing by City. City Public Works staff shall
monitor timing as needed.
Compliance Status:
Noted on Tract Map and project
plans. Public Works to verify.
City of San Luis
Obispo Public
Works
Department.
TBD
T-11(a). Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
phase
T-11(b). North of Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
City of San Luis
Obispo Public
Works
Department.
11-23 Prado –
Complete
TDMP
ongoing
with each
Page 220 of 322
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated May 2026)
47
Mitigation Measure
Plan Requirements
and Timing
Monitoring Requirements and
Status
Responsible
Agency or Party
Compliance Verification
Initial Date Compliance
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
to building permits or
occupancy.
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase
phase
T-11(c). North of Madonna & U.S. 101 Northbound Off
Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
Compliance Status:
ROW dedicated with Final Map.
Prado Fair Share payment
made 11/2023. TDMP
completed and being
implemented with each phase.
City of San Luis
Obispo Public
Works
Department.
Prado –
Complete
TDMP
ongoing
with each
phase
Page 221 of 322
Page 222 of 322
Item 6i
Department: Community Development
Cost Center: 4003
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Timmi Tway, Community Development Director
Prepared By: Callie Taylor, Senior Planner
SUBJECT: 2026 ANNUAL MONITORING FOR THE AVILA RANCH DEVELOPMENT
AGREEMENT, MITIGATION MEASURES, AND PROJECT CONDITIONS
RECOMMENDATION
Receive and file the 2026 annual monitoring report for the Avila Ranch Development
Agreement, mitigation measures, and required project conditions.
REPORT-IN-BRIEF
On September 19, 2017, the City Council approved the Avila Ranch project, including a
Phased Vesting Tentative Map for Tract 3089, a Development Agreement (DA) between
the City and Avila Ranch, LLC, and certified the Final Environmental Impact Report
(FEIR) for the project. Once completely built out, Avila Ranch would include 740 dwelling
units, 15,000 square feet of commercial uses, 17 acres of parks, and 50 acres of
agriculture and open space.
As of May 2026, 218 single family homes (R-2 zone) are constructed and occupied in
Phases 1, 2, and 3. This includes 152 units in Phase 1 and 66 units in Phases 2 and 3.
In addition, there are six (6) completed model homes in Phase 1. There are 55 homes
currently under construction in Phases 2 and 3. Architectural review for all 740 dwelling
units within Phases 1 through 5 has been approved by Planning Commission. Final maps
have been recorded for Phases 1, 2, 3, and 5, and the Phase 4 final map is expected to
be scheduled for City Council acceptance later this year. Several large public
improvement projects required for the development have been completed or are under
design development and construction, including extension of Buckley Road, sewer
extension and lift station, Earthwood Lane extension, and progress towards Buckley Road
widening and installation of bike lanes. Construction of Buckley Road improvement plans
is expected to begin early in 2027. These improvements will significantly improve multi -
modal circulation on Buckley Road. Accomplishment of this milestone has been made
possible since Avila Ranch was able to acquire the offsite right-of-way to install required
bike lanes, the south bike bridge, and related widening of Buckley Road. The Buckley
Road Improvement plans have also received approvals from the County.
Page 223 of 322
Item 6i
The DA and the FEIR Mitigation Monitoring and Reporting Program (MMRP) require
annual monitoring and reporting of activities. This report addresses development
activities for the project that have taken place through May 2026. As detailed in this annual
report and the attached spreadsheets, the Avila Ranch project is in compliance with all
applicable provisions of the DA, as well as all relevant FEIR mitigation measures. Since
many of these also relate to project conditions, this report also evaluates compliance with
these conditions and finds that the project is in compliance. Due to the fluid nature of the
phased project, certain aspects of the DA, mitigation measures, and project conditions
are subject to ongoing monitoring as development occurs and therefore will continue to
be evaluated for compliance through project build out.
POLICY CONTEXT
The approved Avila Ranch project was found to be consistent with the General Plan at
the time of its approval. This report focuses on determining whether the multi-phase
project is in compliance with key provisions related to its approval, notably a Development
Agreement (DA), required mitigation measures, and project conditions. Compliance with
these provisions is discussed in the body of this report.
The approved DA is a contract authorized by California Planning and Zoning Law and the
City’s Municipal Code that provides certain benefits to the Developer, typically in the way
of certainty and assurances to the Developer regarding what rules will be applied to the
project, in exchange for extraordinary public benefits. The DA includes a variety of
provisions related to the timing of development, construction of public infrastructure,
payment of fees, and in certain instances reimbursement beyond the project’s fair share
for public improvements that have citywide benefits. Both the DA (Articles 10 and 11) and
Mitigation Monitoring and Reporting Plan (MMRP) require annual monitoring and
reporting of activities in order to determine whether the project is in compliance with all
relevant aspects of the DA itself, as well as the FEIR mitigation measures.
DISCUSSION
The Avila Ranch project site is located at 175 Venture Drive within the Airport Area
Specific Plan. Figure 1 shows the project area with phasing.
Page 224 of 322
Item 6i
Figure 1. Avila Ranch Project Area Phasing Map
Background
On September 19, 2017, the City Council approved the Development Plan, Phased
Vesting Tentative Tract (VTTM) 3089, Final EIR, and DA between the City and Avila
Ranch, LLC. Once completely built out, Avila Ranch would include 740 dwelling units,
15,000 square feet of commercial uses, 17 acres of parks, and 50 acres of agriculture
and open space.
Entitlements, Final Maps, and Residential Construction Progress
As of May 2026, 218 single family homes (R-2 zone) are constructed and occupied in
Phases 1, 2, and 3. This includes 152 units in Phase 1 and 66 units in Phases 2 and 3.
In addition, there are six (6) completed model h omes in Phase 1. The remaining 21 lots
located in Phase 1 will be constructed after Phase 2/3, due to their location surrounding
the model homes. There are 55 single family homes (R-2) currently under construction in
Phases 2 and 3, which are expected to be completed over the next year by mid-2027.
In the past year, three major entitlement milestones have been met:
A. Recordation of Phase 5 final map. The Final Map for Phase 5, including 101 R-1
zoned lots, was accepted by City Council on September 16, 2025. The Final Map
was recorded on December 22, 2025. The associated Public Improvement Plans
have been issued and onsite improvements are underway. Development review
was previously approved for the R-1 units in Phase 5 in 2022 by the Planning
Commission. Building permits are currently under review by the City, and
construction of the model homes for Phase 5 is expected within the next year.
Page 225 of 322
Item 6i
B. Phase 4 Final Map. The Phase 4 Final Map and associated Public Improvement
Plans are currently under review by the City and are expected to be deemed
complete this year. City Council acceptance of the Phase 4 Final Map will then be
scheduled. The map includes multifamily (R -3) parcels for development of 194
condominiums and townhomes, the large 10 -acre community park, and the
project’s remaining agricultural parcels.
C. Phase 4 (R-3) Development Plan Approval. On December 10, 2025, the Planning
Commission approved a development review application for Phase 4, including
194 R-3 zoned townhomes. Approval was based on a recommendation from the
Architectural Review Commission. A Tentative Tract Map for condominium
purposes was approved in conjunction with the development review in order to
create individual air space units that can be sold for the townhomes.
As of 2026, development review for all 740 dwelling units within Phases 1 through 5, have
been approved by Planning Commission. For each phase, the Architectural Review
Commission reviewed the applicant’s design proposal, and recommended Planning
Commission approval subject to conditions. The last remaining project components that
will require development review are the neighborhoo d commercial site (which is entitled
for 15,000 square feet of commercial uses and potential mixed use and affordable
housing units) and the interim fire station that will be located on Earthwood Lane. The
commercial parcels were recorded with the Phase 5 Final Map and therefore have been
established. The Developer will submit an application for development review of the site
for Planning Commission consideration when a commercial tenant or buyer is identified.
The proposed interim Fire station can be reviewed in a separate process and would
require Moderate Development Review (review by the Architectural Review Commission
and final action by the Community Development Director).
Final maps have been recorded for Phases 1, 2, 3, and 5 of Tract 3089 for Avila Ranch.
The Phase 4 Final Map is expected to be scheduled for City Council acceptance later this
year. Phase 6 of the Phased Vesting Tentative Tract Map has been eliminated because
the commercial parcels were included with the Phase 5 Final Map, and the re maining
agricultural parcels are included in the Phase 4 Final Map. Upon recordation of the Phase
4 Final Map, all parcels entitled with the 2017 Phase Vesting Tentative Tract Map and
Avila Ranch Development Plan will be recorded and established as legal p arcels.
Table 1 below identifies current status of design approvals, phased Final Map
recordation, construction, and occupancy for all phases of the Avila Ranch project.
Page 226 of 322
Item 6i
Phase
Development
Review
completed
Phased
Final Map
Total
Development
Potential
Constructed
and
Occupied
Under
Construction
Remaining
(Not Started)
Phase 1
SFR (R-2)
Planning
Commission
Sept. 22, 2021
Resolution PC-
1046-2021
City Council:
Dec. 4, 2018
Recorded:
Dec. 23, 2021
179 units
152 units
plus 6
model
homes
- 21 units
Public Improvements – Complete
Developer to construct last 21 lots near model homes after Phase 2/3 SFRs
Phase 2 and 3
SFR (R-2)
Planning
Commission
Sept. 22, 2021
Resolution PC-
1046-2021
City Council:
Jan. 23, 2024
Recorded:
April 1, 2025
121 units 66 units 55 units -
Units currently under construction
Public Improvements – Mostly Complete
Phase 3 (R-4)
Multifamily
Apartments
Planning
Commission
Feb. 14, 2024
Resolution PC-
1083-2024
City Council:
Dec. 4, 2018
Recorded:
Dec. 23, 2021
145 units - - 145 units
Lots established with Phase 1 Final Map
Approved with 20-Unit Density Bonus; Includes 59 deed restricted units
Phases 4 (R-3)
Condos and
Townhomes
Planning
Commission
Dec. 10, 2025
Resolution PC-
1114-2025
City Council
acceptance
to be
scheduled in
2026
194 units - - 194 units
Final Map and Public Improvement Plans currently under review
Phase 5
SFR (R-1)
Planning
Commission
Aug. 10, 2022
Resolution PC-
1065-2022
City Council:
Sept. 16,
2025
Recorded:
Dec. 22, 2025
101 units
- - 101 units
Public Improvements - Under Construction
Building Permits – Under Review
Neighborhood
Commercial
Not yet
submitted
City Council:
Sept. 16,
2025
Recorded:
Dec. 22, 2025
15,000 sf
commercial - - 15,000 sf
commercial
Originally Phase 6, however, lots recorded with Phase 5 final map
Will submit development review when commercial tenant/buyer is identified
Total:
740 units
15,000 sf
commercial
218 units
plus 6
model
homes
55 units
461 units
15,000 sf
commercial
Table 2. Avila Ranch Current Development Status by Phase (May 2026)
Page 227 of 322
Item 6i
Affordable Housing
The project’s current Affordable Housing Agreements call for 90 affordable and 25
workforce units within the Avila Ranch development. This is an increase compared to the
71 affordable and 25 workforce units that were required by the original 2017 Development
Agreement. This increase is a result of a density bonus approved by the Planning
Commission for the Phase 3 multifamily affordable site.
Phase 1 included six (6) moderate income homes and eight (8) workforce housing units,
which have been constructed and sold to qualified buyers. As required by the
Development Agreement, Avila Ranch provided $20,000 per workforce unit as
downpayment assistant to the buyers. Lot 186, the R-4 multifamily affordable parcel
located in Phase 3, will provide the majority of the project’s affordable housing, including
59 low-income and moderate-income rental units and one (1) manager’s unit. Lot 186 has
been transferred to C&C Development, an affordable housing provider, who has applied
for State Tax Credits for the past several years to fund construction of the low- and
moderate-income affordable units in Phase 3. The City was recently notified that the State
agency recommended an award of $9.4 million in tax credits for this 60-unit Avila Ranch
affordable housing project. Final approval of the allocation was approved by the California
Tax Credit Allocation Committee on June 22, 2026. Construction of the 60 units on this
site by C&C Development is expected to proceed quickly to build out the project within
timeframes identified by the State.
Public Improvements:
Several large public improvement projects required for the development have been
completed or are under design development and construction.
A. Public Offsite Improvements. Multiple offsite transportation improvements were
required to mitigate for the increase in traffic generated by the development
through the project conditions of approval, mitigation measures (MM), and the
Development Agreement.
Extension of Earthwood Lane to Suburban Road [Condition #101]
Suburban Road Improvements, S. Higuera to Earthwood [Condition #102]
Sidewalk on portions of Vachell Lane [Condition #124]
Intersection improvements at South Street/Higuera Street [Conditions #112]
Intersection improvements at Tank Farm Road/S. Higuera Street [Condition
#114/MM TRANS-7b]
Vachell Lane widening for Class II bike lanes [Condition #105]
Higuera/Suburban Road Striping Modifications
Installation of Class II bicycle lanes along Vachell Lane between Buckley
Road and South Higuera Street [Condition #105]
Multi-use path bridge over Tank Farm Creek north of Buckley Road (MM
TRANS-11)
B. Offsite Improvements in the County. Offsite improvements located outside the City
Limits were constructed under a County encroachment permit and will be
maintained by the County.
Page 228 of 322
Item 6i
Extension of Buckley Road from Vachell Lane to South Higuera Street
Installation of a traffic signal at the newly created intersection with South
Higuera Street [Condition #100].
C. Site Grading. Mass grading for all phases of the project has been completed.
Biological and Cultural Resource monitors have been onsite during mass grading
activities, as required by Mitigation Measures. As part of the temporary mass-
graded condition, prior to completion of the permanent Phase 4 and 5 onsite public
improvements, there is a need to pump st ormwater from the northeast corner of
the project site to a constructed bypass channel that ultimately leads to Tank Farm
Creek. This approach is compliant with the Regional Water Quality Control Board,
and the Developer is working to implement the permanent improvements,
consisting of large diameter culverts, prior to next rainy season to re-establish the
pre-occurring drainage pattern and ensure compliance with the City’s Drainage
Design Manual. A concern was raised this past year by a neighboring property
owner about the interim condition of the mass graded site due to the temporary
ponding of water at the northeast corner of the site. In response to this concern,
City staff have worked proactively with the Developer to ensure that the permanent
improvements are constructed as quickly as possible and that drainage impacts to
neighboring properties are avoided as construction progresses and in the ultimate
built-out condition of the project. The developer has already submitted a plan
revision for this work and has indicated that the improvements will be constructed
by September 2026, ahead of the next rainy season starting.
D. Onsite Improvements. Construction is complete for the majority of the required
Phase 1, 2, and 3 public in-tract improvements. In general, the improvements
consist of street construction, curb, gutter, sidewalks, Class 1 multi-use paths,
pedestrian paseos, streetlights, water and sewer main extensions, fire hydrants,
reclaimed water main, storm drain and stormwater quality improvements,
parkways and landscaping. Earthwood Lane was constructed , providing a
connection between Suburban Drive and Vachell Lane. Venture Drive was
extended to intersect Earthwood Lane at a new roundabout.
E. Buckley Road Widening. Avila Ranch has come to an agreement with the property
owner on the south side of Buckley Road in order to acquire offsite property to
install required bike lanes, the south bike bridge, and related widening of Buckley
Road. The County has approved the Buckley Road improvement plans, which
include bike lanes and road widening. Construction of these improvements is
expected to begin in the next year. This is a major milestone which will greatly
improve multimodal circulation on Buckley Road.
Parks
Section 7.03 of the DA requires the subdivider to dedicate land in excess of that ordinarily
required by the City to construct public parks in south San Luis Obispo, an area of the
City that presently has a deficiency of park area. The A vila Ranch Development Plan
includes ten (10) neighborhood parks throughout the Avila Ranch project area, including
one large 9.5 acre community park and sports complex. The Avila Ranch Parks Master
Page 229 of 322
Item 6i
Plan was reviewed by the Parks and Recreation Commission (PRC) on January 4, 2017,
which determined that the proposed park proposal, including related facilities, is
consistent with applicable General Plan policies. The City Council approved the Avila
Ranch Parks Master Plan on September 19, 2017, as Appendix B of the Avila Ranch
Development Plan.
Four (4) neighborhood parks were constructed in Phase 1, including Parks A (Sunny Vista
park), Park B (The Bend on Earthwood), Park C, and Stevenson Park. Two (2)
neighborhood parks have been constructed in Phases 2 and 3. The City is currently
coordinating with the Developer on the final design of the large 9.5-acre community park
and sports complex, which will be established in Phase 4. The large community park is
required to commence construction prior to issuance of occupancy permits for the 5 00th
market rate unit and must be constructed prior to the issuance of occupancy permits for
the 550th market rate unit. The Parks and Recreation Commission (PRC) has reviewed
and provided input regarding the types of recreational amenities that will be in cluded in
the community park and to ensure that it meets the needs outlined within the Park and
Recreation Blueprint for the Future: 2021-2041 (General Element). This advances the
completion of construction of the large community park and ensures that the development
meets or exceeds the required ratio of park acreage per 1,000 residents throughout
construction, as contemplated during project approval and required by the General Plan.
Agriculture and Open Space
To compensate for the loss of onsite agricultural lands and to meet the open space
objectives of the General Plan, Section 7.04 of the Development Agreement requires
Tract 3089 to dedicate at least 50 acres of on-site open space and/or agricultural land
and preserve at least 50 acres of offsite open space and/or agricultural land. The Avila
Ranch project opted to satisfy a portion of its open space conservation requirements
through an in-lieu fee, which was received with Phase 1 map recordation and is paid in
full. An easement for 30.5 acres of on-site agricultural land was previously recorded with
the Phase 1 map, although this land was located in Phases 4 and 5 and not part of the
Phase 1 subdivision. The Phase 1 final map included dedication of 5.46 acres of open
space, including creek open space, public trails, and bike paths. The Phase 2-3 final map
included 3.6 acres of open space dedication. Phase 5 dedicated 14.34 acres of open
space and/or agriculture land to the City. The balance of on -site agricultural lands and
open space will be dedicated as 25.48 acres of agricultural land in Phase 4, as shown on
the approved tentative map.
In total, seven (7) lots will be created for open space and agricultural uses, with a total of
50.68 acres to be dedicated in fee to the City by a separate irrevocable offer of dedication
for open space and agricultural purposes. The City and the Developer are currently
working to prepare a plan for agricultural operations in order to identify parameters for
future farming, well water sources, site access, and parking.
Interim Fire Station
The Avila Ranch EIR and Development Agreement require an interim fire station to be
constructed at Avila Ranch by the 361st residential unit, which is expected to be by mid-
Page 230 of 322
Item 6i
2028 based on the Developer’s current expected construction schedule. City staff has
been meeting with the Developer since August 2023 to develop site and floor plan
designs. Based on the continued growth in the southern portion of the City and the need
to provide adequate coverage and staffing to meet current operating standards, the Fire
Chief has determined that the station needs to be constructed to serve a 3 -person engine
company, rather than a 2-person medic response station as originally proposed by the
2017 Avila Ranch Final EIR. The Developer is providing concept planning to meet the
City’s current needs as requested, and the City is also identifying staffing and equipment
needs that will be associated with operation of this station, portions of which will be funded
by the Avila Ranch CFD. Funding has been included in the Capital Improvement Plan for
the current estimated City share of the costs to increase the station capacity to serve a
3-person engine.
Reimbursement Agreements
Four (4) Reimbursement Agreements have been established between the City and Avila
Ranch. Sections 5.04.2(g) and 5.05.3(a) of the Development Agreement require the City
to enter into reimbursement agreements and to reimburse the actual hard and soft costs
associated with the portion of oversized facilities attributed to the project area.
Reimbursements to Avila Ranch are made quarterly based on impact fees collected from
development, as benefiting properties develop and pay fair share allocations towards
projects, or as fee credits on permits issued to Avila Ranch.
Wastewater Reimbursement Agreement was authorized on June 4, 2019, for
construction of the Buckley Lift Station, which has been constructed by Avila
Ranch and accepted by the City. On October 15, 2024, the City Council
approved an amendment to the Wastewater Reimbursement Agreement to
reflect final reimbursable construction costs and to update these costs in the
City’s adopted Impact Fee Program.
Recycled Water Reimbursement Agreement was authorized on June 22, 2022,
for extension of a segment of a recycled water line on Venture Drive for benefit
of other development projects. The City is obligated to collect a proportionate
share of the actual cost of the recycled water line from benefiting prope rties
and pass through payment to Avila Ranch. There have been no payments
issued under this reimbursement agreement due to lack of development by the
benefiting properties. The City continues to monitor the benefiting properties
for development activity.
Public Transportation Credit and Reimbursement Agreement was authorized
on April 1, 2019. The agreement states that Avila Ranch shall receive credits
or reimbursements for construction of infrastructure, including the South
Higuera sidewalk, turn lanes on South Higuera/South Street and Tank
Farm/Higuera, several new or extended Class I and II bicycle lanes and share-
use paths, and the LOVR ramp meters. Reimbursements are made to the
Developer from impact fee credits towards the LOVR TIF Base Fee and the
LOVR TIF Add-on Fee (which are included in the City’s adopted Transportation
Impact Fee (TIF) Program), the General Fund, and Mitigation Fees collected
from other development projects.
Page 231 of 322
Item 6i
Private Reimbursement Agreement was authorized on June 18, 2019. The
agreement is to cover certain transportation projects which Avila Ranch is
required to install that are not included in the City’s Transportation Impact Fee
Program, including the extension of Buckley Road, Earthwood, Suburban,
Horizon, and South Higuera/Vachell. Properties which benefit from the
improvements are required to reimburse Avila Ranch at the time of
development or annexation, based on the proportional share of the capacity of
the transportation improvements. The City acts as a passthrough to charge
other developments based on their proportional share of the transportation
improvements installed by Avila Ranch.
City staff and the Developer are currently working on amendments to both the Public and
Private Transportation Reimbursement Agreements to reflect final and updated
transportation project construction costs. The amendments to the reimbursement
agreements will be scheduled for City Council approval once the fair share calculations
for benefitting properties are complete.
PROJECT COMPLIANCE
Development Agreement
The Development Agreement (DA) is a contract authorized by California Planning and
Zoning Law and the City’s Municipal Code that provides certain benefits to the Developer,
typically in the way of certainty and assurances to the Developer regarding what rules will
be applied to the project, in exchange for extraordinary public benefits. For example, Tract
3089 provides more affordable housing units than required by the City’s standard
inclusionary housing requirements and is dedicating more parkland than ordinarily
required by the City. Tract 3089 is also required to construct an interim fire station prior
to the construction of the 361st unit to serve the southern portion of the City and to
contribute funding to reimburse the City for the recent Los Osos Valley Road (LOVR)
interchange project. Implementation of the Avila Ranch project requires substantial new
infrastructure to support new development, most of which is the responsibility of the
Developer. The approved DA for the project describes the Developer's responsibilities in
that regard. As described in the DA and the conditions of approval, some of the
improvements being constructed with Tract 3089 are eligible for reimbursement either
through impact fee credits or through fair share payments from other Developers.
In addition to development activities, it is noted that Avila Ranch has recently completed
a change of ownership from WCP Developers, LLC to Trumark Homes (TH Avila Ranch
LLC). Trumark purchased the Homebuilding business in October 2023 and purchased
the Land Development business in February 2025. Trumark will continue to build out the
remainder of the project. The DA is binding on successors and does not require an
amendment to reflect the transfer.
A DA Memorandum of Agreement (MOA) was executed in September 2021 between the
City Manager and the Avila Ranch development team to allow for the advancement of
Phases 4 and 5 prior to Phases 2 and 3, provided that improvements required for Phases
Page 232 of 322
Item 6i
2 and 3 are included as part of the development. Ultimately, the MOA was not utilized,
and the Developer has proceeded with construction of Phases 1, 2, and 3 as originally
programed. On September 16, 2025, City Council reviewed and approved a second DA
MOA to allow Phase 5 (R-1 single family units) to proceed prior to Phase 4 (R-3
multifamily townhomes), provided that necessary onsite and offsite improvements are
installed. The MOA addresses timing requirements such as construction of the large 9.5 -
acre community park, timing for construction of the primary affordable housing site in
Phase 3, and construction of offsite improvements on Horizon Lane in order to ensure
proportional build out of community benefits and improvements related to the project.
Attachment A summarizes the project’s current compliance status with respect to relevant
provisions of the DA. As of the end of May 2026, the Developer is in compliance with all
applicable requirements of the DA with respect to project milestones. As is the case with
the MMRP, compliance with provisions that are keyed to later project activities or phases
will continue to be monitored by the City to ensure ongoing compliance .
Developer’s Impact Fee Protest and Settlement Agreement. The Avila Ranch
Development Agreement includes provisions regarding payment of City-wide and project-
specific development impact fees. Impact fees were negotiated and agreed upon with the
original project Developer, Avila Ranch, LLC, in 2017, and were included in both the
original DA and an amendment to the DA which was executed April 16, 2019. Per the DA,
the Developer is required to pay for the project’s fair share of the cost to mitigate project
impacts as identified in the EIR, Specific Plan, conditions of approval, or otherwise
specified in the DA, in effect when each final map is recorded in accordance with AB1600
analysis. The City may adjust the development impact fees not more than once a year
with changes no greater than the inflation index identif ied upon imposition of the fee.
Sewer and water impact fees shall be paid as identified in the original 2017 DA. The Los
Osos Valley Road interchange impact fees shall be paid as agreed upon by the City and
the Developer in 2018 and memorialized in the 2019 DA amendment.
The Development Agreement was negotiated as a method to extend the life of the
tentative maps to provide a 20-year project build out, provided that there is a “true up” of
fees at the time each phase of the final map is recorded. This provides the Developer with
the time needed to build out the project while also providing the City with the fees needed
to provide services and infrastructure at the time of build out. The Development
Agreement is a contract and can alter and take precedent ov er any vested fees or
expirations that are normally tied to a vested tentative map.
In 2022, a dispute arose between the City and the Avila Ranch Developer over the
interpretation of several items included in the project’s Development Agreement. Avila
Ranch submitted numerous letters to the City in which they protested the payment of certain
impact fees under the Development Agreement. It was determined that the dispute would
be best resolved through a negotiated settlement overseen by a neutral third part y in
mediation. City Council authorized staff to proceed with execution of a tolling agreement of
statutes of limitations and authorized staff to participate in mediation in an attempt to resolve
the dispute. Between August 2023 and September 2025, City staff, legal counsel, and the
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Item 6i
Avila Ranch Developer participated in many meetings, including several with a mediator, to
work towards practical solutions to resolve the contested issues. Through mediation, the
City and the Developer came to agreement regarding the fees in question. A fiscal
reconciliation was completed to evaluate all development impact fees that were being
charged to the Avila Ranch project. This detailed permit by permit analysis was done to
ensure accuracy of the permit charges and ensure consistency with the approved
Development Agreement. In addition, the settlement agreement also outlined terms for the
ultimate acceptance of Basin A, which was a point of dispute due to the year-round
water present in the bottom of the basin. The settlement agreement outlined a responsibility
for the developer to continue to maintain Basin A until completion of Phases 1, 2, and 3 of
the project so that the proper maintenance needs of the basin could be understood, and
the City could confirm that ongoing maintenance of the basin was consistent with what was
originally contemplated when it was originally approved. Prior to completion of Phases 1, 2,
and 3 of Avila Ranch, the developer and City will meet again to formally review and agree
to the transfer in maintenance responsibility for Basin A.
In 2025, a Settlement Agreement was finalized to resolve the 2022 dispute, and the
agreement was presented to the City Council for consideration on November 4, 2025.
The agreement includes a list of action items for both parties, as well as disbursement of
the disputed funds which were held in an escrow account. The Settlement Agreement was
executed and recorded in November 2025. As part of the mediation, fee schedules were
developed to clearly identify development impact fees for all phases of the project. The City
and the Developer are in agreement regarding fees for future phases of the project.
Mitigation Monitoring and Reporting Program
As part of the environmental review of a development project, the California
Environmental Quality Act (CEQA) requires public lead agencies to impose feasible
mitigation measures in order to substantially lessen or avoid the significant adverse
effects of the project on the physical environment. Mitigation measures were included in
the Final Environmental Impact Report (EIR) for Avila Ranch, certified by the City Council
on September 19, 2017. The Mitigation Monitoring and Reporting Program (MMRP)
describes the procedures for the implementation of the mitigation measures identified in
the Final EIR. The MMRP specifies the entity responsible for monitoring the program
and when in the process it should be accomplished.
Attachment D is the updated MMRP, showing the current status of compliance with all
mitigation measures. In summary, the project is in compliance with all applicable
mitigation measures required to date. In some instances, compliance is ongoing (e.g.,
with respect to biological and cultural resource issues) or currently in process of being
completed. In other cases, compliance cannot yet be determined because the project
has not progressed sufficiently to trigger the required mitigation (e.g., items that relate
to the design of commercial buildings). Attachment B is a summarized version of the
MMRP for easy reference, with all mitigation measures put in sequential order of when
compliance is required.
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Item 6i
Project Conditions
Conditions of approval are imposed by the municipality as part of a land development
application to be adhered to and exercised as part of a right granted to the property .
Conditions of approval were adopted as part of the Avila Ranch subdivision map
(Phased Vesting Tentative Map for Tract 3089) approved by the City Council on
September 19, 2017.
Attachment C shows the current status of compliance with all relevant project conditions.
In summary, the project is in compliance with all applicable project conditions required
to date. The City continues to track conditions of approval and mitigation measures
related to unit counts and impacts for various phases of the development. Some
conditions of approval have been fulfilled, while some are ongoing, and others will be
addressed in later phases of project construction.
Community Facilities District
On October 24, 2017, the City Council approved the Mello-Roos Avila Ranch Community
Facilities District (CFD) Resolution of Formation to provide ongoing funding for City
services and infrastructure maintenance (“Avila Ranch Community Facilities District No.
2017-1”). The CFD for Avila Ranch is a special tax assessment in the district which was
established to fund authorized services, maintenance, and facilities.
The City is authorized to levy the tax through the annual property tax roll. Fiscal Year
2022-23 was the first year in which the special tax was levied against taxable parcels of
the CFD. The Mello-Roos Community Facilities Act of 1982 as well as Section 10(ii) of
the CFD resolution have an annual reporting requirement, similar to the requirement for
annual reporting of the MMRP and DA which is included in the Development Agreement.
The City's Finance Department is responsible for preparing an annual repor t on the CFD
at the end of each fiscal year to coincide with the Citywide annual budget, and is therefore
not included in this report. The CFD annual report was last completed and presented to
Council August 19, 2025.
Public Engagement
An extensive public review process was completed with the approval of the Tentative Map
and Avila Ranch Development Plan. The annual monitoring of the Avila Ranch
Development Agreement and associated project mitigation measures and conditions
have a “notify” level of public engagement, which has been accomplished through
this agenda item and associated staff report.
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Item 6i
CONCURRENCE
Ongoing collaboration among departments, including Community Development, Public
Works, Utilities, Parks and Recreation, Natural Resources, Sustainability Division, and
the City Attorney’s Office, has continued throughout project development and
construction. This ongoing collaboration by City staff has been vital to ensure compliance
with the DA provisions, mitigation measures, and conditions of approval, as identified in
this annual report.
ENVIRONMENTAL REVIEW
Annual monitoring of the Avila Ranch DA and MMRP is categorically exempt from CEQA
according to CEQA Guidelines Section 15306 (Information Collection), which exempts
“basic data collection, research, experimental management, and resource evaluation
activities which do not result in a serious or major disturbance to an environmental
resource.” Therefore, the proposed action is categorically exempt from further analysis
under CEQA. These actions also qualify for the “common sense” exemption under
Section 15061(b)(3), which covers activities “where it can be seen with certainty that
there is no possibility that the activity in question may have a significant effect on the
environment.” Annual monitoring does not change any aspect of the approved Avila
Ranch project, nor does it introduce the potential for any new environmental impacts.
FISCAL IMPACT
Budgeted: Yes Budget Year: Annually beginning 2025-26
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund
State
Federal
Fees
Other:
Total $0 $0 $0 $0
Section 5.04.2.(i) of the Avila Ranch Development Agreement requires the Developer to
pay for staff and consultant costs related to annual Mitigation Monitoring and Reporting
Program evaluation and Development Agreement review. This year City staff prepared
the annual review internally, and billed Avila Ranch for the staff hours to complete the
review and annual report. There are no direct fiscal impacts to the City related to the
MMRP and DA annual review and reporting.
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Item 6i
Supplemental taxes are assessed and collected on the project through the Community
Facilities District to pay for City services and infrastructure maintenance. The CFD annual
compliance report will be a future agenda item prepared at the end of each fiscal year to
coincide with the Citywide annual budget and is therefore not included in this report. The
CFD annual report was last completed and presented to Council August 19, 2025.
ALTERNATIVES
1. Council could decide to provide direction to staff regarding the annual
monitoring report for the Avila Ranch project and continue the item to a
future meeting. If this alternative is chosen, staff would request that the City Council
provide specific direction as to information that should be further studied or included
in the report.
2. Council could decide to reject the annual monitoring report for the Avila
Ranch project. If Council provides this direction, staff requests detailed information
as to why the annual report is rejected so that additional information can be gathered
and the report can return to the City Council since annual monitoring is a
requirement of the DA.
ATTACHMENTS
A – Summary of Compliance with the Avila Ranch Development Agreement
B – Summary of Compliance with the Avila Ranch MMRP
C – Summary of Compliance with the Avila Ranch Project Conditions
D – Avila Ranch Mitigation Monitoring and Reporting Plan (May 2026)
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Avila Ranch
Compliance with Development Agreement, Map Conditions, and Mitigation Measures
May 2026
Avila Ranch
Development Agreement
Item DA ID Summary Description Compliance Status
1 1.03.a.1 Agreement terminates on 20th anniversary of effective date (11/2/37) ongoing; annually
2 1.03.a.2 Agreement terminates (11/2/24) if Ph 1-2 backbone infrastructure not in place COMPLETED
3 1.03.a.3 Agreement terminates once development and conditions are satisfied ongoing; annually
4 1.04.1 & 1.04.2 Agreement must be executed 5 days after Ordinance adoption; to County Recorder within 10 days COMPLETED
5 5.03 Form Community Facilities District (CFD) or other financing mechanisms ongoing; COMPLETED
6 5.04.2.f Payment of all then-current processing fees for any subsequent planning applications and permits ongoing; as new applications are made
7 5.04.2.g Reimbursement/ Credits for developer improvements beyond fair share cost ongoing; per reimbursement agreements
8 5.04.2.i Payment of staff & consultant time: DA Review, MMFP, CFD, election costs, and admin costs ongoing
9 5.04.2.j Payment of California Department of Fish & Wildlife fees + County/Clerk Recorder Fees COMPLETED
10 5.05.4.c City to annually monitor whether there is a General Fund shortfall from fees collected ongoing
11 6.02.2 City may require oversizing of backbone infrastructure, under certain conditions as needed
12 6.04.1 Applicant to make all reasonable efforts to purchase off-site improvement properties as needed, in process
13 7.02.1.b Developer to complete first two phases and infrastructure within 7 years of effective date ongoing
14 7.02.1.c Developer to conform with phasing shown in Table ongoing, per DA memos
15 7.03 Developer to dedicate 18.25 acres of parkland to satisfaction of PRC ongoing with each phased Final Map
16 7.04 Developer to dedicate at least 50 acres of ag/open space onsite and preserve 50 acres offsite ongoing with each phased Final Map
17 7.05 Provide affordable and workforce housing per Exhibit G site dedicated to C&C, funding obtained
18 7.07 Developer to provide accelerated compliance with energy standards ongoing; installation with each unit/phase
19 7.08.a Developer to provide accelerated compliance with Climate Action Plan ongoing; installation with each unit/phase
20 7.08.c Install water infrastructure for offsite annexations near Broad and Buckley per Exhibit H Completed per 2018 & 2023 water modeling
21 7.08.d Developer to dedicate 20x40 land for future water well site to City on Lots 594, 406, or 398 dedication with Phase 4, 5, 6 Final Maps
22 7.11 Construct all needed traffic improvements shown on Exhibit C; plus fair share portions of others ongoing, in process
23 7.12 construct and/or fund bike improvements per Exhibit J ongoing, in process
24 7.13.6 Developer to provide all cable for internet connections as utilities are constructed
25 10.01 Annual evaluation of the MMRP and DA to ensure compliance ongoing; annually
26 11.01 Annual evaluation of the MMRP to ensure compliance ongoing; annually
27 11.02 Annual evaluation of the DA to ensure compliance ongoing; annually
28 11.02.02 CDD to issue "Finding of Development Agreement Compliance" based on review ongoing; annually
29 12.01 Any DA provision out of compliance must be cured within 60 days ongoing; no non-compliance issues to cure
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30 7.09 Build all necessary storm drain facilities Shown on PIPs for construction
31 5.04.2.b; Amendm Payment of all development impact fees: Citywide (Police, Fire, TIF) & Project Specific (LOVR Add-on) With each building permit and Final Map
32 5.04.2.c Payment of development impact fees: Water & Sewer With each building permit and Final Map
33 7.13.1 Include airport hazard related language in CC&Rs included in CC&Rs for each Phase
34 7.10 Build interim fire station on Lot 302 at buildout of 361st unit Design in process, on track for May 2028
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Avila Ranch
May 2026
Mitigation Measures
Item MM ID Summary Description Compliance Status
1 AG-2a Install fencing and signs along Buckley to minimize trespass
Installation to be verified in the field and PIPs - Phase 6
2 AG-2b Landscape plans to include trees and shrubs to minimize dust
plans to indicate compliance; installation to be verified
in the field Phase 6
3 AG-2c Add 20-foot hedgerow of trees along east side of Vachell
completed with Phase 1 improvements
4 BIO-2b Prepare Biological Mitigation Plan - habitat restoration
BMMP completed Jan 2019; field verify as needed
5 BIO-2c Prepare Biological Mitigation Plan - wetland and riparian mitigation
BMMP completed Jan 2019; field verify as needed
6 BIO-2d Preserve southern 275 feet of N-S creek to protect riparian woodland
BMMP completed Jan 2019; field verify as needed
7 BIO-2e
Stockpile emergent vegetation (cattails) to plant later in realigned creek BMMP completed Jan 2019; field verify as needed
8 BIO-2j
Tank Farm Creek Class I bike bridge to be placed outside mapped riparian BMMP completed Jan 2019; field verify as needed
9 BIO-3b
Implement special status species protection measures BMMP completed Jan 2019; field verify as needed
10 BIO-4
Conduct bat surveys in building proposed for demolition Plan Completed; field monitoring as needed
11 BIO-5a
Shield all lights facing Tank Farm Creek BMMP completed Jan 2019; field verify as needed
12 BIO-5b
Tank Farm Creek restoration to include native trees to minimize light spillover BMMP completed Jan 2019; field verify as needed
13 BIO-6
All work within 100 feet of Tank Farm Creek to occur April 15-October 15 BMMP completed Jan 2019; field verify as needed
14 HYD-2a
Submit Master Drainage Plan Following Sept 2018 Phase 1 Drainage Report; field
verify as needed
15 HYD-3a
Submit Cumulative Master Drainage Plan Following Sept 2018 Phase 1 Drainage Report; field
verify as needed
16 HYD-3b
Design bridges, culverts and drainge per City specs City verifying as needed through review of
improvement plans
17 HYD-4a
Geotech study needed for HDD areas - part of Utilities Plan City verifying as needed through review of
improvement plans
18 HYD-4b
Frac-Out Contingency Plan needed for HDD areas - part of Utilities Plan Frac-Out Plan Prepared April 2022; followed as needed
19 UT-2 Utility infrastructure subject to city approval. Applicant to construct.
City verifying as needed through review of
improvement plans
20 AQ-1a Prepare Construction Activity Management Plan (CAMP)
Completed Feb 2019; field verify as needed
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21 AQ-2a Implement APCD conservation requirements
Shown on plans; need to field verify
22 AQ-2b Implement APCD AQ Handbook strategies
Shown on plans; field verify as needed
23 BIO-1a Prepare Biological Mitigation Plan - implement BMPs
BMMP completed Jan 2019; need to field verify BMPs
24 PS-1
Prepare and implement Security Plan with SLOPD Ongoing; with each Phased Final Map
25 PS-2
Fair Share Contribution to Fire Protection Service as part of CFD Included in CFD; completed
26 TRANS-3b
Install traffic calming measures required by Policy 8.1.3 will be reviewed for compliance.
27 TRANS-5
Pro Rata share for Buckley/227 roundabout Map
28 TRANS-8a
Pay LOVR subarea fee Ongoing w/ each building permit
29 TRANS-8b
Re-time signal at LOVR/Higuera In partial compliance; applicant and city are
cooperating to ensure full compliance
30 TRANS-14 Pay citywide TIF for Class I bike path from Buckley/Higuera to LOVR/SB101
Satisfied with Citywide TIF payment
31 TRANS-15b Pay fair share to improve Tank Farm/Higuera
Satisfied with Citywide TIF payment
32 TRANS-15c Pay fair share to improve Tank Farm/Horizon
Satisfied with Citywide TIF payment
33 TRANS-15d Pay fair share to improve Buckley/Vachell
share paid prior to Final Map recordation
34 TRANS-2a
Prepare Transportation Improvement Phasing Plan Complete with Phase 1
35 TRANS-3a
City to review roadways and driveways for compliance with City standards Complete for Phase 1
36 AG-1 Agricultural Conservation Easement
To be verified by City
37 AQ-1c Develop offsite mitigation strategy 3 months before grading permits
APCD per letter of 3/21/19
38 BIO-1b Hire biological monitor to oversee construction activities
Monitor approved; field monitoring as needed
39 BIO-2h
Tank Farm Creek project activities to be performed when creek is dry BMMP completed Jan 2019; field verify as needed
40 CR-3a
Retain archaeologist and Native American monitor prior to Phase 1 grading Monitor approved; field monitoring as needed
41 CR-3b
Educational materials prior to grading and construction Monitor working with construction team
42 GEO-3
Prepare geotech study prior to site development Following Jan 2019 Geotech Plan
43 GEO-4
Geotech investigation to examine soil settlement Following Jan 2019 Geotech Plan
44 GEO-5
Geotech investigation to examine soil expansion Following Jan 2019 Geotech Plan
45 GEO-6
Geotech investigation to examine subsidence Following Jan 2019 Geotech Plan
46 HAZ-1
Prepare Health and Safety Plan Following July 2020 Health and Safety Plan
47 HYD-1a
Submit NOI for discharge to SWRCB stormwater unit WDID for Phase 1 completed; WDID for Phases 2-6
pending
48 HYD-1b
Submit SWPPP 45 days prior to start of work Completed Jan 2018
49 HYD-1c
Install 8 drainage outlets in Tank Farm Creek during dry season (May-Oct) Field verification required per WDID
50 NO-1a
Limit grading/construction timing to daylight hours and not on Sunday Field verify as needed
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51 NO-1b
Implement Noise attenuation techniques - BMPs Field verify as needed
52 TRANS-1
Prepare Construction Transportation Management Plan Phase 1, 2, & 3 CTMP completed; Ongoing with each
phase after that
53 AQ-1b Use low or no emission paints
Field verification required
54 GEO-1
Building and infrastructure design to meet CBC Field verification required
55 GEO-7
Limit GW pumping during drought in conjunction with subsidence findings Field verification required
56 NO-3a
Include noise mitigation in residential design Verified through building plan approvals
57 TRANS-4
Prepare improvement plan for Horizon, Earthwood, and Suburban remainder in Phase 4
58 TRANS-6 NB RT lane at South/Higuera intersection
Complete
59 TRANS-7a Higuera/Prado improvements; Prado Road widening
Satisfied through Citywide TIF payment
60 TRANS-7b
Tank Farm/Higuera second SB LT lane Complete
61 TRANS-10a
Add ADA sidewalks on east side of Higuera from City limit to LOVR In design, construction required prior to Phase 2
62 TRANS-10b
Add ADA sidewalks on east side of Higuera from Vachell to LOVR Complete
63 TRANS-10c
Add ADA sidewalks on south side of Suburban from Higuera to Earthwood Complete
64 TRANS-13 Pay citywide TIF for second SB RT lane at LOVR/Higuera
Satisfied through Citywide TIF payment
65 TRANS-15a Pay fair share to improve Prado/Higuera
Satisfied through Citywide TIF payment
66 HYD-5
Prepare Development Maintenance Manual P1 Drainage Report (Sept 2018); Prelim Stormwater
O&M Plan PH2-6 (May 2022)
67 TRANS-12 Bus stop provisions
Phase 1 bus turnout complete; Phase 6 turnout
pending
68 TRANS-11
Construct 2 bike bridges on Buckley over Tank Farm Creek Moved 1 bridge to Phase 4
69 CR-2a
Data Recovery measures for CA-SLO-2798/H Field verification required; coordinate with monitor
70 CR-2b
Retain monitor following grading of CA-SLO-2798/H City to approve monitor
71 GEO-2
Retail stores--goods stacked no higher than 8 feet Field verification required
72 BIO-2g
Prepare post-construction landscape and restortion report for each phase BMMP completed Jan 2019; field verify as needed
73 BIO-2i
Hydroseed bare soils when grading is completed for each phase BMMP completed Jan 2019; field verify as needed
74 BIO-3a
City-approved biologist to conduct onsite training to construction workers BMMP completed Jan 2019; field verify as needed
75 BIO-3c
Survey for CRLF in Tank Farm Creek 48 hours prior to construction BMMP completed Jan 2019; field verify as needed
76 BIO-3d
Survey for pond turtle in Tank Farm Creek 48 hours prior to construction BMMP completed Jan 2019; field verify as needed
77 NO-1c
Contractor to inform resiednts within 300 feet of noise Field verify as needed
78 NO-3b
Buckley Road rubberized asphalt PW to verify BB12:E85uckley Road Widening Plan
provisions through PIP approvals
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Avila Ranch
May 2026
Map Conditions
Item Condition Summary Description Compliance Status
1 5 Applicant to hold city harmless
Ongoing
2 1 Submit written report showing compliance with conditions
Developer provides with each Final Map
3 3 Avigation easements must be recorded
Disclosures with each Final Map
4 6 All easements must be shown on Final Map
With each phased Final Map
5 7 All offers of dedication must be shown on Final Map and PIPs
With each phased Final Map
6 8 County-City line must be shown on Final Map and PIPs
With each phased Final Map
7 9 Include 10' wide tree easement and PUE across front of Res lot; 15-ft PUE in front of Comm
Confirmed; with each phased Final Map
8 10 Offsite easement dedications as needed
Confirmed; with each phased Final Map
9 11 CFD must be fully operational prior to first phase Map approval
Completed
10 15 Offsite ROW to be acquired by developer to the extent possible, otherwise condemnation
In process - required for offsite PIPs
11 17 Secondary access required where more than 30 dwellings proposed
Completed
12 18 fire access to be provided to satisfaction of fire chief
Confirmed
13 19 All streets to conform to City Engineering Standards and the Specific Plan
Confirmed; with each phased Final Map
14 20 All subdivision improvements to conform to City Engineering Standards and the Specific Plan
Confirmed; with each phased Final Map
15 21 Final street sections to be approved in conjunction with drainage report
Confirmed; with each phased Final Map
16 22 Traffic circle and roundabout to confirm to City Engineering Standards
Confirmed; with each phased Final Map
17 33 Street trees required - one 15-gallon per 35 lineal feet
Confirmed; with each phased PIP
18 97 Final Map to comply with City Engineering Standards
Confirmed; with each phased Final Map
19 99 Transportation Improvement Phasing Plan to be submitted with each phase
Confirmed for Phase 1; update with Phase 5
20 119 Dedicate access easements (between lots 7-10; 19-22; 87; 183; 230; 312 or 318; 341/342)
Confirmed; with each phased Final Map
21 123 Add roadway classification sheet to Final Map consistent with EIR recommendations
Confirmed; with each phased PIP
22 24 Improvement Plans to include line of sight analysis
Confirmed; with each phased PIP
23 25 Improvement Plans to address all conditions and mitigation
Confirmed; with each phased PIP
24 29 Jurisdictional permits needed from key agencies
Phase 1 complete; will continue to monitor
25 34 PIPs to include analysis of tree removal
Trees to be preserved identified on PIPs
26 37 PIPs must show all existing improvements and plans to keep or remove
included in PIP's
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27 38 PIPs must show public and private easements
Confirmed; with each phased PIP
28 39 street paving to be included in PIPs
included in PIP's
29 40 PIPs to include construction phasing and management plan
Confirmed; with each phased PIP
30 41 Developer to get copy of County as-built for Venture Lane and Vachell Lane; show improvements in PI
Improvements included in PIP's
31 42 Street lighting and other improvements may be required for Venture and Vachell in PIPs
Coordinating with City staff
32 43 Retaining wall and/or fence along property lines subject to Planning approval or ARC, SP or exception
Included in PIP's
33 44 PIPs to show mail receptacles
Mailbox kiosk shown in PIP's
34 45 Use porous concrete or pavers for private parking areas as feasible
Ongoing with each phased PIP
35 46 PIPs to show access to common areas, trails, and linear parkways per ADA and CBC requirements
Confirmed; with each phased PIP
36 54 City utilities in Buckley/Vachell to be approved by City and County via encroachment permit
Buckley extension administered by County
37 55 PIPs to show gas main and easements
Confirmed; with each phased PIP
38 56 PIPs to show water, sewer and storm drains
Confirmed; with each phased PIP
39 58 Public utilities to be located in accordance with City and PUC
Confirmed; with each phased PIP
40 59 PIPs to show water meters
Confirmed; with each phased PIP
41 60 Final sewer report required prior to PIPs
per Utilities dept.
42 61 PIPs to show overhead wire utilities
Confirmed; with each phased PIP
43 62 Street widening will required undergrounding utilities
Confirmed; with each phased PIP
44 63 Underground existing overhead wiring
Overhead wires west side Vachell remain
45 65 Irrigation to use recycled water; public park could use recycled water
Confirmed; with each phased PIP
46 66 Landscape Plan to be consistent with City water conservation efforts
Confirmed; with each phased PIP
47 68, 69 PIPs to verify how wetland features to be protected; non-native plants to be contained
Project biologist evaluating with each phase
48 71 Final pads to include certified pad construction and elevations
verified as needed by City Engineer
49 72 Cut and fill slopes to be protected as recommended by soils engineer
verified as needed by City Engineer
50 73 Easement agreement needed for onsite creeks and channels; CFD HOA or other private maintenance
verified by City
51 74-76 Grading and drainage plans required
verified by City Engineer
52 77 PIPs to include complete grading, drainage and erosion control plans
verified by City Engineer
53 78 Final drainage report and PIPs to consider on- and offsite drainage (Tract 2943--Earthwood)
verified by City Engineer
54 79 Final drainage report and PIPs to consider run-on from 125 Venture
verified by City Engineer
55 80 Final drainage report and PIPs to consider run-on from NE corner of Vachell and Venture
verified by City Engineer
56 82 Indicate revised floodplain on PIPs and Final Map
verified by City Engineer
57 83 Indicate various drainage, well and other features on final map
verified by City Engineer
58 84 provide final HEC-RAS modeling for drainage
verified by City Engineer
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59 85, 86 final drainage plans must address trash removal
verified by City Engineer
60 95 Obtain and approve SWPPP
RWQCB, with each phase
61 101 Earthwood to be restriped for Class II bike lanes
Confirmed
62 121 PIPs to include striped bike lanes on streets with Class II bikeways
Confirmed; installed with each phased PIP
63 4 Enter into and record affordable housing agreement with City
Done for phase 1 & 3. Phase 4 pending
64 14 Notice of Requirements to be recorded at City's written request with recordation of Final Map
Completed with each phased map
65 16 Prove property title for offsite improvements
ongoing with future permits
66 23 Developer to file Notice of Requirements with each map phase
Completed with each phased map
67 35 PIPs for onsite and offsite to be approved prior to map recordation
Completed with each phased map
68 100 Complete Improvement Plans for signal at LOVR/Higuera, sign at Higuera/Buckley for 101 access
Complete
69 101 Earthwood extension to be designed
Confirmed, completed with Phase 1
70 116a Pay fair share fees for roundabout at Buckley/227
Confirmed - AR paid FULL fee directly to County
prior to Phase 1 Final Map recordation.
71 116b Pay fair share fees for second SB RT lane at Higuera/LOVR
Confirmed, weighted portion of this fee
associated with Phase 1 paid prior to final map
recordation. Will pay addition portion of fee
with subsequent phases.
72 116c Pay fair share fees for Class I bike path from Buckley/Higuera to LOVR/SB 101
Satisfied with payment of Citywide TIF fees
73 116d Pay fair share fees for widening Prado/Higuera intersection (dual LT, dual thru, RT)
Satisfied with payment of Citywide TIF fees
74 116e Pay fair share fees for Higuera/Tank Farm cumulative improvements
Satisfied with payment of Citywide TIF fees
75 116f Pay fair share fees for Tank Farm/Horizon improvements (NB RT or roundabout)
Satisfied with payment of Citywide TIF fees
76 117 Design and initiate improvements to allow two bus stops; Final Map to reflect
Confirmed for Phase 1 PIPs
77 118 Complete design for in-tract traffic calming, per MM TRANS-3b
goes with each map phase
78 26 Separate permits required from SLO County for construction staging; City to review
Encroachment permits issued and will continue
to monitor
79 47 No potable water used during construction; recycled water to be used
Utilities Dept to monitor
80 53 Relocate utilities affected by road improvements outside tract boundary
approved by Utilities Director
81 67 Obtain permits from RWQCB, ACOE and CDFW
verified by Engineering
82 94 Verify LID compliance of grading and drainage plans
verified by Project Soils Engineer
83 96 Verify compliance with AQ standards from APCD
APCD verified in letter
84 128 AG and OS areas to be delineation prior to demolition, subdivision grading and development
PIP's show no work in AG or OS area.
85 129 Grading plan to show interface between AG and OS, creeks, roads, and bikeways
temporary fencing required
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86 130 Conduct pre-construction surveys for Vernal Pool Fairy Shrimp where appropriate; consult USFWS
Biologist monitoring
87 48 Recycled water pipeline infrastructure to be in place
Confirmed; with each phased PIP
88 49 Water pipeline infrastructure to be in place
Confirmed; with each phased PIP
89 50 Sewer infrastructure to be in place
Confirmed; with each phased PIP
90 51, 52 Dry utilities infrastructure to be in place
approved by Utilities Engineer
91 57 public utilities to be approved by City Engineer
shown on plans. Will remain a requirement
prior to building permits.
92 64 Preliminary undergrounding plans to be processed through PG&E
Processed through PG&E
93 70 Engineering soils testing may be needed on a lot-by-lot basis; final pads to be approved
as determined by City Engineer or Building
Official
94 81 Demonstrate compliance with FEMA and City floodplain management requirements
verified by City Engineer and FEMA
95 98 Construction to occur consistent with EIR phasing
Per DA memos, mitigtaion required per EIR
96 101 Earthwood extension to be built
Complete
97 102 Suburban improvements from S. Higuera to Earthwood designed and construction initiated
Portion required for Phase 1 (Suburban from
Higuera to Earthwood) complete
98 105 Install Class II bike lanes along Vachell, between Buckley and Higuera
Complete
99 110 Construct roundabout - Earthwood and Venture
Complete
100 111 Initiate construction of S. Higuera sidewalks - between Vachell and LOVR
Complete
101 112 Initiate NB extension of RT lane from Higuera to South
Complete
102 114 Initiate Higuera/Tank Farm near-term improvements - second SB left turn to Tank Farm
Complete
103 115 pay applicable citywide, LOVR subarea and AASP subarea transportation impact fees
Ongoing w/ each building permit
104 122 Trip reduction plan is required; draft required prior to Phase 1 building permits
Trip Reduction Plan approved by
Transportation Division
105 124 Install continuous sidewalk along Vachell from Venture northward
Complete
106 125 Design and install SB LT lane on Vachell at Venture
Complete
107 126 Design ramp meter at SB 101/LOVR and submit to Caltrans for approval and encroachment permit
Part 1 (LOVR SB On-Ramp) is ongoing, but no
longer tied to Phase 1 per COA amendment
approved w/ Phase 1 Final Map.
108 126 Design ramp meter at SB 101/Higuera and submit to Caltrans for approval and encroachment permit
Part 2 (Meter at US 101/S. Higuera) has been
eliminated per revised COA language
109 2 Noise and safety disclosures to potential occupants and owners
Included in disclosures recorded with phased
Final Maps
110 102 Complete Suburban improvements
Portion required for Phase 1 complete.
Page 248 of 322
111 103 Vachell/Venture; Vachell/Earthwood--access restricted to emergency, transit and bikes--completed
Complete. Access restrictions on
Vachell/Earthwood and Vachell/Venture
removed w/ completion of Buckley Extension
and interim left-turn restrictions at
Vachell/Higuera. Permanent left turn
restrictions at Vachell/Higuera required prior to
Phase 2
112 111 Complete S. Higuera sidewalks - between Vachell and LOVR
Complete
113 112 Complete NB extension of RT lane from Higuera to South
Complete
114 114 Complete Higuera/Tank Farm near-term improvements - second SB left turn to Tank Farm
Complete
115 117 Complete bus stops
Earthwood bus stop completed; verifying
routes with SLO Transit/RTA
116 122 Trip reduction plan is required; approval required prior to Phase 1 occupancy
Complete, approved by Transportation Division
117 126 Complete construction of SB 101/LOVR ramp meter
Ongoing, design in progress. COA revised w/
Phase 1 Final Map, no longer tied to Phase 1
118 116g Pay fair share fees for Buckley/Vachell improvements (signal or roundabout)
Confirmed, weighted portion of this fee
associated with Phase 1 paid prior to final map
recordation. Will pay addition portion of fee
with subsequent phases.
119 100 Design and construction of Buckley ext must be initiated before Phase 2 building permits
Extension complete
120 104 Higuera/Venture--access restricted to emergency, transit and bikes--construction initiated
Temp left turn restrictions installed. Permanent
improvements still required prior to Phase 2
121 111 Initiate construction of S. Higuera sidewalks - between LOVR and City limit
Portion from LOVR to Vachell complete. Portion
from City Limits to Vachell in design,
construction required prior to Phase 2
122 100 Buckley, signal, Class I bike path, Vachell, streetlights must be built prior to Phase 2 occupancy
complete
123 104 Higuera/Venture--access restricted to emergency, transit and bikes--completed
See above.
124 111 Complete S. Higuera sidewalks - between LOVR and City limit
See above.
125 106 Complete design of improvements and make efforts to acquire needed offsite land
In process - required for offsite PIPs
126 102 Improvements from Earthwood to Horizon initiated
TBD - design in process
127 106 Initiate construction of Jespersen connection to Suburban
TBD
128 107 Initiate construction of Buckley Road frontage improvements
ROW aquired. Permits ready to issue
129 110 Construct roundabout - Jespersen and Venture
TBD
130 110 Construct roundabout - Jespersen and Wright
TBD
Page 249 of 322
131 102 Improvements from Earthwood to Horizon completed
TBD
132 106 Complete Jespersen improvements
TBD
133 107 Complete Buckley improvements
ROW aquired. Permits ready to issue
134 12 All private improvements to be owned and maintained by HOA
ongoing ss appropriate
135 13 All stormwater facilities to be owned and maintained by HOA
ongoing as appropriate
136 27 Stormwater BMPs for Buckley Road subject to review and approval from SLO County
County permit - shown
137 28 Detailed plans for offsite improvements needed
ongoing
138 30 Access rights for key roadways to be offered
ongoing with each map
139 31 Subdivider to install public street lights per city (and where applicable) County standards
Ongoing, with each phase
140 32 Private street light allowed per City standards ad/or ARC approvals
ongoing with each phase subject to ARC
141 36 Demo permit required for removal of existing buildings and infrastructure
ongoing as appropriate
142 87 Developer to prepare O&M manual for creek maintenance/stormwater BMPs
verified by City Engineer
143 88 Homeowners to be notified of BMP requirements
ongoing ; with home sales
144 89-93 Maintenance responsibilities for creeks to be followed by HOA or CFD as applicable
verified by Natural Resources Manager as
appropriate
145 103 remove the above access restrictions
completed with Buckley extension
146 108 Specifications for Buckley intersection connections
Completed
147 109 Construct 2 bike bridges, one on each side of the existing Buckley-Tank Farm bridge
Bridge on north side complete. South side prior
to Phase 4 per Council.
148 113 Pay fair share of Higuera/Prado near-term improvements-Prado bridge, left-turn lane at intersection
Satisfied with Citywide TIF payment
149 120 On-street parking shall be prohibited except on local streets
Confirmed
150 127 Provide potential for water well irrigation in OS/AG areas; wells to be approved by the city
Record with Phase 4 Final Map
Page 250 of 322
MITIGATION MONITORING AND REPORTING PROGRAM
Avila Ranch Development Project
1
MITIGATION MONITORING AND REPORTING PROGRAM
The following Mitigation Monitoring and Reporting Program (MMRP) provides a
summary of each mitigation measure for the proposed Avila Ranch Development Project
and the monitoring implementation responsibility for each measure. The approved
Development Plan, is also referred to as the Mitigated Project Alternative (MPA) as
described and analyzed in Section 5.4.2.2 of the Final EIR, rather than the originally
proposed Project. The MMRP for the MPA will be in place through all phases of the
Project, including design, construction, and operation. Note that for clarity, the original
mitigation measures that applied to the proposed project are included in this document, but
where they do not apply in part or in total to the MPA, portions are stricken as appropriate.
RESPONSIBILITIES
The City of San Luis Obispo (City) will act as the lead implementing agency and approve
a program regarding reporting or monitoring for the implementation of approved mitigation
measures for this Project to ensure that the adopted mitigation measures are implemented as
defined in the Final Environmental Impact Report (EIR) for the Avila Ranch Development
Project. For each MMRP activity, the Applicant will either administer the activity or delegate
it to staff, consultants, or contractors. The Applicant will ensure that monitoring is
documented as required and that deficiencies are promptly corrected. The designated
environmental monitor depending on the provision specified below (e.g., City staff,
environmental monitor, certified professionals, etc.) will track and document compliance
with mitigation measures, note any problems that may result, and take appropriate action
to remedy problems. The City or its designee(s) will ensure that each person delegated any
duties or responsibilities is qualified to monitor compliance.
MONITORING PROCEDURES
Many of the monitoring procedures will be conducted during the construction phase of the
Project. The City or its designee(s) and the environmental monitor(s) are responsible for
integrating the mitigation monitoring procedures into the construction process in coordination
with the Applicant. To oversee the monitoring procedures and to ensure success, the
environmental monitor assigned to a monitoring action must be onsite during the applicable
portion of construction that has the potential to create a significant environmental impact
or other impact for which mitigation is required. The environmental monitor is responsible
for ensuring that all procedures specified in the monitoring program are followed.
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MITIGATION MONITORING AND REPORTING PROGRAM
2
Avila Ranch Development Project
MONITORING TABLE
For each mitigation measure, Table 1 identifies 1) the full text of the mitigation; 2) plan
requirements and applicable timing; 3) and how the action will be monitored and the
agency responsible for verifying compliance.
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MITIGATION MONITORING AND REPORTING PROGRAM
3 Avila Ranch Development Project
Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
Aesthetics and Visual Resources
MM VIS-3. The Applicant shall include the development of the entire landscape and open
space buffer outside of the URL within Phase 1 of the construction period. Vegetation within
the buffer would provide partial screening of ongoing construction.
The Development Plan and landscape plan
shall indicate installation of the entire open
space buffer within Phase 1. The Applicant
shall complete the installation of the open
space buffer prior to the issuance of grading
building permits for Phase 2. This mitigation
has been incorporated into the MPA Project
design.
The City shall ensure
compliance within the
Development Plan and
landscape plan. The City shall
confirm this feature is
incorporated within Project
plans.
Agricultural Resources
MM AG-1. The Applicant shall establish an offsite agricultural conservation easement or
pay in-lieu fees to a City designated fund dedicated to acquiring and preserving agricultural
land. While the City’s priority is that such agricultural land be acquired in the closest
feasible proximity to the City, mitigation may be implemented using one of the following
options:
a. The Applicant shall ensure permanent protection of farmland of equal area and
quality, which does not already have permanent protection, within the City of San Luis
Obispo, consistent with City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant
shall identify and purchase or place in a conservation easement a parcel of land of at
least 71 acres of equal quality farmland, or provide in -lieu fees to allow the City to
complete such an acquisition.
b. If no suitable parcel exists within the City limits, the Applicant shall identify and
purchase or place in a conservation easement a parcel of farmland, of equal quantity
and quality, within the City’s Sphere of Influence that is threatened by development of
nonagricultural uses. The parcel shall be placed in an a gricultural conservation
easement (refer to Figure 2 in the Land Use Element for City Sphere of Influence). The
Applicant may also provide in-lieu fees to allow the City to complete such an
acquisition.
c. In the event that no suitable land is available within the City limits or City’s Sphere of
Influence, the Applicant shall identify and purchase or place in a conservation
easement a parcel of farmland, of equal quantity and quality, within the City’s urban
reserve or greenbelt that is threatened by development of nonagricultural uses. This
parcel shall be placed in an agricultural conservation easement (refer to Figure 1 in
the Land Use Element for City Planning Area). The Applicant may also provide in -lieu
fees to allow the City to complete such an acquisition.
d. In the event that no suitable land for an agricultural conservation easement is
available for purchase within the City limits, the City’s Sphere of Influence, or urban
Notices, fees, and/or dedication of
agricultural conservation easements shall be
completed by the Applicant prior to the
issuance of grading and building permits
divided between Phases 1 and 2 of the
Project based upon the acreage of prime soils
impacted by each phase.
The City shall ensure
compliance with Policy LU
8.6.3(C) with the collection of
mitigation fees or establishment
of the agricultural easement.
Compliance Status:
In-lieu payment for phases 1, 2,
and 3 paid in full. In
compliance.
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MITIGATION MONITORING AND REPORTING PROGRAM
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
reserve or greenbelt Planning Area, the Applicant shall identify and purchase or pl ace
in a conservation easement a parcel of farmland, of equal quantity and quality, within
County lands (e.g., agricultural lands north and south of Buckley Road) that is
considered to be threatened by the conversion to nonagricultural use. This parcel sha ll
be placed in an agricultural conservation easement. The Applicant may also provide
in-lieu fees to allow the City to complete such an acquisition. The Applicant shall
demonstrate that such land is as close in proximity to the City as feasible.
To address potential agricultural land use conflicts, the Applicant shall coordinate with the
City and County to fund installation of fencing and signs along Buckley Road to minimize
potential for increases in trespass and vandalism of adjacent agricultura l areas. Along the
south side of Buckley Road, the use of three strand barbwire fencing would be acceptable.
Along the north side of the Buckley Road extension bordering the Class I bike path, spit rail
fencing shall be installed or other fencing acceptable to the County.
The Applicant shall clearly identify all
proposed measures such as fencing,
landscaping, agricultural buffers, etc. within
the Development Plan and VTM.
The City Natural Resources
Manager and planning staff, in
coordination with the County,
as needed, shall review the
Development Plan and VTM to
ensure that design includes
installation of fencing and
signs. The City Natural
Resources Manager and
planning staff shall also review
the final landscape plan to
ensure that the species mix and
density of proposed plantings
would provide an adequate
landscape buffer. The City shall
review final development to
ensure inclusion of appropriate
buffers and should consult with
County Agricultural
Department staff to ensure the
adequacy of agricultural
buffers, and their consistency
with the County Agricultural
Buffer Policies and Procedures.
Field inspections at appropriate
Project phases shall confirm
installation and compliance.
Compliance Status:
Phase 6 improvement plans to
indicate compliance;
installation to be verified in the
field Phase 6
MM AG-2b. To reduce the potential for noise, dust, and pesticide drift to affect future
Project residents, the Applicant shall ensure that Project landscape plans include planting of
The Applicant shall clearly identify all
proposed measures such as fencing,
The City Natural Resources
Manager and planning staff
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MITIGATION MONITORING AND REPORTING PROGRAM
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
a windrow of trees and shrubs along the proposed southern landscape berm and eastern
Project site boundary at a sufficient density to buffer the site from surrounding agricultural
operations.
landscaping, agricultural buffers, etc. within
the Development Plan and VTM.
shall review the final landscape
plan to ensure that the species
mix and density of proposed
plantings would provide an
adequate landscape buffer.
Field inspections at appropriate
Project phases shall confirm
installation and compliance.
Compliance Status:
Installation of berm is complete
on south project boundary.
Phase 4 and 6 improvement
plans to indicate compliance;
including tree plantings;
installation to be verified in the
field at Phase 4 and Phase 6
final improvement sign off
MM AG-2c. To augment the existing 100-foot agricultural buffer to the Caltrans property to
the west of the Project site, the Applicant shall add a 20-foot hedgerow/windrow of trees and
vegetation along the east side of Vachell Lane.
The Applicant shall clearly identify all
proposed measures such as fencing,
landscaping, agricultural buffers, etc. within
the Development Plan and VTM.
The City shall review final
development to ensure
inclusion of appropriate buffers
and should consult with County
Agricultural Department staff
to ensure the adequacy of
agricultural buffers, and their
consistency with the County
Agricultural Buffer Policies
and Procedures. Field
inspections at appropriate
Project phases shall confirm
installation and compliance.
Compliance Status:
completed with Phase 1
improvements
Air Quality and Greenhouse Gas Emissions
MM AQ-1a. A Construction Activity Management Plan (CAMP) shall be included as part of
Project grading and building plans and shall be submitted to the APCD and to the City for
review and approval prior to the start of construction. In addition, the contractor or bui lder
shall designate a person or persons to monitor the dust control program and to order
1. The CAMP shall be submitted to the
APCD and the City for review and approval
prior to acceptance of final Development
Plan and recordation of final VTM.
City staff shall ensure measures
are depicted on the CAMP and
all submitted grading and
construction plans for each
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MITIGATION MONITORING AND REPORTING PROGRAM
6 Avila Ranch Development Project
Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
increased watering, as necessary, to prevent transport of dust offsite. Their duties shall
include holidays and weekend periods when work may not be in progress. The name and
telephone of such persons shall be provided to the APCD prior to land use clearance for map
recordation and grading. The plan shall include but not be limited to the following elements:
A Dust Control Management Plan that encompasses the following dust control
measures:
Reduce the amount of disturbed area where possible;
Water trucks or sprinkler trucks shall be used during construction to keep all areas of
vehicle movement damp enough to prevent dust from leaving the site. At a minimum,
this would require twice-daily applications. All dirt stock pile areas should be
sprayed daily as needed. Increased watering frequency would be required when wind
speeds exceed 15 miles per hour (mph). Reclaimed water or the onsite water well
(non-potable) shall be used when possible. The contractor or builder shall consider
the use of an APCD-approved dust suppressant where feasible to reduce the amount
of water used for dust control;
All dirt stock-pile areas shall be sprayed daily as needed;
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;
Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast germinating native gras s seed
and watered until vegetation is established;
All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
APCD;
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;
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard in accordance with California Vehicle Code
Section 23114;
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site;
Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water should be used where feasible;
All of these fugitive dust mitigation measures shall be shown on grading and building
plans; and
2. All required fugitive dust and emissions
control measures shall be noted on all on
grading and building plans and all
construction activities shall adhere to
measures throughout all grading, hauling,
and construction activities.
3. The contractor or builder shall provide
City monitoring staff and the APCD with
name and contact information of onsite dust
and emissions control monitor(s) who was
approved prior to grading permit issuance for
each Project Phase. Monitor duties include:
a) assure compliance with all dust control
requirements including those covering
weekends and holidays, b) order watering, as
necessary, to prevent transport of dust
offsite, c) attend the pre-construction
meeting. The dust control components apply
from the beginning of any grading or
construction until Final Building Inspection
Clearance is issued and landscaping is
successfully installed.
Project phase. The dust and
emissions control monitor shall
be responsible for compliance
during construction activities.
City grading and building
inspectors shall spot check and
ensure compliance onsite.
APCD inspectors would be
responsible for conducting
periodic site visits to ensure
compliance and respond to
nuisance complaints.
Compliance Status:
Phase 1 CAMP completed in
Feb 2019; verify compliance in
field as needed.
The Phase 2/3 CAMP was
submitted and approved by
APCD in 2023.
Future phases will have
separate CAMPs
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
The contractor or builder shall designate a person or persons to monitor the fugitive
dust control emissions and enhance the implementation of the measures as necessary
to minimize dust complaints, reduce visible emissions below 20 percent opacity, and
to prevent transport of dust offsite. Their duties shall include holiday and weekend
periods when work may not be in progress. 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.
2. Implementation of the following BACT for diesel-fueled construction equipment, where
feasible. The BACT measures shall include:
Use of Tier 3 and Tier 4 off-road equipment and 2010 on-road compliant engines;
Repowering equipment with the cleanest engines available; and
Installing California Verified Diesel Emission Control Strategies.
3. Implementation of the following standard air quality measures to minimize diesel
emissions:
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).
Use diesel construction equipment meeting CARB’s Tier 2 certified engines or
cleaner off-road heavy-duty diesel engines, and 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;
On- and off-road diesel equipment shall not be allowed to idle for more than five
minutes. Signs shall be posted in the designated queuing areas to remind drivers and
operators of the five-minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors in not permitted;
Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
and,
Use alternatively fueled construction equipment onsite where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane o r biodiesel.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
4. Tabulation of on- and off-road construction equipment (age, horse-power, and miles
and/or hours of operation);
5. Schedule construction truck trips during non -peak hours (as determined by the Public
Works Director) to reduce peak hour emissions;
6. Limit the length of the construction work-day period; and
7. Phase construction activities, if appropriate.
MM AQ-1b. To reduce ROG and NOx levels during the architectural coating phase, low or
no VOC-emission paint shall be used with levels of 50 g/L or less, such as Benjamin Moore
Natura Paint (Odorless, Zero VOC Paint). The Applicant or builder shall consider additional
measures to reduce daily and quarterly ROG and NOx levels related to architectural
coatings, such as extending coating applications by limiting daily coating activities.
ROG and NOx reduction measures shall be
indicated on all building and construction
plans submitted to City prior to the issuance
of building permits for each Project Phase.
City staff shall ensure measures
are depicted on all submitted
building and construction plans.
City building inspectors shall
ensure compliance.
Compliance Status:
Requirements noted on
approved building permit plans.
Field verify as needed.
MM AQ-1c. In order to further reduce Project air quality impacts, a n offsite mitigation
strategy shall be developed and agreed upon by the developer, City, and APCD at least three
months prior to the issuance of grading permits, including added funding for circulation
improvements and transit operations. Such funding may be in the form of cash payment or
included as part of the obligation of the Community Facilities District. The Applicant shall
provide this funding at least two months prior to the start of construction to help facilitate
emission offsets that are as real-time as possible. Offsite mitigation strategies shall include
one or more of the following:
Replace/repower San Luis Obispo Regional Transit Authority
(SLORTA) transit buses;
Purchase VDECs for transit buses; and
Fund expansion of existing SLORTA transit services.
1. The Applicant shall prepare and submit
the offsite mitigation strategy to the APCD
for review and to the City for approval at
least three months prior to the issuance of
grading permits for Phase 1 construction.
2. The Applicant shall provide funding to the
APCD at least two months prior to the start
of construction.
The APCD and City staff shall
ensure offsite mitigation
measures are appropriate. The
APCD shall ensure the receipt
of funding.
Compliance Status:
At least 3 months prior to
grading permits, coordinate
with APCD. See letter dated
3/21/2018
MM AQ-2a. The Applicant shall include the following:
Water Conservation Strategy: The Applicant shall install fixtures with
the EPA WaterSense Label, achieving 20 percent reduction indoor.
The Project shall install drip, micro, or fixed spray irrigation on all
plants other than turf, also including the EPA WaterSense Label,
achieving 15 percent reduction in outdoor landscaping.
Solid Waste: The Applicant shall institute recycling and composting
services to achieve a 15 percent reduction in waste disposal, and use
waste efficient landscaping.
The Applicant shall indicate the above
measures on the Development Plan and
building plans prior to acceptance of the final
Development Plan and recordation of the
VTM.
City staff shall ensure measures
are indicated on plans. City
building inspectors shall ensure
compliance after completion of
each Phase.
Compliance Status:
Shown on building plans; field
verify during building
inspections as needed.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
Fugitive Dust: The Applicant shall replace ground cover of at least 70
percent of area disturbed in accordance with CARB Rule 403.
Energy Conservation Strategy: The Applicant shall install additional
solar and alternative energy features (e.g., solar panels on commercial
buildings; solar canopies over commercial parking areas).
Solar and additional energy
features to be shown in Phase 6
plans.
MM AQ-2b. Consistent with standard mitigation measures set forth by the APCD, Projects
generating more than 50 lbs/day of combined ROG + NOx or PM10 shall implement all
feasible measures within Table 3-5 of the Air Quality Handbook.
The Applicant shall include the mitigation
measures in Table 3-5 of the 2012 SLO
County APCD CEQA Air Quality
Handbook, as indicated in the column
“Describe How Project Will Include This
Measure” in Table 3.3-9, above. All feasible
standard mitigation measures shall be
included as part of the Project prior to
acceptance of the final Development Plan
and recordation of the final VTM. City staff
shall ensure the above measures are
incorporated into the development plan and
building plans prior to permit issuance.
1. City staff shall ensure
measures are on plans. City
staff shall work with the
Applicant to ensure that these
strategies are implemented.
2. APCD inspectors or other
City-approved compliance
monitors shall conduct periodic
site visits to ensure compliance
and respond to nuisance
complaints.
Compliance Status:
Shown on plans; field verify as
needed.
Biological Resources
MM BIO-1a. The Applicant shall prepare and implement a Biological Mitigation Plan that
identifies construction-related staging and maintenance areas and includes Project -specific
construction best management practices (BMPs) to avoid or minimize impacts to biological
resources, including all measures needed to protect riparian woodland along Tank Farm
Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
1) Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance
shall be performed in a designated offsite vehicle storage and maintenance area.
2) Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction
equipment and personnel unless authorized by the City. Fencing should be located a
minimum of 20 feet from the edge of the riparian canopy or top of bank, whichever is
further from the creek, and shall be maintained throughout the construction period for
each phase of development.
3) In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop
or redirect work as needed to protect biological resources.
The Biological Mitigation Plan shall be
submitted for review and approval by the
City prior to acceptance of the final
Development Plan and recordation of the
final VTM. The plan shall be designed to
address all construction-related activities
during all phases of development until all
disturbed areas are permanently stabilized.
1. The City shall review and
approve the Biological
Mitigation Plan to ensure that
all BMPs and appropriate
mitigation measures have been
included. The City shall review
the construction plans for each
phase of development to ensure
consistency with the Biological
Mitigation Plan.
2. City staff shall periodically
inspect the Project site during
major grading and construction
within or adjacent to Tank
Farm Creek.
Compliance Status:
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
4) Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
5) Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species
have not climbed into wheel wells, engine compartments, or under tracks since the
equipment was last parked). Any sensitive wildlife species found during inspections
shall be gently encouraged to leave the Project site by a qualified biologist or
otherwise trained and City-approved personnel.
6) Pallets or secondary containment areas for chemicals, drums, or bagged materials
shall be provided. Should material spills occur, materials and/or con taminants shall be
cleaned from the Project site and recycled or disposed of to the satisfaction of the
Regional Water Quality Control Board (RWQCB).
7) All trash and construction debris shall be picked up and properly disposed at the end
of each day and waste dumpsters shall be covered with plastic sheeting at the end of
each workday and during storm events. All sheeting shall be carefully secured to
withstand weather conditions.
8) The Applicant shall implement erosion control measures designed to minimize eros ion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the
perimeter of Tank Farm Creek and at the perimeter of all cut or fill slopes. All
drainage shall be directed to sediment basins designed to retain all sediment onsite.
9) Concrete truck and tool washout should occur in a designated location such that no
runoff will reach the creek.
10) All open trenches shall be constructed with appropriate exit ramps to allow species
that incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be g ently encouraged to leave the
Project site by a qualified biologist or otherwise trained and City -approved personnel.
Trenches will remain open for the shortest period necessary to complete required
work.
11) Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize
habitat fragmentation.
Mitigation Plan completed in
Jan 2019; subject to field
verification as construction
occurs.
2024 Q3 report includes the
year 1 status report of the Phase
1 mitigation. Mitigation sites
have achieved year 1 success
criteria, as defined by the
Wetland and Riparian
Mitigation and Monitoring Plan
(WRMMP).
Years 2-5 monitoring to be
completed for the creek
corridor.
A separate biological
monitoring and mitigation plan
is being prepared as of 2025 to
address future construction on
the east side of the project.
MM BIO-1b. The Applicant shall retain a qualified Environmental Monitor, subject to
review and approval by the City and in consultation with CDFW, RWQCB, and USFWS to
oversee compliance of the construction activities with the Biological Monitoring Plan and
applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all
The City shall select a qualified
Environmental Monitor and a CDFW-
approved qualified biologist prior to issuance
of grading and building permits for each
phase of construction. The Environmental
The Environmental Monitor
shall monitor all grading and
construction, conduct regular
site inspections, and is
responsible for compliance of
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construction workers prior to the initiation of any clearing or construction activities, and
provide quarterly reports to the City regarding construction activities, enforcement issues
and remedial measures. The Environmental Monitor shall be responsible for conducting
inspections of the work area each work day to ensure that excavation areas, restored
habitats, and open water habitats in the area do not have oil sheen, liquid oil, or any other
potential exposure risk to wildlife. If any exposure risk is identified, the Environmental
Monitor shall implement measures that could include, but are not limited to, ha zing, fencing,
and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring
within 50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent
wetlands. The biologist shall also conduct sensitive species surveys immediately prior to
construction activities (within the appropriate season) and shall monitor construction
activities in the vicinity of habitats to be avoided (see also, MM BIO -3 and all subparts
below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction
activities to ensure that sensitive species are not exposed to hazards. Any vegetation clearing
activities shall be monitored by the biologist and/or Environmental Monitor.
Monitor and CDFW-approved qualified
biologist shall be present onsite to monitor
construction activities.
the construction and the above
BMPs within MM BIO-1a.
During construction, the
Environmental Monitor shall
submit quarterly monitoring
reports to the City to ensure
compliance with the Biological
Mitigation Plan and applicable
laws, regulations, and policies.
The qualified biologist shall be
onsite during all construction
within 50 feet of sensitive creek
and riparian habitat areas.
Compliance Status:
Monitor approved; field
verification ongoing as
activities occur.
See Biological Mitigation &
Monitoring Plan, by
Althouse and Meade, dated
January 2019.
BMMP Quarterly Reports are
being submitted to City Natural
Resources.
MM BIO-2a. Project designs shall be modified to realign the Tank Farm Class I bicycle path
and relocate manufactured slopes for housing pads in order to create a minimum of a 35 -foot
creek setback from either the top of the bank of Tank Farm Creek or edge of riparian habitat,
whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at
least 20 feet from the top of the bank or edge of riparian canopy, whichever is further.
However, in any instance the creek setback shall be no less than 20 feet from the edge of
riparian canopy or top of bank, whichever is further, consistent with Section 17.16.025 of the
City of San Luis Obispo Zoning Regulations.
The Applicant shall revise the proposed
Project to move the location of the Tank
Farm Class I bicycle path and manufactured
slopes to be outside the City-approved creek
setback. The revised Development Plan and
VTM shall clearly indicate the 35-foot creek
setback line from the top of the bank or
riparian edge, whichever is further. The
Applicant shall clearly delineate any portions
of development within the 35-foot creek
setback. In addition, the Applicant shall
submit creek cross sections along various
locations of Tank Farm Creek that
demonstrate compliance. The City shall
review and approve these modifications prior
The City shall ensure
compliance the specific creek
setbacks through review and
approval of the final VTM,
grading plan, and final
Development Plan, along with
monitoring reports prepared as
part of MM BIO-1b.
Compliance Status:
Ongoing; subject to review.
City staff verifies creek
setbacks with each building
permit submittal and
improvement plan submittal.
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to acceptance of the final Development Plan
and recordation of the final VTM.
Verified with approved Phase 1
Improvement Plans; check
plans for future Phases.
MM BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to
the City for review and approval. The plan shall be implemented by the Project Applicant,
under supervision by the City and Environmental Monitor, and:
1) Characterize the type, species composition, spatial extent, and ecological functions
and values of the wetland and riparian habitat that will be removed, lost, or
damaged.
2) Describe the approach that will be used to replace the wetland and riparian habitat
removed, lost, or adversely impacted by the Project, including a list of the soil, plants,
and other materials that will be necessary for successful habitat replaceme nt, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use
of appropriate native species and correction of bank stabilization issues. Wetland
restoration or enhancement areas shall be designed to facilitate establishment of
wetland plants such as willows, cottonwoods, rushes, and creeping wild rye.
3) Describe the habitat restoration ratio to be used in calculating the acreage of habitat
to be planted, consistent with MM BIO-2c through 2e below and the findings in the
Biological Report (Appendix I).
4) Describe the program that will be used for monitoring the effectiveness and success
of the habitat replacement approach.
5) Describe how the habitat replacement approach will be supplemented or modified if
the monitoring program indicates that the current approach is not effective or
successful.
6) Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
7) Indicate the timing and schedule for the planting of replacement habitat.
8) Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species
shall be created onsite. If Congdon’s tarplant is found in areas proposed for
disturbance, the affected individuals shall be replaced at a 1:1 ratio through seeding
in a suitable conserved natural open space area. A management plan for the species
shall be developed consistent with applicable scientific literature pertinent to this
species.
9) Habitat restoration or enhancement sites shall be placed within deed-restricted
area(s), and shall be maintained and monitored for a minimum of five years. If
The Biological Mitigation Plan shall specify
the location, timing, species composition,
and maintenance of all habitat restoration
and enhancement efforts. Completed pre-
construction species surveys shall be
submitted to the City within 10 days of
completion. Construction work shall not
commence until after the completion of
surveys and approval of the Biological
Mitigation Plan. Any required permits shall
be obtained from the state and federal
agencies prior to the issuance of grading or
building permits. The Biological Mitigation
Plan shall be prepared by the Applicant and
submitted to the City for approval prior to
acceptance of the final Development Plan
and recordation of the final VTM.
The City shall:
1. Review and approve the
Biological Mitigation Plan.
2.Review construction plans for
each phase of development to
ensure consistency with the
Biological Mitigation Plan.
3. Select a qualified biologist
prior to issuance of all grading
and building permits.
4. Review findings of the
surveys submitted with
quarterly construction reports.
5. Ensure compliance with
Sections 3505 and 3503.1 of
the Fish and Game Code of
California.
After the completion of each
phase, the qualified biologist
shall inspect the site as follows:
quarterly for the first two years,
semi-annually during the third
year, and annually for the
fourth and fifth years. Annual
reports demonstrating
compliance with the Biological
Mitigation Plan and any needed
corrective actions shall be
submitted to the City for five
years after completion of each
phase. Qualified biologist
and/or Environmental Monitor
shall monitor for compliance
during ongoing construction.
Compliance Status:
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sufficient onsite mitigation area is not practicable, an offsite mitigation plan shall be
prepared as part of the Biological Mitigation Plan and approved by permitting
agencies.
10) The Biological Mitigation Plan shall identify appropriate restoration and
enhancement activities to compensate for impacts to seasonal creek, wetland, and
riparian habitat, including a detailed planting plan and maintenance plans using
locally obtained native species and include habitat enhancement to support native
wildlife and plant species.
11) A weed management plan and weed identification list shall be included in the
Biological Mitigation Plan.
12) Habitat restoration or enhancement areas shall be maintained weekly for the first
three years after Phase completion and quarterly thereafter. Maintenanc e shall
include eradication of noxious weeds found on California Department of Food and
Agriculture Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated
or otherwise managed.
13) Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and
annually the fourth and fifth years. Annual reports documenting site inspections and
site recovery status shall be prepared and sent to the County and approp riate
agencies.
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January 2019
Subject to field verification
when grading and construction
occur. BMMP Quarterly
Reports are being submitted to
City Natural Resources
MM BIO-2c. Within the required Biological Mitigation Plan, all temporary and permanent
impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
1) Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum
1:1 mitigation ratio for restoration (area of restored habitat to impacted habitat).
2) Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of
restored and enhanced habitat to impacted habitat).
3) Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to
impacted habitat).
4) Riparian trees four inches or greater measured at diameter-at-breast-height (DBH)
shall be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees
measured at 24 inches or greater DBH shall be replaced in-kind at a minimum ratio of
10:1. Willows and cottonwoods may be planted from live stakes following guidelines
provided in the California Salmonid Stream Habitat Restoration Manual for planting
dormant cuttings and container stock (CDFW 2010). Permanent impacts to riparian
vegetation shall be mitigated at a 3:1 ratio to ensure no net loss of acreage and
individual plants.
The Biological Mitigation Plan shall
demonstrate compliance with mitigation
ratios and be submitted to the City for
approval prior to acceptance of the final
Development Plan and recordation of the
final VTM. Tree and vegetation replacement
shall occur within the same construction
phase as tree and vegetation removal.
The City shall ensure
compliance with requirements
for the Biological Mitigation
Plan. The Environmental
Monitor shall ensure
compliance during restoration
activities.
Compliance Status:
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
Subject to field verification
when grading and construction
occur. BMMP Quarterly
Reports are being submitted to
City Natural Resources.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
5) Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the
date upon which the native trees were removed. Replacement plants shall be monitored
for 5 years with a goal of at least 70 percent survival at the end of the 5-year period.
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
2024 Q3 report includes the
year 1 status report of the Phase
1 mitigation. Mitigation sites
have achieved year 1 success
criteria, as defined by the
Wetland and Riparian
Mitigation and Monitoring Plan
(WRMMP).
MM BIO-2d. Project design shall be modified to preserve at a minimum the southern 275
feet of the North-South Creek Segment to protect all existing mature riparian woodland, and
the proposed drainage plan shall be altered to con vey remaining surface water flows from
areas to the north to this channel.
Applicant shall revise Development Plan and
VTM to preserve a minimum of 275 feet of
the North-South Creek Segment along its
southern reach. Revised plans shall be
submitted and approved by the City prior to
acceptance of the final Development Plan
and recordation of the final VTM.
The City shall review and
ensure compliance of
protection and restoration
measures within the required
Biological Mitigation Plan.
Compliance Status:
Mitigation Plan approved and
Phase 1 plans modified to meet
requirement. Requirement has
been fulfilled in full.
MM BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile sufficient
emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank Farm
Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
Biological Mitigation Plan shall demonstrate
compliance and be submitted to the City for
approval prior to acceptance of the final
Development Plan and recordation of the
final VTM.
The Environmental Monitor
shall ensure compliance with
the Biological Mitigation Plan
during restoration activities.
Compliance Status:
Mitigation Plan approved;
Developer wis working with
project biologist to cut, harvest,
and replace habitat in the
corridor as required.
Monitoring to continue.
MM BIO-2f. The reconstructed portion of Tank Farm Creek shall be engineered to provide
similar characteristics to the existing creek channel and banks, including sinuosity, gradient,
and channel capacity. The reconstructed stream channel shall be vegetated with appropriate
riparian tree and shrub species, and monitored as part of the required Biological Mitigation
Plan.
The Biological Mitigation Plan shall
demonstrate compliance and be submitted to
the City for review and approval prior to
acceptance of the final Development Plan
and recordation of the final VTM. This
mitigation does not apply to the MPA.
The City shall ensure
compliance with the
requirements of the Biological
Mitigation Plan. The
Environmental Monitor shall
also ensure compliance with
during restoration activities.
Compliance shall also be
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15
Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
demonstrated within the
Biological Mitigation Plan
annual report for Phase 3
submitted to the City.
MM BIO-2g. A post-construction landscape and restoration report for each phase shall be
prepared by the Environmental Monitor based on as-built drawings and site inspections to
document the final grading, plantings, and habitat restoration activities. The report sha ll
include as-built plans prepared after restoration, grading, and mitigation habitat plantings
are complete. The as-built plans shall be prepared by landscape and grading contractors
responsible for realignment and restoration within Tank Farm Creek.
The Applicant shall submit to the all post-
construction landscape and restoration
reports within 60 days of final installation of
plant materials for each phase.
The City shall review post-
construction landscape and
restoration reports and ensure
compliance prior to approval of
grading and building permits
for each new phase of
construction. Environmental
Monitor shall ensure
compliance with approved
Biological Mitigation Plan for
all restoration activities.
Compliance Status:
BMMP completed Jan 2019.
Quarterly reports are being
submitted by project biologist,
plus annual reports, as required.
In compliance.
MM BIO-2h. Project activities within Tank Farm Creek and drainage channels, including
any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall be
performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to
monitoring by the Environmental Monitor. Upon removal of the existing steel culvert
currently used for farm access across Tank Farm Creek, the channel shall be restored to
match conditions immediately upstream and downstream including channel width, gradient,
and vegetation.
Compliance with the City Drainage Manual
Standards shall be demonstrated within the
final Development Plan and grading plans
for each phase and be subject to City review
and approval prior to acceptance of the final
Development Plan and recordation of the
final VTM. The City shall be notified at least
10 business days in advance of any work to
be performed within the creek or drainage
channels.
The City shall ensure
compliance with standards on
the final Development Plan and
VTM. The Environmental
Monitor shall monitor activities
within the creek and drainage
channels.
Compliance Status:
BMMP completed Jan 2019;
field verify as needed.
MM BIO-2i. To reduce erosion and runoff from all exposed soils, all bare disturbed soils
shall be hydroseeded at the completion of grading for each construction phase. The seed mix
shall contain a minimum of three locally native grass species and may contain one or two
sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities
occurred. All exposed areas where seeding is considered unsuccessful after 90 days shall
Seeding shall be completed no later than
November 15 of the year in which Project
activities occurred.
The Environmental Monitor
shall monitor hydroseeding
activities for compliance.
Compliance shall be
demonstrated within the
quarterly reports for
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receive a second application or seeding, straw, or mulch as soon as is practical to reduce
erosion.
construction activities (refer to
MM BIO-1a and 1b).
Compliance Status:
BMMP completed Jan 2019;
field verify as needed.
Requirements included on
Phase 1 & 2/3 PIPs
MM BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek crossings
shall be placed outside mapped riparian areas and outside the top of the bank of the channel
invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
The Applicant shall demonstrate compliance
with Development Plan, VTM, and
Biological Mitigation Plan subject to City
review and approval prior to acceptance of
the final Development Plan and recordation
of the final VTM.
The City shall review the
Biological Mitigation Plan,
final Development Plan and
final VTM to ensure
compliance.
Compliance Status:
Tank Farm Creek Class I
bicycle path bridge footings
reviewed with Phase 2 PIPs. An
increased span of the footings
was incorporated into the
design, engineers worked to
accomplish this. Constructed
footings outside riparian
corridor per requirements.
MM BIO-3a. The City-approved qualified biologist shall conduct training to all construction
personnel to familiarize construction crews with sensitive species that have the potential to
occur within the Project site. This may include but is not limited to: California red -legged
frog, western pond turtle, Steelhead trout, bats, migratory birds, and Con gdon’s tarplant.
The educational program shall include a description what constitutes take, penalties for take,
and the guidelines that would be followed by all construction personnel to avoid take of
species during construction activities. Descriptions of the California red-legged frog and its
habits, Congdon’s tarplant, nesting and migratory birds that may be encountered, and all
other sensitive species that have a potential to occur within the vicinity of Project
construction shall be provided. The construction crew foreman shall be responsible for
ensuring that crew members comply with the guidelines and that all new personnel receive
the training before partaking in construction activities.
All construction personnel shall complete
special status species training prior to
partaking in any Project-related activities,
and again prior to the commencement of
each Project phase. Ongoing weekly “tail-
gate” trainings shall occur during
construction activities performed within 50
feet of creek, wetland, and riparian areas.
The construction foreman shall
demonstrate compliance and
completion of training with
training logs. The City-
approved qualified biologist
shall verify completion of
training. Training logs shall be
submitted to the City along
with quarterly reports during
construction (refer to MM BIO-
1a).
Compliance Status:
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See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
BMMP Quarterly Reports and
annual reports are being
submitted to City Natural
Resources.
MM BIO-3b. The Biological Mitigation Plan shall address wildlife and special status species
movement as follows:
Migratory and Nesting Bird Management. Grading and construction activities shall
avoid the breeding season (typically assumed to be from February 15 to August 15) to
the extent practicable, particularly within 50 feet of Tank Farm Creek and riparian or
wetland habitat. If Project activities must be conducted during this period, pre-
construction nesting bird surveys shall take place within one wee k of habitat
disturbance associated with each phase, and if active nests are located, the following
shall be implemented:
o Construction activities within 50 feet of active nests shall be restricted until chicks
have fledged, unless the nest belongs to a rap tor, in which case a 200-foot activity
restriction buffer shall be observed.
o A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging
of the buffer zone and make recommendations on additional monitoring
requirements. A map of the Project site and nest locations shall be included with
the report.
o The Project biologist conducting the nesting survey shall have the authority to
reduce or increase the recommended buffer depending upon site conditions and
the species involved. A report of findings and recommendations for bird protection
shall be submitted to the City prior to vegetation removal.
Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-
breast-height (DBH), a survey shall be conducted by a CDFW-approved qualified
biologist to determine if any tree proposed for removal or trimming harbors sensitive
bat species or maternal bat colonies. Maternal bat colonies shall not be disturbed. If a
non-maternal roost is found, the qualified biologist shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
shall be installed in similar habitat and shall have similar cavities or crevices to those
which are removed, including access, ventilation, dimensions, height above ground, and
thermal conditions. If a bat colony is excluded from the Project site, appropriate
alternate bat habitat shall be installed in the Project site. To the extent practicable,
alternate bat house installation shall be installed near the onsite drainage.
1. The Biological Mitigation Plan shall
include a management plan for migrating and
nesting birds, bat colonies, Congdon’s
tarplant, and sensitive species and shall be
submitted for review and approval by the
City prior to acceptance of final
Development Plan and recordation of the
final VTM.
2. Construction shall be conducted between
August 16 and February 14 unless pre-
construction surveys are completed.
Completed pre-construction species surveys
(i.e., nesting, bat surveys, etc.) shall be
submitted to the City within 10 days of
completion. Construction work shall not
commence until after the completion of
surveys. 3. Required permits shall be
obtained from state and federal agencies
prior to issuance of grading or building
permits.
The City shall: 1.Ensure
compliance on the Biological
Mitigation Plan. The City shall
review findings of the surveys
submitted with quarterly
construction reports 2.Ensure
compliance with Sections 3505
and 3503.1 of the Fish and
Game Code of California.
3. The qualified biologist
and/or Environmental Monitor
shall monitor for compliance
during ongoing construction.
Compliance Status:
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
Subject to field verification
when grading and construction
occur. BMMP Quarterly
Reports and annual reports are
being submitted to City Natural
Resources.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant
shall fund a site survey for Congdon’s tarplant, and:
o If Congdon’s tarplant is found in areas proposed for building, the affected
individuals shall be replaced at a 1:1 ratio through seeding in a suitable
conserved natural open space area.
o A mitigation and monitoring plan for the species shall be developed consistent
with applicable scientific literature pertinent to this species. The plan shall
provide for the annual success over an area of at least 1,330 square feet with
approximately 500-750 individuals (the current aerial extent) and be implemented
to reduce impacts to Congdon’s tarplant to a less than significant level.
o The mitigation plan shall be incorporated into the Biological Mitigation Plan,
wherein wetland sites shall be created and Congdon’s tarplant seeds from the site
shall be reintroduced.
Sensitive Species Management. Injury or mortality to the California red-legged frog,
western pond turtle, and steelhead shall be avoided. The plan shall include the
following measures: pre-Project surveys; worker awareness; cessation of work in
occupied areas; relocation (if necessary) of frogs, turtles, and steelhead from the work
area by a professional biologist authorized by the USFWS and/or CDFW; and
monitoring by a qualified biologist during construction. Necessary permits shall be
obtained from the state (CDFW) and federal (USACE and USFWS) regulatory agencies
with jurisdiction. Any other sensitive species observed during the pre-construction
surveys shall be relocated out of harm’s way by the qualified biologist into the nearest
suitable habitat as determined in consultation with the jurisdictional resource agency
outside the disturbance area.
MM BIO-3c. Within 48 hours prior to construction activities within 50 feet of Tank Farm
Creek, drainages, and seasonal wetlands, the Project site shall be surveyed for California
red-legged frogs by a qualified biologist. If any California red -legged frogs are found, work
within 25 linear feet in any direction of the frog shall not start until the frog has been moved
from the area. The USFWS shall be consulted for appropriate action; the Applicant shall
obtain a Biological Opinion from the USFWS and any additional au thorization required by
other regulatory agencies prior to the commencement of work. The USFWS-qualified
biologist, Environmental Monitor, or USFWS personnel may determine that frog -exclusion
fencing is necessary to prevent overland movement of frogs if concerns arise that frogs could
enter construction areas. Frog-exclusion fencing should contain no gaps and must extend at
least 18 inches above ground; fences may be opened during periods of no construction (e.g.,
weekends) to prevent entrapment.
No construction activities within 50 feet of
frog habitat shall occur prior to California
red-legged frog surveys. Completed surveys
shall be submitted to City along with
quarterly construction reports.
The City shall review findings
of the surveys submitted with
quarterly construction reports.
Biologist shall ensure
compliance during ongoing
construction activities and with
USFWS recommended actions.
Compliance Status:
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
Subject to field verification
when grading and construction
occur. BMMP Quarterly
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Reports are being submitted to
City Natural Resources.
MM BIO-3d. Within 48 hours prior to construction activities within 50 feet of Tank Farm
Creek, drainages, seasonal wetlands, and riparian habitat, the Project site shall be surveyed
for western pond turtles by a qualified biologist. If any western pond turtles are found, work
shall cease until the turtle is relocated to the nearest suitable habitat. The qualified biologist
shall monitor all ground breaking work conducted within 50 feet of western pond turtle
habitat. The City-approved biologist Environmental Monitor may determine that silt fencing
shall be installed adjacent to western pond turtle habitat if concerns arise that th e western
pond turtle overland movement could allow them to access construction areas .
No construction activities within 50 feet of
frog habitat shall occur prior to the
completion of western pond turtle surveys.
Completed surveys shall be submitted to City
along with quarterly construction reports.
The City shall review findings
of the surveys submitted with
quarterly construction reports
demonstrating compliance. The
biologist and/or Environmental
Monitor shall ensure
compliance during ongoing
construction activities and with
USFWS recommended actions.
Compliance Status:
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
Subject to field verification
when grading and construction
occur. BMMP Quarterly
Reports are being submitted to
City Natural Resources.
MM BIO-3e. Construction of the realigned portion of Tank Farm Creek, including planting
of riparian vegetation, watering, and bank stabilization, shall be conducted prior to removal
of the North-South Creek Segment to provide a fully connected wildlife movement area
through Tank Farm Creek throughout the construction period. Project phasing shall be
adjusted as needed to accommodate this sequence of construction activities .
The Applicant shall demonstrate phasing and
creek restoration within the Development
Plan, VTM and Biological Mitigation Plan.
Applicant shall submit to the City for review
and approval prior to acceptance of the final
Development Plan and recordation of the
final VTM. This measure would not apply to
the MPA.
The City shall review the
Biological Mitigation Plan,
Development Plan, and VTM
for compliance. The
Environmental Monitor shall
monitor creek realignment and
the removal of North-South
Creek Segment for compliance.
MM BIO-4. The required Biological Mitigation Plan shall address bat colonies for the
Buckley Road Extension site. Bat surveys shall be conducted in buildings proposed for
demolition. If surveys determine bats are present, bat exclusion devices shall be installed
between August and November, and building demolition would occur between November and
March. If demolition of structures must occur during the bat breeding season, buildings must
be inspected and deemed clear of bat colonies/roosts within seven days of demolitio n and an
appropriately trained and approved biologist must conduct a daily site-clearance during
demolition. If bats are roosting in a structure in the Project site during the daytime but are
not part of an active maternity colony, then exclusion measures must include one-way valves
that allow bats to get out but are designed so that the bats may not re -enter the structure.
A bat colony management plan shall be
submitted for review and approval prior to
acceptance of the final Development Plan
and recordation of the final VTM. Completed
bat surveys shall be submitted within 10 days
of completion. Construction work shall not
commence until completion of surveys or
relocation of any non-maternal bat colonies.
Exclusion measures shall be installed prior to
initiation of construction of Phase 2.
The City shall review findings
of the bat surveys submitted
with quarterly construction
reports The qualified biologist
and/or Environmental Monitor
shall monitor for compliance
during ongoing construction.
Compliance Status:
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See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January
2019.
Subject to field verification
when grading and construction
occur. BMMP Quarterly
Reports are being submitted to
City Natural Resources.
MM BIO-5a. All exterior building lights facing Tank Farm Creek shall be hooded to prevent
light spillover into the creek; all residential street lights over 10 feet in height shall be
setback a minimum of 100 feet from the top of the creek bank and hooded and/or directe d
away from the creek. Any night lighting adjacent to the creek (e.g., walkway lights) shall be
of low voltage and hooded downward. Artificial light levels within 20 feet of the top of the
creek bank shall not exceed 1-foot candle or the lowest level of illumination found to be
feasible by the City.
This mitigation measure shall be
incorporated appropriately and subject to
City review and approval prior to acceptance
of the final Development Plan and
recordation of the final VTM.
The City shall review the final
Development Plan, Biological
Mitigation Plan, and lighting
plan to ensure compliance.
Compliance Status:
See Phase 1 Improvement
Plans; verify for future
phases
MM BIO-5b. Tank Farm Creek restoration/enhancement plantings shall include native
vegetation, such as oaks, cottonwoods, willows, and sycamores along the entire length of the
Project’s creek frontage in order to minimize light spillover into the creek.
Measure shall be incorporated as part of the
Biological Mitigation Plan to subject to City
review and approval prior to acceptance of
the final Development Plan and recordation
of the final VTM.
The City shall review the final
Development Plan, landscape
plans and restoration plans to
ensure compliance.
Compliance Status:
See Biological Mitigation &
Monitoring Plan, by Althouse
and Meade, dated January 2019
with quarterly updates
City to verify on each Phase
PIP
MM BIO-6. All work within 100 feet of Tank Farm Creek, including work within the creek
setback, shall occur outside the rainy season (April 15 to October 15, unless approved
otherwise by the RWQCB), during periods when the creek channel is dry and water flows are
absent.
This measure shall be included within the
Biological Mitigation Plan and subject to
City review and approval prior to acceptance
of the Final Development Plan and
recordation of the final VTM. During
construction, quarterly documentation
demonstrating compliance shall be submitted
to the City.
The City shall review and
approve the Biological
Mitigation Plan to ensure this
issue is addressed and prior to
the onset of construction for
each phase. The City shall
ensure compliance in detailed
grading and construction plans.
The onsite Environmental
Monitor shall ensure that
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construction within 100 feet of
the creek is halted during a wet
weather event.
Compliance Status:
BMMP completed Jan 2019;
field verify as needed.
Cultural Resources
MM CR-2a. Data recovery through controlled grading of CA-SLO-2798/H shall occur prior
to the start of construction to seek buried features and additional diagnostic artifacts. The
Applicant shall retain a Registered Professional Archaeologist familiar with the types of
historic and prehistoric resources that could be encountered within the Project site and a
Native American monitor to supervise the controlled grading, which shall occur in 10 -
centimeter lifts to culturally sterile sediments or maximum construction dep th (whichever is
reached first).
Any formed tools exposed during grading shall be collected. If archaeological features
are exposed (including but not limited to hearths, storage pits, midden deposits, or
structural remains), the archaeologist shall temporarily redirect grading to another
area so the features can be exposed, recorded, and sampled according to standard
archaeological procedures. Organic remains shall be dated using the radiocarbon
method and the geochemical source and hydration rim thickness of any obsidian shall
be determined. Technical analyses of plant remains, bone and shell dietary debris, and
other important materials shall also be performed.
Artifacts, features, and other materials recovered through this process shall be
described, illustrated, and analyzed fully in a technical report of findings; the analysis
shall include comparative research with other sites of similar age. In addition to the
technical report, the findings from this research shall be published in an appropriate
scientific journal. The Applicant shall fund all technical reporting and subsequent
publication.
Controlled grading shall occur prior to other
earthwork, grading, and ground disturbing
activities in Phase 5. Phase 5 grading plans
shall reflect controlled grading methods
within the plan notes. Technical analysis and
reporting shall be completed within 18
months following completion of controlled
grading.
The City shall ensure the
grading plans for Phase 5
development reflect a
controlled grading approach.
The Project archaeologist and
Native American monitor shall
ensure compliance during
construction.
Compliance Status:
See Archaeological Data
Recovery at CA‐SLO‐
2798/H and CA‐SLO‐2902
Report by Applied Earthworks,
dated December 2021.
Fulfilled for data recovery of
known sites in Phase 5 area.
Archeological report submitted
May 2024.
Archeological monitors
ongoing during grading and
excavation
MM CR-2b. Following completion of controlled grading of CA-SLO-2798/H, the Applicant
shall retain a Registered Professional Archaeologist and a Native American consultant to
monitor all further earth disturbances within Phase 5 to ensure that previously unidentified
buried archaeological deposits are not inadvertently exposed and damaged. In the event
archaeological remains are encountered during grading or other earth disturbance, work in
the vicinity shall be stopped immediately and redirected to another location until the Project
archaeologist evaluates the significance of the find pursuant to City Archaeological Resource
Preservation Program Guidelines. If remains are found to be significant, they shall be
The conditions for monitoring and treatment
of discoveries shall be printed on all building
and grading plans. Prior to issuance of
building and grading permits for Phase 5 of
the Project, the Applicant shall submit to the
City a contract or Letter of Commitment with
the Registered Professional Archaeologist.
The City shall review and approve the
selected archaeologist to ensure they meet
City permit compliance staff
shall confirm monitoring by
archaeologist and tribal
representative and City grading
inspectors shall spot check field
work. The Native American
monitor and/or Project
archaeologist shall ensure
actions are consistent with
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subject to a Phase 3 mitigation program consistent with Ci ty Guidelines and funded by the
Applicant.
appropriate professional qualification
standards.
mitigation measure and
implemented in the event of
any inadvertent discovery.
Compliance Status:
Avila Ranch has a contract in
place with a Registered
Professional Archaeologist
(Applied Earthworks) and a
Native American consultant to
monitor grading. Monitoring
will continue with remaining
phases, including completion of
Phase 4 & 5 grading in spring
2025.
MM CR-3a. Prior to the issuance of building and grading permits for Phase 1, the Applicant
shall retain a City-approved Registered Professional Archaeologist and a Native American
monitor to be present during all ground disturbing activities within the Project site and
Buckley Road Extension site. In the event of any inadvertent discovery of prehistoric or
historic-period archaeological resources during construction, all work within 50 feet of the
discovery shall immediately cease (or greater or lesser distance as needed to protect the
discovery and determined in the field by the Project archaeologist). The Applicant shall
immediately notify the City of San Luis Obispo Community Development Department. The
Project archaeologist shall evaluate the significance of the discovery pursuant to City
Archaeological Resource Preservation Program Guidelines prior to resuming any activities
that could impact the site/discovery. If the Project archaeologist determines that the find may
qualify for listing in the CRHR, the site shall be avoided or shall be subject to a Phase 3
mitigation program consistent with City Guidelines and funded by the Applicant. Work shall
not resume until authorization is received from the City.
The conditions for monitoring and treatment
of discoveries shall be printed on all building
and grading plans. Prior to issuance of
building and grading permits for each Phase
of the Project, the Applicant shall submit to
the City a contract or Letter of Commitment
with the Registered Professional
Archaeologist. The City shall review and
approve the selected archaeologist to ensure
they meet appropriate professional
qualification standards.
City permit compliance staff
shall confirm monitoring by
archaeologist and tribal
representative and City grading
inspectors shall spot check field
work. The Native American
monitor and/or Project
archaeologist shall ensure
actions are consistent with
mitigation measure and
implemented in the event of
any inadvertent discovery.
Compliance Status:
Applied Earthworks was
retained for Phase1 ground
disturbing activities. Padre
Associates was retained for the
Buckley Road Extension.
Buckley Road Extension is
complete. Archaeological
monitoring will be required on
future Buckley Road bike
bridge permit where grading
will occur in previously
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undisturbed areas. This will be
a condition on permit.
MM CR-3b. Prior to construction, workers shall receive education regarding the recognition
of possible buried cultural remains and protection of all cultural resources, including
prehistoric and historic resources, during construction. Such training shall provide
construction personnel with direction regarding the procedures to be followed in the unlikely
event that previously unidentified archaeological materials, including Native American
burials, are discovered during construction. Training would also inform construction
personnel that exclusion zones must be avoided and that unauthorized collection or
disturbance of artifacts or other cultural materials is not allowed. The training shall be
prepared by the Project archaeologist and shall provide a description of the cultural
resources that may be encountered in the Project site, outline steps to follow in the event that
a discovery is made, and provide contact information for the Project archaeologist, Native
American monitor, and appropriate City personnel. The training shall be conducted
concurrent with other environmental or safety awareness and education programs for the
Project, provided that the program elements pertaining to archaeological resources is
provided by a qualified instructor meeting applicable professional qualifications stand ards.
Prior to earthwork activities for each phase,
construction workers shall participate in an
educational program that will enable them to
recognize and report possible buried cultural
remains and protect all cultural resources,
including prehistoric and historic resources.
The educational program shall be outlined
within the archaeological testing and
mitigation program and submitted to the City
for approval prior to issuance of grading
permits for each phase.
The Project archaeologist shall
verify the training has been
completed by all construction
workers and shall ensure
construction workers follow
cultural resource recovery
protocols.
Compliance Status:
Both Applied Earthworks and
Padre Associates have
conducted training for all
construction personnel. This
will be ongoing as a condition
on all project grading permits.
Geological Resources
MM GEO-1. Design and construction of the buildings, roadway infrastructure and all
subgrades shall be engineered to withstand the expected ground acceleration that may occur
at the Project site. The design shall take into consideration the soil type, potential for
liquefaction, and the most current and applicable seismic attenuation methods that are
available. All onsite structures shall comply with applicable p rovisions of the 2010
California Building Code (CBC), local codes, and the most recent California Department of
Transportation seismic design standards.
The final recommendations shall be
approved by the City Geotechnical Engineer
prior to construction activities.
Recommendations shall be included on
grading plans.
The Applicant shall retain a
geotechnical engineer and an
engineering geologist to make
recommendations and to
inspect and verify field
conditions prior to and during
the implementation of critical
Project components (e.g., site
preparation, grading, and
construction of foundation
slabs). The Applicant-retained
geotechnical engineer and
engineering geologist shall also
inspect the site prior to the final
site inspection by the City
building inspectors.
Compliance Status:
City staff reviews for
compliance as needed. See
building plans.
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MM GEO-2. For commercial retail stores included in the Project, goods for sale may be
stacked no higher than 8 feet from the floor in any area where customers are present, unless
provisions are made to prevent the goods from falling during an earthquake of up to 7.5
magnitude. The stacking or restraint methods shall be reviewed and approved by the City
before approval of occupancy permits, and shall be a standing condition of occupancy.
Applicant shall indicated this measure on
Project plans.
City building inspectors shall
ensure compliance.
Compliance Status:
TBD; later phase (Phase 6) – to
be noted on plans.
MM GEO-3. A geotechnical study shall be prepared for the Project site prior to site
development. This report shall include an analysis of the liquefaction potential of the
underlying materials according to the most current liquefaction analysis procedures. If the
Project site is confirmed to be in an area prone to seismically-induced liquefaction,
appropriate techniques to minimize liquefaction potential shall be prescribed and
implemented. All onsite structures, transportation infrastructure, and subgrades shall co mply
with applicable methods of State and Local Building Codes and all transportation
infrastructure shall comply with the most current California Department of Transportation
design standards. Suitable measures to reduce liquefaction impacts could include one or
more of the following techniques, as determined by a registered geotechnical engineer:
• Specialized design of foundations by a structural engineer;
• Removal or treatment of liquefiable soils to reduce the potential for liquefaction;
• Drainage to lower the groundwater table to below the level of liquefiable soil;
• In-situ densification of soils or other alterations to the ground characteristics; or
• Other alterations to the ground characteristics.
The final recommendations shall be
approved by the City Geotechnical Engineer
prior to construction activities.
Recommendations shall be included on
grading plans.
The Applicant shall retain a
geotechnical engineer and an
engineering geologist to make
recommendations and to
inspect and verify field
conditions prior to and during
the implementation of critical
Project components (e.g., site
preparation, grading, and
construction of foundation
slabs). The Applicant-retained
geotechnical engineer and
engineering geologist shall also
inspect the site prior to the final
site inspection by the City
building inspectors.
Compliance Status:
Following Jan 2019 Geotech
Plan. See various geotechnical
reports prepared by
GeoSolutions, Inc. City staff
reviews for compliance as
needed.
MM GEO-4. The Site Geotechnical Investigation shall include an evaluation of the potential
for soil settlement beneath the Project site. If the Project site is identified to be in a high
potential for settlement zone based on the Site Geotechnical Investigation, the building
foundations, transportation infrastructure, and subgrades shall be designed by a structural
engineer to withstand the existing conditions, or the site shall be graded in such a manner as
to address the conditions. Suitable measures to reduce settlement impacts could include one
or more of the following techniques, as determined by a qualified geotechnical engineer:
• Excavation and recompaction of onsite or imported soils;
• Treatment of existing soils by mixing a chemical grout into the soils prior to
recompaction; or
The final recommendations shall be
approved by the City Geotechnical Engineer
prior to construction activities.
Recommendations shall be included on
grading plans.
The Applicant shall retain a
geotechnical engineer and an
engineering geologist to make
recommendations and to
inspect and verify field
conditions prior to and during
the implementation of critical
Project components (e.g., site
preparation, grading, and
construction of foundation
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Foundation design that can accommodate certain amounts of differential settlement such as
post tensional slab and/or ribbed foundations designed in accordance with the CBC.
slabs). The Applicant-retained
geotechnical engineer and
engineering geologist shall also
inspect the site prior to the final
site inspection by the City
building inspectors.
Compliance Status:
Following Jan 2019 Geotech
Plan. See various geotechnical
reports prepared by
GeoSolutions, Inc. City staff
reviews for compliance as
needed.
MM GEO-5. The Site Geotechnical Investigation shall include an evaluation of the potential
for soil expansion beneath the Project site. If the Project site is identified to be in a high
expansive soil zone based on the Site Geotechnical Investigation, the foundations and
transportation infrastructure shall be designed by a structural engineer to withstand the
existing conditions, or the site shall be graded in such a manner as to address the conditions.
Suitable measures to reduce impacts from expansive soils could include one or more of the
following techniques, as determined by a qualified geotechnical engineer:
• Excavation of existing soils and importation of non-expansive soils; and
Foundation design to accommodate certain amounts of differential expansion such as post
tensional slab and/or ribbed foundations designed in accordance with the CBC.
The final recommendations shall be
approved by the City Geotechnical Engineer
prior to construction activities.
Recommendations shall be included on
grading plans.
The Applicant shall retain a
geotechnical engineer and an
engineering geologist to make
recommendations and to
inspect and verify field
conditions prior to and during
the implementation of critical
Project components (e.g., site
preparation, grading, and
construction of foundation
slabs). The Applicant-retained
geotechnical engineer and
engineering geologist shall also
inspect the site prior to the final
site inspection by the City
building inspectors.
Compliance Status:
Following Jan 2019 Geotech
Plan. See various geotechnical
reports prepared by
GeoSolutions, Inc. City staff
reviews for compliance as
needed.
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MM GEO-6. The Site Geotechnical Investigation shall include soil parameter analyses to
determine the potential for subsidence at the Project site. If the potential for subsidence is
found to be significant, then structural and grading engineering measures shall be
implemented to incorporate the results of the geotechnical study. These measures would be
similar to those recommended to mitigate impacts to soil settlement.
The Applicant shall retain a
geotechnical engineer and an
engineering geologist to make
recommendations and to
inspect and verify field
conditions prior to and during
the implementation of critical
Project components (e.g., site
preparation, grading, and
construction of foundation
slabs). The Applicant-retained
geotechnical engineer and
engineering geologist shall also
inspect the site prior to the final
site inspection by the City
building inspectors.
Compliance Status:
Following Jan 2019 Geotech
Plan. See various geotechnical
reports prepared by
GeoSolutions, Inc. City staff
reviews for compliance as
needed.
MM GEO-7. During drought periods, groundwater pumping limitations for the
unconsolidated aquifer underlying the Project site shall be assessed and implemented to
prevent soil subsidence.
The Applicant shall provide annual
groundwater pumpage and monitoring
reports to the City Public Works Department
for the onsite groundwater well.
The City Public Works
Department shall ensure
compliance and implement
limitations on groundwater
pumping during drought years.
Compliance Status:
Following Jan 2019 Geotech
Plan. See various geotechnical
reports prepared by
GeoSolutions, Inc. City staff
reviews for compliance as
needed.
Hazards and Hazardous Materials
MM HAZ-1. Prior to earthwork and demolition activities, a site-specific Health and Safety
Plan shall be developed per California Occupational Safety and Health Administration
The Applicant shall submit the Site-specific
Health and Safety Plan to the City prior to
The City and County shall
ensure compliance. An
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(Cal/OSHA) requirements. The Health and Safety Plan shall include appropriate best
management practices (BMPs) related to the treatment, handling, and disposal of NOA and
ACMs. A NOA Construction and Grading Project Form shall be submitted to the APCD prior
to grading activities. All construction employees that have the potential to come into co ntact
with contaminated building materials and soil/bedrock shall be briefed on the safety plan,
including required proper training and use of personal protective equipment. During
earthwork and demolition activities, procedures shall be followed to eliminate or minimize
construction worker or general public exposure to heavy hydrocarbons and other potential
contaminants in soil and groundwater, and potential ACMs within potential demolished
materials. Procedures shall include efforts to control fugitive dust, contain and cover
excavation debris piles, appropriate laboratory analysis of soil for waste characterization,
segregation of contaminated soil from uncontaminated soil, and demolished materials. The
applicable regulations associated with excavation, removal, transportation, and disposal of
contaminated soil shall be followed (e.g., tarping of trucks and waste manifesting).
issuance of grading and building permits,
and/or demolition permits. Applicant shall
conduct necessary construction employee
training prior to construction initiation.
Environmental Monitor shall be
made available to monitor
environmental compliance of
the construction activities. The
City and County shall also
inspect the Project site during
construction to ensure
compliance with required plans.
Compliance Status:
Following Health and Safety
Plan prepared by Padre
Associates, dated July 2020 and
offsite Health and Safety Plan
dated May 2021. Ongoing.
Hydrology and Water Quality
MM HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice
of Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water
Permit Unit.
Prior to issuance of grading permits for
Phase 1 the Applicant shall submit a copy of
the NOI to the City.
The City shall review noticing
documentation prior to
approval of the grading permit.
City monitoring staff will
inspect the site during
construction for compliance.
Compliance Status:
WDID for Phase 1 completed;
See WDID 3‐40C387863
WDID for Phases 2-6
completed; See WDID 3-
40C399656. Ongoing.
MM HYD-1b. The Applicant shall require the building contractor to prepare and submit a
Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for understanding the State General Perm it
and instituting the SWPPP during construction. A SWPPP for site construction shall be
developed prior to the initiation of grading and implemented for all construction activity on
the Project site in excess of one (1) acre, or where the area of disturba nce is less than one
acre but is part of the Project’s plan of development that in total disturbs one or more acres.
The SWPPP shall identify potential pollutant sources that may affect the quality of
discharges to storm water, and shall include specific BMPs to control the discharge of
material from the site. The following BMP methods shall include, but would not be limited to:
The Applicant shall prepare a SWPPP that
includes the above and any additional
required BMPs. The SWPPP and notices
shall be submitted for review and approval
by the City prior to the issuance of grading
permits for Phase 1 construction. The
SWPPP shall be designed to address erosion
and sediment control during all phases of
development of the site until all disturbed
areas are permanently stabilized.
City monitoring staff shall
periodically inspect the during
grading to monitor runoff and
after conclusion of grading
activities. The Applicant shall
keep a copy of the SWPPP on
the Project site during grading
and construction activities.
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Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
A routine monitoring plan shall be implemented to ensure success of all onsite erosion an d
sedimentation control measures.
Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
Streets surrounding the Project site shall be cleaned daily or as necessary.
BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
Additional BMPs shall be implemented for any fuel storage or fuel handling that could occur
onsite during construction. The SWPPP must be prepared in accordance with the guidelines
adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for the
site
Compliance Status:
Completed January 2018.
See WDID 3‐40C387863.
MM HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek shall occur
within the dry season (May through October).
The Applicant shall demonstrate compliance
within grading and construction plans subject
to City review and approval prior to issuance
of grading permits for each Project phase.
The City shall review grading
and construction plans for all
phases to ensure compliance.
City grading monitors shall
spot check for compliance.
Compliance Status:
See WDID 3‐40C387863.
Field verify as needed.
MM HYD-2a. The Applicant shall prepare and submit a Master Drainage Plan. The Master
Drainage Plan shall address cumulative regional drainage and flooding impacts on the
Project site, including construction and stream stability, and set forth measu res to coordinate
Project drainage with Chevron Tank Farm remediation and drainage improvements. The
Master Drainage Plan shall be implemented pursuant to the City’s SWMP submitted by the
City to the RWQCB under the NPDES Phase II program and pursuant to t he programs
developed under the City of San Luis Obispo General Plan and the City of San Luis Obispo
The Master Drainage Plan shall be submitted
to the City Public Works Director and City
Natural Resources prior to final
Development Plan approval and recordation
of the final VTM. The Construction Drainage
Plan shall be updated by the Applicant and
resubmitted to the City prior to the issuance
of grading permits for each Project phase.
The City shall review the
Master Drainage Plan. The
Environmental Monitor shall
confirm installation of all
drainage, retention, and
treatment facilities and monitor
effectiveness during and post-
storm events. The
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Waterways Management Plan. The Master Drainage Plan shall meet the following
requirements:
Development of a Construction Drainage Plan that details the con trol and retention of
runoff for each phase of construction, and clearly displays the location of bioretention
facilities, their retention capacity and relationship to subsurface drainage culverts,
alignment of creek and drainage channels for each phase.
Ensure that onsite detention facilities, particularly the pocket park/bioswale, are
designed to safely retain flood flows using either gently sloping exterior slopes (e.g.,
4:1) or provide safety fencing around perimeters, consistent with applicable City
standards.
Characterization of drainage from the East-West Channel and conveyance of flows
after removal of this channel.
Demonstrate peak flows and runoff for each phase of construction.
Be coordinated with habitat restoration efforts, including measures to minimize
removal of riparian and wetland habitats, contouring of creek invert to create pools
and removal of trash or debris as appropriate.
Location and extent of vegetated Swales designed to reduce sediment and particulate
forms of metals and other pollutants along corridors of planted grasses or native
vegetation.
Location and extent of vegetated Filter Strips, 15 -foot wide vegetated buffer strips that
also reduce sediment and particulate forms of metals and nutrients.
The use, location and capacity of Hydrodynamic Separation Products to reduce
suspended solids greater than 240 microns, trash and hydrocarbons. These
hydrodynamic separators must be sized to handle peak flows from the Project site
consistent with applicable regulatory standards.
Environmental Monitor shall
prepare a brief report for
submittal to the City with
regarding effectiveness of
detention and treatment
facilities for each Phase after
completion and recommended
corrective actions (if required).
Compliance Status:
Following Sept 2018 Phase 1
Drainage Report prepared by
RRM; field verify as needed.
MM HYD-2b. The removal of North-South Creek Segment and East-West Channel and
realigning the 850-foot segment of Tank Farm Creek shall not be completed until after
Chevron Tank Farm property remediation has been completed and only after the existing
Tank Farm Creek headwall is decommissioned and a detention pond is created that would
lead to the proposed Tank Farm Creek headwall at the northern boundary of the Project site.
The Applicant shall complete these realignments and alteration in coordination with the
Chevron Tank Farm property remediation.
The Master Drainage Plan shall set forth
measures to coordinate Project drainage with
Chevron Tank Farm remediation and
drainage improvements, and shall be
submitted to the City Public Works Director
and City Natural Resources Manager for
approval prior to issuance of grading permits
for Phase 3. This measure does not apply to
the MPA.
The City shall confirm that
Chevron Tank Farm property
remediation is completed and
review the Master Drainage
Plan, grading and construction
plans for compliance.
MM HYD-2c. Offsite drainage from the east that currently flows into the East-West Channel
shall be routed into surface detention and treatment facilities and then into subsurface
drainage facilities to connect to the proposed drainage outlets into Tank Farm Creek onsite.
The Applicant shall demonstrate compliance
with measure on the VTM, Utilities Plan, and
Master Drainage Plan, which shall be
submitted to the City prior to final
The City shall review and
approve plans prior to
Development Plan approval.
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The Applicant shall include these plans in the VTM, Utilities Plan, Construction Drainage
Plan, and Master Drainage Plan.
Development Plan approval and recordation
of the final VTM. Construction Drainage
Plan shall be updated by the Applicant and
resubmitted to the City prior to the onset of
development for each phase. This measure
does not apply to the MPA.
MM HYD-3a. The Applicant shall prepare a Master Drainage Plan which shall consider
cumulative regional drainage and flooding impacts of the Project, and shall be submitted to
the City Public Works Director for approval and shall meet the following requirements:
There shall be no significant net increase in upstream or downstream floodwater
surface elevations for the 100-year floodplain as a result of changes in floodplain
configuration and building construction. A significant threshold of a 2.5 -inch increase
in floodwater surface elevations or 0.3 feet per second increase in stream velocities
shall be used. This shall be demonstrated to the satisfaction of the City Engineer or
County Public Works Director based on an Applicant furnished hydraulic analysis.
There shall be no significant net decrease in floodplain storage volume as a result of a
new development or redevelopment projects. This can be achieved by a zero-net fill
grading plan, which balances all fill placed on the 100-year floodplain with cut taken
from other portions of the floodplain within the Project site of the application, or with
cut exported offsite. Specifically, all fill placed in a floodplain shall be balanced with
an equal amount of soil material removal (cut) and shall not decrease floodplain
storage capacity at any stage of a flood (2, 10, 50, or 100 -year event).
A net increase in fill in any floodplain is allowed only when all the conditions listed in
the Managed Fill Criteria of the DDM are also met.
The Applicant shall demonstrate compliance
on the Master Drainage Plan and shall be
submitted for review and approval by the
City Public Works Director prior to final
Development Plan approval and recordation
of the final VTM.
The City shall review and
approve the Master Drainage
Plan. The Environmental
Monitor shall review field
compliance and report any
flooding and drainage issues to
the City over the 10-year
Project construction period.
Compliance Status:
Following Sept 2018 Phase 1
Drainage Report prepared by
RRM; field verify as needed.
MM HYD-3b. All bridges, culverts, outfalls, and modifications to the existing creek channels
must be designed and constructed in compliance with the City’s Drainage Design Manual
and approved by the City Engineer, USACE, CDFW, and Central Coast RWQCB, and must
meet city standards and policies.
The Applicant shall prepare the Master
Drainage Plan, VTM, and Utilities Plan,
demonstrating compliance with mitigation,
which shall be submitted for review to
USACE, CDFW, and Central Coast RWQCB
before approval by the City prior to final
Development Plan approval and recordation
of the final VTM.
The City, USACE, CDFW, and
Central Coast RWQCB shall
check for compliance on plans.
The Environmental Monitor
shall review field compliance
and report issues associated
with construction of drainage
improvements to the City over
the 10-year Project construction
period.
Compliance Status:
Following Sept 2018 Phase 1
Drainage Report prepared by
RRM; City verifying as needed
through review of improvement
plans.
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MM HYD-4a. A site-specific, geotechnical investigation shall be completed in areas
proposed for HDD. Preliminary geotechnical borings shall be drilled to verify that the
proposed depth of HDD is appropriate to avoid frac-outs (i.e., the depth of finest grained
sediments and least fractures) and to determine appropriate HDD methods (i.e., appropriate
drilling mud mixtures for specific types of sediments). The investigation shall include results
from at least three borings, a geologic cross section, a discussion of drilling conditions, and
a history and recommendations to prevent frac-outs.
Geotechnical investigations shall be made,
and a report of findings submitted to the City
for approval. Findings shall be incorporated
into the final Utilities Plan prior to approval
of the final Development Plan and
recordation of the final VTM.
The City shall review the
findings of the geotechnical
investigations and final Utilities
Plan.
Compliance Status:
Following Sept 2018 Phase 1
Drainage Report prepared by
RRM; City verifying as needed
through review of improvement
plans.
MM HYD-4b. A Frac-out Contingency Plan shall be completed and shall include measures
for training, monitoring, worst case scenario evaluation, equipment and materials, agency
notification and prevention, containment, clean up, and disposal of released drilling muds.
Preventative measures would include incorporation of the recommendations of the
geotechnical investigation to determine the most appropriate HDD depth and drilling mud
mixture. In accordance with the RWQCB, HDD operations shall occur for non-perennial
streams such as Tank Farm Creek only when the stream is dry, and only during daylight
hours. In addition, drilling pressures shall be closely monitored so that they do not exceed
those needed to penetrate the formation. Monitoring by a minimum of two City -approved
monitors (located both upstream and downstream, who will move enough to monitor the
entire area of operations) shall occur throughout drilling operations to ensure swift response
in the event of a frac-out, while containment shall be accomplished through construction of
temporary berms/dikes and use of silt fences, straw bales, absorbent pads, straw wattles, and
plastic sheeting. Clean up shall be accomplished with plastic pails, shovels, portable pumps,
and vacuum trucks. The Frac-out Contingency Plan shall be submitted to the City, and the
RWQCB shall review the plan.
The Applicant shall prepare a Frac-out
Contingency Plan and submit to the RWQCB
for review and the City for approval prior to
approval of the final Development Plan and
recordation of the final VTM.
Two City-approved monitors
shall be onsite during HDD
drilling activities to monitor
construction.
Compliance Status:
Frac-Out Plan Prepared April
2022 for Phase 1; followed as
needed.
A Frac‐out report is being
drafted for Phase 2‐6 work.
This addresses only two
locations on project site where
boring under creek is needed.
Coordinating with project
biologist as required.
MM HYD-5. A Development Maintenance Manual for the Project shall include detailed
procedures for maintenance and operations of any storm water facilities to ensure long -term
operation and maintenance of post-construction storm water controls. The maintenance
manual shall require that storm water BMP devices be inspected, cleaned and maintained in
accordance with the manufacturer’s maintenance specifications. The manual shall require
that devices be cleaned prior to the onset of the rainy season (i.e., October 15 th) and
immediately after the end of the rainy season (i.e., May 15th). The manual shall also require
that all devices be checked after major storm events. The Development Maintenance Manual
shall include the following:
All loading docks and trash storage areas shall be setback a minimum of 150 feet from
the top of the creek bank. No outdoor storage or larger trash receptacles shall be
The Applicant shall prepare and update the
Development Maintenance Manual for each
phase of the Project. The City shall review
and approve prior to the issuance of the
certificate of occupancy for the first unit of
each phase.
The City shall review for
compliance.
Compliance Status:
P1 Drainage Report (Sept
2018); Prelim Stormwater
O&M Plan PH2-6 (May 2022).
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permitted within this setback area. All trash and outdoor storage areas shall be
operated to reduce potential impacts to riparian areas;
Runoff shall be directed away from trash and loading dock areas;
Trash and loading dock areas shall be screened or walled to minimize offsite transport
of trash;
Bins shall be lined or otherwise constructed to reduce leaking of liquid wastes;
Trash and loading dock areas shall be paved;
Impermeable berms, drop inlets, trench catch basin, or overflow containment
structures around docks and trash areas shall be installed to minimize the p otential for
leaks, spills or wash down water to enter the drainage system and Tank Farm Creek;
and,
The developer or acceptable maintenance organization shall complete inspections of
the site to ensure compliance with BMPs and water quality requirements o n a semi-
annual basis (May 15 and October 15 of each year). A detailed summary report
prepared by a licensed Civil Engineer shall be submitted to the City of San Luis
Obispo Public Works Department. The requirements for inspection and report
submittal shall be recorded against the property.
Noise
MM NO-1a. Except for emergency repair of public service utilities, or where an exception is
issued by the Community Development Department, no operation of tools or equipment used
in construction, drilling, repair, alteration, or demolition work shall occur daily between the
hours of 7:00 PM and 7:00 AM, or any time on Sundays, holidays, or after sunset, such that
the sound creates a noise disturbance that exceeds 75 dBA for single-family residential, 80
dBA for multi-family residential, and 85 dBA for mixed residential/commercial land uses, as
shown in Table 3.9-8 and Table 3.9-9 of the FEIR, across a residential or commercial
property line.
Construction plans shall note construction
hours and shall be submitted to the City for
approval prior to grading and building permit
issuance for each Project phase. At the pre-
construction meeting all construction
workers shall be briefed on restricted
construction hour limitations. A workday
schedule shall be adhered to for the duration
of construction of all phases.
Permit compliance monitoring
staff shall perform periodic site
inspections to verify
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Notes included on issued plans
& permits. Field verify as
needed.
MM NO-1b. For all construction activity at the Project site, 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 te chniques
shall include:
Sound blankets on noise-generating equipment.
Stationary construction equipment that generates noise levels above 65 dBA at the
Project boundaries shall be shielded with a barrier that meets a sound transmission
class (a rating of how well noise barriers attenuate sound) of 25.
The Applicant shall designate the equipment
area with acoustic shielding on building and
grading plans. Equipment and shielding shall
be installed prior to construction and
throughout construction activities.
Construction plans shall identify Best
Management Practices (BMPs) and be
submitted to the City prior to grading and
building permit issuance for each Project
Phase. BMP’s shall be conveyed to
City staff shall ensure
compliance throughout all
construction phases. Permit
compliance monitoring staff
shall perform periodic site
inspections to verify
compliance with activity
schedules.
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All diesel equipment shall be operated with closed engine doors and shall be equipped
with factory-recommended mufflers.
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).
Temporary sound barriers shall be constructed between construction sites and affected
uses.
construction workers prior to commencement
of construction.
Compliance Status:
Ongoing. Notes included on
issued plans & permits. Field
verify as needed.
MM NO-1c. The contractor shall inform residents and business operators at properties
within 300 feet of the Project site of proposed construction timelines and noise complaint
procedures to minimize potential annoyance related to construction noise. Noise-related
complaints shall be directed to the City’s Community Development Department.
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 mailing list shall
be submitted 10 days prior to initiation of
any earth movement.
City staff shall ensure
compliance throughout all
construction phases. Permit
compliance monitoring staff
shall perform periodic site
inspections to verify
compliance with activity
schedules and respond to
complaints.
Compliance Status:
Ongoing for each phase. Field
verify as needed.
MM NO-3a. R-1 and R-2 residential units planned in the area of the Project site within 300
feet of Buckley Road and R-4 units in the northwest corner of the Project site shall include
noise mitigation for any potential indoor space and outdoor activity areas that are confirmed
to be above 60 dBA as indicated in the Project’s Sound Level Assessment. The following sha ll
be implemented for residential units with noise levels exceeding 60 dBA:
Outdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL =
60 dBA, noise reduction measures shall be implemented, including but not limited to:
Exterior living spaces of residential units such as yards and patios shall be oriented
away from Project boundaries that are adjacent to noise-producing uses that exceed
exterior noise levels of CNEL = 60 dBA, such as roadways and industrial/commercial
activities.
Construction of additional sound barriers/berms with noise-reducing features for
affected residences.
Exterior Glazing. Exterior window glazing for residential units exposed to potential
noise above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class
(OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar
thickness panes shall be used.
The Applicant shall demonstrate compliance
with mitigation on Project engineering and
architectural plans for residential areas
within Phase 1 and Phase 5 of development
prior to the issuance of grading and building
permits for Phases 1 and 5.
City staff shall ensure
compliance with required site
design and noise reduction
measures on final Project
engineering and architectural
plans prior to the issuance of
Phase 1 and Phase 5 grading
and building permits.
Compliance Status:
Verified through building plan
approvals. Sound studies
submitted and measures
implemented where required.
Sounds walls to be installed in
Phase 3 (verify on PIPs)
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Exterior Doors Facing Noise Source. According to Section 1207.7 of the Californ ia
Building Code, residential unit entry doors from interior spaces shall have a combined
STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry
doors located at bedrooms shall have an STC 30 rating. Balconies shall be oriented
away from the northwest property line.
Exterior Walls. Construction of exterior walls shall consist of a stucco or engineered
building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs,
fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum
board on the interior face of the wall. If possible, electrical outlets shall not be
installed in exterior walls exposed to noise. If not possible, outlet box pads shall be
applied to all electrical boxes and sealed with non-hardening acoustical sealant.
Supplemental Ventilation. According to the California Building Code, supplemental
ventilation adhering to OITC/STC recommendations shall be provided for residential
units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the
opening of windows is not necessary to meet ventilation requirements. Supplemental
ventilation can also be provided by passive or by fan-powered, ducted air inlets that
extend from the building’s rooftop into the units. If installed, ducted air inlets shall be
acoustically lined through the top-most 6 feet in length and incorporate one or more
90-degree bends between openings, so as not to compromise the noise insulating
performance of the residential unit’s exterior envelo pe.
Sound Walls. Sound walls shall be built on the north and east property lines of the
Project in Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared
masonry. Further, proposed carports with solar canopies shall be installed around th e
western and northern perimeter of the R-4 units, and these units shall be setback a
minimum of 100 feet from the property line.
Landscaping. Landscaping along the north and east Project site boundaries that
adjoin Suburban Road shall include a line of closely space trees and shrubs with
sufficient vegetative density to help reduce sound transmission.
Trees to be installed in Phase 3,
4, and 6 where required based
on noise levels.
Berm has been constructed on
south project boundary.
MM NO-3b. Buckley Road widening improvements shall include the use of rubberized
asphalts or alternative paving technology to reduce noise levels for sensitive receptors near
the roadway.
Applicant shall demonstrate compliance with
mitigation on Project engineering and
architectural plans for development prior to
construction of the roadway. Plans shall be
subject to review and approval by County
Public Works staff to ensure feasibility and
consistency with established design
standards for County roads.
City staff shall ensure
compliance on Project
engineering and architectural
plans prior to construction of
the Buckley Road Extension.
Compliance Status:
Shown on Buckley Road
widening plans.
PIPs approved by SLO County.
Public Services
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MM PS-1. The Applicant shall prepare and implement a brief Security Plan for the Project
site. The Security Plan shall be prepared in consultation with the SLOPD and address public
safety concerns in common or public spaces, parks, bike paths and open space areas, the
commercial center, and parking lots. The Security Plan shall set forth lighting requirements,
security recommendations for parks, open space and trails (e.g., visibility, lighting, etc.), and
establish rules for use of the public areas.
The Security Plan shall incorporate and
address all required and recommended
SLOPD security measures and shall be
subject to review and approval by the
SLOPD. Review and approval of the
Security Plan may occur prior to or
subsequent to acceptance of the final
Development Plan recordation of the final
VTM. The Applicant shall demonstrate
incorporation of SLOPD recommended
security measures into the Development Plan
prior to the issuance of grading and
construction permits for each phase.
The City and SLOPD shall
review the final Development
Plan, Security Plan, and
construction plans for each
Project phase to ensure
implementation of
recommendations.
Compliance Status:
Security Plan has submitted to
City staff for each phase.
City to verify status - ongoing.
MM PS-2. Fair Share Contribution. The Applicant shall agree to pay a fair share
contribution to a future citywide or area-wide fire protection service protection development
impact fee program. Additionally, the AASP should be amended to include a fee program to
fund the City’s fifth fire station and/or integrate such fair share fee programs into the
proposed Community Facilities District (CFD).
The City shall review and approve a fee
program within the AASP or as part of the
CFD to fund the new SLOFD fifth fire
station and staffing. The Applicant shall pay
development impact fees prior to recordation
of the final VTM or enter into a binding
written agreement with the City to pay a fee
appropriate to the amount and size of Project
development based upon the amounts set
forth in the new fire protection development
impact fee program.
The City shall ensure full
payment of development
impact fees and/or formation of
the CFD.
Compliance Status:
See DA Section 7.10 regarding
Interim Fire Station and credits.
CFD has been formed and
includes Fire funding.
Fire development impact fees
charged with each building
permit. Credits to impact fees
provided to developer based on
costs of interim fire station
construction and land
dedication
Transportation and Traffic
MM TRANS-1. The Applicant shall prepare a Construction Transportation Management
Plan for all phases of the proposed Project for review and approval by the City prior to
issuance of grading or building permits to address and manage traffic during construction.
The Plan shall be designed to:
Prevent traffic impacts on the surrounding roadway network;
Restrict construction staging to within the Project site;
The Applicant shall submit the Construction
Transportation Management Plan to the City
for review and approval prior to issuance of
grading or building permits. The
Construction Transportation Management
Plan shall be updated as needed to reflect
changing conditions over the Project’s 10-
year construction schedule. The Applicant
The City shall ensure
compliance with the
Construction Transportation
Management Plan with periodic
inspections of the Project site
during construction.
Complaints related to
construction traffic at the site
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Minimize parking impacts both to public parking and access to private parking to the
greatest extent practicable;
Ensure safety for both those construction vehicles and works and the surrounding
community; and
Prevent substantial truck traffic through residential neighborhoods.
The Construction Transportation Management Plan shall be subject to review and approval
by the Public Works Director to ensure that the Plan has been designed in accordance with
this mitigation measure. This review shall occur prior to issuance of grading or building
permits. It shall, at a minimum, include the following:
Ongoing Requirements throughout the Duration of Construction:
A detailed Construction Transportation Management Plan for work zones shall be
maintained. At a minimum, this shall include parking and travel lane configurations;
warning, regulatory, guide, and directional signag e; and area sidewalks, bicycle
lanes, and parking lanes. The Plan shall include specific information regarding the
Project’s construction activities that may disrupt normal pedestrian and traffic flow
and the measures to address these disruptions. Such Plan shall be reviewed and
approved by the Community Development Department and implemented in accordance
with this approval.
Work within the public right-of-way shall be reviewed and approved by the City on a
case by case basis based on the magnitude and typ e of construction activity. Generally
work shall be performed between 8:30 AM and 4:00 PM. This work includes dirt
hauling and construction material delivery. Work within the public right-of-way
outside of these hours shall only be allowed after the issuance of an after-hours
construction permit administered by the Building and Safety Division. Additionally
restrictions may be put in place by Public Works Department depending on particular
construction activities and conditions.
Streets and equipment shall be cleaned in accordance with established Public Works
requirements.
Trucks shall only travel on a City-approved construction route. Limited queuing may
occur on the construction site itself.
Materials and equipment shall be minimally visible to the public ; the preferred
location for materials is to be onsite, with a minimum amount of materials within a
work area in the public right-of-way, subject to a current Use of Public Property
Permit.
Provision of off-street parking for construction workers, which may include the use of
a remote location with shuttle transport to the site, if determined necessary by the City.
Project Coordination Elements That Shall Be Implemented Prior to Commencement of
Construction:
shall conduct necessary construction
employee training prior to the
commencement of construction. The City
Public Works Department, Community
Development Department, Police
Department, and Fire Department, and
nearby residences and businesses shall be
notified of the construction schedule prior to
initiation of construction. The Applicant
shall submit individual traffic control plans
and part of encroachment permits for work
within the public right-of-way.
shall be directed to the City
Public Works Department.
Compliance Status:
Phase 1 Construction
Transportation Management
Plan, prepared by Padre
Associates, dated June 2020.
Updated plan provided for
phases 2-6 has been submitted
to city. Developer to continue
to maintain contact with
Buckley Road property owners.
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The traveling public shall be advised of impending construction activities that may
substantially affect key roadways or other facilities (e.g., information signs, portable
message signs, media listing/notification, and implementation of an approved
Construction Impact Mitigation Plan).
A Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize Load
Permit, as well as any Caltrans permits required for any construction work requiring
encroachment into public rights-of-way, detours, or any other work within the public
right-of-way shall be obtained.
Timely notification of construction schedules shall be provided to all affected agencies
(e.g., Police Department, Fire Department, Public Works Department, and Community
Development Department) and to all owners and residential and commercial tenants
of property within a radius of ¼ mile.
Construction work shall be coordinated with affected agencies in advance of start of
work. Approvals may take up to two weeks per each submittal.
Public Works Department approval of any haul routes for construction materials and
equipment deliveries shall be obtained
MM TRANS-2a. The Applicant shall create and submit a Transportation Improvement
Phasing Plan to the City for review and approval, and shall ensure that construction of the
Project follows the sequential phasing order utilized in the TIS for such improvements. The
Plan shall address the timing and general design of all on and offsite transportation
improvements.
The Applicant shall submit a final
Transportation Improvement Phasing Plan
for each final map development phase of the
Project for the City for review and approval
prior to recordation of the first final Vesting
Tract Map (VTM). The City shall review
grading and development plans and offsite
transportation improvements for each phase
prior approval of permits for each phase.
The City shall ensure that
construction per phase occurs
sequentially through periodic
construction monitoring.
Compliance Status:
Complete. See Transportation
Improvement Phasing Plan
PH1‐2, and PH3‐6, prepared
by RRM, dated February 2019.
Document ties offsite
mitigation to unit construction
and phasing.
Transportation Improvement
Phasing Plan to be updated to
reflect project’s modified
phasing build out. Update will
be submitted by Developer
prior to Phase 5 Final Map
recording.
MM TRANS-2b. The Applicant shall defer installation of turn restrictions on Vachell
Lane/South Higuera Street until the Buckley Road Extension is completed and operational
The Transportation Improvement Phasing
Plan shall include requirements for the turn
restriction to be installed following
The City shall verify that the
Applicant installs the turn
restriction upon completion of
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under Phase 2. This measure shall be completed simultaneously with the removal measu res
of temporary closures discussed in MM TRANS-2c.
completion of Buckley Road Extension. This
mitigation has been incorporated into the
MPA Project design.
the Buckley Road Extension.
The City shall confirm this
feature is incorporated within
Project plans.
MM TRANS-2c. As part of Phase 1 development, the Applicant shall initially restrict ingress
and egress to only emergency vehicles, transit, bicycles, and pedestrians at the border of the
Project site on Venture Drive and at the intersection of Vachell Lane and Earthwood Lane.
These measures shall be removed upon the completion of the Buckley Road Extension in
Phase 2 and implemented concurrently with those measures required in MM TRANS -2b to
allow full access into the subdivision.
The Applicant shall work with SLO Transit to establish an interim route in the Project
vicinity during Phase 1. The Applicant shall install an interim turn -around location within
the Project site or other measures as deemed appropriate by the City to accommodate this
interim transit access due to required site access limitations noted above.
Prior to recordation of the VTM the
Applicant shall submit Public Improvement
Plans for review and approval by the City for
Phase 1 development that design and
incorporate restrictions at Venture Drive and
at the intersection of Vachell
Lane/Earthwood Lane. Construction of
circulation improvements shall be completed
and operational prior to occupancy of Phase
1 development but may also need to be
completed during construction periods if
vehicle intrusion is encountered. The interim
transit route and bus turn around location or
other measures acceptable by the City shall
be installed by the Applicant prior to
issuance of the occupancy permit for the first
residential unit of Phase 1 development. This
mitigation has been incorporated into the
MPA Project design.
The City shall verify that the
Applicant installs the
circulation improvements that
would allow for interim transit
service prior to occupancy of
Phase 1 development, and
removes them upon completion
of Buckley Road Extension in
Phase 2. The City shall confirm
this feature is incorporated
within Project plans.
MM TRANS-2d. To remain consistent with proposed bicycle facilities listed in the BTP, the
Applicant shall design and construct Class II bicycle lanes that connect to the regional
bicycle network along the entire stretch of Vachell Lane, between Buckley Road and South
Higuera Street, as part of Phase 1. The City Public Works Department shall ensure
improvements meet design standards.
Prior to recordation of the final VTM, the
Applicant shall submit public improvement
plans for review and approval by the City
(and as necessary, the County) to install
Class II bicycle facilities along Venture
Drive from Buckley Road to Higuera Street.
Construction of bicycle facilities shall be
completed and operational prior to issuance
of occupancy permits for the first residential
unit of Phase 1 development. This mitigation
has been incorporated into the MPA Project
design.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans. The
City shall confirm this feature
is incorporated within Project
plans.
MM TRANS-2e. The Applicant shall design and construct the Jespersen Road/Horizon Lane
connection as part of Phase 4 between Suburban Road and the Project boundary. The City
Public Works Department shall ensure improvements meet safety design criteria.
Prior to recordation of the final VTM for
Phase 4, the Applicant shall submit a public
improvement plans for review and approval
by the City. Construction of roadway
connections to the Project site shall be
completed and open to travel no later than
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved phase and design
plans. The City shall confirm
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39
Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
the issuance of an occupancy permit for the
100th residential unit of Phase 4
development. This mitigation has been
incorporated into the MPA Project design.
this feature is incorporated
within Project plans.
MM TRANS-2f. To remain consistent with the BTP and City policies, the Applicant shall
design and construct all Buckley Road improvements along the Project frontage, from the
Tank Farm Creek Bridge to the eastern site boundary, including but not limited to, the
proposed Class I bicycle path, and Class II bicycle lanes on the Buckley Road frontage as
part of Phase 4.
Prior to recordation of the final map for
Phase 4, the Applicant shall submit an
improvement plan for the Buckley frontage
Class II bicycle lanes and the Buckley Road
frontage Class I bicycle path for review and
approval by the City and as necessary, the
County. These bicycle lanes and the bicycle
path shall be completed prior to issuance of
the occupancy permit for the 50th unit of
Phase 4 development. This mitigation has
been incorporated into the MPA Project
design.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans The
City shall confirm this feature
is incorporated within Project
plans.
MM TRANS-3a. Project roadway and driveway design shall be reviewed and approved by
the City to ensure compliance with City engineering standards and not conflict with
intersection functional areas (e.g., aligning driveways on opposite sides of the roadway,
position driveways as far upstream from intersections as possible).
Prior to recordation of the final VTM the
Applicant shall submit a final roadway
design plan to the City for review and
approval that demonstrates compliance with
City roadway design standards and access
management requirements.
The City shall review Project,
development and grading plans
for each phase of the Project
The City shall conduct periodic
inspections of the Project site
during construction to ensure
compliance.
Compliance Status:
Complete with Phase 1 and 2/3.
See approved Phase 1 and
Phase 2/3 Improvement Plans.
Verify with future phases
MM TRANS-3b. The Applicant shall install traffic calming measures (e.g., speed bumps,
pedestrian bulb-outs, etc.) to control speed levels along internal roadways of the Project site,
including the extensions of Venture Drive, Horizon Lane, and Jespersen Road as required by
Policy 8.1.3.
The Applicant shall submit public
improvement plans to the City for review and
approval prior to recordation of the final
VTM, to ensure roadway design meets City
standards and adequate traffic calming
features are installed to meet City
requirements.
The City shall review and
approve the final VTM and
public improvement plans to
ensure these plans are
consistent with City standards.
The City shall ensure
compliance with the design
plan with periodic inspections
of the Project site during
construction.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
Compliance Status:
Satisfied through Phase 1. PIPs
for subsequent phases will be
reviewed for compliance.
MM TRANS-4. The Applicant shall prepare an improvement plan for Horizon Lane,
Earthwood Lane, and Suburban Road, including roadway, bicycle, and pedestrian
improvements. Improvements shall be constructed by the Applicant in coordination with the
phasing plan required by MM TRANS-2a, to ensure the Applicant constructs all offsite
roadway improvements in a timely manner consistent with Project phasing. The Project
Applicant shall:
Prepare a detailed improvement plan for Horizon Lane to bring this road into
conformance with City standards for a commercial collector of width between 44 to 60
feet from Suburban Road to the Project boundary. This plan shall be developed in
coordination with adjacent property owners and the City Public Works Department.
Horizon Lane shall not be connected to the Project site until such a plan has been
completed and improvements are completed in accordance with the phasing plan, as
part of Phase 4. The section of Horizon Lane/Jespersen Road from the Project
boundary to Buckley Road shall be designated as a residential collector with a width
of roadway between 40 and 60 feet. Per MM TRANS-2e, construction of the Horizon
Road from Suburban Road to Phase 4 of the Project shall be completed and open to
travel prior to the issuance of any occupancy permit for the 100th residential unit of
Phase 4 development.
Design and improve the intersection of Horizon Lane/Suburban Road to be consistent
with City Uniform Design Criteria and Municipal Code Standards.
Coordinate with the property owners along Earthwood Lane and City staff to complete
the Earthwood Lane Extension to the Project site as part Phase 1. Earthwood Lane
shall be developed to full City standards for a residential collector. Residential
collectors shall be 44 to 60 feet wide as required by the City’s Uniform Design
Criteria.
Coordinate with the property owners along Suburban Road and City staff to prepare a
detailed improvement plan for Suburban Road to bring this road into conformance
with City standards. This plan shall address widening of substandard sections near the
east end of this roadway, completion of missing sidewalk segments, installation of
street trees, pedestrian crossings (e.g., Suburban Road at Earthwood Lane). In
accordance to the City’s Engineering Standards and Specifications – Uniform Design
Criteria, a commercial collector road shall be 44 to 68 feet wide to effectively serve
commercial and industrial uses. Improvements from Earthwood Lane to Higuera
Street shall be done as part of Phase 1. Improvements from Earthwood Lane to
The Applicant shall submit public
improvement plans for Horizon Lane,
Earthwood Lane, and Suburban Road, to the
City for review and approval prior to the
recordation of the final map for each
respective phase as required in the mitigation
measure. The plan shall be subject to review
and approval by the City with improvements
required to be completed to occupancy in
each phase.
The City shall ensure
compliance with the design
plan with periodic inspections
of the Project site during
construction.
Compliance Status:
Horizon Lane & Suburban shall
be addressed in the Phase 4
Improvement Plans
Earthwood approved with
Phase 1 PIPs.
See Transportation
Improvement Phasing Plan
PH1‐2, and PH3‐6, prepared
by RRM, dated February 2019
Page 290 of 322
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
Horizon Lane shall be done as part of Phase 4 development, prior to the connection of
Horizon Lane with the Project site.
Prepare a detailed phasing plan that identifies reasonable timing of such
improvements for Suburban Road, Horizon Lane, and Earthwood Lane. The phasing
plan shall be developed in close coordination with City staff. Per MM TRANS 2e,
Construction of the Suburban Road improvements from Horizon Road from Earthwood
shall be completed and open to travel prior to issuance of an occupancy permit for the
100th residential unit of Phase 4 development. The Suburban Road improvement from
Earthwood to Higuera and the Earthwood improvements on the Project site and
between the Project and Suburban shall be completed prior to issuance of the
occupancy permit for the 1st dwelling unit.
MM TRANS-5. The Applicant shall pay a pro-rata fair share fee to fund the installation of a
roundabout at the Buckley Road/SR 227 intersection as identified in the SLOCOG SR 227
Operations Study. The City shall collect the fair share fee and coordinate payment of Project
fair share fees to help fund improvements with the County. Alternatively, the City should
consider an amendment of the AASP impact fee program to establish a new areawide fee to
help fund improvements to the intersection to offset cumulative development impacts. If an
amended AASP fee is created by the City it will suffice as appropriate mitigation for the
Project’s participation in these improvements.
A fair share mitigation fee for improvements
shall be paid to the Project prior to final
VTM recordation. If the City amends the
AASP impact fee program to include
improvements to the intersections of Buckley
Road/SR 227, the Applicant shall pay the
impact fees prior to issuance of a building
permit for each unit.
The City shall verify the
inclusion of the fee program
within the AASP shall collect
the pro-rated fee.
Compliance Status:
Complete - AR paid fair share
fee to County w/ Phase 1 Map.
MM TRANS-6. The Applicant shall design and construct the extension of the northbound
right turn-lane at the South Street/Higuera Street intersection, to provide more storage
capacity.
Prior to recordation of the final VTM for
Phase 1, the Applicant shall submit public
improvement plans for review and approval
by the City for the extension of the
northbound right turn lane from Higuera to
South. These improvements may be eligible
for credits for Project payments of the
Citywide TIF program. Construction of
roadway improvements shall be completed
and operational prior to the issuance of
occupancy permits for the first residential
unit for Phase 1 development.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans.
Compliance Status:
Complete.
MM TRANS-7a. The Applicant shall design and construct a second northbound left -turn
lane at the intersection of South Higuera Street/Prado Road. The Applicant shall also pay a
fair share fee for the widening of Prado Road Creek Bridge west of South Higuera Street by
participating in the citywide transportation impact fee program.
As part of Phase 1 development, the
Applicant shall submit public improvement
plans that details improvement to South
Higuera Street/Prado Road intersection for
review and approval by the City. These
improvements are part of the AASP
financing plan and may be eligible for fee
credits or reimbursements. Construction of
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans and
pays its fair share fee for the
widening of Prado Road Creek
Bridge.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
these improvements shall occur only after
completion of the City widening of the Prado
Road Creek Bridge. Construction of roadway
improvements shall be completed and
operational prior to the issuance of an
occupancy permit for the first residential unit
of Phase 1 development. However, if the
SLO Creek Bridge widening project has been
delayed, the Public Works Director shall
have the authority to defer these
improvements until that work can be
completed. The City may also undertake this
intersection improvement as a capital
improvement project. In that event, the
mitigation measure shall be satisfied when
the improvement is programmed in the
City’s multi-year Capital Improvement Plan
and Financial Plan.
Compliance Status:
Satisfied through Citywide TIF
payment.
MM TRANS-7b. The Applicant shall design and construct a second southbound left -turn
lane at the Tank Farm Road/South Higuera Street intersection.
As part of Phase 1 development, the
Applicant shall submit public improvement
plans for construction of a second
southbound left-turn lane at the Tank Farm
Road/South Higuera Street intersection for
review and approval by the City. These
improvements are part of the AASP
financing plan and may be eligible for fee
credits or reimbursements. Construction of
roadway improvements shall be completed
and operational prior to the issuance of an
occupancy permit for the first residential unit
of Phase 1 development.
The City shall verify that the
Applicant installs the
improvements in accordance
with approved design plans.
Compliance Status:
Complete.
MM TRANS-7c. The Applicant shall design and install the restriping of Suburban Road to
extend the length of the westbound left- and right-turn lane at the Suburban Road/South
Higuera Street intersection.
Prior to acceptance of the recordation of the
final VTM for Phase 1, the Applicant shall
submit public improvement plans to address
improvements to the Suburban Road and
South Higuera Street intersection for review
and approval by the City. Construction of
roadway improvements shall be completed
and operational prior to the issuance of
occupancy permits the first unit of Phase 1
development. This mitigation has been
incorporated into the MPA Project design.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans. The
City shall confirm this feature
is incorporated within Project
plans.
Page 292 of 322
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
MM TRANS-7d. In coordination with the opening of the Buckley Road Extension as part of
Phase 2, the Applicant shall design and install measures to restrict left turns into and out of
the Vachell Lane/South Higuera Street intersection.
Prior to recordation of the fina l VTM, the
Applicant shall submit public improvement
plans to address improvements to the Vachell
Lane and South Higuera Street intersection
for review and approval by the City.
Construction of roadway improvements shall
be completed and operational prior to
issuance of occupancy permits for the first
residential unit of Phase 2 Project
development. This mitigation has been
incorporated into the MPA Project design.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans. The
City shall confirm this feature
is incorporated within Project
plans.
MM TRANS-8a. The Project is located within the Los Osos Valley Road interchange Sub
Area fee program, and, as such, the Applicant shall pay the Los Osos Valley Roa d subarea
fee, for the cost of reconstructing the Los Osos Valley Road/U.S. Highway 101 interchange
project and improvements along Los Osos Valley Road. The fee shall be associated with the
number of dwelling units and the square footage of commercial development in the Project
site and shall be paid the time of building permit issuance .
The Los Osos Valley Road fee program
requires payment of fees prior to each
building permit issuance. The Applicants
shall pay the Los Osos Valley Road subarea
fee prior to issuance of permits for all units.
The City shall verify the
Applicant has contributed its
fair share payment and ensure
adequate funding is collected
for the improvements.
Compliance Status:
Ongoing w/ each building
permit.
MM TRANS-8b. In coordination with the Applicant, the City shall retime the traffic signal at
Los Osos Valley Road/South Higuera Street intersection and installation of signage at the
South Higuera Street/Buckley Road intersection (terminus of the Buckley Road Extension) to
inform drivers of additional access to U.S. Highway 101 at Ontario Road. The City Public
Works Department shall ensure the improvements and signage meet safety criteria.
Prior to recordation of the final VTM for
Phase 2, the Applicant shall submit public
improvement plans for review and approval
by the City, which addresses retiming of the
traffic signal. Construction of roadway
improvements and signage installation at
Buckley Road shall be completed and
operational prior to the issuance of
occupancy permits for the first residence of
Phase 2 development.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans.
Compliance Status:
In progress
MM TRANS-10a. The Applicant shall design and construct ADA-compliant sidewalks and
ADA ramps on the east side of South Higuera Street to provide continuous paths of travel
from the City limit line to Los Osos Valley Road.
Prior to recordation of the final VTM, the
Applicant shall submit a public improvement
plans for sidewalk improvements along
South Higuera Street for review and approval
by the City. Construction of pedestrian
improvements shall be completed and
operational prior to the issuance of an
occupancy permits for Phase 2 development.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans.
Compliance Status:
Construction required prior to
Phase 2. Complete.
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
MM TRANS-10b. The Applicant shall design and construct continuous sidewalks along the
east side of South Higuera Street from Vachell Lane to Los Osos Valley Road including ADA
ramps at the Vachell Lane and South Higuera Street intersection, as illustrated in Figure
3.12-6 in the FEIR.
Prior to recordation of the final VTM for
Phase 1, the Applicant shall submit public
improvement plans for review and approval
by the City. Construction of pedestrian
improvements shall be completed and
operational prior to the issuance of an
occupancy permit for the first residence of
Phase 1 development.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans.
Compliance Status:
Complete.
MM TRANS-10c. The Applicant shall design and construct continuous ADA-compliant
sidewalks and ADA ramps along the south side of Suburban Road from South Higuera Street
to Earthwood Lane. A receiving ramp shall be installed on the north side of Suburban Road
at Earthwood Lane.
Prior to recordation of the final VTM for
Phase 1, the Applicant shall submit public
improvement plans for review and approval
by the City. Construction of pedestrian
improvements shall be completed and
operational prior to the issuance of an
occupancy permit for the first residence of
Phase 1 development.
The City shall verify that the
Applicant installs the
improvements in accordance to
the approved design plans.
Compliance Status:
Complete.
MM TRANS-11. The Applicant shall construct two (2) separated bicycle bridges on each
side of Buckley Road at Tank Farm Creek and provide connections to Buckley Road so as to
provide continuous and safe bicycle routing along Buckley Road. These sections of roadway
and creek crossings are under the jurisdiction of the County and would need to meet both
City and County design standards to the greatest extent feasible and are subject to approval
of the City’s Public Works Director.
Prior to recordation of the final VTM for
Phase 2, the Applicant shall submit a Public
Improvement Plan for the Buckley Road
Class II bicycle lanes and the separated
bicycle bridges across Tank Farm Creek.
These improvements shall occur
concurrently with the extension of Buckley
Road to South Higuera Street during Phase 2.
The City shall verify that the
Applicant has modified the
Project design to be in
accordance with the BTP and
the AASP.
Compliance Status:
North bridge required prior to
Phase 2 occupancy. Shown on
Phase 2 PIPs
South bridge to be constructed
with Buckley widening and
bicycle lanes in Phase 4
(deferred by EIR addendum)
MM TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that adequate
service would be provide to the two proposed bus stops and Project area. The bus stops shall
be constructed by the Applicant within the respective pha se’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install any physical improvements to Earthwood Lane and Suburban Road needed to
accommodate future service to the site. In addition, the proposed transit service onsite shall
meet standards stated in Policy 3.1.6, Service Standards.
Prior to issuance of an occupancy permit for
the 50th residence of Phase 1 development,
the Applicant shall ensure adequate transit
service would be available for the Project
site.
The City shall verify that the
Applicant ensures adequate
transit service for the Project
site.
Compliance Status:
Phase 1 bus turnout complete;
Phase 6 turnout pending.
Page 294 of 322
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45
Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
MM TRANS-13. The City shall amend the Citywide TIF to include a fee program for the
installation of a second southbound right-turn lane at the Los Osos Valley Road/South
Higuera Street intersection, or create a separate mitigation fee for this purpose. The
Applicant shall pay its fair share of the improvement costs through the payment of the
Citywide TIF of the ad hoc mitigation fees, as appropriate, to the City prior to issuance of
building permits.
If at the time of building permit issuance the
City has not amended the Citywide TIF to
include the extension of the southbound right
turn lane from Higuera to Los Osos Valley
Road, the City shall establish an ad hoc fee
program for that purpose. The Applicant will
pay its fair share of the improvement by
payment of the amended Citywide TIP for
the ad hoc fee.
The City shall verify that the
Project has paid its fees at the
time of building permit
issuance.
Compliance Status:
Satisfied through Citywide TIF
payment.
MM TRANS-14. If approved by City Council, the City shall amend the TIF, or some other
fee program, to include a fee program for the installation of a Class I bicycle path from
Buckley Road/South Higuera Street intersection to Los Osos Valley Road/U.S. Highway 101
southbound ramps intersection, connecting to the Bob Jones Trail. The Applicant shall pay
its fair share fee to fund the improvement through the adopted fee program. Alternatively, the
City may establish a special or ad hoc mitigation fee program to fund the Project’s share of
these improvements.
The City shall include this improvement in
the updated Citywide TIF. The Applicant
shall pay its fair share fees to the City prior
to issuance of an occupancy permit for the
first residential unit of each phase of
development. If at the time of building
permit issuance the City has not amended the
Project into the TIF program, the Applicant
will be required to pay fare share funding for
the project through an ad hoc fee to be paid
prior to receiving building permits.
The City shall verify payment
of fair share fees to install the
improvement in accordance
with the BTP and City
requirements.
Compliance Status:
Satisfied through Citywide TIF
payment.
MM TRANS-15a. The Applicant shall pay its fair share fee to the City to fund the widening
of the Prado Road/South Higuera Street intersection to acc ommodate a dual left-turn lane,
dual thru-lanes, and a right-turn lane on all approaches. Part of this share may be contained
within existing fee programs or ultimately incorporated into the Citywide TIF program. If
amended into the Citywide TIF an impact fee program, payment of those fees will address
project impacts.
Unless incorporated into the Citywide TIF
program the Applicant shall pay its fair share
fees to the City prior to issuance of building
permits. The mitigation fee shall be
determined by the City prior to VTM
recordation and will be adjusted annually for
CPI until final building permits are complete.
Alternatively, the Applicant could pay the
full fee as part of Final map recordation for
each phase of development.
The City shall verify that
adequate funding is collected to
install these improvements.
Compliance Status:
Satisfied through Citywide TIF
payment.
MM TRANS-15b. The Applicant shall pay its fair share mitigation fees to fund improvements
to the intersection of Higuera/Tank Farm Road to provide: 1) extension of the northbound
right-turn lane, 2) the installation of a “pork chop” island to assist pedestrian crossings, and
3) widening on the south side of Tank Farm to provide a slip lane for right turning traffic.
The City should consider incorporating this improvement into the AASP Fee program.
The mitigation fee shall be determined by the
City prior to VTM recordation and will be
adjusted annually for CPI until final building
permits are complete. Alternatively, the
Applicant could pay the full fee as part of
final map recordation for each phase of
development. If the City amends the AASP
program to include this improvement, the
Applicant shall the AASP subarea fee
program to mitigate this impact.
The City shall verify that
adequate funding is collect to
install these improvements.
Compliance Status:
Satisfied through Citywide TIF
payment.
Page 295 of 322
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Mitigation Measure Plan Requirements & Timing Monitoring/Compliance
MM TRANS-15c. The City shall review the cross sections for improvements to Tank Farm
Road/Horizon Lane intersection as proposed within AASP to ensur e long-term geometrics
meet the objectives of the General Plan. The Applicant shall pay fair share mitigation fees to
fund the installation of an additional northbound right-turn lane or a roundabout at the Tank
Farm Road/Horizon Lane intersection. The City should consider incorporating this
improvement into the AASP fee program.
The mitigation fee shall be determined by the
City prior to VTM recordation and will be
adjusted annually for CPI until final building
permits are complete. Alternatively, the
Applicant could pay the full fee as part of
final map recordation for each phase of
development. If the City amends the AASP
program to include this improvement, the
Applicant shall pay the AASP subarea fee
program to mitigate this impact.
The City shall verify that
adequate funding is collected
for these improvements.
Compliance Status:
Satisfied through Citywide TIF
payment.
MM TRANS-15d. The Applicant shall pay its fair share fees to fund the installation of a
traffic signal or a single-lane roundabout at the Buckley Road/Vachell Lane intersection.
While not required, this work may be implemented as part of the Buckley Road extension
being installed as part of Phase 2 of the Project. The City should consider incorporating this
improvement into the AASP fee program.
The mitigation fee shall be determined by the
City prior to VTM recordation and will be
adjusted annually for CPI until final building
permits are complete. Alternatively, the
Applicant could pay the full fee as part of
final map recordation for each phase of
development. If the City amends the AASP
program to include this improvement, the
Applicant shall pay the AASP subarea fee
program to mitigate this impact.
The City shall verify that
adequate funding is collected
for the improvement.
Compliance Status:
Weighted portion of fee paid
with each phase. Phase 1 and
Phase 2/3 share was paid prior
to Final Map recordation, and
included payment of 20 density
bonus units.
Utilities
MM UT-2. The size, location, and alignment of all on- and offsite water, wastewater, and
energy infrastructure offsite shall be subject to review and approval by the City’s Public
Works and Utilities Departments. The Applicant shall be responsible for constructing all
required onsite and offsite utility improvements and well as for repaving of damaged
roadways.
The Applicant is required to implement the
above standard mitigation measures prior to
Development Plan or permit approval. City
staff shall ensure the above measures are
incorporated into the Development Plan and
building plans prior acceptance of the final
Development Plan and recordation of the
final VTM.
City staff shall ensure measures
are on plans. City staff can
work with the Applicant to
ensure that these strategies are
implemented.
Compliance Status:
City verifying as needed
through review of improvement
plans.
Page 296 of 322
Item 6j
Department: Community Development
Cost Center: 4007
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: N/A
FROM: Timmi Tway, Community Development Director
Prepared By: Ethan Estrada, Assistant Planner
SUBJECT: CONSIDER PARTICIPATING IN THE URBAN COUNTY OF SAN LUIS
OBISPO, OVERSEEN BY THE COUNTY OF SAN LUIS OBISPO, FOR
THE 2027-2029 COMMUNITY DEVELOPMENT BLOCK GRANT
PROGRAM CYCLES
RECOMMENDATION
1. Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San
Luis Obispo, California, Approving the Participation in the San Luis Obispo Region
Urban County, Overseen by the County of San Luis Obispo, for the 2027 -2029
Community Development Block Grant Federal Program Cycles” (Attachment A); and
2. Authorize the City Manager to sign the 2027-2029 Cooperation Agreement to
participate in the San Luis Obispo Region Urban County (Attachment C).
POLICY CONTEXT
The recommendation to participate in the 2027 -2029 Urban County for the Community
Development Block Grant program is consistent with the Major City Goals for Housing
and Homelessness Response, specifically Housing and Neighborhood Livability –
Healthy, Safe, and Affordable Task 21 and the Homelessness Response goal to
Collaborate with Partners to Prevent and Reduce Homelessness.
Annual Community Development Block Grant (CDBG) funding provides vital support for
local service providers, which aligns with the City’s Homelessness Response Strategic
Plan, including the following Regional Collaboration and Engagement objective:
Work collaboratively with the County’s Homeless Services Division to
establish and support regional priorities, equitable and transparent
allocation of resources, and to implement strategies in alignment with
shared regional goals.
1 Housing and Neighborhood Livability – Healthy, Safe, and Affordable Task 2: “Promote the expansion
and diversification of housing opportunities for all.”
Page 297 of 322
Item 6j
Additionally, participation in this agreement is consistent with policies provided in the
City’s Housing Element, including:
HE Policy 2.4: Encourage housing production for all financial strata of the City’s
population, as allocated in the Regional Housing Needs Allocation, for the 6th cycle
planning period. The number of units per income category are: extremely low and very
low income, 825 units; low income, 520 units; moderate income, 604 units; and above
moderate income, 1,405 units.
HE Policy 8.1: Encourage housing development that meets a variety of special needs,
including large families, single parents, disabled persons, the elderly, students, veterans,
farmworkers, the homeless, or those seeking congregate care, group housing, single -
room occupancy, or cohousing accommodations, u tilizing universal design.
DISCUSSION
Background
Currently, the City, as well as Arroyo Grande, Atascadero, Morro Bay, Paso Robles,
Pismo Beach, and the unincorporated areas of the County San Luis Obispo (“County”),
are members of the Urban County for the 2024-2026 Cooperation Agreement term. Under
this current agreement, the City’s participation in the Urban County will continue until June
30, 2027. The benefits of participating as a member are described in more detail in the
next section below.
On June 8, 2026, the County issued a letter to all eligible jurisdictions regarding
participation in the Urban County for the 2027 -2029 Cooperation Agreement
(“Agreement”) term that will encompass the 2027 -2028, 2028-2029, and 2029-2030
CDBG program cycles (Attachment B). The letter informed City staff that U.S. Department
of Housing and Urban Development (HUD) reduced the timeline2 provided for jurisdictions
to prepare their agreements. To comply with this new timeline, the County has proposed
a restructuring of this process into two phases. Phase 1 includes the a pproval of a
simplified version of the Agreement (Attachment C) that only includes the federally
mandated components (discussed further below); Phase 2 includes the creation of
individual Memoranda of Understanding (MOU) between each of the participating
jurisdictions and the County to outline all other operational details. The County intends
for these MOUs to be finalized by Fall 2027. Staff will bring the MOU before Council for
final approval before submittal to the County.
To continue participating in the Urban County, the legislative body of the jurisdiction must
adopt a resolution approving the execution of the Agreement (Phase 1) that sets the terms
and requirements of participation (Attachment C). The term of the Agreement is for a
period of three CDBG program cycles commencing July 1, 2027, and ending on June 30,
2029. Upon execution of the Agreement, neither the County nor the City may terminate,
withdraw, or be removed from the program during the three-year program period.
2 In the invitation to participate (Attachment B) the County provided a timeline stipulating that a resolution
to adopt the Agreement must be submitted to the County by July 19. The County has been notified that
the City would not be able to provide a resolution by that date and that staff will provide them with one as
soon as possible. The County is agreeable on this matter.
Page 298 of 322
Item 6j
Benefits of Participating in the Urban County
The Urban County has enabled participating jurisdictions to maximize the grant funds
available, as HUD is able to disperse funds directly to the Urban County. The County, via
the Urban County, is then able to disperse these funds to p articipants via formula-based
allocations. Without this system, the City would have to compete for CDBG funding at the
state level, would not be guaranteed a consistent annual CDBG allocation, and if granted
funding at the state level, would be responsible for extensive administrative duties and
reporting requirements.
The County provides administrative support to the City’s CDBG program as a benefit of
participating in the Urban County. County staff are a liaison with HUD and are responsible
for:
Federal environmental reviews (NEPA)
Labor compliance, Section 3, and IDIS3 reporting
Procurement oversight
Administering funds to and monitoring of sub -recipients
Community needs assessment
Fair housing compliance
Additionally, the City establishes its own CDBG funding priorities. Given that these
priorities and recommendations are consistent with HUD’s CBDG regulations, the City is
able to allocate CDBG funds to recipients of its choosing. The City has received a total of
$1,476,814 in CDBG grant funding within the 2024 -2025, 2025-2026, and 2026-2027
CDBG program cycles combined. A majority of these funds have been allocated to
affordable housing projects and community partners who provide supportive housing
services (e.g., 1422 Monterey Street, Prado Homeless Services Center, etc.).
Changes to the Cooperation Agreement Structure
Due to the two-phased process discussed above, starting with the 2027-2029 program
cycle, the Agreement has been adjusted to only include the federally mandated
components that HUD requires. In previous years, these components, as well as other
operational details such as the allocation of administrative funds, were all included within
the Cooperation Agreement. However, this year, following execution of the Agreement,
participating jurisdictions will establish MOUs with the County to finalize all other
operational details (e.g., allocation of admin funds, responsibilities of parties, public
services costs, conflict resolution, etc.). Doing so allows the Urban County to remain in
compliance with HUD timelines and provides participating jurisdictions and the County
increased flexibility to modify these details when needed, rather than locking these details
into a Cooperation Agreement that can only be modified every three years.
3 Integrated Disbursement and Information System (IDIS) – HUD’s centralized online database used to
track and report on CDBG funding and accomplishments.
Page 299 of 322
Item 6j
Public Engagement
This item has been noticed in compliance with the City’s notification requirements, as a
part of the July 21, 2026, City Council Meeting Agenda. The public has the opportunity to
comment on the item at and / or before the meeting. In addition, as a part of the CDBG
process, public hearings are held annually to establish funding priorities, to prepare the
Human Relations Committee’s funding recommendations, and Council’s final approval of
CDBG funding allocations.
CONCURRENCE
The Community Development Department, City Manager, and City Attorney’s Office have
reviewed the new Cooperation Agreement presented by the County of San Luis Obispo.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to the recommended
action in this report, as the action does not constitute a “Project” under CEQA Guidelines
Section 15378.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2027-29
Funding Identified: No
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ N/A
State
Federal
Fees
Other:
Total $N/A
There is no direct fiscal impact from the recommended actions. Costs to administer the
CDBG program will be funded through the grant itself. CDBG funds received under the
program provide an outside source of funding for affordable housing and social service
programs that would otherwise not be funded or would draw fu nding from other priority
City programs, services, and financial sources.
Page 300 of 322
Item 6j
ALTERNATIVES
1. Elect to not participate in the 2027-2029 Urban County. Should Council pursue this
option, the City would have to compete for CDBG funds at the state level, likely
receiving less than it would have through the Urban County if awarded any funding at
all. Additionally, opting out of this Cooperation Agreement would result in increased
program administrative costs.
2. Elect to participate in the 2027-2029 Urban County but alter the Cooperation
Agreement. Should Council pursue this option, any requested changes would have
to be compliant with HUD requirements. Additionally, due to the restricted HUD
timeline, any such altered Cooperation Agreement would require immediate Council
approval.
ATTACHMENTS
A - Draft Resolution approving participation in the 2027-2029 CDBG Federal Program
B - Invitation to Participate in 2027-2029 Urban County
C - Draft City of San Luis Obispo 2027-2029 Cooperation Agreement
Page 301 of 322
Page 302 of 322
R ______
RESOLUTION NO. _____ (2026 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE PARTICIPATION IN THE SAN
LUIS OBISPO REGION URBAN COUNTY, OVERSEEN BY THE
COUNTY OF SAN LUIS OBISPO, FOR THE 2027-2029 COMMUNITY
DEVELOPMENT BLOCK GRANT FEDERAL PROGRAM CYCLES
WHEREAS, the County of San Luis Obispo (“County”), a political su bdivision of
the State of California, and the City of San Luis Obispo (“City”), a municipal corporation,
desire to participate in the Community Development Block Grant (CDBG) Program
administered by the U.S. Department of Housing and Urban Development (HUD); and
WHEREAS, said program will promote the public health, safety, and welfare by
providing grant funds to be used by the City and County (“parties”) to improve housing
opportunities for low- and moderate-income households, to encourage economic
reinvestment, to improve community facilities and public services, and to provide other
housing-related facilities or services; and
WHEREAS, HUD requires that the parties enter into a cooperation agreement to
define their rights and obligations as a prerequisite of participation in the CDBG Program;
and
WHEREAS, the City desires to continue its participation for the upcoming 2027 -
2029 Community Development Block Grant federal program cycles.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
a) The proposed Cooperation Agreement is consistent with the General Plan and
with City and County policies encouraging cooperation between agencies on
issues of regional significance such as affordable housing and public services.
b) The proposed Cooperation Agreement will promote the public health, safety,
and welfare by enabling the City and County to participate in HUD’s Urban
County entitlement program, thus making funds available for a variety of
housing projects, economic development, and public service programs not
otherwise possible or available.
c) The City and County will enter into a Memorandum of Understanding that will
establish administrative policies and procedures, performance standards,
funding schedules, project descriptions and funding, and guidelines for CDBG
program implementation.
Page 303 of 322
Resolution No. _____ (2026 Series) Page 2
R ______
SECTION 2. Environmental Determination. Participation in the San Luis Obispo
region urban county does not constitute a project, as defined in California Environmental
Quality Act (CEQA) Guidelines § 15378, and is not subject to environmental review.
SECTION 3. Action. The City Council does hereby authorize the City Manager to
sign the Urban County Cooperation Agreement with the County to enable continued joint
participation in the Urban County CDBG program administered by HUD for fiscal years
2027-2029.
SECTION 4. Community Development Director Authority. The Community
Development Director is hereby authorized to act on behalf of the City in connection with
the implementation of the agreement, on -going operation of the CDBG program, and all
other activities necessary to carry out the agreement, including execution of the
Cooperation Agreement and the associated Memorandum of Understanding thereto.
Upon motion of Council Member ___________, seconded by Council Member
___________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _______________ 2026.
___________________________
Mayor Erica A. Stewart
ATTEST:
Page 304 of 322
Resolution No. _____ (2026 Series) Page 3
R ______
______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
___________________________
Teresa Purrington
City Clerk
Page 305 of 322
Page 306 of 322
COUNTY OF SAN LUIS OBISPO
DEPARTMENT OF SOCIAL SERVICES
Homeless Services Division
Devin Drake Director
Linda Belch Deputy Director
____________________________________________________________________________________________________________________
__________________________________________________________________________________
County of San Luis Obispo Department of Social Services
P.O. BOX 8119, San Luis Obispo, CA 93403-8119
| (P) 1-805-788-9491 | (F) 805-788-2457 | slocounty.ca.gov/dss
June 8, 2026
Whitney McDonald, City Manager
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 934201
Subject: Urban County Participation Decision Letter
Dear Ms. McDonald,
Thank you for the City of San Luis Obispo’s continued participation in the Urban County of San Luis
Obispo (“Urban County”) and for your partnership in delivering critical community development and
housing programs. We are writing to invite the City to participate in the Urban County for the upcoming
2027–2029 Cooperation Agreement term.
Under the City’s current 2024–2026 Cooperation Agreement, participation will continue through June 30,
2027. To ensure uninterrupted eligibility for U.S. Department of Housing and Urban Development (HUD)
Community Development Block Grant (CDBG) entitlement funds, participating jurisdictions must execute
a new Cooperation Agreement for the next three-year cycle.
Participation Requirements for the 2027–2029 Term
To confirm the City’s participation in the Urban County for fiscal years 2027–2028, 2028–2029, and 2029–
2030, please complete the following steps:
1. Submit an official letter to the County stating the City’s intent to participate.
• Email to Marge Castle at mrcastle@co.slo.ca.us by July 8, 2026.
Page 307 of 322
___________________________________________________________________________________________________________________________________
County of San Luis Obispo Department of Social Services
P.O. BOX 8119, San Luis Obispo, CA 93403-8119
| (P) 1-805-788-9491 | (F) 805-788-2457 | slocounty.ca.gov/dss
Eligibility and Funding Implications
If the City elects to participate in the Urban County:
• The City will be eligible for HUD CDBG entitlement funding through the Urban County for all three fiscal
years.
• Participation does not preclude the Urban County from applying for HOME, State CDBG, or State ESG
funds.
• Consistent with HUD requirements, participating jurisdictions are not eligible to apply directly to the
State CDBG Program for the duration of the Cooperation Agreement.
Next Steps:
The County is currently drafting the 2027–2029 Cooperation Agreement and will submit to HUD for
review prior to ratification. We anticipate providing this to the cities to review within the next week.
The County will need to receive a signed copy of the 2027–2029 Cooperation Agreement no later than
Friday, July 17th.
The County will take the 2027–2029 Cooperation Agreements to the County Board of Supervisors for
ratification on Tuesday, August 4th.
The County must submit the Urban County qualification package to HUD no later than Monday, August
10th.
If the City chooses not to participate, it must notify both the County and the HUD Los Angeles
Field Office by July 8, 2026.
We value our partnership with the City of San Luis Obispo and look forward to continuing to work
together to support community development and housing needs across the region. Please feel free to
contact us with any questions or if you need assistance preparing your council resolution.
If you have any questions or concerns regarding this process or the County’s HUD programs, please contact
Marge Castle, Program Manager, at (805) 788-9491.
Best regards,
Marge Castle
Program Manager
Page 308 of 322
Page 1 of 8
COOPERATION AGREEMENT BETWEEN THE COUNTY OF SAN LUIS
OBISPO AND THE CITY OF SAN LUIS OBISPO FOR JOINT
PARTICIPATION IN THE COMMUNITY DEVELOPMENT BLOCK GRANT
PROGRAM, THE HOME INVESTMENT PARTNERSHIPS PROGRAM, AND
THE EMERGENCY SOLUTIONS GRANT PROGRAM FOR FISCAL YEARS
2027 THROUGH 2029
THIS COOPERATION AGREEMENT is made and entered into on the date and
year last written below, by and between the County of San Luis Obispo, a political
subdivision of the State of California, hereinafter called “County,” and the City of
San Luis Obispo, a municipal corporation of the State of California, located in the
County of San Luis Obispo, hereinafter called “City;” jointly referred to as “Parties”.
WITNESSETH
WHEREAS, in 1974, the U.S. Congress enacted, and the President signed
a law entitled, The Housing and Community Development Act of 1974, herein
called the “Act.” The Act is omnibus legislation relating to federal involvement in a
wide range of housing and community development activities and contains eight
separate titles; and
WHEREAS, Title I of the Act is entitled “Community Development” and
governs programs for housing and community development within metropolitan
cities and urban counties or communities by providing financial assistance annually
for area-wide plans and for housing, public services, and public works programs;
and
WHEREAS, the Community Development Block Grant Program (hereinafter
referred to as “CDBG”), the HOME Investment Partnerships Act Program
(hereinafter referred to as “HOME”), and the Emergency Solutions Grant Program
(hereinafter referred to as “ESG”) are consolidated under Title I of the Act; and
WHEREAS, the County has requested of the federal Department of
Housing and Urban Development, hereinafter referred to as “HUD,” designate the
County as an “Urban County;” and
WHEREAS, the County needs to requalify as an urban county and will be
eligible to receive CDBG funds provided that the County’s entitled cities defer their
entitlement to the County to enable both the County and the entitlement cities to
jointly participate in the program; and
WHEREAS, the City desires to participate jointly with the County in the
Urban County as authorized by signing this Cooperation Agreement; and
Page 309 of 322
Page 2 of 8
WHEREAS, if HUD redesignates the County as an urban county, then the
County may also be eligible to receive funds from the HOME Program and the ESG
Program; and
WHEREAS, the CDBG Regulations issued pursuant to the Act provide
qualified urban counties must submit an application to HUD for funds, and cities
and smaller communities within the metropolitan area not qualifying as
metropolitan cities may join the County in said application and thereby become a
part of a more comprehensive County effort; and
WHEREAS, as the urban county applicant, the County must take
responsibility and assume all obligations of an applicant under federal statues,
including: the analysis of needs, the setting of objectives, the development of
community development and housing assistance plans, the consolidated plan, and
the assurances of certifications; and
WHEREAS, by executing this Agreement, the Parties hereby give notice of
their intention to participate in the urban county CDBG, HOME, and ESG Programs;
and
WHEREAS, the City Manager of the City of San Luis Obispo is authorized
to execute this Agreement on behalf of the City; and
WHEREAS, the Chairperson of the Board of Supervisors or the Chief
Executive Officer of the County of San Luis Obispo is authorized to execute this
Agreement on behalf of the County
NOW THEREFORE, in consideration of the mutual promises, recitals and other
provisions hereof, the Parties agree as follows:
Page 310 of 322
Page 3 of 8
SECTION I. General.
A. Full Cooperation. The County and the City agree to cooperate to
undertake, or assist in undertaking, essential community development and
housing assistance activities, as approved and authorized between the
Parties in the CDBG Agreements, including the Consolidated Plan.
B. Term of Agreement. This Agreement shall remain in effect for the three-
year program period of Federal Fiscal Years 2027, 2028, and 2029, and until
funds granted and program income received during the three-year period
are expended and the funded activities are completed. Neither the County
nor the City may terminate, withdraw, or be removed from the program
during the three-year program period. The three (3) year period
commences on October 1, 2027, through September 30, 2030.
a. The County shall, by the date in the Urban County Qualification
Deadlines published on the HUD Exchange Urban Counties website
for the next qualification period, notify the Participating Jurisdictions
by letter of their right not to participate in the Urban County.
C. Scope of Agreement. This Agreement covers the following formula
funding programs administered by HUD where the County is awarded and
accepts funding directly from HUD: the CDBG Program, the HOME Program,
and the ESG Program.
a. The participating City understands and agrees that it may receive a
formula allocation under the HOME and ESG Programs only through
the Urban County. This does not preclude the Urban County or City
from applying for HOME or ESG funds from the State, if the State
allows.
b. The participating City understands and agrees that it may not apply
for grants under the State CDBG Program for the fiscal years during
the period in which the Municipality participates in the Urban
County’s CDBG Program.
D. Amendments. The Parties agree to adopt amendment(s) to this
Agreement as may be required by HUD to meet any new Urban County
Qualification requirement(s), when applicable. Failure by either Party to
adopt any such amendment, and to submit such amendment to HUD, will
void the agreement for such qualification period.
SECTION II. Program Administration.
Page 311 of 322
Page 4 of 8
A. City Agreements. Pursuant to 24 CFR 570.501(b), the City is subject
to the same requirements applicable to subrecipients, including the
requirement of executing a written agreement with the County as set
forth in 24 CFR 570.503.
B. Use of Program Income. The County may transfer the program
income to the City, upon its termination of Urban County participation,
provided that the City begins participating as an independent CDBG
Entitlement grantee and agrees to use the program income in its own
CDBG Entitlement program.
C. Fair Housing Implementation. The Parties agree that no Urban
County funding shall be allocated or expended for activities in or in
support of any cooperating unit of general local government that does
not affirmatively further fair housing within its own jurisdiction or that
impedes the County’s actions to comply with its fair housing certification.
D. Consolidated and Further Continuing Appropriations Act. The
Parties to this Agreement understand and agree that they may not sell,
trade, or otherwise transfer all or any portion of CDBG funds to a
Metropolitan City, Urban County, unit of general local government, or
insular area that directly or indirectly receives CDBG funds in exchange
for any funds, credits, or non-Federal considerations, but must use such
funds for activities eligible under Title I of the Housing and Community
Development Act of 1974, as amended.
E. Special Provisions for the Urban County. The Urban County is
prohibited from funding activities in, or in support of, any Participating
Jurisdiction that impedes the County’s actions to comply with the
County’s Fair Housing Certification. Noncompliance with the duty to
affirmatively further fair housing by a Participating Jurisdiction may
constitute noncompliance by the Urban County.
SECTION III. Compliance with Federal Statutes and Regulations.
A. General. The County and the City shall take all actions necessary to assure
compliance with the County’s certification under Section 104(b) of Title I of
the Housing and Community Development Act of 1974, as amended, that
the grant will be conducted and administered in conformity with:
a. Title VI of the Civil Rights Act of 1964 (and the implementing
regulations at 24 CFR Part 1);
Page 312 of 322
Page 5 of 8
b. The Fair Housing Act, and the implementing regulations at 24 CFR
Part 100, and will comply with the obligation to duty to affirmatively
further fair housing; and
c. Section 109 of Title 1 of the Housing and Community Development
Act of 1974, and the implementing regulations at 24 CFR Part 6,
which incorporates:
i. Section 504 of the Rehabilitation Act of 1973, and the
implementing regulations at 24 CFR Part 8;
ii. Title II of the Americans with Disabilities Act, and the
implementing regulations at 28 CFR Part 35;
iii. The Age Discrimination Act of 1975, and the implementing
regulations at 24 CFR Part 146;
iv. Section 3 of the Housing and Urban Development Act of 1968;
v. Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970, and the implementing regulations at 49
CFR Part 24;
vi. Section 104(d) of Housing and Community Development Act
of 1974, and the implementing regulations at 24 CFR Part 42;
and
d. Other applicable laws
Page 313 of 322
Page 6 of 8
B. Certification Regarding Policies Prohibiting Use of Excessive Force
and Regarding Enforcement of State and Local Laws Barring
Entrances.
The County and the City each have adopted and are enforcing:
a. A policy prohibiting the use of excessive force by law enforcement
agencies within its jurisdiction against any individuals engaged in
non-violent civil rights demonstrations; and
b. A policy of enforcing applicable State and local laws against
physically barring entrance to or exit from a facility or location which
is the subject of such non-violent civil rights demonstrations within
its jurisdiction.
NOW, THEREFORE, it is agreed between the parties hereto that:
Agreement Signatures. This Agreement may be executed in counterparts, each of
which shall be deemed to be an original, but all of which, when taken together,
shall constitute one and the same agreement. This Agreement may be executed
and delivered by facsimile or scanned signature by any of the Parties and the
receiving Party may rely on the receipt of such document so executed and
delivered by facsimile or email as if the original had been received.
The Parties hereto have caused this Agreement to be executed and attested by
their proper officer thereunder duly authorized.
Page 314 of 322
Page 7 of 8
IN WITNESS WHEREOF, the Parties have executed this Agreement on the day and
the year set forth below.
COUNTY OF SAN LUIS OBISPO, A Political Subdivision of the State of
California
Jimmy Paulding
Chairperson of the Board of Supervisors
ATTEST:
Matthew P. Pontes
Ex-Officio Clerk of the Board of Supervisors
BY:
Deputy Clerk
(SEAL)
APPROVED AS TO FORM AND LEGAL EFFECT:
Jon Ansolabehere
County Counsel
By:
Deputy County Counsel
Dated:
Page 315 of 322
Page 8 of 8
CITY OF SAN LUIS OBISPO, a California Municipal Corporation
BY:
Whitney McDonald
City Manager
Date:
APPROVED AS TO FORM AND LEGAL EFFECT:
By:
Christine Dietrick
City Attorney
Dated:
Page 316 of 322
Item 6k
Department: Police
Cost Center: 8001
For Agenda of: 7/21/2026
Placement: Consent
Estimated Time: Click or tap here to enter text.
FROM: Rick Scott, Police Chief
Prepared By: Melissa Ellsworth, Senior Business Analyst
SUBJECT: POLICE DEPARTMENT GRANT APPLICATIONS FOR FY 2026-27
RECOMMENDATION
1. Authorize the Police Department to submit grant applications to the following
agencies:
a. California Highway Patrol Cannabis Tax Fund Grant Program in an amount
of $134,200;
b. COPS Hiring Program Grant in an amount of $125,000
2. If the California Highway Parol Cannabis Tax Fund grant is awarded, authorize the
City Manager and Chief of Police to execute related grant documents and
authorize the Finance Director to make necessary budget adjustments upon the
award of the grant.
3. Authorize staff to suspend and remove funding for the current School Resource
Officer position, due to the loss of revenue from the San Luis Coastal Unified
School District.
4. Adopt a draft resolution entitled, “A Resolution of the Council of the City of San
Luis Obispo, California, accepting a grant award provided through the California
Highway Patrol Cannabis Tax Fund Grant Program to increase education,
prevention and enforcement programs focusing on driving under the influence of
alcohol and other drugs and authorizing the City Manager and Chief of Police to
execute all related grant documents”.
POLICY CONTEXT
The recommended actions are consistent with the City of San Luis Obispo’s Financial
Management Manual, Section 740 – Grant Management Policy. The policy states that
Council must approve all grant applications in excess of $5,000 and delegates receipt
and contract execution to the City Manager.
DISCUSSION
The City has partnered with San Luis Coastal Unified School District for over ten years to
assign a full time School Resource Officer to the high schools and middle school
throughout the community. Over that time, the District provided funding based on a
Memorandum of Understanding that provided funding amounts ranging from 37.5% to
100% of salary and benefits. For FY 2025-26, funding from the District covered the SRO
Page 317 of 322
Item 6k
position entirely. The District recently confirmed that it is unable to fully fund the SRO
position for the 2026-27 Fiscal Year, without this funding, the Department is
recommending elimination of one full time equivalent Police Officer position. The District
has also indicated it would be able to provide partial funding sufficient to cover the City’s
cost share if a grant is awarded to the City under the COPS Hiring Program.
Office of Community Oriented Policing Services – COPS Hiring Program
The purpose of COPS Hiring Program, funded by the U.S. Department of Justice Office of
Community Oriented Policing Services, is to fund law enforcement agencies to hire and/or
rehire additional career sworn law enforcement officers/deputies in an effort to increase their
community policing capacity and crime prevention efforts. Funding under this program may
be used to hire or rehire sworn career law enforcement officers, which includes filling existing
officer/deputy vacancies that are no longer funded in the agency’s budget. These positions
must be in addition to currently budgeted (funded) level of sworn positions, and the officers
must be hired on or after the official award start date on the notice of award.
The COPS Hiring Program will cover up to 75% of the entry level salary and limited benefits
for a period of 3-years. There is a minimum cost share of 25% for the City to be reimbursed
by the District, and the maximum federal share for a position is $125,000 over the 3-year
period (not per year, spanning the 3-year period). Agencies must retain the funded position
for a minimum of 12 months following the 3-years of funding. Absorbing the grant position
through attrition is not allowable, and the position must be retained and funded through the
City’s General Fund.
The grant application is completed in a two -step process, the first deadline is July 23rd,
and the second deadline is July 29th. If the grant is awarded, staff will return to Council and
request authorization to accept the grant, review the executed MOU, and to restore funding
for the School Resource Officer FTE
Cannabis Tax Fund Grant Program
In 2016, Proposition 64 (the Control, Regulate, and Tax Adult Use of Marijuana Act) was
passed which mandated the state to set aside funding for the California Highway Patrol to
award grants to local governments and non-profits to work toward reducing impaired driving
accidents, increase public awareness surrounding dangers of impaired driving and support
safer roadways. Staff is requesting funds to conduct additional DUI saturation patrols, DUI
checkpoints, and purchase equipment such as a narcotic analyzer (portable device used to
safely identify controlled substances in the field) and PAS (Preliminary Alcohol
Screening/breathalyzer) devices.
The grant application was due in May. Staff did not request Council approval prior to
submitting the application because the deadline required timely submission, and the
approval request was not scheduled in time to meet the grant deadline. If Council denies
this request, the application can be withdrawn or the award can be declined.
Page 318 of 322
Item 6k
Public Engagement
This item is on the agenda for the July 21, 2026 City Council meeting and will follow all
required postings and notifications. The public may have an opportunity to comment on
this matter at or before the meeting.
CONCURRENCE
The Director of Finance concurs with staff’s recommendation.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to the recommended
action in this report because the action does not constitute a project under CEQA
Guidelines Section 15378.
FISCAL IMPACT
Budgeted: No Budget Year: 2026-27
Funding Identified: No
Fiscal Analysis:
Funding
Sources
Total Grant
Request
Current Funding
Request
Remaining
Balance
Annual
Ongoing Cost
DOJ – COPS
Hiring Program
Grant
125,000
(3-year period) See chart below
CHP Cannabis
Grant 134,200
Total 259,200
Matching funds are only required under the COPS Hiring Grant. The grant requires at
least a 25% cash match, and the grantee must assume a progressively larger share of
the cost each year.
The chart below outlines estimated General Fund obligations (to be paid for by the San
Luis Coastal Unified School District) and estimated grant funding over the grant period
(grant will only fund for a 3-year period). The District has agreed, if grant funds are
awarded, to a 5-year agreement term.
Page 319 of 322
Item 6k
Estimated Entry Level Officer Salary/Benefits
Funding
Source
Year 1
FY 26-27
Year 2
FY 27-28
Year 3
FY 28-29
Year 4
FY 29-30
Year 5
FY 30-31 Total
COPS Grant $46,000 $41,000 $38,000 $0 $0 $125,000
City $0 $0 $0 $0 $0 $0
SLCUSD $93,565 $105,543 $115,870 $161,564 $169,642 $646,185
Total
Salary/Benefits $139,565 $146,543 $153,870 $161,564 $169,642 $771,185
ALTERNATIVES
Do not submit grant applications or decline funding. Grants provide funding for
specialized equipment purchases and overtime costs associated with focused
enforcement and education opportunities. Without grant funds the department would be
unable to carryout these programs which increase safety in the community. Additionally,
without COPS Grant funding, the department would be unable to provide a School
Resource Officer position to the District and this position would not be an added FTE.
ATTACHMENTS
A - Draft Resolution accepting a grant award provided through the California Highway
Patrol Cannabis Tax Fund Grant Program
Page 320 of 322
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RESOLUTION NO. (2026 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ACCEPTING A GRANT AWARD PROVIDED
THROUGH THE CALIFORNIA HIGHWAY PATROL CANNABIS TAX
FUND GRANT PROGRAM TO INCREASE EDUCATION, PREVENTION
AND ENFORCEMENT PROGRAMS FOCUSING ON DRIVING UNDER
THE INFLUENCE OF ALCOHOL AND OTHER DRUGS AND
AUTHORIZING THE CITY MANAGER AND CHIEF OF POLICE TO
EXECUTE ALL RELATED GRANT DOCUMENTS
WHEREAS, the San Luis Obispo Police Department (the "Police
Department") through the City of San Luis Obispo desires to undertake programs to
increase education, prevention, and enforcement of laws related to driving under the
influence of alcohol and other drugs; and
WHEREAS, on July 21, 2026, the Council authorized the Police Department
to submit a grant application to the California Highway Patrol Cannabis Tax Fund
Grant Program (CTFGP) to conduct compliance activities and purchase related
equipment to enforce laws related to driving under the influence of alcohol and
drugs; and
WHEREAS, in May 2026, the Police Department was notified of the CTFGP
grant award; and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The Chief of Police or his designee is hereby authorized to
submit a grant application consistent with program requirements to pursue a grant
administered by the California Highway Patrol CTFGP, including the Police
Department's February 2026 application.
SECTION 2. The City Manager of the City of San Luis Obispo and the Chief
of Police are authorized to accept awarded funds and to execute all grant related
documents, including the grant agreements, any extensions or amendments thereof,
and any subsequent contract with the State in relation to the CTFGP.
SECTION 3. The Finance Director is authorized to make the necessary
budget adjustments upon the award of the grant.
SECTION 4. The City agrees that any liability arising out of the performance of
this contract, including civil court actions for damages, shall be the responsibility of
the grant recipient and the authorizing agency and acknowledges that the California
Highway Patrol and the CTFGP disclaim responsibility for any such liability.
Page 321 of 322
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Resolution No. (2026 Series) Page 2
SECTION 5. Grant funds received hereunder shall not be used to supplant
expenditures controlled by this body.
Upon motion of __________________, seconded by___________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ______day of _____________2026.
__________________________
Mayor Erica Stewart
ATTEST:
____________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
____________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ______________________.
__________________________
Teresa Purrington
City Clerk
Page 322 of 322