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HomeMy WebLinkAbout08/16/2005, PH4 - CONSIDERATION OF AN ANNEXATION, GENERAL PLAN AMENDMENT, PREZONING, PARCEL MAP, AND A COUNTY TAX SHA 1 1 council Ma*DW, s i� los j acEnaa nEpoat CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Directq�� By: Pam Ricci, Senior Planner f7K (%%//// SUBJECT: CONSIDERATION OF AN ANNEXATION, GENERAL PLAN AMENDMENTS PREZONING, PARCEL MAP, AND A COUNTY TAX SHARING AGREEMENT FOR THE MCBRIDE/GEARHART ANNEXATION (ER, ANNX, GPA, R, & MS 237-04);1413 CALLE JOAQUIN. CAO RECOMMENDATION 1. Adopt a Resolution of Application (Attachment F) requesting that the Local Agency Formation Commission (LAFCO) take proceedings for the 25.6-acre Annexation, based on findings. 2. Adopt a Resolution (Attachment G) reconfiguring the boundary between the Open. Space and Services & Manufacturing land use designations on the General Plan Land Use Element (LUE) map,based on findings. 3. Introduce an Ordinance (Attachment H) prezoning sites within the annexation area to be consistent with the reconfigured LUE, map designations (C-S Service-Commercial and C/OS-20, Conservation/Open Space with a 20-acre minimum parcel size). 4. Adopt a Resolution (Attachment n approving a tentative parcel map, based on findings, and subject to conditions. 5. Adopt a Resolution (Attachment J) accepting the negotiated exchange of property tax revenues and annual tax increment that is required as a prerequisite of any jurisdictional change by the Revenue and Tax Code Section 99. REPORT IN BRIEF Kelly Gearhart has applied to the City for annexation of the 25.6-acre piece of property to the immediate northeast of Kimball Motors known as the McBride property. The proposal involves development of one-half of the site for an expansion of auto sales: The remainder of the site would be left in open space. Along with annexation of the site, the applicant is requesting a General Plan Amendment to reconfigure the boundary between the Open Space and Services & Manufacturing land use designations on the General Plan Land Use Element (LUE) map. Staff has been supportive of this proposed boundary change because it: 1. protects half of the site in open space consistent with General Plan policies; 2. preserves the most environmentally sensitive portions of the site, the riparian and farmed wetland areas within the open space; and 3. provides for an efficient circulation plan through the extension of Calle Joaquin that does �l Council Agenda Report-ER,ANNX, GPA, R, MS 237-04(McBride/Gearhart Property Annexation) Page 2 not involve any creek crossings. LUE Policy 3.6.7 is the key implementing policy in the General Plan for the continuation and expansion of the Auto Park Way vehicle sales center. LUE Figure 3 is referenced in this policy and specifically shows the project site among those earmarked for expansion of auto sales in the area. Some local auto dealers have been forced to seek expansion outside of the Auto Park Way area because of a lack of available sites. Other lines of autos are interested to come to San Luis Obispo if appropriate sites can be created to accommodate them. Expansion of the auto park area is consistent the. Major City Goal of economic development activities that encourage and promote projects that increase sales tax revenues. In the discussion of this specific goal, the expansion of the Auto Park Way area is identified. The Planning Commission considered all of the same entitlements that the Council is reviewing on July 13, 2005. The Commission was split 3-3 on various motions made to advance a recommendation on the requested entitlements to the City Council. Therefore, the individual comments of the Commission are transmitted to the Council rather than a formal resolution endorsed by the majority (Attachment B). A copy of the agenda report prepared for the Planning Commission meeting is included as Attachment E. This report provides a detailed discussion of the request focusing on its consistency With pertinent General Plan policies. The Discussion portion of this report does not reiterate all of the project analysis provided in the attached Planning Commission agenda report: Instead, it updates the Council on the key issues that were discussed at the Planning Commission meeting, and clarifies a few other topics. DISCUSSION Consistency with the General Plan. General Plan conformity is essential in reviewing this application. The Council must make a finding that a development approval is consistent with the General Plan. The Council must also find that the proposed change to the General Plan LUE Map would.maintain consistency between the LUE Map and the goals and policies of the General Plan. In summary, the key General Plan policies that apply directly to the review of the request are: 1. LUE Policy 3.6.7 A. specifically calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. LUE Figure 3 explicitly shows the project site as an intended site for expanded auto sales uses. Development of the site for an expansion of auto sales is consistent with this policy. 2. LUE Policy 1.13,5 E. describes appropriate open space dedications with proposals for annexation. For the Gearhart/McBride property, the LUE says that approximately one- half of the site should be preserved as open space either through dedication of land or easements. Council Agenda Report-ER,ANNX,GPA, R, MS 237-04(McBride(Gearhart Property Annexation) Page 3 The applicant proposes to dedicate 12.9 acres of the 25.6-acre project site (50%) to the City in fee as open space as a part of the project. 3. LUE Policy 8.8 indicates that "the City intends to preserve significant parts of the signature working agricultural landscape at the southern gateway to San Luis Obispo." The proposed project satisfies this by dedicating half of the site to the City in fee, which is adjacent to the designated open space areas on adjacent future annexation sites and visible from the US Highway 101 corridor:. 4. LUE Policy 1.13.3, Required Plans, calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, required open space protection and provision of streets and utilities. The submitted development plan satisfies the requirement by supplying the requested information on the proposed project. 5. General Plan Land Use — The proposed General 'Plan Amendment would establish consistency between the General Plan LUE Map and the.proposed development. Planning Commission's Action On July 13, 2005, the Planning Commission reviewed the requested entitlements that are now before the City Council. The Commission discussion lasted several.hours, but was specifically focused on the issue of the requested General Plan Amendment, which is an adjustment of the boundary between the site's existing land use designations of Open Space and Services and Manufacturing on the Land.Use Element Map. The two main questions that transpired from that discussion were: 1. Will the remaining and reconfigured open space land be viable for continued agricultural production? 2. Will the reconfigured boundary result in more significant aesthetic impacts? The Commission made several motions regarding an action on the project, including denial of the General Plan Amendment, a continuance, and the staffs recommendation for approval of all entitlements. All of these motions received a second, but ended up tied in a 3-3 vote. One motion made by Commr. Osborne to recommend the pursuit of a specific plan for the project site as well as the Madonna and Dalidio properties failed to gamer a second. Because there were insufficient votes to either recommend approval or denial of the requested project entitlements, the Planning Commission is transmitting a report explaining the situation and noting the summary comments of the individual Commissioners present. These comments are included in Attachment B. Draft minutes of the meeting are also included as Attachment C. The following paragraphs highlight the main areas of Commission discussion in more detail. �,3 Council Agenda Report—ER,ANNX, GPA,R,MS 237-04(McBride/Gearhart Property Annexation) Page 4 Agricultural Viability of Remaining Open Space Those Commissioners that did not support the General Plan Amendment expressed concerns that the reconfigured open space would have an odd shape and be more difficult to farm. The extent of proposed grading was another issue related to the ability to continue on-going agricultural operations. The Commissioners in support of the amendment believed that the proposed configuration had the benefit of better protecting the riparian habitat and farmed wetlands, while keeping the larger area open and available for farming operations. One important point that was somewhat lost in the debate over the validity of the amendment was the presence of farmed wetlands behind Parcel 1, the lot closest to Kimball Motors on the south sides of the proposed development. Farmed wetland areas were identified in the Wetland Determination Study dated June 23, 2005 prepared by Althouse & Meade and incorporated into the initial study (part of Attachment E) as Appendix B. As the development is designed, the jurisdictional fanned wetland .areas do not occur in the areas proposed for development. However, with the current land uses designation boundaries, the farmed wetland areas would be included in the development area. Because of the extent and location of these farmed wetlands, they could have a significant impact on the viability of creating reasonably sized lots for car sales as well as appropriate access. Farmed wetlands may continue to be farmed, but once they are proposed for a change of use, then appropriate mitigation must be implemented to offset the loss of the wetlands as is the case for other types of jurisdictional wetland areas. With the proposed project, there are the somewhat competing objectives of floodplain management and maintaining on-going farming operations. City policies require that there be no net fill in existing floodplain areas; this is detailed in the City's Waterways Management Plan — Drainage Design Manual (WWMP-DDM). Since the project is located within a 100-year floodplain, the finish floor of the buildings to be constructed on the developable part of the site need to be one foot above the 100-year water surface elevation. In order to meet this requirement, fill needs to be placed on the site. This fill would result in a loss of floodplain storage that could potentially increase the water surface elevation. Therefore, the project proposes excavation in the open space area to compensate for the loss of flood plain storage, consistent with the WWMP-DDM. The issue with excavation within the open space area is that it needs to be conducted in a manner that agriculture operations can continue using conventional irrigation practices and as much of the top soil as possible is protected. A condition of the parcel map reiterates this as a requirement, noting that an overall slope of 2% or less is necessary to allow for conventional irrigation practices. The grading plan in the Commission's packets included a cross slope of about 3% in the open space area. Staff explained at the meeting that the condition would require the plans to ultimately be modified to show complying grades. Some Commissioners continued to have reservations with this not being shown. In response to the concern, the applicant has modified the grading proposal to show a cross slope in the open space of 1.6%. The applicant has also agreed to stockpile the top soil from the developed portion of the site to be reused on the open space area to maintain the quality of the prime farmland soils. This is discussed further in Attachment D, a memo from the City's Natural Resources Manager and letter from Orrin Sage, an agricultural consultant. 17�4 t 5 Council Agenda Report—ER,ANNX, GPA, R, MS 237-04(McBride/Gearhart Property Annexation) Page 5 In regard to the viability of the reconfigured open space for on-going crop production, both the City's Natural Resources Manager and agricultural consultant Orrin Sage (Attachment D) conclude that the approximately 200-foot width of the area behind the proposed car sales lots does not preclude farming operations. The subject site for many years was farmed in conjunction with adjoining properties. The idea behind having the open space areas of all three properties contiguous to one another in LUE Special Design Area 8, consisting of the McBride, Madonna and Dalidio farms, was that they could be independently cultivated, but would more likely continue to be farmed with adjacent properties. The proposed LUE Map amendment does not compromise these goals since the reconfigured open space is still a consolidated parcel, which is contiguous to the open space areas on adjacent properties. While prime farmland protection is a key component of the open space planning for this area; there are other legitimate resource protection issues at this location such.as .the Prefumo Creek corridor and farmed wetlands. There is in addition the planned development of a segment of the Bob Jones hiking and bicycling trail utilizing a portion of the open space in the future, consistent with City policies. The proposed open space configuration addresses on-going agricultural production, as well as the protection of the riparian corridor and farmed wetlands. Aesthetic.Imaacts The General Plan Circulation Element sets forth policies to address scenic importance of local roads and highways in the San Luis Obispo Area. Highway 101, within the vicinity of the project area, is considered a road of High scenic value. Important viewsheds include background views of the Irish Hills to the south, the Morros and the coast range to the north and foreground views of the open space (agricultural cropland) familiar to this site and .adjacent properties. The Commission was more concerned with how foreground views of the open space might be impacted by proposed development and whether or not the proposed General Plan Amendment would result in a significant effect on these views. The current Services & Manufacturing land use designation terminates in line with the back lots of Auto Park Way. The proposed General Plan Amendment results in about 300 feet of added development frontage along Calle Joaquin paralleling the highway. Staff, and half of the Planning Commission, maintained that the potential visual impacts of this added development frontage are offset by the removal and restoration of about 200 feet of development represented by the former Border Patrol buildings at the far northern end of the site and the substantial planting on the northern end of Parcel 4 to provide a buffer between the open space and development site. Proiect.Relationship to Maior City Goal to Increase Sales Tax One of the Major City Goals for 2005=07 is to increase sales and transient occupancy tax revenues. The sales tax revenues from the sales of new and used automobiles represent a critical component of the City's general fund. To illustrate this point, consider that: 14"45, Council Agenda_ Report-ER,ANNX,GPA, R, MS 237-04(McBride/Gearhart Property Annexation) Page 6 1. Sales tax composes about 20% of the City's general fund, and au_to sales compose about 20% of our sales tax. 2. Of our top 10 sales tax generators, six are auto dealers. 3. Autos and related products are, by a small margin over general consumer goods, the number one business group for the City. Auto dealers play a significant role in the overall health of the City's economy. The City's sales tax revenues would be much lower were it not for the continued record sales of new automobiles in the City. There are several auto dealers in the City that would benefit from the expansion opportunities presented by this project. There are many auto manufacturers, who are not presently represented in the City or the region, who would readily utilize the lots being created by this project. City-County Tax Exchange Neaotiations Status On June 28, 2005, the San Luis Obispo County Board of Supervisors initiated a 60-day period (June 28, 2005 - August 23, 2005) for negotiation of property tax revenues and annual tax increment for the "McBride Property" (County Annexation No. 71). Prior to the Local Agency Formation Commission (LAFCO) action on the annexation, both the City Council and Board of Supervisors need to adopt similar resolutions acknowledging the negotiated agreement between the City and the County related to property tax revenues and annual tax increment. Attachment J contains the Council's resolution accepting the negotiated exchange of property tax revenues and annual tax increment that is required.with the annexation. Based on the joint City/County Resolution No. 01-96, the terms of the proposed tax exchange incorporate the following: 1. No existing base property tax revenue shall be transferred from the County to the City. 2. Because the property contains a total of 25.6 acres with 12.7 acres (50%) of developable land to be pre-zoned Service-Commercial, and the remaining 12.9 acres (50%) pre-zoned Open Space, any future property tax increment on the Service-Commercial land shall also be retained by the County. 3. If development of the open space area of the site is ever pursued, then the County reserves the right to renegotiate with the City regarding a revised formula for the property tax increment. (This language is included at the request of the County. Given the protections that will be in place for the open space, staff does not envision this situation ever occurring.) 4. The,City will receive all sales tax revenue resulting from commercial development on the site. Citizen-Participation Jan Howell Marx sent the Planning Commission a letter asking for consideration of a Specific Plan for the site and adjacent properties not yet annexed to the City. As-mentioned earlier in this I Council Agenda Report—ER,ANNX, GPA, R, MS 237-04(McBride/Gearhart Property Annexation) Page 7 report, a motion made by Con=. Osborne at the July 13`h Planning Commission meeting to recommend the pursuit of a Specific Plan for the project site as well as the Madonna and Dal idio properties failed to garner a second. CONCURRENCES The comments and recommendations of various City departments are reflected in the discussion and the mitigation measures of the Mitigated Negative Declaration and incorporated in conditions and code requirements of the Tentative Parcel Map. The project was referred to the Air Pollution Control District who provided comments and recommended mitigation measures which were incorporated into the initial study. The initial study mentions that the project was reviewed by the Airport Land Use Commission on March 16th and determined that the project was consistent with the Airport Land Use Plan. The project was also sent to the State Clearinghouse where it was routed to various Stats and federal agencies. The County Agriculture Department also submitted a letter.. Concerns included in the letter were the loss of the prime farmland soils, potential land. use conflicts with adjacent uses, and the viability of the remaining farmland. City staff met with the resources specialist that prepared the letter to discuss ways that the viability of the remaining farmland could be enhanced and buffer areas most effective. Some of these ideas have been incorporated into mitigation measures and project conditions. FISCAL IMPACT When the General Plan was prepared; it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. While there is a General Plan Amendment associated with the: request, it does not increase the overall area proposed for development or affect planned land uses. Therefore, the proposed project can be found to be consistent with the General Plan; and accordingly have a neutral fiscal impact. ALTERNATIVES 1. Adopt the Resolution, included as Attachment K, denying project entitlements, based on findings citing implementation of Policy LUE 1.13.2 of the City's General Plan (annexation as a growth management tool). This would be the option for the Council to follow if they believed that the proposed timing for annexation and development is premature given market conditions and current development levels. 2. Continue the project with direction to the staff and applicant if the Council desires further information or analysis to render a decision. ATTACHMENTS Attachment A: Vicinity map qr--7 Council Agenda Report-ER,ANNX,GPA;R,MS 237-04(McBride/Gearhart Property Annexation) Page 8 Attachment B: Planning Commission follow-up letter Attachment C: Draft 743=05 Planning Commission Minutes Attachment D: Memo from City's Natural Resources Manager Attachment E: 7-13-05 Planning Commission Agenda Report and attachments Attachment F: Resolution of Application to LAFCO (Annexation) Attachment G: Resolution approving the General Plan Amendment Attachment H: Ordinance approving the Prezoning Attachment I: Resolution approving the Tentative Parcel Map Attachment J: Resolution regardng.tax increment sharing Attachment.K: Resolution denying the project(wrong timing) Distributed to City Council and-in-Reading File: Full--size Project Plans L:GearharAStaff Reports\237-05(Gearhart CC report) 10 WE * ♦♦♦ �1♦♦♦♦♦♦ ♦♦♦♦�♦�� ♦♦ SOW ♦MO '10 Ing % . 's�.. x''`21. ♦�'j*+� �i■C2�■■■■■ ■■■■►� in 11• , ``111_1 y�== `� MEN VICINITY MAP File No. 237-041., 1413CalleJoaquinI �i� qppp Attachment B �ulllll� CI O SM luls OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 July 20, 2005 Kelly Gearhart 6205 Alcantara Ave. Atascadero, CA 93422 SUBJECT: ANNX, GP/R, MS, ER 237-04: 1413 Calle Joaquin Annexation of the McBride Property, General Plan Amendment and Pre-Rezoning to change t_he boundaries to match the proposed development plan, Tentative Parcel Map to create four commercial lots and one open space lot, and environmental review Dear Ms: Gearhart: At the Planning Commission meeting of July 13, 2005, there was a 3-3 vote on most of the attempted motions regarding an action on the project. Because there was an insufficient quorum vote to either recommend approval or denial 'of the requested General Plan amendment, the Planning Commission has opted to "...transmit the proposed amendment to the council with a report explaining the situation stating the recommendations of the individual commissioners;" as authorized by SLOMC s. 17.80.060 E. Those recommendations are as listed below: Andrea Miller— She expressed concerns with the land use reconfiguration proposed as part of the General Plan Amendment in terms of viewshed impacts related to the City gateway and the viability of the agricultural land and recommended that the applicant be required to develop the property consistent with the current General Plan land use designations and configuration. Orval Osborne — He maintained that the General Plan Land Use Element (LUE) map Should be left. as is. He felt that the proposed reconfiguration of the land use designations would degrade the aesthetic quality of the southern gateway to the City and adversely impact the plan's relationship to adjacent properties and recommended denial of the General Plan Amendment. He also supported a Specific Plan be prepared for all properties within Special Design Area 8 of the General Plan. Alice Loh —She supported the proposed General Plan Amendment because it results in the same land use designations and proportions that are shown on the current. LUE map. She noted that the open space designation serves to maintain both the agricultural resources and other sensitive resources on site such as the riparian area. She noted that the record indicated that there were adequate water and sewer services available to serve proposed development and would recommend the General Plan Amendment. OThe city of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. �`O Telecommunications Device for the Deaf(805)781-7410. Attachment B � Andrew Carter = He was concerned with protection of the viewshed and the viability of the agricultural land, especially the area behind proposed Lots 1-3. He felt proposed grading_ in the open space area was excessive and. not consistent With General Plan Policy 6.1.2. Commissioner Carter recommended continuing consideration of the General Plan Amendment and directing the applicant to return with an amended grading plan and authoritative information regarding the impact of the General Plan Amendment on the viability of agricultural operations in the open space area that would result from the amendment. Carlyn Christianson — She supported the staffs recommendation included in the agenda report and felt that potential viewshed impacts were adequately addressed and mitigated. She pointed out that the General Plan identified the sites for expanded auto sales and recommended approval of the General Plan Amendment. Jim Aiken — He indicated his support for staff s recommendation to approve the General Plan Amendment. He noted that the half of the site designated Open Space was appropriately set aside for on-going agricultural as Well as protection of other sensitive site resources such as the riparian area and recommended approval of the General Plan Amendment. Copies of the final minutes will be transmitted to you once they are available, reflecting additional,Commission discussion of the project entitlements related to the General Plan Amendment. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on August 16, 2005. This date, however, should be verified with the City Clerk's office at (805) 781-7102. If you have any questions, please contact Pam Ricciat 781-7168. Sincerely, Ron d Whise nd Deputy Dire r of Community Development Development Review cc: County of San Luis Obispo Assessors Office Jaime Kirk, Kirk Consulting 9720 Atascadero Ave. Atascadero, CA 93422 Howard McBride 1527 Grace Ave. I San Jose, CA 95125 Attachment C DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 13, 2005 CALL TO ORDER/PLEDGE OF ALLEGIANCE. The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on Wednesday, July 13, 2005; in the Council Chamber of City Hall, 990 Palm Street; San Luis Obispo. ROLL-CALL: Present: Commissioners Andrea Miller, Ovral Osborne, Vice-Chair Jim Aiken; Alice Loh, Andrew Carter, and.Carlyn Christianson Absent: Chairperson Michael Boswell Staff: Deputy Community Development Director Ronald Wh I isenand, Senior Planner Pam Ricci, Assistant City Attorney Christine Dietrick, Associate Planner Jaime Hill, and Recording Secretary Kim Main ACCEPTANCE OF THE AGENDA It was noted that Item 3 would be continued to a date uncertain. APPROVAL OF THE MINUTES: The minutes of June 29, 2005 were approved as amended. PUBLIC COMMENTS ON NOWAGENDA.ITEMS There were no comments made from the public. PUBLIC HEARING ITEMS: 1. 1413-Calle Joaquin. ANNX, GP/R; MS, and ER 237-04: Annexation of the McBride Property, General Plan Amendment and Prezoning to change the boundaries to match the proposed development plan, Tentative Parcel Map to create four commercial lots and one open space lot, and environmental review; Kelly Gearhart; applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report; recommending that the City Council adopt a Resolution of Intention to annex the property; approve the General Plan Amendment and prezoning; approve the tentative parcel map based on finding and subject to conditions; and adopt a Mitigated Negative Declaration of environmental impact. I r l� I,. Draft Planning Commission Minutes July 13, 2005 Page 2 Attachment IC PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were three motions made regarding an action on the project, including denial of the General Plan Amendment, a continuance, and the staffs recommendation for approval of all entitlements, over the approximately three hours of discussion and deliberation. All of these motions received a second, but ended up tied in a 3-3 vote. One motion made by Commr. Osobome to recommend the pursuit of a specific plan for the project site as well as the Madonna and Dalidio properties failed to gamer a second. Because there was an insufficient quorum to either recommend approval or denial of the requested project entitlements, the Planning Commission will transmit a report explaining the situation and noting the summary comments of the individual Commissioners present. These comments are listed below: Commissioner Miller expressed concerns with the land use reconfiguration proposed as part of the General Plan Amendment in terms of viewshed impacts related to the City gateway and the viability of the agricultural land and recommended that the applicant be required to develop the property consistent with the current General Plan land use designations and configuration. Commr. Osborne maintained that the General Plan Land Use Element (LUE) map should be left as is. He felt that the proposed reconfiguration of the land use designations would degrade the aesthetic quality of the southern gateway to the City and adversely impact the plan's relationship to adjacent properties and recommended denial of the General Plan Amendment. He also supported a Specific Plan be prepared for all properties within Special Design Area 8 of the General Plan. Commr. Loh supported the proposed General Plan Amendment because it results in the same land use designations and proportions that are shown on the current LUE map. She noted that the open space designation serves to maintain both the agricultural resources and other sensitive resources on site such as the riparian area. She noted that the record indicated that there were adequate water and sewer services available to serve proposed development and would recommend the General Plan Amendment. Commr. Carter was concerned with protection of the viewshed and the viability of the agricultural land, especially the area behind proposed Lots 1-3. He felt proposed grading in the open space area was excessive and not consistent with General Plan Policy 6.1.2. Commissioner Carter recommended continuing consideration of the General Plan Amendment and directing the applicant to return with an amended grading plan and authoritative information regarding the impact of the General Plan Amendment on the viability of agricultural operations in the open space area that would result from the amendment. Commr. Christianson supported the staff's recommendation included in the agenda report and felt that potential viewshed impacts were adequately addressed and �r13 Draft Planning Commission Minutes Attachment. July 13, 2005 Page 3 mitigated. She pointed out that the General Plan identified the sites for expanded auto sales and recommended approval of the General Plan Amendment. Commr. Aiken indicated his support for staff's recommendation to approve the General Plan Amendment. He noted that the half of the site designated Open Space was appropriately set aside for on-going agricultural as well as protection of other sensitive site resources such as the riparian area and recommended approval of the General Plan Amendment. 2. 499 Brizzolara Street. GP/R, TR, ER 9-05: General Plan Amendment and Rezone from R-1-8 to R-2-S, vesting tract map to create common interest subdivision with 8 residential lots; R-1-S zone; Kelly Gearhart, applicant. Continued from June 29, 2005. (Jaime Hill) Commr. Christianson stepped down from participation due to a potential conflict of interest because she owns property in the vicinity. Associate Planner Jaime Hill presented the staff report, recommending that the Commission recommend that the City Council: approve a resolution amending the General Plan Land Use Element map to change the Land Use designation for the site from Low-Density Residential to Medium-Density Residential and approve a Mitigated Negative Declaration; adopt an ordinance changing the zoning on the subject property from Single-Family Residential with the Special Considerations overlay (R-1-S) to Medium-Density Residential with the special consideration overlay (R-2-S); and adopt a resolution approving the vesting tentative tract map for an 8-lot residential common interest subdivision, including exceptions for tandem parking and reduced yard setbacks. PUBUC_COMMENTS: Representative Jaime Kirk of Kirk Consulting further explained the project. Carol Anderson, 505 Brizzolara Street #7, spoke against any development on the site due to the creek habitat and importance of the existing trees on the site. Jacklyn Ames, 490 Brizzolara Street, expressed her concerns with the tree orchard and the wildlife in the creek area and opposed the project.. Steve Delmartini, 3910 Broad Street, supported this project because it conforms to the General Plan. COMMISSION.COMMENTS: This recommendation was based findings and conditions as recommended by staff with two amendments; 1) That a covenant be recorded on title for each of the units on lots 2- 8 that limits them to one-bedroom dwellings. The covenant for lot-1 shall limit the dwelling to the existing 3 bedroom (Carter), and; 2) The sidewalk adjacent to lot 1 shall be redesigned so as to allow the Magnolia tree to be retained (Osborne). po Attachment D �����������iilliilllllllllllllll 11'1 E1'Y10mn Chum Lr, of san Luis osis o, a6mmistuation ae =hent . DATE: August 3, 2005 TO: Pam Ricci FROM: Neil Havlik`n- SUBJECT; _ Potential for Continued Agricultural Usage on the Proposed Gearhart Donation Pam, as the Kelly Gearhart annexation and development has moved forward, I have been researching the impacts of city regulations requiring "no net fill" within the 100-year floodplain on the proposed project's open space donation, and the potential of that donation for continued agricultural use. This matter arose when plan submittals showed substantial grading in the open space portion of the property. In looking into the matter, the "no-net-fill"requirement came up, and so staff looked at ways to accommodate this requirement without negating other values that the city wishes to preserve in the area. These other values included continued agricultural operations, creek protection, and the ultimate extension of a hiking/bicycling trail across the site. In considering how to balance these competing objectives, two approaches were evaluated. One was to concentrate the grading as much as possible in one part of the open space. This would result in the need to lower about 2'/2-3 acres by as much as eight or ten feet and cut that area through to Prefumo Creek, which would require entering another property. The other alternative was to spread the grading over the whole of the open space portion of the property (except the "panhandle"), which would result in the lowering of the open space by an average of two feet (ranging from one to three feet), with an overall slope of 1.6%. After due consideration of these competing objectives, staff recommended to the project sponsors that the grading be spread over the larger area. It was felt that this would allow for continued agricultural uses over the open space portion of the site until the trail is built, which is expected to be not less than five years, and possibly more than ten years, into the future. It was also found that certain areas of the site (about 0.5 acre) qualified as "farmed wetlands". The importance of these areas is that, in the event of land use changes, their loss would need to be mitigated. However, the design of the project will have the result in a small increase in wetland area (i.e., drainage ditches) associated with continued agricultural activities. The farmed wetland area would be restored to essentially its original condition after grading. It was found that the two topsoils in the area range from about 30 inches to 36 inches deep. In order to keep those topsoils as functional as possible, the project sponsors have agreed to stockpile the topsoil, utilize subsoils for the necessary grade changes_, and replace the topsoil into the final grades of the site. Staff concluded that the result of this would be a restored agricultural soil, fully capable of being fanned. This conclusion is supported by the attached memorandum from agricultural specialist Dr. Orin Sage, Dust from agricultural operations could be a nuisance for adjacent users, but this is expected to be minor and can be mitigated through the establishment of a tall hedge of a suitable species such as Pittosporum undulatum along the westerly boundary of the developed property. Future changes resulting from trail installation or resource enhancement activities such as riparian or wetland plantings can be addressed when they are more imminent. /lam ricei enema 08/01/2005 12:39 8059695003 - _ I I S A G E Attachment D Id — _ I A6R1CULiURA4AND ENVIRONMENTAL CONSULTANTS ---- -' - '- --------- OPLM in Soft Burbmo August MemmoBr L9ku ""8us`Z 2005 rak t,misul ft 97720 A�,taim Wro Avenue AtascadaWC � 9 J - Aftwdow amiAe Kirk Subject Vnbnity of open Spun rand for the cane Joaquin Map / Dear Jazrd r Per your=equal I have reviewed the Geotec u*d Engineering Report and the Pfdk==7 Grading and Death W plan/Master Dalinase Plan for the open space Jasquui Perod Map.I4 o reviewed the Sail Survey of Se:+Luis Obispo County,CaBforrua.-Coestal_Part.These documents were reviewed in order Eo-add r®s" _ yaw,queWorts as to whether as not the open space panel as 6itiOguredcouldbefa The undabnng soils nadide the Salinas silty.day loam and the Cropley day.The day content of these soils regwm adequate dreinage and intim water tnanagement.Natural slopes range f mm 0 to 2 peroa&The propo�s_e�dpsrael abpes sur eho7vel m 16 percent,whidn is within ttriti[ailge a>end should aIIow for drainage into the peopoaed drainage swore.This swage will need to be located at r duce poaithetg a nd weisoil coeiditia If the open space parcel is graded,than all topeal must be stodgribed and replaced in the order excavated.This soil auust not be eonnpaeled beyond natural pre- dft The soil may require slallow ripping and cultivation to break up do& The dbnmv tcns of the open space parcel are approudmatdy IM feet to 300 feet in width that is adiquate for.famim and egnipment movement.Equipment seem will probably treed to be provided at _ bank and frkwh a dedor roads. pre deeetmined)o®tivaro tlmough the 5�1 su s+iessndy wig m-armee dust gene tion ft m fi ming practices so ry o�� p m*L Gtou r d level,mid-level,and u_ vegetation(i a. cover, shrubs,and tress)will help to alleviate raf feat drifting off of farined 1396 Donwlsw Rope,Sona Borbmn,Cdifomio 93108 • V.O.Bof 50806.Some 0orbora,Celli ;.93150 005 9694537 Dna 005 969-3003 wg&O Iwm.e 08/01/2005 12:39 8059695003 tittachment D SAGE AG�t[plTpgA(—fNV56NMENTAL�b NSUITANTS August +�c2 Z� swurmL F allow for fatming,to n operationally viable within the U yon have goestiodm,please ao not hesitate b aontaRt me. P*KI'h D yrl� Attachment E CITY OF SAN LUIS OBISPO PLANNING COMMISSION.AGENDA REPORT ITEM#i BY: Pam Ricci; Senior Planner { MEETING DATE: July 13,2005 FROM: Ronald Whisenand,Deputy Director, Development Revie CITY FILE NUMBERS: ER,ANNX,GP/R, &MS 237-04 / PROJECT ADDRESS: 1413 Calle Joaquin SUBJECT: Request to annex the 25.6-acre McBride property including: a General Plan Amendment to reconfigure the boundary between the Open Space & Services & Manufacturing land use designations on the General Plan Land Use Element(LUE)'map; Prezoning of the site to match the proposed land use designations; a Tentative Parcel Map to divide the site into four commercial lots and one open space lot; and environmental review of the project. RECOIVIlVIENDATION Adopt the Draft Resolution(Attachment 5),which recommends that the City Council: A. Adopt a Resolution of Intention to annex the property. B. Approve the General Plan Amendment and Prezoning. C. Approve a.Tentative Parcel Map,based on findings, and subject to conditions. D. Adopt a Mitigated Negative Declaration. BACKGROUND Situation Kelly Gearhart has applied to the City for annexation of the 25.6-acre piece of property to the immediate northeast of Kimball Motors known as the McBride property. The proposal involves development of one-half of the site for an expansion of auto sales. The remainder of the site would be left in open space. The Planning Commission will be reviewing several project entitlements in addition to annexation, including a General Plan Amendment, Prezoning, and Tentative Parcel Map. The Planning Commission's actions on the project will be in the form of a recommendation to the City Council. If the Council supports annexation, then the Local Agency Formation Commission (LAFCO) will be reviewing the request. Data Summary. Address: 1413 Calle Joaquin Applicant: Vine Street Homes,LLC; Kelly Gearhart Representative: Kirk Consulting Environmental status; The Community Development Director recommended adoption of a Negative Declaration with Mitigation Measures on July 6, 2005. The initial study was sent to the " 1 —�D ER,ANNX, GP/R,MS 237-04(McBride Property Annexation) Page 2 - Attachment State Clearinghouse for review and distribution because of other agencies with regulatory control over the project. Project action deadline: Legislative actions are not subject to processing deadlines. Proiect Description The project is a request to annex property into the City of San Luis Obispo and amend the General Plan Land Use Element(LUE) Map to reconfigure the boundary between the site's Open Space and Services and Manufacturing designations. With annexation, the property is proposed to be pre-zoned C-S, Service-Commercial and C/OS, Conservation/Open Space, consistent with the reconfigured land use designations. The application also includes a five-lot tentative parcel map and plans to develop the property for Auto sales uses, while preserving 50% of the property in perpetual open space. Site Description The generally flat parcel is 25.6 acres in size and was actively utilized for row crop agricultural purposes. A portion of the site is designated on the City's General Plan LUE Map as Services and Manufacturing and is identified as a receiver site for automotive sales uses upon annexation. Other portions of the property are identified as Open Space on the General Plan LUE Map. The property's zoning is Agriculture according to the San Luis Obispo County Zoning Map. A small vacant building and carport formerly used by the U.S. Border Patrol occupies the northeast comer of the property. Property to the north is owned by the Dalidio family and is also utilized for crop agriculture production. The property is bordered on the east by Highway 101 and on the south by an automotive dealership. The northwest boundary of the property is bordered by Prefumo Creek. EVALUATION The Land Use Element (LUE) identifies the Auto Park Way area as the desired center in the City for the sales of automobiles. Traditionally many auto sales lots were located in and around the downtown. As the downtown more fully evolved into the government, specialty retail, and cultural center of the City, more service .and land intensive types of uses moved to outlying locations. The Auto Park Way area was created in.the early 1980s to provide a consolidated location for vehicle sales in an easily accessible area. This approach has been used in many communities throughout the country and allows for customer comparison shopping and is generally desired by dealerships because such consolidated locations have community visibility and recognition. LUE Policy 3.6.7 is the key implementing policy in the General Plan for the continuation and expansion of the Auto Park Way vehicle sales center. LUE Figure 3 is referenced in this policy and specifically shows the project site among those earmarked for expansion of auto sales in the area (Attachment 6). One implementation tool of the General Plan's goals is the City's biennial budget update process where major City Goals are identified. One of these goals is economic development activities that encourage and promote projects that increase sales tax revenues.. In the discussion of this specific goal,the expansion of the Auto Park Way area is identified. ER,ANNX, GP/R, MS 237-04.-(McBride Property Annexation) Page 3 Attachment. £ The following paragraphs discuss the various project entitlements in more detail and their consistency with General Plan policy. 1. Annexation Annexation and development of a portion of this property is anticipated by the General Plan LUE map and text. The site is part of Special Design Area 8, which is shown in LUE Figure 10 LUE Policy 8.8 indicates that "the City intends to preserve significant parts of the signature working agricultural landscape at the southern gateway to San Luis Obispo." Policy 3.67 notes that "if a plan for vehicle sales expansion onto prime agricultural soils is approved, it shall provide for permanent preservation of prime soils, within the urban reserve or the greenbelt." The prescription for how this requirement for preservation would occur is included in LUE Policy 1.13.5 E., which describes appropriate open space dedications with proposals for annexation. For the Gearhart/McBride property, the.LUE says that approximately one-half of the sites should be preserved as open space either through dedication of land or easements. This requirement was a direct outcome of the 1994 update of the LUE which evaluated the conversion of the agricultural land to other uses. This was identified as a significant and unavoidable impact in the General Plan Land Use Element EIR, which the City Council adopted a Statement of Overriding Considerations for. Annexation projects require the review and approval of the San Luis Obispo Local Agency Formation Commission (LAFCO). Theapplicant has applied for LAFCO review (Attachment 7). .However, LAFCO proceedings would not take place until after the Planning.Commission and City Council have indicated their intention to support annexation of the property to the City, and have determined the appropriate zoning for the site to be annexed. The applicant is proposing a minor amendment to the existing Land Use Element (LUE) map to shift the boundary between the Services & Manufacturing and Open Space designations on the site. Since the project is an annexation, identifying zoning designations, consistent with the proposed amended LUE map, are known as Prezoning. LAFCO review will resume once the Council acts on the Prezoning and agrees to tax revenue negotiations. The Council Ordinance approving the Prezoning would note that the designated zoning categories for different parts of the site would not go into effect until after LAFCO approval of the annexation. 2. General Plan Amendment The site is designated for Services and Manufacturing and Open Space uses on the General Plan Land Use Element (LUE) map. The applicant's proposal is to retain these designations and keep their relative proportions of the overall site area intact. The onlydifference is that the boundary line dividing them would shift as shown in the maps below. . Given the physical characteristics of the site and the pattern of surrounding development, the proposed boundary change has two main advantages: • It preserves the most environmentally sensitive portions of the site, the riparian and farmed wetland areas within the open space; r� ER, ANNX, GP/R,MS 237-04 .LvlcBride Property Annexation) Attachment p. Page 4 • It provides for an efficient circulation plan through the extension of Calle Joaquin that does not involve any creek crossings. Existing Land Use Exhibit Proposed Land Use Exhibit 50%Open Space 50%Open Space 50%Service and Manufacturing Land Use 50%Service and Manufacturing Land Use 788 �� �7&8 N 0• 0 L u Services and Manufacture en 5 ce Services and Manufactureng Open Space 3. Prezoning The proposed zoning for the portion of the site designated for auto sales will be C-S, Service- Commercial, and the open space portion could be either C/OS, Conservation/Open Space,or AG, Agriculture. Although the intention to encourage continued long-term farming of the site, staff's preference would be to zone the property Conservation/Open Space,rather than Agriculture. The rationale for this is that portions of the open space include riparian areas and farmed wetlands that are more appropriate in the C/OS zoning. Another long-term use would be to accommodate an extension of the Bob Jones bike trail through the site. Crop production is an allowed use in the C/OS zoning category According to the LUE Section 3.6, Services and Manufacturing, specifically LUE Policy 3.6.2, Appropriate Uses, `vehicle sales and rental' is an appropriate use within this land use category. The proposed C-S zoning is consistent with this land use designation. LUE Policy 3.6.7 A. specifically calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. As noted earlier, Auto Park Way has been established as the preferred location for the concentration of auto sales in the City. LUE Figure 3 specifically shows the project site as an intended receiver site for expanded auto sales uses. LUE Policy 1.13.3, Required Plans,calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, required open space protection and provision of streets and utilities. To be consistent with this policy, the applicant has submitted a Tentative Parcel Map showing four commercial lots ranging in size between 2.75 and 2.85 acres and a open space lot of 12.9 acres (Attachment 3). An exhibit with the Tentative Map labeled EX.1, Master Plan of Development, shows potential locations for buildings and parking lot areas. Imn , NNX, GP/R,MS 237-04 (McBride Property Annexation) AftaChment Page The other two sheets in the submittal, EXH 2, is the preliminary grading and drainage plan; and EXH 3, is the preliminary utility plan. As individual dealerships purchase lots, their specific plans for site development will require review and approval by the Architectural Review Commission (ARC). Plans submitted for future ARC review would need to comply with all of the mitigation measures of the initial study with access and utilities as shown on the tentative map and master plan. 4. Tentative-Parcel May The submitted Tentative Map will enable the individual sale of the proposed commercial lots. A letter from the applicant Kelly Gearhart dated 6-24-05 offers donation of the 12.90-acre open space parcel in fee to the City (Attachment 4). The dimensions and areas of the proposed parcels are consistent with the standards included in Section 16.36.160 of the Subdivision Regulations. The Public Works and Utilities Departments have reviewed the map and their conditions and code requirements are included in the proposed resolution for approval. 5. Environmental Review City staff has completed a detailed initial study (Attachment 8) which evaluates the potential environmental effects of the project consistent with the California Environmental Quality Act (CEQA). On July 6, 2005, the Community Development Director recommended adoption of a Negative Declaration with Mitigation Measures for the project, based on the conclusions included in the initial study. Potentially significant impacts where identified in the issue areas of Aesthetics, Agricultural Resources, Air Quality, Biological Resources, Cultural Resources, Energy and Mineral Resources, Geology/Soils, Hazards & Hazardous Materials, Hydrology/Water Quality, Transportation &Traffic, and Utilities and Service Systems. For each potentially significant impact identified, mitigation measures are proposed which would mitigate the potential impact to a level of insignificance. Some of the more significant issues evaluated in the initial study in detail are summarized in the following paragraphs: Agricultural.Resources. Project implementation would irreversibly commit about 12 acres of open agricultural lands to urban-scaled commercial development, with the resultant loss of agricultural row crop production. The initial study points out that this loss of agricultural land is significant and unavoidable, but also indicates that the loss of this resource was previously evaluated and documented in the EIR that was done for the LUE update. In its certification of the LUE EIR on August 23, 1994, the City Council previously adopted a statement of overriding considerations for the loss of prime agricultural soils. An important consideration is that the proposed project is part of that previously-identified impact and would not result in any additional significant impact beyond the earlier determination. As mentioned earlier, the LUE prescribes mitigation for the loss of prime agricultural soils though the requirement that 50% of the site be retained in open space. The revised land use configuration benefits the potential for long-term agricultural operations on the property because the proposed open space area will be immediately adjacent to the open r� ER,ANNX, GP/R,MS 237-04 (McBride Property Annexation) Page 6 Attachment space areas of adjacent properties subject to the same policy. This creates more opportunities for shared operations and less potential for land use conflicts. The Natural Resources Manager has determined that the viability of the open space area could be enhanced with the demolition of existing remnant building,which is called for in Mitigation Measure No. 2. Biological Resources. The Creek Map of the City's Open Space Element identifies a blue-line perennial creek, Prefumo Creek at the northwestern boundary of the property. The proposed land use boundary respects this area by providing about a 200-foot wide buffer area. Althouse and Meade, Inc. prepared a comprehensive biological assessment dated May 2005 of the 25.64 acre property in consideration of the proposed annexation and development plan. The assessment discusses the sensitive resource areas on the site including the prime farmland soils, the ruderal and riparian vegetation along Prefumo Creek, and farmed wetland areas. Most of the potential impacts are mitigated by the fact that the sensitive habitat areas will be contained within the proposed open space parcel. Mitigation measures include demarcation of the habitat areas with a split-rail fence, protection of the riparian area during construction, filtration techniques for stormwater runoff, and lighting restrictions. Hydrology/Water Quality. The development proposed with this 25.64 acre minor subdivision required the preparation of a detailed drainage analysis per the City's Waterways Management Plan—Drainage Design Manual (WWMP-DDM). This analysis addressed the project's potential impacts to increases in storm water runoff, flooding, and a decrease in water quality. The project proposes to add approximately 11 acres of impervious area to the site. In order to mitigate for the increased impervious surfaces, on-site storm water detention basins to control runoff to the pre-developed conditions for the 2 to 100-year storms are proposed. In larger event storms, the detention becomes ineffective since the entire site is inundated with flood water due to a regional flooding problem. The project includes linear detention basins located within easement areas between the four lots. The linear design of the detention basins will act as bio- filtration swales treating the majority of runoff from the site in accordance with the City's Engineering Standards. Since the project is proposed to be constricted within a 100-year floodplain, the WWMP-DDM and the City's Flood Damage Regulations require the finish floor of the buildings be constructed one foot above the 100-year water surface elevation. In order to meet this requirement, approximately 17,000 cubic yards of fill need to be placed on the site. This fill would result in a loss of floodplain storage that could potentially increase the water surface elevation. Therefore, the project proposes excavation in the open space area to compensate for the loss of flood plain storage. The excavation within the open space area shall be performed in such a manner that agriculture operations can continue using conventional irrigation practices. Conventional irrigation requires slopes of less than two percent. Transportation & Trall'ic. Given known Level of Service (LOS) issues within the vicinity of the project, the City directed the applicant to prepare a focused traffic analysis. Orosz Engineering Group, Inc. prepared the traffic analysis dated 5-18-05 which looked at the following two key issues: • The project's impact on the intersection of Calle Joaquin and Los Osos Valley Road; and ER;ANNX, GP/R,MS 237-04_(McBride Property Annexation) Page 7 Attachment • The project's impact on the queuing capacity of the Highway 101 northbound off-ramp at Los Osos Valley Road during the p.m. peak hour. Two mitigation measures are included. The first calls for the applicant to contribute his fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of Public Works. The other calls for staggered shifts for employees of the future dealerships until the signalization of the Calle Joaquin and Los Osos Valley Road intersection is completed. ALTERNATIVES 1. The Commission may recommend different zoning categories or another land use configuration than included in the staff recommendation. 2. The Commission may continue action if additional information is needed in order to render a decision. 3. The Commission may deny the proposed General Plan Amendment and Prezoning, based on findings of inconsistency with the General Plan. Planning Commission denial would be final uncless appealed. OTHER DEPARTMENT COMMENTS The comments and recommendations of various City departments are reflected in the discussion and the mitigation measures of the Mitigated Negative Declaration and incorporated in conditions and code requirements of the Tentative Parcel Map. Attached- Attachment 1; Vicinity map Attachment 2 Reduced-size copy of Annexation exhibit Attachment 3 Reduced-size copies of Tentative Parcel Map.Master plan, &Preliminary Grading/Utilities plans Attachment 4: Letter from Kelly Gearhart dated 6-24-05 regarding offer of donation to the City of open space parcel Attachment 5: Supplemental Development Statement from applicant Attachment 6: LUE Policy 3.6.7, Vehicle Sales, &Figure 3 Attachment 7: Letter from LAFCO dated 11-22-04 Attachment 8: Initial Study ER.237-04 with attachments including Appendices A-C Attachment 9: Phase 1 Archaeological Investigation by C.A. Singer dated 12-7-04 Attachment 10: Hydrologic&Hydraulic report by KC Design Group dated 5-16-05 Attachment 11: Draft Planning Commission Resolution Enclosed: Annexation exhibit,Tentative Parcel Map. Master plan, &Preliminary Grading/Udlities plans UGearharM7-04(Gearhart PC report ►��ail�� ��r���� ���7�♦�� ���♦��� �, �* . , �♦ ��.'�♦,`.tri ,,�����♦ i 1 1 . 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Attachmint E �.PW SVP -------------- w I� <_ -----� e ' ■ E I � _ g gig * W I p $ a^ LAr Attahment Attachment 4 VINE STREET HOMES, LLC Kelly V. Gearhart 6205 Alcantara Avenue Atascadero, CA. 93422 June 24, 2005 Hon. David F. Romero, Mayor City of San Luis Obispo 990 Palm Street San Luis Obispo, CA. 93401 RE: GEARHART/MCBRIDE ANNEXATION AND SUBDIVISION—OFFER OF DONATION Dear Mayor Romero: This letter is to confirm the willingness of Vine Street Homes, LLC to donate 12.90 acres of land in fee to the City of San.Luis Obispo for open space:purposes as an integral part of the above-captioned project, and identified as Lot 5 on Tentative Parcel Map SLO 04- 0615. The land in question is shown as open space in City documents, and its permanent preservation has long been a goal of the community. The property will be delivered to the City of San Luis Obispo free and clear of any liens and encumbrances other than those of'record which do not interfere with the open space uses of the property. The former Border Patrol building will be removed and that portion of the property restored as open space prior to such delivery. It is expressly understood that a small area at the northern end of the property to be i donated maybe needed for public road purposes in the future, and provision will be i made for such use if necessary. The balance of the property can then be used by the City, or their designee, for open space purposes in perpetuity. i Thank you for your consideration.. I i Sincerely, i Kelly V.Gearhart Managing Partner Attachment (fonil"1"Y Attachment 5 SUPPLEMENTAL DEVELOPMENT STATEMENT Introduction: The project is proposing to secure entitlements to allow an extension of the Los Osos Valley Road/Calle Joaquin Vehicle Sales Area. The site will provide future sales areas for new vehicle sales tenants and/or expansion areas for existing businesses in the area. The project will require:the following application approvals: General Plan Map Amendment Map reconfiguring the location of the Open Space and Service and Manufacturing Land Use areas on the site. • Annexation into the City of San Luis Obispo • Prezone application(Map Change)establishing C-S Service Commercial Zoning on a portion of the site • 5 Lot Tentative Parcel Map Environmental Review to include an analysis of impacts associated with all applidations listed above • Future Applications to be submitted 6 Development Plan as required by LU 1.13. o Architectural Review for proposed buildings Project Setting: The site is a+/-2-5.6 acre parcel. The site is bordered to the north by the Dalidio property,the east by Highway 101,the south by similar auto park/vehicle sales uses (Kimball Motors)and to the west by Prefurno Creek and on the other side of the creek there are additional auto park/vehicle sales businesses(Perry Ford/Rancho Grande Motors). The property has historically been used for seasonal farming and a small all building occupies the site that was last used as a station for the U.S. Border Patrol. County Governing Documents: The property is currently located in the unincorporated area of the County. The site is within the County's San Luis Obispo Planning Area and has as Agricultural land use designation. The County's General Plan restricts the development of the site to agricultural uses until such time as the property is annexed to the city of San Luis Obispo. An application has been filed with the Local Agency Formation Commission(LAFCO) ti to annex the property into the City of San Luis Obispo. ilSPC 9720-Aftsciderp Avaue, AtuWero, CA 93422 Phone 805461-5765 fax 805462-9466 Orkmnmhing@dzter.net. Attachment City Governing Documents: There are several policies in the City's General Plan Digest that apply to the,subject preppy: LU 1.8.2: Prime Agricultural Land Development of prime agricultural land may.be permitted, if the development contributes to the protection of agricultural land in the urban reserve or greenbelt by one or more of the following methods,or an equally effective method: acting as a receiver site for transfer of development credit from prime agricultural land of equal quantity; securing_ for the City or for a suitable land conservation organization open space easements or fee ownership with deed restrictions;helping to directly fund the acquisition of fee ownership or open space easements by the City or a suitable land conservation organization. Development of small parcels which are essentially surrounded by urbanization need not contribute to agricultural land protection. The project is consistent with this General Plan Policy. The project will preserve in perpetuity" 12.9 acres. The open space parcel consist of prime agricultural land and a riparian-corridor/creek protection area. LU 1.13.2:Annexation Purpose and Timing Annexation should be used as a growth management tool, both to enable appropriate urban development and to protect open space. Areas within the urban reserve line which are to be developed with urban uses should be annexed before urban development occurs. The City may annex an area long before such development is to occur, and the City may annex areas which are to remain permanently as open space.An area may be annexed in phases,consistent with the city-approved specific plan or development plan for the area Phasing of annexation and development will reflect topography,needed capital facilities and funding,open space objectives, and existing and proposed land uses and roads. The project is consistent with this General Plan Policy. The site is currently used for seasonal agricultural production The project is proposing to develop a portion of the site with Auto Vehicle Sales, which is an urban use for which urban services such as public water and sewer would be appropriate. The project is currently in the unincorporated area of the County. The application includes a request to annex into the City of San Luis Obispo. LU 1.133: Required Plans Land in any of the following annexation areas.may be developed only after the City has adopted a plan for land uses,roads,utilities,the overall pattern of subdivision,and financing of public facilities for the area The plan shall provide for open space protection consistent with LU policy 1.13.5. D)For any other annexations,the required plan may be a specific plan, development plan under"PD"zoning,or similar development plan covering the entire area 9720 AtasWd m Avenue, Atasiadero, U 93422 Phone: 805461-5765 Fac 805462-9466 KWnmldng@dww.net �-�3 Atta.hment The project is consistent with this General Plan Policy. The application will include an overall development plan. The overall development plan will function as the "Master Plan"for the site. The overall development plan consists of a site layout concept, landscape plans, and architectural elevations. The project approvals should include some flexibilityfor modication to the site design based on individual tenant needs. LU 1.13.4: Development and Services Actual development in an annexed area may be approved only when adequate City services can be provided for that development,without reducing the level of services or increasing the cost of services for existing development and for build-out within the City limits as of July 1994, in accordance with the City's water management policies. Water for development in an annexed area may be made available by any one or any combination of the following: A)City water supply;including reclaimed water, B)Reducing usage of City water in existing development so that there will be no net increase in long-term water usage; C)Private well water,but only as an interim source,pending availability of an approved addition to City water sources,and when it is demonstrated that use of the well water will not diminish the City's municipal groundwater supply. The project is consistent with this General Plan Policy. The project is proposing to utilise the City's water system. Conversation with Gary Henderson from the SLO Water Division indicate that there is currently an ample water supply to serve the project The project will be required to pay water.impact fees. LU 1.135: Open Space Each annexation shall help secure permanent protection for areas designated Open Space, and for the habitat types and wildlife corridors within the annexation area that are identified in LU Policy 6.1.1. Policies concerning prime agricultural land shall apply when appropriate.The following standards shall apply to the indicated areas: E)Dalidio area properties(generally bounded by Highway 101, Madonna Road, and Los Osos Valley Road)shall dedicate land or easements for the approximately one-half of each ownership that is to be preserved as open space. The project is consistent with this General Plan Policy. The project is proposing to place approximately one half of the site (12.8 acres) in an open space easement. The easement area covers the northerly and westerly portions of the parcel.. LU 3.0: Commercial Siting. LU 3.0.1: Slope Commercial and industrial uses should be developed in appropriate areas where the natural slope of the land is less than ten percent. 9720 Atasodem Amok Ab=defo, CA 93422 Phone: 80S461•S76S Faic 8OS462.9466 Crtkconmhing@dwwnet �{-3y Attachment The project is consistent with this General Plan Policy. The natural slope of the site is consistent with this requirement LU 3.0.2: Access Commercial and industrial uses should have access from arterial and collector streets, and should be designed and located to avoid increasing traffic on residential streets. Access to the site will be from Calle Joaquin. Calle Joaquin is a local commercial road with direct access to Los Osos Valley Road, an arterial street. Traffic generated by the project will not travel through residential neighborhoods. LU 3.03: Residential Area Expansion of commercial and industrial uses into residential areas is prohibited The project is consistent with this General Plan Policy. The project is not proposing to expand into residential areas. LU 35.7: Vehicle Sales A)Auto Park Way The City intends to create around Auto Park Way an easily accessible and attractive auto sales and service center. The City will reserve about 50 acres total for vehicle sales in this area, including the areas shown in Figure 3.(This amount is expected to be sufficient for relocation of dealerships located elsewhere in the City,plus expansion of dealerships in proportion to projected County population growth.) The areas shown for vehicle sales should be reserved for that use at least until the anticipated year 2004 update of this element,when the amount of reserved land may be reconsidered. If a plan for vehicle sales expansion onto prime agricultural soils is approved,it shall provide for permanent preservation of prime soils,within the urban reserve or greenbelt. If a plan for vehicle sales expansion.into wetland or creek areas is approved,mitigation shall consist at least of restoration and permanent preservation, within the urban reserve or greenbelt;consistent with the Open Space Element: The project is consistent with this General Plan Policy. The project is proposing to provide locations for future vehicle sales tenants and the site layout provides on-site protection of prime agricultural lands as well as creek preservation consistent with General Plan Policy L U 1.13.5 LU 8.8: Dalidio-Madonna-McBride Area This approximately 180-acre area of prime farm land bounded by Madonna Road, Highway 101,Central Coast Plaza,and Pref nno Creek is in three ownerships.The City intends to preserve significant parts of this signature working agricultural landscape at the southern gateway to San Luis Obispo. 9120 Atauadero Aid ue, Atuddero, fA 93422 Phone: 805461-5165 Fat 805462-9466 E*comuft@cbarter.net Atta hment The project is consistent with this General Plan Policy. The project is proposing to provide on site protection of prime agricultural lands as well as creek preservation consistent with General Plan Policy LU 1.13.5 OS 1.1.2: Protect Resources Protect resources(such as creeks, sensitive habitat,and agriculture),and be sensitive to the factors which allow these resources to remain viable. (p8,2) The project is consistent with this General Plan Policy. The project is proposing to provide on-site protection of prime agricultural lands as well as creek preservation consistent with General Plan Policy LU 1.13.5 OS 3.1.1: Creek Corridors Preserve creek corridors as a regional network of open space. (p20) The project is consistent with this General Plan Policy. The project is proposing to provide a generous open space easement running alongside Prefumo Creek OS 7.2.1: Hazard Mitigation A)Development shall avoid or adequately mitigate hazards.. B) Development shall not increase hazards on other properties in the area OS 10.2.1: Preserving Agricultural Land When the remaining unincorporated area bounded by Los Osos Valley Road, Madonna Road,and Highway 101 is annexed to the City(see site#12, Site Map): A)The southern portion of the Dalidio property;and the northern portions of the McBride and Madonna properties(all.designated Open Space by the Land Use Map)should be preserved as agriculture; B)Prefumo Creek and associated creek setback area,and the portion of the Dalidio property utilized by herons and other unique resources or sensitive habitat, should be preserved as open space; The project is consistent with this General Plan Policy. The project is proposing to provide an open space easement along the northerly and westerly property lines. The open space easement will provide on-site protection of prune agricultural lands as well as providing a generous creek setback WW 12.1.2: UrbanReserve Line The urban reserve line(the outer limit to urban development)includes areas which the City may annex in the future. Wastewater service adequate for potential uses allowed by the Land Use Element(including hillside planning provisions)shall be provided for all areas within the urban reserve line. The project is consistent with this General Plan Policy. The project is proposing to connect into the City's Wastewater System. 9120 Atu ddem Avenue, AWWe-m(A 93422 Phone: 805461-5165 Fac 805462-9466 Katmnwl0ng@ diarter net Atta-hment General Plan Amendment The project is requesting an amendment to the Land Use Map changing the Land Use Designation on a portion of the site. The site has a currently land use designation of Open Space and Service and Manufacturing. The project.is proposing to keep the proportion of the use designations intact(50%each), however the distribution of the Land Use categories on the site is proposing to be modified. Currently the land use line basically cuts the property in half. The project is proposing to revise the land use lines so that a larger open space area can be provided along Prefumo Creek and an open space area will remain on the north side of the site to provide visual relief_ along the Highway 101 corridor. The project carries out several existing General Plan Policies.The most notable policies pertaining to the project include policies LU 1.13.2: Annexation Purpose and Timing,and LU 3.5.7-Vehicle Sales:(See Previous Discussion) The property is currently within the unincorporated area of the county and is used for seasonal agricultural uses. The owner is intending to develop the site with urban uses thereby necessitating the need for annexation into the City of San Luis Obispo. General Plan Policy LU 3.5.7 specifically identifies the Calle Joaquin area as being an area intended for future expansion of the existing Auto Park Way.. The project will provide over 11 acres dedicated to auto park/vehicle sale uses. The 11 acres will be divided into 4 parcels which can either be used for expansion lots for existing tenants in the area, provide space for the relocation of existing auto dealerships located in undesirable areas in the city,and/or bring in a new f-dnchise that does not have a retail sales lot-showroom in the city. The project fulfills several other policies contained in the Open Space Element of the General Plan. Several Policies within the Open Space element encourage the protection of Creek Corridors and Prime Agricultural lands. The project.is proposing to preserve approximately one-half of the site in an open space easement,which will protect the creek corridor and preserve agricultural land. Re-Zoning The purpose of the Rezoning is to amend the Official Zoning Map.to be consistent with the General Plan Map. The Map Amendment will establish 50 percent of the site with Service Commercial Zoning and 50 percent of the site under Open Space Zoning and extend the URL to encompass the project site. Annexation The project is proposing to be developed with urban uses and the application includes a request to utilize City water and sewer services. Both the City's General Plan and the County's General Plan require annexation of the property into City Limits prior to 9120 Aukadam Avedue,Ataiadu% CA 93422 Mmnr 805.461-5165 Far 805462-9466 6rlbnsniting@charter.net Attachment F establishment of urban uses on the site. The site has frontage on Calle Joaquin and is adjacent to Kimball Motors to the south and Rancho Grande Motors to the West. The application is proposing a 5 lot subdivision which will create four commercial parcels approximately 3 acres each and one open space parcel of approximately 12.8 acres. The owner intends to sell and/or lease the commercial parcels to auto mall type users. Development of the site is anticipated to begin in September 2005. Environmental Review The following studies have been completed,or are in the process of being completed,for the subject.site to assist in the completion of the Initial Study: Phase 1 Archeological Survey(Singer, 12/04) Biological Assessment(Althouse and Meade, In Process) Soils Report(Buena(eotechnical, In.Process) 9n0 Adsad6t A*ue, Atasdd CA .93422 Phaoe: 805.461-5165 Fay 805462-9466 IGrkwnsatting�diarternet r3 Attachment -- Attachment 6 Land Use Element _ SLO General Plan 3.6.3 General Retail and Neighborhood Commercial Uses New specialty stores, department stores, or neighborhood commercial centers should, not be developed in Service and Manufacturing areas. However, existing uses such as supermarkets and drugstores may be expanded if- A. They are compatible with nearby uses; B. The expanded use will not divert trade from, other general-retail or neighborhood-commercial areas which are better located to serve the expected market area. 3.6.4 Access Access to Service and Manufacturing areas should be provided by commercial collector streets, to avoid customer traffic on residential streets or delivery routes which pass through residential areas. Driveway access onto arterial streets should be minimized. 3.6.5 Air '& Water Quality Industries locating or expanding in San Luis Obispo shall comply with all applicable air-quality and water-quality regulations. 3.6.6 Utility Service Services and Manufacturing uses should conned to the City water and sewer systems, unless other means of providing service are identified in a City-adopted plan. . 3.6.7 Vehicle Sales A. Auto Park Way The City intends to create around Auto Park Way an easily accessible and attractive auto sales and service center. The City will reserve about 50 acres total for vehicle sales in this area, including the areas shown in Figure 3. (This amount is expected to be sufficient for relocation of dealerships located elsewhere in the City, plus expansion of dealerships in proportion to projected County population growth.) The areas shown for vehicle sales should be reserved for that use at least until the anticipated year 2004 update of this element, when the amount of reserved land may be reconsidered. If a plan for vehicle sales expansion onto prime agricultural soils is approved, it shall provide for permanent preservation of prime soils, within the urban reserve or greenbelt If a plan for vehicle sales expansion into wetland or creek areas is approved, mitigation shall consist at least of restoration and permanent preservation, within the urban "reserve or greenbelt, consistent with the Open Space Element. B. Other Areas Auto sales in areas of the City other than Auto Park Way should be minimized, in order to reinforce the auto sales center and to maximize space for other uses in other locations. 42 P fit- �������_ ��� - ;. 'n. e.•�� ',�.. ,� . �..'� '. �':-.,�a.:,' ^' �. e i� �. x�. P�+ _ �::. a� ,.: ��� �+ � �a'�1 ''��111 ��� ®ISI - - = ► 3 ,.y 1 Atta-hmant V. ! Attachment 7 LAFCO • The Local Agency Formation Commission Serving the Area of San Luis Obispo County November 22, 2004 COMMISSIONERS Ms, Jamie Kirk Kirk Consulting SHIRLEY BIANCHI,Chair 9720 Atascadero Ave. j County Member Atascadero CA 93422 BARBARA MANN, Vice Chair Subject: McBridelAnnexation File#7-R-04 Special District Member KATCHO ACHADJIAN Dear Ms. Kirk: County Member CAROLYN MOFFATT This letter is to advise you that the application for the McBride annexation Special District Member is on information-hold pending the City and County completing property DUANE PICANCO tax negotiations. The City has indicated that they are not prepared to City Member enter into property tax nNotiations at this point in time.The City must RICHARD ROBERTS also prezone the area to be annexed by adopting a prezoning ordinance. Public Member We also understand thal the applicant is working with the City to WENDY SCALISE determine the scope oft a project to be proposed and the necessary City Member approvals that may be nbeded. ALTERNATES Pursuant toGovemmen�Code 56652 (e), the application has not been accepted for filing or cor�nued processing. The approval of the STAN GUSTAFSON Negotiated tax Agreemeht and the prezoning ordinance would provide Special District Member additional information th�fiwould enable the Executive Officer to make a TOM MURRAY well informed decision garding the continued processing of the Public Member application. Prezoning al o places the City in the Lead Agency role for the MICHAEL P. RYAN preparation of CEQA d ments. Please submit documentation County Member regarding the resolution of the above issues to LAFCO when it is ALLEN SETTLE available. City Member If you have any questions, please call me at 805-781-5795. STAFF i Sincerely, PAUL L HOOD Executive Officer RAY BIERING Legal Counsel Paul Hood DAVID CHURCH Executive Officer LAFCO Analyst DONNA J. BLOYD cc. Kelly Gearheart, P erty Owner commission Clerk Ken Hamplan,City Wanager John Mandeville, mmunity Development Director .: 1042 Pacific Street, Suite A • San Luis Obispo, California 93401 Tel: 805.781 5795 Fax: 805.788.2072 . wvuw.slolafco.com Iq A - Hiia:,nrneni Attachment 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER#237-04 1. Project Title:Gearhart/McBride Annexation 2. Lead Agency Name and Address: City of San Luis Obispo. 990 Palm Street,San Luis Obispo,CA 93401 3. Contact Person and Phone Number: Pam Ricci,Senior Planner(805) 781-7168 4. Project Location: 1413 Calle Joaquin,San Luis Obispo,CA 93401 S. Project Sponsor's Name and Address: Kelly Gearhart,6205 Alcantara Ave., Atascadero,CA 93422 6. General Plan Designation: Services and Manufacturing and Open Space 7. Zoning: Outside of Cityjurisdiction (Zoned Agriculture in San Luis Obispo County) & Description of the Project: The project is a request to annex property into the. City of San Luis Obispo and amend the General Plan Land Use Element(LUE)Map to reconfigure the boundary between the site's Open Space and Services and Manufacturing designations. With annexation, the property is proposed to be pre-zoned C-S, Service-Commercial and C/OS; Conservation/Open Space, consistent with the reconfigured land use designations. The application also includes a five4ot tentative parcel. map and plans to develop the property for auto sales uses, while preserving 50% of the property in perpetual open space. 9. Surrounding Land Uses and Settings: The generally flat parcel is 25.6 acres in size and is actively utilized for row crop agricultural purposes. A portion of the site is designated on the City's General Plan LUE Map as Services and Manufacturing and is identified as a receiver site for automotive sales uses upon annexation. Other portions of the property are identified as Open Space on the General Plan LUE Map. The property's zoning is Agriculture according to the San Luis Obispo County Zoning Map. A small vacant building and carport formerly used by the U.S. Border Patrol occupies the northeast corner of the property. Property to the north is owned by the Dalidio family and is also utilized ��42 Atta'-h(iiir("il for crop agriculture production. The property is bordered on the east by Highway 101 and on the south by an automotive dealership. The northwest boundary of the property is bordered by Prefumo Creek. 10. Project Entitlements Requested: 1. General Plan Map amendment to reconfigure (equal exchange) the areas identified as Open Space and Services and Manufacturing. 2. Annexation into the City of San Luis Obispo. 3. Pre-zone to Service-Commercial (C=S)zoning and Open Space (C-OS). 4. 5-lot Tentative Parcel Map. 5. Conceptual approval of plans to develop auto sales uses for',four properties. 11. Other public agencies whose approval is required: City of San Luis Obispo will make final decision on the requested entitlements. Other agencies that will review the proposed project are the. San Luis Obispo County Airport Land Use Commission, State of California Regional Water Quality Board and the California Department of Transportation. li I i I i. I Crty of SAN Luis Oei,sPo 2 1wnAL STuor ENVIRONMENTAL,CHECKusr 2005 -' Atta.hment ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. –X– Aesthetics –X– Geology/Soils Public Services -X– Agricultural Resources -X— Hazards&Hazardous Recreation - – - - — Materials –X– Air Quality -X– Hydrology/Water Quality –X- Transportation&Traffic –X– Biological Resources Land Use and Planning –X– Utilities and Service Systems Culnnal Resources - -X– Noise Mandatory Findings of I-Significance –X– Energy and Mineral P_opulation and Housing �' r Resources3 FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such,.the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees.. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been –X– circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or morn -X- State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073 a . CRY OF SAN Luta OBlspo 3 INITIAL STUDY ENVIRONMENTAL CMEcxLisT2005 t ��� -- - - Attachment , DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, —X— there will not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be reared. I find that the proposed project MAY have a significant effect on the environment, and. an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant" impact(s) or -"potentially significant unless mitigated'impacts) on the environment, but at least one effect.(1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further.is require& Date II NY i�� �i CLW•� - - - .-- - - For.John Mandeville, - Prifited Name Community Development Director CITY of SAN LUIS Oeiseo 4 INITIAL Stuor&ivmortaiieNTAL CNEcKusr 2005 y�45 Attachment EVALUATION OF ENVIRONMENTAL IMPACTS: I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites 'in the analysis in each section. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards(e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2. All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.The explanation of each issue should identify the significance criteria or threshold,if any,used to evaluate each question. 3. "Potentially Significant.Impact'is appropriate if there is substantial evidence that an effect is significant. If there are one or more'Potentially Significant Impact"entries when the determination is made,an EIR is required 4. "Potentially Significant.Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than.Significant Impact" The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17,"Earlier Analysis,"may be cross-referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program M or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D)of the California Code of Regulations. Earlier analyses are discussed in Section 17 at the end of the checklist 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. In this case,a brief discussion should identify the following: a) Earlier Analysis.Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. C) Mitigation Measures For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from.the earlier document and the extent to which they address site-specific conditions for the project COY of SAN Luis 0awo 5 banAL STwY ENVIRONMENTAL CHECKLIST 2005 y-4c� Atta-hment Issues, Discussion and Sup porting-i,wrmation Sources sources Paenu�� p r less Than No GearhartlMcBride Annexation 1413 Calle Joaquin significant sigaif cane Significant ta>pact ER#237-04 Issues Unless Impact Mitigafion In ted 1.AESTHETICS. Would the ro'ed: _- - a) Have a substantial adverse effect on a scenic vista? —X— b) Substantially damage scenic resources,including,but not limited —X— to,trees,rock outcroppings,open space,and historic buildings 1 within a local or state scenic highway? c) Substantially degrade the existing visual character or quality of —X-- the site and its surroundings? 2 d) Create a new source of substantial light or glare which would —X— adversely effect clay or nighttime views in the area? 2 - T Evaluation The proposed project would involve the urbanization of about 12 acres of cropland and other vacant land visible from Highway 101. Without mitigation measures, this could represent a significant change in the aesthetic character of the project site and of the urban character of the project vicinity. The proposed project may also result in the introduction of a new source of nighttime lighting. The General Plan Circulation Element sets forth policies to address scenic importance of local roads and highways in the San Luis Obispo Area. Highway 101, within the vicinity of the project area,is considered a road of high scenic value. Important views include views of the Irish Hills to the south, the Moiros and the coast range to the north and views of the open space (agricultural cropland)familiar to the subject property. The General Plan relies primarily on architectural review as a mechanism for preserving the quality of the designated scenic views and minimizing the impact of new development on those views. The aesthetic concerns associated with site development will be addressed with the Architectural Review Commission's(ARC)review of plans. The ARC will review building materials and colors, exterior lighting, landscaping, grading and site planning for consistency with City goals of viewshed protection and goals established within the City's Community Design Guidelines. Mitigation measures are recommended to assure that potential impacts to aesthetics ars less than significant. Conclusion Potentially significant unless mitigation is incorporated. Mitigation measures in the form of design recommendations have been developed to reduce the project's aesthetic impact Mitigation Measure: 1. Final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan policies for viewshed protection and the City's Community Design Guidelines. The following standards shall supplement established.City policy that may apply to the project site: a) All free-standing exterior light fixtttres shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot- candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure lighting compliance. b) The site plan shall respect the edge of the City's Urban Reserve Line and design the landscape plan and site improvements in order to create a "soft edge" and aesthetically pleasing transition to adjacent. agdcukaml land outside of the City limits. Native tree and shrub plantings, and adequate landscaped setbacks shall be utilized to achieve this. Cm eF Sart alts Oetspo 6 ha nAL Snror ENmoNm mrai CHEcKusr 2005 Lf Attachment Issues, Discussion and Supporting Inh,omation Soii-rces saw Potentially' poteidally LeisM-mNo Gearhart/McBride Annexation 1413 Calle Joaquin significant significant significant Impact ER#237-04 Issues Unless Impact Mitigation C) Building height and placement shall be designed to retain views from Highway 101 through the site. As viewed from southbound traffic lanes, views of the Irish Hills shall be retained. As viewed from the northbound lanes, views of Cerro San Luis and surrounding vistas shall be retained. A combination of increased building setbacks, reduced building height,and significant corridors between buildings shall be utilized to achieve this. Photo simulations may be requested with development packages submitted for architectural review to evaluate compliance with this requirement. 2.AGRICULTURE RESOURCES. would the project: a) Convert Prime Farmland,Unique Farmland,or-Farmland of 3,4, Statewide Importance(Farmland),as shown on the maps 5,6 =X— pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agriculmral use or a —X— Williamson Act contract? c) Involve other changes in the existing environment which,due to --X— their location or nature,could result in conversion of Farmland -to.no cultural use? Evaluation a),b) Development of the project area would result in the conversion of approximately 12 acres of prime farmland to urban uses. The 1994 General Plan Land Use Element EIR evaluated the conversion of this farmland and adopted appropriate overriding considerations to accept the significant unavoidable environmental impact Prim. agricultural land is defined as having any of the following: •A soil Capability Class of I or 11; •Soil Storie Index of 80-100; •Gross annual revenue of at least$200 per acre per.year;or •A carrying capacity of one animal unit per acre of land Site-specific evaluation of the subject property in combination with a review of local areas soils maps has verified that the subject property is prime agriculture land. The site contains 7 acres of Salinas Silty Clay Loam, a class 1 irrigated soil,and 19 aces of Cropley Clay,a class 2 irrigated soil.These soil classifications provide no constraints to crop production. The project site was recently used for the production of irrigated row crops including celery, broccoli, lettuce, oriental vegetables, and peas. The gross annual revenue of this land exceeds $4,000 per acre according to an Agricultural production report published by the San Luis Obispo County Agricultural Commissioner's Office. These soils are also designated as prime by the California Department of Conservation Important Farmlands Mapping Program Conclusion: Less than significant impact given the City Council's prior Statement of Overriding Considerations with its adoption of the 1994 LUE and MR. Though broad discretion is granted to lead agencies in determining thresholds of significance in determining environmental impacts, it is common to assume the conversion of prime soils to urban uses would constitute a significant impact to agricultural resources. Pursuant to the State CEQA Guidelines, a project would have a significant impact if the project would Convert Prime Farmland to nonagricultural use. The 1994 General Plan Land Use Element Update considered the loss of prime agricultural land for this specific property as a significant and unavoidable impact. The City Council adopted a statement of overriding consideration for the loss and approved the General Plan Land Use Element Map to designate the property as Services and Manufacturing in 1994(Resolution 8332). The overriding consideration stated: "Accommodating a reasonable share of anticipated Cm oF Saw tuts Oswo 7 bunt.Srwv ENmornmwAL Cwt:ota.tsr 2005 �( Attachment Issues,Discussion and Supporting 16T6rmation Sources sow Poteatianr- Potentially Less Tbin No GearhardMcBride Annexation 1413 Calle Joaquin sigoificaw sigoifi— Significant Tmpaa Issues Unless Impact ER#237-04 Mitigation lacmDarawd regional growth within the urban reserve line,contiguous to existing development, while preserving land outside the urban reserve line." Mitigation for the loss of the agricultural land has already been incorporated into General Plan Policy. According to Land Use Element Policy 1.13.5, half of the ownership area to be annexed shall be preserved as open space. This can be achieved by dedication of the property to the City in fee or by preservation of the property through the use of easements. The proposed plans provide for at least 50%of the annexation area to be preserved as open space. The open space area could continue to be used for agricultural purposes. The proposed reconfiguration of the boundary between the site's LUE Map designations has no material bearing on the adequacy of the previous LUE E1R's conclusions regarding the loss of agricultural resources or the prior Council's statement of overriding considerations because: • The amount of land to be converted to commercial uses is the same as was anticipated in the 1994 LUE. • The current project proposal preserves half of the site in open space as called for on LUE Policy 1.13.5. • The revised land use configuration benefits the potential for long-term agricultural operations on the property because the proposed open space area will be immediately adjacent to the open space areas of adjacent properties subject to the same policy. • The City in the last 10 years has acquired many acres of agricultural lands and other properties with unique natural resources,primarily outside the City limits and in cases, outside the City's urban reserve area. This proactive natural resources program was a key consideration to evaluating the specific impacts of the loss of agricultural on this property and adjacent properties. • Commercial traffic generated by the project will use Calle Joaquin, which will not interfere with agricultural vehicle movements,since they originate from a different portion of the site. Evaluation c) While the impact of the loss of a portion of the site's agricultural resources was evaluated with the 1994 LUE EIR, the Natural Resources Manager has determined that the viability of the open space area could be enhanced with the demolition of existing remnant buildings. Concbmion Potentially significant unless mitigation incorporated. Miitimation Measure: 2. The existing structure and all associate infrastructure within the proposed open space area (former border patrol office and carport and associated utilities)shall be removed from the site. 3. AIR QUALITY. Would the ro eta; a) violate any air quality standard or contribute substantially to an —X— existing or projected air quality violation? b) Conflict with or obstruct implementation of the applicable air —X— quality plan? 4.7 - c) Expose sensitive Moos to substantial pollutant —X— concentrations? d) Create objectionable odors affecting a substantial number of —X— people? e) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an 6.8 —X— licable fedend or state ambient air quahty standard l CITY OF SAN L.US Oen 8 INTIM.STuov DmRt>NuExmi.CHEcKL=20005 (_�J Attachment Issues, Discussion and Supporting Information Sources sources Potentially potentially Less Than No Gearhart/McBride Annexation 1413 Calle Joaquin Significant significant significant Impact ER#237-04 Issues Unless Impact Mitigation incorporated (including releasing emissions which exceed qualitative thresholds for ozone precursors)? Evaluation The existing use, agricultural cropland, currently has the potential to create significant air pollution due to dust, fertilizers and pesticide use. Annexation, rezoning and development of the property will result in potential short- term increases in air pollution due to construction vehicle emissions and dust from grading activities. Excavation and construction of the site has the potential to create dust and vehicle emissions that may exceed air quality standards for temporary and intermittent periods unless mitigation measures are incorporated.Potential long-term air quality impacts may potentially result from increased vehicle trips;however, some direct air pollution impacts to adjacent properties would be reduced with the elimination or reduction of agricultural activities. Conclusion: The San Leis Obispo County Air Pollution Control District (APCD) has reviewed the development project and submitted a letter to the City dated 6-20-05 on the proposed annexation and development.proposal. Consistent with the APCD's letter, air quality impacts may be potentially significant unless mitigation measures are incorporated. Short-term Air Quality Impacts: During project construction;there will be increased levels of fugitive dust associated with construction and grading activities,as well as construction emissions associated with heavy-duty construction equipment.. Compliance with the City's dust management practices contained in Municipal Code Section.15.04.040 X. (Sec.. 7004(b))will assist with the mitigation of short-term impacts. Those practices include: a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of active areas); b. Increasing frequency of watering whenever winds exceed 15 mph; c. Cessation of grading activities during periods of winds over 25 mph; d. Direct application of water on material being excavated and/or transported onsite or offsite; e. Watering material stockpiles; f. Periodic washdowns,or mechanical street sweeping,of streets in the vicinity of the construction site g. Non-potable water is to be used in all construction and dust control work. Many of the City's code requirements for dust control noted above are reiterated in the APCD's recommended mitigation measures to control construction phase emissions listed below: Naturally Occurring Asbestos (NOA) has been identified by the State Air Resources Board as .a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure(ATCM)for Construction,Grading, Quarrying, and Surface Mining Operations,prior to any grading activities at the site,the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins. Long-term Air,Quality Impacts: San Luis Obispo County is a non-attainment area for the State PMro (fine particulate matter 10 microns or less in diameter) air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The 2003 Air Quality Handbook Ory of Sar►Luis Oelsro 9 INMAL SruoY ENVIRONMENTAL CNEOKL w 2005 Hlld-11111t�rll issues, Discussion and Supporting Information Sources sources r +ter No Gearhart/McBride Annexation 1413 Calle Joaquin Significant significant significant impact Issues unless Impact ER#237-04 Mitigation Incorporated for San Luis Obispo County was developed and adopted by the Air Pollution Control District (APCD) to meet that requirement. The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan.and implementing documents such as the Air Quality Handbook. The following mitigation measures are designed to ensure compliance with APCD policy and the City's General Plan Policy. Mitigation Measures: 3. The following mitigation.measures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the proposed project. The following dust mitigation measures are required at the start and.maintained throughout the duration of the construction or grading activity: a) Reduce the amount of the disturbed area where possible; b) Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(nonpotable)water should be used whenever possible; c) All dirt stock-pile areas should be sprayed daily as needed; d) Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established; f) All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD; g) All roadways,driveways,sidewalks,etc.to be paved should be completed as soon as possible. In addition,building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h) Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i) All trucks hauling dirt, sand,soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114; j) Install wheel washers where vehicles enter and exit.unpaved roads onto streets,or wash off trucks and equipment leaving the site,and k) 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. 1) Maintain all construction equipment in proper tune according to manufacturer's specifications. m) Fuel all off-road and portable diesel powered equipment,including but not limited to bulldozers, graders,cranes,loaders,scrapers,backhoes,.generator sets,compressors,auxiliary power units, with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road). n) Maximize to the extent feasible,the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. o) No person shall engage in any construction or grading operation on property where the area to be disturbed is greater than one(1.0)acre unless an Asbestos Dust Mitigation Plan for the operation has been: 1. Submitted to and approved by the Air Pollution Control District before the start of any construction or grading activity;and 2. The provisions of that dust mitigation plan are implemented at the beginning and Cmr of Sm Luis OBISPo 10 ImT AL STUDY ENYIRoNmENTAL CHEcKu-sT 2.005 x,51 Atta hment Issues, Discussion and Supporting Insormation Sources sources Potentially— Poteatially Less Tuan No Gearhart/McBride Annexation 1413 Calle Joaquin significant significant Significant Impact ER#237-04 Issues unless Impact Mitigation In ted maintained throughout the duration of the construction or grading activity. 4. The following mitigation measures are designed to eliminate project operational phase emissions. The APCD_ indicates that measures a-d are required standard mitigation and that at least 6 of the measures included in e- u are also required:- a) equired:a) Provide on-site bicycle parking. b) . Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips; c) Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees;and d) Increase building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall or floor insulation,etc.). e) Increased street tree planting. f) Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. g) If the project is located on an established transit route, improve public transit accessibility by providing transit turnouts with direct pedestrian access to project or improve transit stop amenities. h) Improve the pedestrian environment. i) Implement a Transportation Choices Program: The applicant should work with the Transportation Choices Coalition partners for free consulting services on how to start and maintain a program. Contact SLO Regional Rideshare at 541-2277.. j) Provide incentives to employees to carpool/vanpool, take public transportation, telecommute,walk,bike,etc. k) Implement compressed work.schedules. 1) Participate in an employee "flash-pass" program, which provides free travel on transit buses. M) Shade tree planting along southern exposures of buildings to reduce summer cooling needs. n) Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star® rating to reduce summer cooling steeds. o) Use built-in energy efficient appliances,where applicable. p) Use double-paned windows. q) Use low energy parking lot and street lights(i.e. sodium). r) Use energy efficient interior lighting. s) Use low energy traffic signals(i.e. light emitting diode). t) Install door sweeps and weather stripping if more efficient doors and windows are not available. u) Install high efficiency or gas space heating. 4. BIOLOGICAL RESOURCES. Would the ro a) Have a substantial adverse effect,either directly or indirectly or 9, —X— through habitat cations,on any species identified as a 12 candidate,sensitive,or special status species in local or regional Plans,policies,or regulations.or by the California Departimt of Fish and Game or U.S.Irish and Wildlife Service? b) Have a substantial adverse effect,on any riparian habitat or 9,10, —X- other sensitive natural community identified in local or regional 11, 13 Crry of SAN Lung Cawo t knAL STUDY ENVIRONMENTAL GmEcm=200 Att .hment Issues, Discussion and Supporting i. _ .ration Sources Sour= Pomobak Poentiauy rets 7ban No Gearhart/McBride Annexation 1413 Calle Joaquin Sip ficwnt Sip ficanc significant Impact ER#237-04 bsom Unless IMP= Mitigation Incomomted Glans,policies,or regulations,,or by-the-CoMornia Npartment of Fish,and Game or U.S.Fish and Wildlife Service? c) Conflict with any local policies or ordinances protecting biological resources,resources,such as a tree preservation policy or ordinance(e.g.Heritage Trees)? d) Interfere substantially with the movement of any native resident —X— or migratory fish or wildlife species or with established native resident or migratory wildlife corridors,or impede the use of wildlife nursery sites? C) Conflict with the provisions of an adopted habitat Conservation —X— Plan;Natural Community Conservation Plan,or other approved l(Q,regional,or state habitat conservation plan? f) Have a substantial adverse effect on Federally protected —X— wetlands as defined in Section 404 of the Clean Water Act 10 (including,but not limited to,marshes,vernal pools,etc.) through direct removal,filling,hydrological interruption,or other means? Evaluation Althouse and Meade, Inc. prepared a comprehensive biological assessment dated May 2005 of the 25.64 acre property in consideration of the proposed annexation and development plan and incorporated into this report as Appendix A.The report concluded as follows: "The subject property consists of Prime Farmland and a portion of Prefumo Creek with small areas of ruderal and riparian vegetation. Farmed wetland may be present in the southwest part of the property. Fifty one species of plants were identified on the property during January, February, April, and May 2005. Habitat capable of supporting Congdons's Tarplant occurs on the property. However, surveys did not find Condon's Tarplant. Prefirmo Creek is a blue-line stream that borders the western property line and crosses the northwestern corner of the,flag lot. A small section of riparian habitat occurs on the property at this location. Five rare animals may travel through the stream and/or riparian habitat in Prefumo Creek" In terms of the potential for farmed wetland areas on site, Althouse & Meade conducted further on-site investigations resulting in a Wetland Determination Study dated June 23, 2005 and incorporated herein as Appendix B. This study concluded that the jurisdictional farmed wetland areas did not occur in the areas proposed for development The biological assessment resulted in the formulation of recommended mitigation measures to reduce the potential for significant impacts. The recommended mitigation measures should be incorporated into the project and are included in the list of required mitigation measures below following the impact discussion. The Creek Map of the City's Open Space Element identifies a blue-line creek, Prefumo Creek at the northwestern boundary of the property. Prefumo Creek is a perennial creek that runs along the westerly edge of the property and acts as an overflow from Laguna Lake. The City's Informational Map Atlas does not identify any endangered,threatened or rare species on the project site.However,the biological assessment identified that five rare animals have the potential to occur in Prefumo Creek,adjacent to the subject property: California red- legged frog,South/Central steelhead ESU, Southwestern pond turtle, Coast range newt,and Cooper's hawk. No rare species were observed during the biologists' site surveys conducted in January, February, April, and May 2005. No rare animals are expected to occur on the property. However, development of the subject property could result m indirect 'impacts to the water quality and riparian habitat of Prefumo Creek and could affect rare Cmr of Sm Luis Osism 12 banAL Srutnr ENvwo mENraL CHECK=2005 q-6.5 Attachment Issuds, Discussion and Supporting Intormation Sources Sources Poceutiaiiy Potentially I=71aan No GearhardMeBride Annexation 1413 Calle Joaquin Significaut Significant Sigaifiiam Impact ER#237-04 Issues unless Impact Mitigation Incorporated animals, and other animal species, including White-Tailed Deer, Raccoon, Opossum, Red-Tailed Hawk, Black- Crowned Night Heron,Belted Kingfisher,that frequent the creek channel and associated riparian corridor. While no construction activities are proposed within or directly adjacent to the water course,construction activities, increased surface runoff (including petroleum and other chemicals), human encroachment and lighting have the potential to degrade the habitat. On the other hand,restoration of the creek buffer area,planting of native trees and shrubs, elimination of some current agricultural activities, and perpetual protection of the site area adjacent to the creek as open space,either through an open space easement or dedication of the property in fee to the City,have the potential to significantly enhance the riparian habitat As proposed the project does incorporate a creek buffer of approximately two-hundred feet. The applicant has indicated that the creek buffer area is contained in the larger open space area of the site that will be dedicated to the City in fee,with possible deed restrictions to insure that the property is perpetually protected,and placed in either an Open Space or Agriculture zoning. The Open Space Element calls for the preservation and enhancement of riparian habitats by. providing adequate creek setbacks; maintaining creek corridors in their natural states; restoring degraded creeks; utilizing riparian vegetation when possible; prohibiting invasive and non-native plants in creek corridors; and avoiding tree removals in creek corridors. The City's Creek Setback Ordinance(Section 17.16.025 of the Zoning Regulations) requires a minimum 20-foot setback for buildings and other improvements from the top of bank or edge of riparian habitat,whichever is greater. Condusion: Potentially significant unless mitigation incorporated. Project plans show the future building and parking lot areas of the developable lots will be located more than 200 feet outside of the creek setback area. The landscape plan calls for the planting of native vegetation in the creek setback area, which is consistent with the City General Plan, which calls for preservation, maintenance and improvement of creek corridors. Compliance with the Open Space polices and creek setback regulations will assure that potential impacts are less than significant. There is,however,a concern that impacts might incur damage to the creek and riparian vegetation during the site grading and construction. Potential impacts include damage to the existing riparian vegetation and the placement of debris near the creek setback area. The mitigation measures will assure that potential impacts to the creeks and the riparian corridor are mitigated to a less than significant level. MWeation Measures: 5. Final construction and site development plans shall include a detailed landscaping plan that addresses the creek setback area and 200 foot buffer area that is to be preserved as open space. The landscape plan shall provide for native plant and tree species adjacent to the creek bank. The plan shall note the removal of any invasive or non-native species (i.e. castor beans, vinca etc.) of trees or plants within the creek and setback area A qualified landscape architect shall prepare the plan. a) The landscape plan shall provide a demarcation (in the form of a wood-rail fence) of the habitat areas along the creek area to the west of the site from the use arras (i.e. parking lot and building). The plan shall incorporate the recommendations of the City's Natural Resources Manager. b) The landscape plan shall specify protection for creek vegetation during construction which shall include temporary fencing that clearly demarcates the extent of sensitive habitat not to be disturbed. The City's Natural Resources Manager shall be called to do an inspection prior to any vegetation removal and to review installed protection devices in the field prior to the commencement of grading activities and/or Clrr of SAN Luis OatsPo 13 hanaL Snmv ENvlaoNmENral.CNEctasr 200)5 —✓ 1 KL� — Attachment Issues, Discussion and Supporting Information Sources Sounxs ��Y- y Lms Than No Gearhart/McBride Annexation 1413 Calle Joaquin significant sigaifieant sigcifioant lmpaa ER#237-04 Issues Unless Impact Mitigation himpmated L: construction. The plan shall also contain a specific schedule for the long-term monitoring of plantings. c) No parking lot or roadway drainage shall be directly routed to the Prefumo Creek area without adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration prior to entering the creek.. If feasible,bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. To accomplish this, a portion of the drainage ditch along the southwestern property boundary may be utilized as a bioswale. d) Light levels in the vicinity of Prefuuno Creek shall be less than .5 foot candle and extensive screening landscape(native trees and shrubs) shall be planted between the project site and the creek area to reduce potential light intrusion into the riparian habitat. 6. The existing low-water crossing in Prefumo Creek shall be abandoned, the eroding roadbed stabilized, and willows and cottonwoods replanted in the abandoned roadway. 7. As shown on the proposed land use plan for the site and the Tentative Parcel Map, a construction setback of at least 100 feet from the top of tate Prefumo Creek channel shall be maintained to reduce impacts to riparian pees and allow open ground beyond the top of bank for bio-filtration of storm water. S.CULTURAL RESOURCES. Would the project: a) Can a substantial adverse change in the significance of a —X— historic resource?(See CEQA Guidelines 150645) b) Cause a substantial adverse change in the significance of an 14, —X— archaeological resource?(See CEQA Guidelines 150645) is c) Directly or indirectly destroy a unique paleontological resource —X— or site or unique geologic feanre? d) Disturb any human remains,including those interred outside of —X— formal cemeteries? - Evaluation The project site is considered to be an archaeologically "sensitive area"by the City because it is within 200 feet of the top of the bank of Prefumo Creek. In December of 2004, C.A. Singer and Associates performed an archeological surface survey on the site. According to this survey,no prehistoric or historical cultural materials were observed. The following conclusion was reported by the consultant: "There are no surficial signs of either prehistoric or historic resources in the area and the soils and topography suggests that buried resources are unlikely to exist at this location. A review of earlier reports,Sanborn Insurance maps, City of SLO historical site records, and several local history volumes suggests that no structures other than the INS office have existed in this property for more than 100 years. Changing the use of the property from agriculture to something else is not expected to adversely impact any known or suspected cultural resources and additional investigations are recommended" Conclusion: Although the site is not likely to result in the disturbance or discovery of cultural resources,mitigation measures are necessary to ensure appropriate treatment of resources should they be discovered during the development process. Mitigation Measures: 8. If excavations encounter significant paleontological resources,archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that CITY of SAN LuLs Osspo 14 MmAL STumY ENYIRoNmENTAL Cra:oKLw 2W. 5 'GJ L r SJ Attachment Issues, Discussion and Supporting Iniorrnation Sources sources >ounaauy-� Potcatialy Less Than No Gearhart/McBride Annexation 1413 Calle Joaquin Significant Significant Significant hrq)= ER#237-04 Issues unless Impact Mitigation they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and determine appropriate action (remove or preserve on site) the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. 6. ENERGY AND MINERAL RESOURCES. Would the Project- a) ro ect-a) Conflict with adopted energy conservation plans? 16 —X— b) Use non-renewable resources in a wasteful and inefficient —X— manner? c) Result in the loss of availability of'a known mineral resource —X— that would be of value to the region and the residents of the State? Evaluation The Energy Element states that, 'New development will be encouraged to minimize the use of conventional energy for space heating and cooling, water heating, and illumination by means of proper design and orientation, including the provision and protection of solar exposure." The City implements energy conservation goals through enforcement of the California Energy Code, which establishes energy conservation standards for residential and nonresidential construction. Buildings proposed as part of this project must meet those standards. The City also implements energy conservation goals through architectural review. Project designers are asked to show how a project makes maximum use of passive means of reducing conventional energy demand,as opposed to designing a particular image and relying on mechanicalsystems to maintain comfort. Conclusion: Less than significant impacts to energy and mineral resources are anticipated with the proposed project with incorporation of recommended mitigation measures. To avoid using non-renewable resources in an inefficient manner,the following mitigation is recommended: Mitigation Measure• 10. The project development shall incorporate the following features where feasible: a) Skylights to maximize natural day lighting. b) Operable windows to maximize natural ventilation. c) Energy-efficient lighting systems for both interior and exterior use. d) Substitute solid sawn lumber with engineered lumber. e) Install compact fluorescent bulbs. f) Install energy star rated appliances 7. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects,including risk of loss,injury or death involving. L Rupture of a known earthquake fault,as delineated in the —X— most recent Alquist-Paolo Earthquake Fault Zoning Map 17 issued by the State Geologist for the area,or based on other substantial evidence of a known fault? II. Strong seismic ground shaking? 18 —X— III Seismic-related ground failure,including liquefaction? 18 —X— M Landslides or mudflows? 19 —X— Cir of Saw alts OetsPo 15 INmaL Srwr ENVIRONnEWAL CHECK.lsr 2005 H,-5� Attachment Issues, Discussion and Supporting Information Sources sones potentially Pocmtiatty ► ° No Gearhart/McBride Annexation 1413 Calle Joaquin Significant Significant significant Impact Issues ER#237-04 MU m and b) Result in substantial soil erosion or the loss of topsoil? —X— c) Be located on a geologic unit or soil that is unstable,or that -X— would become stable as a result of the project,an und potentially 19 result in on or off site landslides,lateral spreading,subsidence, liquefaction,or collapse? d) Be located on expansive soil,as defined in Table 18-1-B of the 18, —X— Uniform Building Code(1994),creating substantial risks to life 19 or Evaluation Buena Geotechnical Services, Inc. prepared a comprehensive geotechnical engineering report for the property and proposed project on December 31,2004.Based on the study,the consultant concluded that the site is suitable for the proposed development provided the engineer's recommendations are successfully implemented. Seismic Hazards San Luis Obispo County, including the City of San Luis Obispo, is located within the Coast Range Geomorphic Province, which extends along the coastline from central California into Oregon. This region is characterized by extensive folding, faulting, and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. In San Luis Obispo County, active faults include the San Andreas and the Los Osos faults. According to a recently conducted geology study, the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about a one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time(the last 10,000 years),portions of the Los Osos fault are considered "active".Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast, and the San Simeon-Hosgri fault zone,located approximately 12 miles to the west. This site is located in an area of"High Seismic Hazards", which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. To minimize this potential impact, the Uniform Building Codes and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake,therefore no additional mitigation measures are necessary.. Soils According to the soils engineering report prepared by the consultant the soils are generally loose sandy clays on top of firm clayey sands.Although the site is generally suitable for development,with proper grading and foundation designs,the engineer's recommendations must be followed in the final project design to ensure construction will withstand the high expansion rates of the soil. Grading operations will be done in accordance with the City's grading regulations and should not create any erosion or unstable soil difficulties. This process will assure that the soils present no problems in the near-or long-term. Conclusion: Less than significant impacts to geology and soils are anticipated with the proposed project with the implementation of the following mitigation measure. Mitit=_a don Measure: 11. Grading and construction must be designed and perforined in compliance with the soils enaineering.report.. Crry of SAN Luis Osspo 16 IN nat_STwY ENmoNmwAL CmcKusT 2005 q-5 AttaChmant Issues, Discussion and Supporting Inuorrriation Sources Sdnices Potesriany— Potondilly Less Tuan No Gearhart/McBride Annexation 1413 Calle Joaquin Significant sipifim& fid Impact ER#237-04 Issues Unless Mitigation Incorporated prepared by Buena Geotechnical Services,December 31,2004. & HAZARDS AND HAZARDOUS MATERIALS. Would the r('ect3 a) Create a significant hazard to the public or the environment —X— through the routine use;transport or disposal of hazardous materials? b) Create a significant hazard to the public or the environment -X— through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely —X— hazardous materials,substances,or waste within ono-quarter mile of an existing or proposed school? d) Expose people or structures to existing sources of hazardous —X— emissions or hazardous or acutely hazardous materials, substances,or waste? e) Be located on a site which is included on a list of hazardous —X— materials sites compiled pursuant to Government Code Section 65962.5 and,as a result,it would create a significant hazard to the public or the environment? f) For a project located within an airport land use plan,or within 20, —X— two miles of a public airport,would the project result in a safety 21 hazard for the people residing or worldng in the project area? g) Impair implementation of,or physically interfere with,the —X— adopted emergency response plan or emergency evacuation per? - h) Expose people or structures to a significant risk of lose,injury, —X— or death,involving wildland fires,including where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? Evaluation The project is located within the County Airport Land Use Plan Safety Area S-lb. This is described as an area within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above ground level. Essentially,the project site is within adjacent to an area that may be subject to low-flying aircraft. The Airport Land Use Plan (ALUP) provides for development standards for Aviation Safety Compatibility. If projects are consistent with the airport safety plan, than it can be assumed that potential impacts are reduced to a less than significant level.The airport plan provides for maximum site coverage,and maximum persons per acre. Since the proposed use is auto sales, typically having few employees and significant outdoor display areas with less than significant building coverage,it is anticipated that the project will not conflict with the goals of the ALUP. As proposed, the development plan and proposed occupancy is consistent with Airport Plan standards. The ALUP allows a maximum density of 75 persons per acre for this vicinity. Auto sales (outdoor retail uses) typically result in a density of 1 person per 1,000 square feet of outdoor sales area or an average of 45 persons per acre. Since the City has recently adopted an Airport Compatible Open Space Plan (ACOS) site coverage is no longer limited within Airport Safety Area S-1-b,however the proposed site coverage for the development area is less than 20%. 50% of the property will be within permanent open space, while greater than 75% of the properties to be developed will remain as open display and storage areas for vehicles. Condusion: On March 16,2005,the Airport Land Use Commission determined that the project is consistent with the ALUP. CITY OF SAN tans Oetspo 17 INITIAL STuoY ENVIRONMENTAL CHEcKusT 2005 Attachment E Issues, Discussion and Supporting e. ,..nation Sources sources Potmtmh,- Potentially Lmslbm No Gearhar tMcBride Annexation 1413 Calle Joaquin significant Siguficant significant Impact ER#237-04 Issues Unless Impact N ifigation In Therefore, less than significant impacts to potential airport hazards are anticipated with the proposed project with the implementation of the following mitigation measure. Mitigation Measure: 12. The project design shall comply with the Airport Land Use Plan Policies designed to protect airspace. The final project design shall be reviewed for consistency with ALUP Policies 4.5.3 (hazards to air navigation) and 4.6.2(avi ation and noise easements). 9. HYDROLOGY AND WATER QUALITY. Would the rolect: a) Violate any water quality standards or waste discharge —X— requirements? b) Substantially deplete groundwater supplies or interfere —X— substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e g.The production rate of pre-existing nearby wells would drop to a level which would not support existing land uses for which permits have been granted)? c) Create or contribute runoff water which would exceed the —X— capacity of existing or planned storm water drainage systems or 23 provide additional sources of runoff into surface waters (including,but not limited to,wetlands,riparian areas,ponds, springs,creeks,streams,rives,lakes,estuaries,tidal areas,bays, ocean,etc.)? d) Substantially alter the existing drainage pattern of the site or —X— area in a manner which would result in substantial erosion or siltation onsite or offsite? e) Substantially alter the existing drainage pattern of the site or —X— area in a manner which would result in substantial flooding onsite or offsite? f) Place housing within a 100-year flood hazard area as mapped on —X— a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which 22 —X— would impede or redirect flood flows? h) Will the project introduce typical storm water pollutants into —X— ground or surface water? i) Will the project alter ground water or surface water quality, temperatim dissolved oxygen,orturbidity? Evaluation The entire project site is within a 100-year flood zone as mapped as a part of the Waterways Management Plan prepared by Questa Engineering and adopted by the City Council in September 2003 and also identified on the FEMA FIRM Floodplain maps. The site is located within the lower Prefumo Creek basin,which is a sub-basin of the San Lois Obispo Creek Watershed. Prefumo Creek defines the western edge of the subject property, although the development plan provides for a buffer of greater than 200 feet from the creek channel. The project site is also located within a special floodplain management zone which has been determined to have a potentially significant effect on downstream flooding and bank stability. In this zone,in accordance with City Policy,the project must demonstrate that- 1. hat1.The project does not significantly increase the floodwater surface elevations for the 100 year storm 2.The project does not significantly decrease the floodplain storage volume onsite. KC Design Group Inc has prepared a comprehensive hydrologic and hydraulic analysis for the proposed project. Cmr of SAN Luis Oespo 18 hanAL Sruor EwRoNmEwAL CHEmisr 2005 q,5q Attachment Issues, Discussion and Supporting a.:.w..,iation Sources Swras PG=U ,r wteotially L=Tban xo GeaifiardMcBride Annexation 1413 Calle Joaquin Significant significant significant Impact ER#237-04 rssum Uniesc RMW Mitigation In ted According to the analysis, the project can be designed to comply with City Policy and therefore reduce potential drainage impacts to a less than significant level causing no adverse impacts. Since the site is located in Flood Zone "A" on the Flood Insurance Rate Map (FIRM) issued by the Federal Emergency Management Agency, finished floor elevations must be raised to one foot above the 100-year storm elevation. All facilities and utilities uses on this site must be protected from inundation from floodwater. During the construction period of the proposed project, runoff has the potential to transport sediment from the site and cause downstream water quality and potential flooding impacts associated with sediment deposition. Implementation of Best Management Practices (BMP) required for the project per the National Pollution Discharge Elimination System permit and the City's Waterways Management Plan Drainage Design Manual would minimize such effects. Additionally,the General Plan(Land Use Element Policy 6.4.7)encourages the use of porous paving, landscaping, or other design elements to reduce surface water runoff and aid in groundwater recharge. While the project will not significantly impact drainage, mitigation measures are recommended to implement this General Plan policy and to achieve the City's overall goals on groundwater recharge and drainage. In some respects,development of a portion of the site and implementation of BMPs will increase the quality of water leaving the site. Currently, the agricultural runoff from the property is untreated. The proposed development would implement a water quality system, which would treat the urban runoff, reducing the amount of agricultural pollution discharging into the groundwater table and the watershed. Conclusion In conclusion,the consultant agrees that the project will not result in impacts to the existing hydrology conditions at the property:. "Currently the Gearhart properly, the culvert crossing at Calle Joaquin, Highway 101 and the off ramp flood during large storms: Post development conditions will remain the same. The project meets current City policies for Managed Fill and No Adverse.Impact with negligible impact on the Highway 101 crossing. The commercial subdivision can be built as proposed on the preliminary grading and drainage plan and still meet implemented City and State regulations for this property." Miti ation Measures- 13.All site drainage shall be directed towards the public right-of-way unless other provisions-are approved by the City. In no cases shall site drainage from parking and auto storage areas be directed towards a storm drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil & water separator or other City approved method. 14. The project shall, where feasible, utilize porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas or vehicle display areas consistent with Land Use Element Policy 6.4.7. 15. The project shall comply with the City's Waterways Management Plan (2004 edition) and any additional recommendations prescribed by the Hydrologic and Hydraulic Report prepared by KC Design Group, May 18,2005. 10. LAND USE AND.PLANNING. Would the project., a) 1Coriflict with applicable.land use plan, policy, of regulation of 4, —X— an'agency with jurisdiction over theproject adopted far the' 20 '.purpose of avoiding or trritigad4 as environmental effect? b)-. ,Phydcallydivide.aneslablisbedcommtmity? _X_ e)_ Conflict with:any applicable habitat conservation plan or natural _X_ commurritY conservation. leas? Evaluation Cm of SAN Luis Oetsro 19 bOIAL Srttor ENVMO MErrrat.Crrixiatsr 2005 y _Lob Attachment Issues,Discussion and Supporting Information Sources sources -eoteawfly Mintiall4 L.esstbaa No GearhaNMcBride Annexation 1413 Calle Joaquin significant Sip ficam Significant hap= Issues unless Impact ER#237-04 Mitigation m General Plan Land Use Element(LUE) The site is designated for Services and Manufacturing and Open Space uses on the General Plan Land Use Element (LUE) map. According to the LUE Section 3.6, Services and Manufacturing, specifically LUE Policy 3.6.2, Appropriate Uses, "vehicle sales and rental" is an appropriate use within this land use category. LUE Policy 3.6.7 A. specifically calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. Auto Park Way has been established as the preferred location for the concentration of auto sales in the City. LUE Figure 3 specifically shows the project site as an intended receiver site for expanded auto sales uses. Annexation and development of a portion of this property is anticipated by the General-Plan LUE map and text. The site is part of Special Design Area 8, which.is shown in LUE Figure 10 LUE Policy 8.8 indicates that "the City intends to preserve significant parts of the signature working agricultural landscape at the southern gateway to San Luis Obispo." Policy 3.67 notes that "if a plan for vehicle sales expansion onto prince agricultural soils is approved, it shall provide for permanent preservation of prime soils, within the urban reserve or the greenbelt." The prescription for how this requirement forpreservation would occur is included in LUE Policy 1.135 E., which describes appropriate open space dedications with proposals for annexation. For the Gearhart/McBride property, the LUE says that approximately one-half of the sites should be preserved as open space either through dedication of land or easements. This requirement was a direct outcome of the 1994 update of the LUE which evaluated the conversion of the agricultural land to other uses. This was identified as a significant and unavoidable impact in the General Plan Land Use Element EIR, which the City Council adopted a Statement of Overriding Considerations for. This issue was previously discussed in detail in Section 2 of this initial study. The City's General Plan establishes a building intensity for tourist commercial developments within the City. According to the General Plan, the ratio of building floor area to site arra shall not exceed 1.5. The proposed project involves the construction of auto sales facilities on four separate parcels. Each parcel is proposed to have a very low floor area to site ratio since the proposed use is auto sales and the site is dominated by outdoor auto storage and display. Based on project proposal, the project does not exceed the floor area ratio and is consistent with this policy of the General Plan(LUE 3.6.8,Building intensity). Zoning Regulations The project site is proposed to be zoned C-S,which is appropriate for auto sales and repair uses. County Airport Master Plan and Land Use Plan(ALUP) The property is within the San Luis Obispo County Airport Land Use Plan's Area as discussed in the hazards section above. Conclusion: Less than significant impacts are anticipated when the project is developed consistent with the County Airport Land Use Plan. 11.NONE.. Would the Project result in: a) Exposure of people to or generation of"unacceptable"noise —X— levels as defined by the San Luis Obispo General Plan Noise 24 Element,or general noise levels in excess of standards established in the Noise Ordinance? Cmc of Saw l uls Oelsao 20 Ulrrini STuov ENvMONMEWAL CnEClalsr 2005 Attachment Issues, Discussion and Supporting Information Sources somees Potentially wally L=snan No Gearhart/McBride Annexation 1413 Calle Joaquin Significant Significant Significant impact ER#237-04 Issues Unless Impact Mitigation In ted b) A substantial temporary,periodic,or permanent increase in —X— ambient noise levels in the project vicinity above levels existing without the project? c) Exposure of persons to or generation of excessive groundborne —X— vibration or groundborne noise levels? d) For a project located within an airport land use plan,.or within 20, —X— two miles of a public airport or public use airport,would the 21 project expose people residing or working in the project area to excessive noise levels? Evaluation The project location is close to potential traffic noise sources from Highway 101,and is within an area that may be subject to aircraft noise. The use itself is not located adjacent to sensitive noise receptors such as residential dwelling units. Traffic Noise According to the Noise Contour Map in the Noise Element, the project site may be impacted by noise from automobiles on U.S.Highway 101. The noise contour map shows the 65 decibels(dB)Ldn noise contour at 457 feet from the center of the freeway. The map also shows the existing 60 dB Ldn noise contour at 986 feet and the future 60 dB contour at 1,391 feet. Retail uses such as auto sales are not noise sensitive uses as designated by the Noise Element. The Noise Element does not establishes a maximum noise exposure, due to transportation noise sources, for such commercial uses. Complying noise levels for interior spaces can be achieved through standard building techniques. The site is not designed to include any significant outdoor use areas adjacent to the Highway noise source. However, any outdoor spaces designed as break areas for employees should be designed to consider noise impacts. Potential noise impacts have been adequately addressed for the following reasons. Effective noise mitigation is incorporated into the project design to reduce noise exposure to the levels specified in the Noise Element. Specifically, the building is setback more than 300 feet from the primary noise source. Additionally, the proposed use is not a noise sensitive use. Based on these factors, the proposed project appears to meet the established General Plan Noise standards. Aircraft Noise According to the Noise Contour Map,the project site is located outside of the 60 dB noise contour from aircraft operations. With its review of the project on March 16,2005,the Airport Land Use Commission determined that. there were not applicable Airport Land Use Plan policies related to noise given the site's location and intended uses. Conclusion: Less than significant noise impacts are anticipated when the project is constructed consistent with current buildirm code standards. 12. POPULATION AND HOUSING. Would the ro ed: a) Induce substantial population growth in an area, either directly -X— (for example by proposing new homes or businesses) or indirectly (for example, through extension of roads or other Cn'T of SAN Luis O spo 21 hanAL STuDY ENVIRONMENTAL 04ci w 2005 n I �� O Attachment Issues, Discussion and Supporting Itwormatiion Sources sow Porep*Iy-" Potentially Lessnan No GearhardM&Bride Annexation 1413 Calle Joaquin significant significant significant impact ER#237-04 Issues Unless Impact Mitigation incorporated infrastructure)? - b) Displace substantial numbers of existing housing or people —X— necessitating the construction of replacement housing elsewhere? Evaluation While the new commercial uses would provide some jobs, it is not anticipated to be a large number of jobs or involve the relocation of people into the community. Therefore,no significant impacts to population and housing are expected to occur with implementation of the project. Conclusion: No impacts to population or housing are anticipated. The applicant will be responsible for paying applicable Inclusionary housing fees at the time that building permits are issued. 13.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision,or need,of new or physically altered government facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times,or other orznance objectives for any of the puW services: a) Fire protection? —X— b) Police protection? —X- c) Schools? —X— d) Parks? --X— e) Roads and other transportation infrastructure? —X— Other public facilities? —X— Evaluation According to the City's Fire Department, the public distribution mains are adequate to serve the proposed land use with the additional protection of automatic fire sprinklers which are required as part of the project Conclusion: Less than significant impacts to public services are anticipated with the proposed site develo mens. 14.RECREATION. Would the Project- a) ro ed:a) Increase the use of existing neighborhood or regional parks or —X— other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or.require the construction or —X— expansion of recreational facilities,which might have an adverse physical effect on the ? Evaluation The project does not involve the development of housing and the project location is not within or adjacent to an existing park,therefore no Impacts to Parks and Recreation are expected to occur. It should be noted that 50%of the property will be secured as open space,and a portion of this property will be designated for a pedestrian or bicycle trail in the future. 15. TRANSPORTATIONML4] IC. Would the project, a) Cause an increase in traffic which is substantial in relation to the 25 _,X_ existing traffic load and capacity of the street system? b) Exceed,either individually or cumulatively,a level of service 1. —X— standard established by the county congestion management 25 agency for designated roads and highways? c) Substantially increase bazards due to design features(e g.sharp mesas or dangerous imersections)or incompatible uses(e g. C rY of SAN Wls Qatspo 22 han LL S"uDY ENmomAENTAL CMECKLtsT2005 9,Lg rltra°;rIII Irdnt issues, Discussion and Supporting 11"nInatidn Sources sources Potentiahj- Potentially Less Than No Gearhart/McBride Annexation 1413_ Calle Joaquin siaificant significant sipificant Impact ER#237-04 Issues Unless hnpact N idption Incotponited farm equipment)? d) Result in madequate emergency access? —X— e) Result in inadequate parking capacity onsite or offsite? —X- f) Conflict with adopted policies supporting alternative —X— transportation(e.g.bus turnouts,bicycle Woks)? g) Conflict with the with San Luis Obispo County Airport Land 20, —X- Use Plan resulting in substantial.safety risks from hazards,noise, 21 or a change in air trafficpatterns? Evaluation Primary access to the site will be from Calle Joaquin via Los Osos Valley Road Los Osos Valley Road,between Highway 101 and Madonna Road, is identified in the Streets Classification Map, Figure 2 of the Circulation Element, as a Parkway Arterial. Desired Level Of Service (LOS) for City arterial streets outside of the downtown is LOS D or better. The current LOS at the intersection of Calle Joaquin and Los Osos Valley Road is LOS F, which is already below the General Plan's desired standard. Because of this circumstance, the intersection has been identified as a candidate for future signalization, which would be coordinated with planned improvements to the Highway 101 southbound ramp and Los Osos Valley Road intersection. Given known LOS issues within the vicinity of the project, the City directed the applicant to prepare a focused traffic analysis. Orosz Engineering Group,Inc.prepared the traffic analysis dated 5-18-05 and incorporated into this initial study as Appendix C.which looked at the following two key issues: • The project's impact on the intersection of Calle Joaquin and Los Osos Valley Road;and • The project's impact on the queuing capacity of the Highway 101 northbound off-ramp at Los Osos Valley Road during the p.m peak hour. Calle Joaquin and Los Osw Valley Road According to the latest Institute of Transportation Engineer's (ITE)Trip Generation Manual for Auto Sales (ITE Code 841), the proposed project would generate approximately 212 p.m peak hour trips. The traffic analysis concluded that further intersection delays created by the project would not lower its overall LOS. In addition to Transportation Impact Fees that apply to larger projects Citywide, the applicant would also be required to contribute to the Los Osos Valley Road interchange sub-area fees., This additional fee mechanism has been set up by the City to assess planned-area development to contribute its fair share to the cost of proposed interchange improvements. It has been determined that the payment of these fees will offset the traffic impacts of the project Conclusion: Potentially Significant Unless Mitigation Incorporated. While the traffic analysis concluded that the incremental impacts of the project to overall LOS were insignificant, current conditions are operating below acceptable levels of service. Therefore, the following mitigation measures are required Mitization.Measures• 16.The applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of.Public Works. 17.Until signal ization of the Calle Joaquin and Los Osos Valley Road intersection is completed,employee shifts shall be limited to the hours of before 4:00 p.m.and after 5:30 p.m to lessen impacts to the intersection. CnY of Sart Luis Oeispo 23 INmnL S7wr Eti moN uewru CnEcucuer 2005 Attachment Issues,Discussion and Supporting Irttutrnation Sources sowees Pownuany Powifiany Less Tuan No CiearhardMcBride Annexation 1413 Calle Joaquin significant Significant significant Lmpacc ER#237-04 Issues Untess Impact Mitigation Incorporated Highway 101 Northbound Off-ramp Queuing Capacity The traffic consultant analyzed the queuing capacity for the northbound off-ramp from Highway 101 to Los Osos Valley Road and the project's potential impact to that queue. Field observations of queuing were made during the peak p.m. hour and compared to estimates in the Highway Capacity Manual. Models were then nm with the projected added traffic attributable to the project_, The analysis concluded that the queue length currently experienced at the intersection would be increased by one vehicle, which was determined to be insignificant. Therefore,no further mitigation was recommended by the study. 16.UTEUM[ S AND SERVICE SYSTEMS Would the project- a). ro ect:a)_ Exceed wastewater treatment requirements of the applicable –X– Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water treatment,waste water Lreatmemt,water quality control,or storm –X– drainage facilities,the construction of which could cause significant environmental effects? c) Have sufficient water supplies available to serve the project 26, –X– from existing entitlements and resources,or are new and 28 expanded water resources needed? d) Result in a determination by the wastewater treatment provider –X– which saves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity to 27 –X– wcormhc a the project's solid waste disposal needs? f) Comply with federal,state,and local statutes and regulations --X– related to solid waste? Water Treatment&Distribution Facilities Utilities Department staff has reviewed this project. Comments note that the project is subject to water and wastewater impact fees,which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply,treatment,and distribution facilities that will be necessary to service it,as well as wastewater treatment facilities. They have also provided comments regarding:the need for backflow prevention on any connection to the City water system if the property includes a well;requirements to prevent petroleum products and other contaminants from site uses from entering the storm drain system as previously discussed in Section 4,Biological Resources and Section 9,Hydrology di:Water Quality;and the requirement that separate fire service laterals be provided for automatic sprinkler systems for each lot. Water Supplies According to the City's 2000 Water Resources Statues Report, the combined water storage available to meet city needs is 42,445 acre feet-21,163 acre fent from Salinas Reservoir and 21,282 acre feet from the Whale Rock storage. The City has adopted a figure of 145 gallons per capita per day (gpcd) as the planning figure for projecting future water supply needs and determining the availability of water for new development. According to the WRSR, there are 552 acre feet of water available for development in the city. Approximately, one-baif (276 acre feet) of the water available is reserved to serve intensification and infill development within existing city limits as of July 1994 and other half for new annexation areas outside of the July 1994 city limits. Future water demand projections are based on a 1% population growth rate and the 145 gpcd planting figure. The CRY of SAN Luis OacsPo 24 baimi.S7uvy EwRONmEwAL CNEcKLw 2005 1 o Attachment Issues, Discussion and Supporting h",.,irrnation Sources sou= Poreatially potenuauy Lm lbw No Gearhart/McBride Annexation 1413 Calle Joaquin significant significant Significant Impact ER#237-04 hSIT ung hwwt Mitigation projected total amount of water to serve General Plan build-out, un-der-the revised plans and policies,is 11,346 acre-feet. The City has adopted Water Allocation Regulations to insure that increased water use by new development and land use changes do not jeopardize adequate water service to current and new customers. Section 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the city water system for a structure or facility not previously connected;change the use of land or buildings, whether or not a construction permit is also required;and obtain a construction permit." The project will increase future water demand.. The City currently has water to allocate,and does so on a"first- come,first-served"basis. Water is allocated at the time building permits are issued and the Water Impact Fee is paid. Compliance with the provisions of the Water Allocation Regulations and the water impact fee program is adequate to mitigate the effects of increased water demand. Conclusion: Less than significant impact. The project is anticipated to create less than significant impacts to City water treatment,distribution and supply facilities with incorporation of the mitigation measures included in Section 4,Biological Resources and Section 9,Hydrology 8t Water Quality regarding stormwater pollution controls. Solid Waste Reducing the amount of waste generated and disposed of,and increasing the amount of waste that is recycled, can extend the life of existing landfills,and reduce the need for expensive new sites or expansions of existing sites. The San Luis Obispo County Integrated Waste Management Authority reports that per capita disposal, from all sources,in the State of California is approximately 4-5 pounds of waste per day.Cold Canyon landfill, the primary disposal facility for the City of San Luis Obispo,is projected to reach its capacity around 2018. Policy: Consistent with requirements specified in AB939,the City's Source Reduction and Recycling Element calls for the diversion of 50%of all solid waste from landfills by January 1,2000 through source reduction,recycling,and composting activities. Conclusion: Potentially significant unless mitigated. Cumulatively,projects that do not provide for recycling in all phases of their construction and operation prematurely deduce the capacity of landfills and result in the consumption of raw materials and resources rather than reuse of recycled materials in the manufacture of new products. 1VCtiQation Measure: To help reduce the waste stream generated: a. The project shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials,such as concrete, sheetrock,wood,and metals,from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. CITY OF SAN LUIS OWSPO 25 hanAL STUDY ENVMOMUMAL CNECM w 2005 L4 -L Attachment Issues, Disoussion and Supporting Ir iorm.don Sources- - Sources �tiaily.- Potentially Less•ntan No GearhardMcBride Annexation 1413 Calle Joaquin Significant Significant Significant Impact ER#237-04 Issues Unless Mitigation Incamorated C. Recycled�ontent materials shall be used in structural and decorative building components of f the project and in surfacing wherever feasible. 17.MANDATORY_FINDINGS OF SIGNIFICANCE — a) Does the ect have the to d - pmj potential degrade.the quality of the environment.substantially reduce the habitat of a fish or wildlife species;.can se a fish or wildlife population m drop below self- sustaining elfsustaining levels,threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate importam exam-les of the mia•or. of California history or to N/A b) Does the:project have impacts that are individually limited,but —X— cumulatively considerable?. ("CumuLutvely considerable" means that the incremental effects of a project are considerable when viewed in mon with the effects of the past projects. the effects of other current projects,and the effects of probable future _projects) - N/A c) Does the project have environmental effects which will cause substantial adverse effects on human beings,either directly or i�irectl . .N/A Crnr of SAN L.tns Oeisvo 26 INITIAL Snmr ENVIRONMENTAL CNEt1a.isr 2005 u -(�� Atta.hment I&EARLMR ANALYSES. Earlier analysis may be-used where,Pursuant to the timing,program FIR,or other CEQA process,one or more:effects have brm:a11e4,12,Wy analyze in an earlier EM or Negative Declaration. Section 15063 (c) (3) (D). In ibis case a discussion sh$uld'' the following its a Earner ausbdsused. Identify earlier andyses and state where they are available for review. . NIA h) Impacts adequately addressed.-Identify which effects from the above checklist were within the scope of and adequately ..analyzed m an earlier document Pursuant to applicable legal standards,and state whether such.effects were addressed by measures based on the earlier analysis, N/A c)'.:MWga>ioa measures. For effects that are"Less than Significant with Mitigation Incorporated," describe the.mitigation measures which were incorporated or refined from the earlier document and the extent to which they address sh specific :conffifibtis,oftheproject. N/A 19. SOURCE REFERENCES. 1. City of SLO General Plan Circulation Element,November,199.4. 2. Community Design Guidelines dated May 2003. 3. City of SLO General Plan EER for the 1994 Update,to the Land Use and Circulation Elements. 4. City of SLO General Pian land Use Element,September 2004. 5. Soil Survey of San Luis Obispo County,US Soil Conservation Service, 1984. 6. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: http://Www.consrv.ca.gov/ / 7. CEQA AirQuality Handbook,Air Pollution Control District,April 2003 8. Letter from Air Pollution Control District dated 6-20-05. 9. Biological Assessment by Althonse&Meade dated May 2005. 10. Wetland Delineation Study by Althouse&Meade dated 5-18-05. 11. City of SLO General.Plan Open Space Element.January 1994. 12 's Informational Atlas. 13. City of SLO Zaning Regulations dated 6-24-04. 14. City of San Luis Obispo,Archaeological Resource Preservation Guidelines,October 1995. 15. Phase one archaeological surface survey performed by C.A.Singer dated 12-7-04. 16. City of SLO General Plan Emm.Conservadon Element,April 1981. 17. San Luis Obispo Quadrangle Map,prepared by the State Geologist in compliance with the Alquist-Paolo Eardigmake Fault Zoning Act,effective January 1, 1990. 18. Geotechnical Engineering Report_by Buena Gootechnical Services dated 12-31-04. 19. City of SLD General Plan Safety Element,July 2000. 20. SLO County Airport Land Use Plan. 21. Amport Land Use Commission letter.reits 3-16-05 recommendations on the project 22. Flood Iasuran=Rate Panel 0603100005 C dated JWy 7, 1981. 23. H 1 'c 4Wlydraulic Report by KC Design Group.Inc.dated 5-18.05. 24. City of SLO General Plan Noise Element&Guidebook.May 1996. 25. Traffic impact study prepared by Orosz Engineering Group,Inc.dated 5-18-05. 26. City of SLO Water and Wastewater Element,July 1996. 27. City of San Luis Obispo Source Reduction and Recycling Element,Brown,Vence&Associates,Jul 1994.. 28. City of San I=Obispo 2000 Warm Resources Status Report NOTE: All of the above son=refmmxxs that are not attached as appendices are available upon request in the Community Development HlictC:fl(Gl�ilt As l6v"G , DWui§S_idri and sutiooitiRg�lriavirn#tion Sourt-es Sodiiinceim—S Paten y- PotiEntitifly 1.4si Ttiii No Significant Significant Significant Impact Usues Unless Invact ARC/ER 120-00 Mitigation 1605 Calle Joaquin Incorporated REQUIRED MITIGATION AND MONITORING PROGRAMS Aesthetics 1. Final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission ssion (ARC) will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan policies for viewshed protection and the City's Community Design Guidelines. The following standards shall supplement established City policy that may apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candies when measured below the light source at finished grade.Light levels at and beyond the property lines shall not exceed I foot-candle. The City shall review a complete fighting plan and photometrics plan as part of the construction plans to ensure lighting compliance. b The site plan shall respect the edge of the City's Urban Reserve Line and design the landscape plan and site improvements in order to create a "soft edge" and aesthetically pleasing transition to adjacent agricultural land outside of the City limits. Native tree and shrub plantings, and adequate landscaped setbacks shall be utilized to achieve this. c. Building height and placement shall be designed to retain views from Highway 101 through the site. As viewed from southbound traffic lanes,views of the Irish.Hills shall be retained. As viewed from the northbound lanes, views of Cerro San Luis and surrounding vistas shall be retained. A combination of increased building setbacks,reduced building height,and significant corridors between buildings shall be utilized to achieve this.Photo simulations may be requested with development packages submitted for architectural review to evaluate compliance with this requirement. 9 Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to aesthetics, landscaping and lighting have been incorporated.into working drawings. Agricultural Resources 2. The existing structure and all associate infrastructure within the proposed open spare area (former border patrol office and carport and associated utilities)shall be removed from the site. 0 Monitoring Program: The City's Natural Resources Manager will oversee the developer's donation of the open space property to the City. Necessary agreements to assure the removal of the existing buildings would be a condition of the property transfer. Crry of Sart lies Owwo 28 hanAL Strum EwmomuxTAL Cw:cmw 2005 Ll Attachment Issues, Discussion and Supporting Information Sources sow Pmrxitiar pmoltiany Less 71,2n No Significant Significant Sig iificant Impact ARC/ER 120-00 Issues Unless impact hfi 1605 Calle Joaquin tigatim Air Quality 3. The following mitigation treasures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the proposed project. The following dust mitigation measures are required at the start and maintained throughout the duration of the construction or grading activity: a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph Reclaimed (nonpotable)water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD; g. All roadways,driveways,sidewalks,etc.to be paved should be completed as soon as possible.In addition,building pads should be laid as soon as possible after grading unless seeding or soil binders are used; It. Vehicle speed for all construction vehicles shall not exceed 15.mph on any unpaved.surface at the construction site; i. All trucks hauling dirt,sand,soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets,or wash off trucks and equipment leaving the site,and L 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. 1. Maintain all construction equipment in proper tune according to manufacturer's specifications. m. Fuel all off-road and portable diesel powered equipment,including but not limited to bulldozers, graders,cranes,loaders,scrapers,backhoes,generator sets,compressors,auxiliary power units,with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road). n. Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. o. No person shall engage in any construction or grading operation on property where the area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust Mitigation Plan for the operation has been: i. Submitted to and approved by the Air Pollution Control District before the start of any construction or grading activity;and ii. The provisions of that dust mitigation plan are implemented at the beginning and maintained throughout the duration of the construction or grading activity. 4. The following mitigation measures are designed to eliminate project operational phase emissions. The APCD indicates that measures ad are required standard mitigation and that at least 6 of the measures included in e-u are also required: cnY of SAN Luis Om spo 29 INITIAL STUDY ENmoNMENTAL CNEDKLw 2005 Attachment Issues, Discussion and Supporting In4fthation Sources sow Potmaay- Potenually Lew-Thin No significant significant Significant Impact ARC/ER 120-00 Issues unless Impact Mitigation 1605 Calle Joaquin Ineotpomted a. Provide on-site bicycle parking. b. Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips; c. Provide shower and locker facilities to encourage employees to bike andlor walk to work, typically one shower and three lockers for every 25 employees;and d. Increase building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways(increasing attic,wall or floor insulation,etc.). e. Increased street tree planting. f. Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. g. If the project is located on an established transit route, improve public transit accessibility by providing transit turnouts with direct pedestrian access to project or improve transit stop amenities. h. Improve the pedestrian environment. i. Implement a Transportation Choices Program. The applicant should work with the Transportation Choices Coalition partners for free consulting services on how to start and maintain a program. Contact SLO Regional Rideshare at 541-2277. j. Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk, bike,etc. k. Implement compressed work schedules. 1. Participate in an employee "flash=pass"program, which provides free travel on transit buses. in. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. n. Use roof material with a solar reflectance value meeting the EPAIDOE Energy Stam rating to reduce summer cooling needs. o. Use built-in energy'efficient appliances, where applicable. p. Use double-paned windows. q: Use low energy parking lot and street lights(i.e. sodium). r. Use energy efficient interior lighting. s. Use low energy traffic signals(i.e. light emitting diode). L Install door sweeps and weather stripping if more efficient doors and windows are not available. u. Install high efficiency or gas space heating. e Monitoring Program: Community Development staff will review building permit plans to assure that air quality mitigations are noted on plans and that other needed information is specifically shown. The applicant will need to demonstrate that he has contacted and worked with APCD staff on some of the requirements. Biological Resources 5. Final construction and site development plans shall include a detailed landscaping plan that addresses the creek setback area and 200 foot buffer area that is to be preserved as open space. The landscape plan shall provide for native plant and tree species adjacent to the creek bank. The plan shall note the removal of any invasive or non-native species (i.e. castor beans, vinca etc.) of trees or plants within the creek and setback area A qualified landscape architect shall prepare the plan. a The landscape plan shall provide a demarcation (in the form of a wood-rail fence) of the habitat areas along the creek area to the west of the site from the use areas (Le, parking lot and building). The plan shall incorporate the recommendations of the City's Natural Resources Manager. CRY of SAN Uns Oswo 30 1MmAL STUDY ENmoNEAEmAL CNEcKusT 2005 / Alta-hment Issues, Discussion and Supporting Iriltirmation Sources sources Potentiany Poteatiany LMS nan No significant significant Significant Impact ARC/ER 120-00 Issues Uniess Impact au 1605 Calle Joaquin meua b. The landscape plan shall specify protection for creek vegetation during construction which shall include temporary fencing that clearly demarcates the extent.of sensitive habitat not to be disturbed. The City's Natural Resources Manager shall be called to do an inspection prior to any vegetation removal and to review installed protection devices in the field prior to the commencement of grading activities and/or construction. The plan shall also contain a specific schedule for the long-tern monitoring of plantings. c. No parking lot or roadway drainage shall be directly routed to the Prefamo Creek area without adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration prior to entering the creek.. If feasible, bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. To accomplish this, a portion of the drainage ditch along the southwestern property boundary may be utilized as a bioswale. d. Light levels in the vicinity of Prefumo Creek shall be less than .5 foot candle and extensive screening landscape(native trees and shrubs) shall be planted between the project site and the creek area to reduce potential light intrusion.into the riparian habitat. 6. The existing low-water crossing in Prefumo Creek shall be abandoned, the eroding roadbed stabilized, and willows and cottonwoods replanted in the abandoned roadway. 7. As shown on the proposed land use plan for the site and the Tentative Parcel Map,a construction setback of at least 100.feerfrom the top of the Prefumo Creek channel shall be maintained to reduce impacts to riparian trees and allow open ground beyond the top of bank for bio-filtration of storm water. o Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to the buffer treatment, riparian landscaping and lighting have been incorporated into working drawings. Community Development staff will coordinate with the City's Natural Resources Manager throughout the process to assure that appropriate plant materials are selected for any riparian area re-vegetation and other requirements of the biological assessment are followed. Cultural Resources 8. If excavations encounter significant paleontological resources,archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and determine appropriate action (remove or preserve on site) the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project: CnY of SAN LUIS Oompo Si h n1AL STUDY ENMONME UAL CHECKusT 2005 0 1 iI Attachment ISSU@s, Discussion and Supporting Intormation Sources sources -Po=tiau Potentially toss Than No significant significant Significant. Impact ARVER 120-00 Issues unless znpact Mitigation 1605 Calle Joaquin Incorporated • Monitoring Program: Community Development Department staff will review working drawings to assure that these mitigation measures become a part of plans. Energy and Mineral Resources 10. The project development shall incorporate the following features where feasible: a. Skylights to maximize natural day lighting. b. Operable windows to maximize natural ventilation. c. Energy-efficient lighting systems for both interior and exterior use.. d. Substitute solid sawn lumber with engineered lumber. e. Install compact fluorescent bulbs. f. Install energy star rated appliances • Monitoring Program: Community Development.staff, including both Building and Planning, will review working drawings to assure compliance. Geology and Soils 11. Grading and construction must be designed and performed in compliance with the soils engineering report prepared by Buena Geotechnical Services,December 31,.2004. • Monitoring Program: The Community Development Department staff will review the recommendations included in the soils engineering report along with working drawings submitted for a building permit. Hazard and Hazardous Materials 12. The project design shall comply with the Airport Land Use Plan Policies designed to protect airspace. The final project design shall be reviewed for consistency with ALUP Policies 4.53(hazards to air navigation)and 4.6.2(avigation and noise easements). • Monitoring Program: The Community Development Department staff will coordinate with the County of San Luis Obispo staff that regularly works with the Airport Land Use Commission regarding the recordation of avigation and noise easements. Hydrology and Water Quality 13. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. In no cases shall site drainage from parking and auto storage areas be directed towards a storm Clrr of SAN Luis Owspo 32 Inanal.Snmv EwRoNmEwAL CHEcttusr 21105 - Attachment Issues, Discussion and Supporting Iniorrrlation Souroes somm potent"y Pommy LissThari No Significant significant Significant impaa Issues Unless Impact ARC/ER 120-00 Mitigation 1605 Calle Joaquin Inaapotatad drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil & water separator or other City approved method. 14. The project shall, where feasible, utilize porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas or vehicle display areas consistent with Land Use Element Policy 6.4.7. 15. The.project shall comply with the City's Wa_.terways Management Plan (2004 edition) and any additional recommendations prescribed by the Hydrologic and Hydraulic Report prepared by KC Design Group,May 18,2005. • Monitoring Program: The City's Public Works Department as reviewed the hydrologic and hydraulic report submitted by the applicant and determined that it is in compliance with the City's Waterways Management Plan. The Community Development Department & Public Works Department staffs will review plans to assure that drainage facilities are consistent with this study and any special requirements imposed by ARC review. Trafie 16. The applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of Public Works. 17. Until signalization of the Calle Joaquin and Los Osos Valley Road intersection is completed,employee shifts shall be limited to the hours of before 4:00 p.m.and after 5:30 p.m.to lessen impacts to the intersection. • Monitoring Program: The Public Works Department will determine the amount of applicable fees. The Community Development will oversee the staggered work schedule requirement. i'Jt dyes and Service Systems 18. To help reduce the waste stream generated: a. The project shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials,such as concrete, sheetrock,wood,and metals,from the constriction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components of the project and.in surfacing wherever feasible. • Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff with consultation with the Utilities Department. Cmr of Snrt Luts Otago 93 IwMAL Stuar Ewvtnon MEWAL Cmot m 2005 y-Iq Atta!-hrnant Issues,-Discussion and Supporting ImUrmBtioil Sources sources r«eivavy_ pcitiEfiiffy- ILai h"- No--- significant Significant signifieamt Impact ARC/ER 120-00 Issues Unless impact 1605 Calle Joa uin Mitigation ion.. Incoiporaced The above mitigation measures are included in the project to mitigate potential adverse environmental impacts. Section 15070(b)(1)of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review.. The Architectural Review Commission through final review of project plans, and,City staff,and in some cases, other agencies, will review detailed project plans through building and grading plan checks, and occupancy release inspections, to accomplish compliance with these mitigation measures as discussed in detail in the monitoring programs above. Attachments: Vicinity Map Tentative Parcel Map Appendix A: Biological Assessment by Althouse&.Meade dated May 2005. Appendix B: Wetland Delineation Study by Althouse&Meade dated 5-18-05. Appendix C: Traffic impact study prepared by Orosz Engineering Group,Inc.dated 5-18-05. CrrY OF SAN LUIS Osteo 34 bonAL STwY EwvmoNmE►rraL C►Eawsr 2005 ► '� ♦� `�?�A X1'1 '��1 �f �/ �.� 1f� ♦♦ �'rj .'J11 111 111 � .� � ® � 1 1111 ���������•'���♦�, ��� Ism 1i1i 1a1i ���i 1il�, �w . .', ,�1 .ra► 111 11�I � oil Ic .��d,11 ^A•11.111•�•1� , � _ � s ♦ 11111 i w Mimi File No. 2374AJ.1 ALLL-I'llHUM •s IL 7f 77777 f s-° y n III sa aaasl a s� i� Z , alla t I a 55 t7 Z a 7 us Ll 7» e I I OI i I 1 I� 1 ea 7 • \ I\ Ir � � ssss stta NRee�fYo eeeoo®��eey•HBe I I I ! �I • it I 1 iht q-7? Attachment Appendix A. Biological Assessment for a 25.64-acre property APN 067-242-0129 013 Calle Joaquin San Luis Obispo,California :r y I j4 f I1Yuf . Prepared for. Kelly V.Gearhart 6205 Alcantara Avenue Atascadero,CA 93422 by AlrMOUSE AND MEADE.)ING BIOLOGICAL AND ENVIRONMENTAL SERVICES 1875 Wellsona Road Paso Robles, CA 93446 (805)467-1041 May 2005 415.01 Attachment Althouse and Meade.Inc.-415.01 Table of Contents ExecutiveSummary............................................................................................................ 1 1.0 Introduction...............................................................................................................2 1.1 Project location and description............................................................................2 1.2 Responsible parties................................................................................................2 2.0 Methods.....................................................................................................................5 3.0 Results.......................................................................................................................5 3.1 Existing conditions................................................................................................5 3.2 Soils and farmland................................................................................................. 8 3.3 Habitat types..........................................................................................................9 3.4 Plant list............................................................................................................... 10 3.5 Wildlife list.......................................................................................................... 12 3.6 Rare species list................................................................................................... 16 4.0 Discussion............................................................................................................... 30 5.0 Potential Impacts and Mitigation Recommendations.............................................30 5.1 Rare species.........................................................................................................30 5.2 Riparian Habitat and Prefumo Creek ..................................................................31 5.3 Prime farmland....................................................................................................32 5.4 Farmed wetland...................................................................................................32 6.0 References...............................................................................................................33 APPENDIX A—Status Codes......................................................................................A- 1 APPENDIX B—Tentative Parcel Map SLO 04-0615..................................................B - 1 APPENDIX C—Aerial Photograph..............................................................................C- 1 Gemhan-Biological A==M AAVs 067 241-0IZ 013 11 Attachment Althouse and Meade,Inc.-415.01 — Executive Summary • Surveys for biological resources were conducted on a 25.64-acre property at Calle Joaquin during January, February,April and May 2005. • The property is farmed for row crops. The farmed area and the ruderal areas along the margins are described as anthropogenic habitat. Riparian habitat occurs in the northwest comer of the flag lot in Prefumo Creek. Fifty-one species of plants were identified on the property. • One rare plant has the potential to occur on the property. Five rare animals have the potential to occur adjacent to the property in Prefumo Creek No rare species were documented on the property during our site surveys in January, February, April, and May 2005. • The riparian corridor of Prefimmo Creek borders the properly on the west side. A small portion of the creek is included in the northwestern comer of the property. An open space area is proposed (Lot 5) that provides approximately 200 feet of buffer between the riparian habitat and the development area. • Farmed wetland areas may occur in the southwestern corner of the property. A soil investigation is necessary to determine if a wetland delineation will be required to define the boundaries of jurisdictional wetlands beyond the Prefimmo Canyon riparian zone. • Development of the property as proposed will convert approximately 1132 acres of farmland to non-agricultural use. • Potential impacts and mitigation recommendations described in this report include: ➢ Rare species ➢ Riparian habitat and Prefumo Creek corridor ➢ Conversion of Prime Farmland ➢ Farmed wetland • Best management practices shall be employed during all construction phases to reduce soil movement, including temporary and permanent erosion control techniques. Gem*an-Biokecvl Assenmm APMs 067-142-011,013 1 Attachment :E- Alehouse and Meade,Inc.-415.01 1.0 Introduction This Biological Assessment provides information regarding biological resources that could be affected by development of a 25.64-acre property in San Luis Obispo County, California. We report results of a botanical survey conducted from January through April 2005, a wildlife survey of the property, a habitat inventory, and database and literature searches of rare species reports within five miles of the property._ The goal of this assessment is to provide agencies and decision makers with constraints information regarding the potential impacts to biological resources from development of the property. We identify natural communities on the site, discuss rare and special status species that may occur on the property or be affected by the proposed development, and provide lists of species that were found or are expected on the property. An evaluation of the effect of development.on biological resources is included, and mitigation recommendations are provided. 1.1 Project location and description The subject property is located between Prefiuno Creek (two-thirds of a mile south of Laguna Lake) and U.S. Highway 101 (Figure 1). The property lies within both the San Luis Obispo and Pismo Beach USGS 7.5 minute quadrangles. It is outside of the City limits, yet the property is surrounded by the City of San Luis Obispo. Access is from Calle Joaquin, a dead-end street off Los Osos Valley Road. Highway 101 borders the property on the east side and Prefirmo Creek drains south along the west side. Kimball Motors is to the south and agricultural fields are to the north (Figure 2). The APNs for the property are 067-242-012 and 067-242-013. The property is 25.64 acres in size. The property owners are proposing annexation of the 25.64-acre property into the City of San Luis Obispo to facilitate development. The parcel is currently composed of two lots. Lot EE is 3:57 acres and Lot 66 is 22.07 acres. The proposed subdivision would create five lots and offer a dedication for roadways. Lots 1 through 4 are proposed for development,and vary in size from 2.19 to 2.85 acres_. Lot.5 is proposed as 12.9 acres of open space. L2 Responsible parties The property is ownedby Kelly Gearhart. The project applicant will be Vine Street Homes, LLC, c%Kelly V. Gearhart: Jamie Kirk is the project planner and furnished the Tentative Parcel Map SLO 04-0615 for use in our biological surveys of the property (Appendix B). While the property is outside of the San.Luis Obispo city limits, the City is likely to be the lead agency for development on the parcel in conjunction with annexation of the property. Gearhart-Biokraol Assessment,APAT's 067-242-012,013 2 l I �� / t - ,M—A . �r rnn. .es,J��gec -mXr4 wcnz xm c�cstt Q rah C , 1♦���` ��1`-, ♦ IJ .lei. � � f,- v s, a. _ J 4Oni. �!!� Rr,''!� r , � .� ��i � vin ♦ r a\V{ x i A�♦ .d •a. U 4. *ti♦+♦`t1•-w1i yns1�7 ♦ �� j .? +In w •- �., Gearbaft prop 13 1 e E ar ZS ez ` � `CYrj`L -ra' � '�lLe - �s�iy+�����.'1�51.�!���'`,y • +' .R lJJd ... � t /I)} +.�!x�1. frt, /r; •e� -7,�E��>�a ir..- "'>•-may; �r: , a ,• `_„ qty e r�"^xf�.iT�-1'7rv'' -C�^A.•��sw� �♦�r. C �. � •� ' � 1Y:1� }-: ♦�Yr Arrj+� ^;�C`�l.Iii s��♦. �`yT, i'�♦ 7\t\� ..1 < #�?w�ar,ire'!-• D,I�y t.-: 1 4 .�i�J 1 �` �. tip. f�,l{���,.yam" .°'' ' a 'd� *5 :fAr♦ i n,i.. .� �,w„•�'��t M_' � � �. .�'J d R � ' c r nv. { , ,• • 1 I r• a I 1. / I Attafhmant A/thouse and tileade,lirc.-415.01 - •1 �, Gearhart property: APN's 067-242-012.,013,. �t • C Ya�i1 '''()�SjF❑ • JIMe � __ iMeJoaquin I oft •Ky�G�i"B� ,,.3'.f � '�1 ^.r.1 10 :f 'ate.'l t W'•`aJ '� EtGuxE 2. The subject property is located on Calle Joaquin, between Highway 101 and Prefumo Creek. The property is within both the San Luis Obispo and Pismo Beach USGS 7.5 minute quadrangles. The approximate property boundaries are shown in black. Gearhart BtahWed Am=mw,APA-s 067-141-011.013 4 Attachment Adhouse mid Meade,Inc.-415.01 2.0 Methods The 2.5.64-acre property was surveyed for biological resources on January 12, February 10, April 22, and May 4, 2005. LynneDee Althouse, Dan Meade, and Jason Dart were the biologists conducting the surveys. The entire property, as shown on the Tentative Parcel Map SLO 04-0615 provided by Jamie Kirk (Appendix B), was investigated. The site was inspected on foot and photographed. Habitat types on the property were surveyed, described, and mapped. Surveys for plant and animal species were conducted in all areas of the property. Wildlife observations included animal presence, nests, dens, tracks, and sign. Identification of botanical resources included field observations and laboratory analysis of collected material. All plant and animal species observed on the site were recorded. We conducted a search of the California Natural Diversity Database (CNDDB February 25, 2005 data.)and the California Native Plant Society(CNPS) On-line Inventory of Rare and Endangered Vascular Plants of California for rare species that could occur on or near the project site (Table 4). The search area included the San Luis Obispo, Pismo Beach, Arroyo Grande NE, Lopez Mountain, Port San Luis, and Morro Bay South quadrangles (7.5 minute USGS). These databases generated lists of rare species known to be present within the designated search area (section 3.6.2). The lists were then cross-referenced with the known habitat types on the property to identify all potential rare species that could occur on or near the project site. Each rare species with a potential for occurrence on or near the project site is then individually addressed in regards to the specific habitats on the property(sections 3.6.3 &3.6.4). Additional rare species research reviewed previous biological reports in the area, and searched on-line museum and herbarium specimen records for locality data within San Luis Obispo County. The Museum of Vertebrate Zoology (MVZ), the University Herbarium, and the Jepson Herbaria, all at the University of California, Berkeley maintain on-line databases of specimen records that were reviewed. 3.0 Results 3.1 Existing conditions The property is primarily a row crop fanning operation (Photo 1). Fanning occupies all of the land except for a narrow band of riparian vegetation at the southwest corner of the parcel and the old Border Patrol office buildings at the far northeast property comer. The topography is relatively flat with a slope of less than one percent (-0.69/6) from north to south. A ditch carries storm water(and perhaps occasional excess irrigation water)along the south boundary of the property and into Prefiimo Creek (Photo 2). Despite heavy rains two days prior to our visit on January 12th, this ditch had very little standing water and no evidence of use by aquatic organisms. Prefiuno Creek is outside the property (Photo 3), except for a crossing at the far northwest end of the flag lot (Photos 4, 5, and Figure 2). The creek is lined with a dense canopy of arroyo willows and shrubby vegetation. A few willows occur inside the property lines at the southern end of the property. Weedy vegetation occurs in ruderal areas along the margins of the farm field (Photo 6).. The ruderal habitat at the southern end of the property is composed of numerous plant species that indicate vernally wet soils. At the north end ofthe parcel, a dirt access road crosses the farm field in an east-west orientation. Gemhmt-Biological Asw=wm APA"s 067-242-012,013 5 Attar.%hmant Althouse and Aleade,Inc.-415.01 Photo 1. View north of the subject property. Remnants r — from a lettuce crop and other - . -; weedy species are growing in the field. rte._ ..: '" •�, .Q,w.-. Photo 2. View west of the irrigation drainage ditch at the southern end of the property. An arrow indicates the direction of 144 flow toward Prefiimo Creek (background). The dotted line shows the topographic relief of y� the ground beneath the weedy •7"�yr�� _ t.,;j� Vegetation. Photo 3. View north of the western property boundary along Prefumo Creek (dashed line is the appro dmatee location). The property does o >. not include the creek or its - riparian habitat shown in this photo- Gearhart hoto-Gea hat-Biological Assess"M APMs 067-242-OIZ 013 6 y -� =to ♦+c :... a z��'7:v'a t�4 �S f �•Ai.,�t~ 'ili S _ r' w x �. JIf Ii L r t a y t w "UiF1 S • \ I 1 1 " :.C•r-+.r.. 1 I 1 I - F r d: ♦ �.s`� q� "CY+• ""+''�+y1�,,r�� .yt+l��.� `Iw'"�L. �� Jay, {!."'i• �.1-+,�•L' �`��2'�.Ya^ c.fid" v♦5'#r ` �',�i..�a. ZS�'7 L 3� t, 'a �'♦`}"• RY r+"P 7r 52c�' �"'rd's�,'r,..y^�`�a r. ¢•'`I'''t .:SSh „ 4 �:ar�y��,'�` ,r `♦r 'y +!s�w,�r.a' ' Attachment Althouse and Meade,Inc.-415.01 — 31 Soils and farmland The U.S. Department of Agriculture map in the Soil Survey of San Luis Obispo County, California, Coastal Part (1984) maps two soil types on the property: Cropley clay, zero to two percent slopes(127), and Salinas silty clay loam, zero to two percent slopes (197). These soils are on the prime farmland list for San Luis Obispo County (California Department of Conservation 2004). The general soil type on the property is Cropley-Salinas, with very deep, nearly level to moderately sloping, moderately well drained and well drained clay and silty clay loam soils on alluvial plains. The dominant detailed soil type on the property is Cropley clay (127). It formed in sedimentary rock alluvium on alluvial fans and plains. Included in this map unit are small areas of Concepcion loam,Diablo clay, and Salinas silty clay loam. Cropley clay is very deep and moderately well drained, with a slow permeability and a high available water capacity. This soil is typically used for dry farming operations and pasture. This soil is in capability units IIs-5(14), irrigated and IIIc-5(14), non-irrigated. This rating shows that this soil type has moderate to severe limitations for field crops (II, III). These limitations occur due to the shallow,droughty, or stony soils(s)and by a fine textured or very fine textured surface layer (5). This soil complex is located within the Central California Coastal Valley (14) geographic area- Cropley clay encompasses the entire farmed area of the property, with the exception of a narrow strip of land on the east side. This soil type (127) meets the criteria for Prime Farmland as outlined in the U.S. Department of agriculture's land inventory and monitoring (LDA) project of the San Luis Obispo County, Carrizo plain area; San Luis Obispo County, coastal part; San Luis Obispo County,Paso Robles area;and northern Santa Barbara area soil surveys. Salinas silty clay loam (197) is very deep and well drained, with a moderately slow permeability and a high or very high available water capacity. It formed in sedimentary rock alluvium on alluvial fans and plains. Also included in this map unit are small areas of Camarillo loam, Cropley clay, Marimel silty clay loam, Mocho loam, and Mocho Variant fine sand loam. The Salinas soil is in capability class 1(14), irrigated and HIC(14), non-irrigated. This rating shows that this soil type has only slight limitations restricting their use (1) when irrigated, but may have severe limitations regarding their choice of crops (III) due to cold or dry climate (c). This soil complex is located within the Central Califomia Coastal Valley (14) geographic area. Salinas silty clay loam encompasses a narrow strip of land on the eastem side of the property. This soil type (197) meets the criteria for Prime Farmland as outlined in the U.S. Department of agriculture's land inventory and monitoring (LM project for the San Luis Obispo County, Carrizo plain area; San Luis Obispo County, coastal part San Luis Obispo County,Paso Robles area; and northern Santa Barbara area soil surveys. The subject property meets the criteria for Farmland of Local Importance as defined by the San Luis Obispo County Board of Supervisors (California Department of Conservation, 2005). The property is within the area designated as Prime Farmland on the Farmland Mapping and Monitoring Program map for the State of California (Figure 3). Gearhart-, iolagical.mwwrA AM's 067-242-OIZ 013 8 l 4-7 Attachment Althouse and Meade,Inc.-415.01 - San � L 4i 4 Subject property is located near tip of _ arrow. r' r Figure 3. This image is a section of the Farmland Mapping and Monitoring Program map of Important Farmland in California, 2002 from the California Department of Conservation. Prime Farmland is designated by the dark green color. The areas southeast of Laguna Lake that include the subject property are designated Prime Farmland on the map. 33 Habitat types The subject property is a farming operation with ruderal areas along the margins. These habitat types are classified as anthropogenic. Riparian habitat occurs on the property only in a small area in the northwestern comer. 3.3.1 Potential farmed wetland The southern end of the property contains plant species that are indicative of wet areas (Table 1). Indicator plants on site vary from facultative plants (FAC)to obligate wetland plants (OBL) in the National Wetland Plant Indicator list (USFWS 1988). The facultative listing status denotes a species' potential to occur in wetland and non-wetland soils. Obligate listing status indicates that it occurs almost always in wetlands under natural conditions. Table 1 also includes facultative wetland plants (FACW, FACW+, and FACW-), with a range of probabilities from 67 to 99% in wetlands. A soils analysis required to make wetland determinations was not conducted as a part of this study. Gem'hmt-Bioloecaf Assessment,APPS 067-241-012,013 9 4_ Attachment Aldw=and Mende,Inc:_415.01 Attachment ANw=and Meade,Inc.-415.01 — – TABLE 2. The plant list contains 34 species identified during a winter floristic survey of the property. No rare,state,or federally listed species were found, Scientific Name Status N=Native Common Name I=Introduced Trees Salic lasiole is None N o willow Unbwwn None I Pahn tree Shrubs Lonicera involucrata var. None N Black twW)erry ledeboura Sohwwm douglash _ _ None N Ni Unlarown None Planted Hedge by existing.bw dm Herbs Ana aMs arvensis None I Scarlet pimpemel Awhemisconda None I �eed Brassica nigra None I Black mustard Cqpsefia bursa-pastoris None I Shepherd's ruse Carduin pycnocPphalus None 1 Italian thistle Cewaurea melitensis None I Tocolote Chamomilla suaveolow None I PineWle weed .Chenopodium album None I Pigweed Crrsium vul are None I Ball thistle Conran maadatum _ None I Poison hemlock Comyza bonalensis None I Asthmaweed Er»dium dadarium _ None I Redstem filaree Eschscholzia ctrl'ornica None N California poppy Foeniculum vul are None 1 Fennel FinnaridpwItbw None I Miniature fimiftm Aus eldia incl=- None I Perennial mustard Lam=serriola None I Prickly lettuce Larium am lO#=Mk None I Ambit_ L)dwm hyssopfoliwn None I loosestrife _ Malva nicaeensis None I Bull mallow Malvapwyfflora None I Cheeseweed Me&cago po6inorpha None I California burclover Melilotus indica None I Annual sweetclover Picric aaWoides None I Bristly ox-tongue Po omen arenaw= None I Knotweed Polygoinan awhibium None N Water smartweed Raphmw sailm None I Wild radish Richnn communis None I Castor bean R=e r aispa None I Cur dock Senecio vulgaris None I Common--tmdsel S' bran nariaraan None I Milkthisdi Sodchus asper None I Prickly sow-thistle Sonchus oleraceus None I Common ww 11histli- SP, None I Clover Urtica urens None I Dwarf nettle Veronica allis -lira None I I Water speedwell Vinca m 'or None I Periwinkle Gem6m7-BftkgI=d A APN's 067-142-011.013 ) l U�O - Attachment AMouse and A4e4de,Ina-415.01 -- — Scientific Name Status N n Nativetroduced 1=ICommon Name Grasses Avena barbata None I Slender wild oat Avena atua None I WId oat Broihus carbiatw - _ -- . None N California brome Brom usdiandnu _ _ None _ _ I Ripgut brome DiiiiMlis s icata - - -- None- ._ _ -N _ _-- - .Salt grass _.. - Hordeum Mur-b"M None - I - - Fortail bade _ Phalaris a47UaIzca I None J I - - s Poa.armua _ -_-- None I I I Annual blu Po on mo dieresis None I I Annual s -- - 3S Wildlife tilt Wildlife on the property consists of numerous bird species, small mammals, and common reptiles and amphibians. The active farming operation eliminates a majority of the property from habitation by wildlife, but the ruderal areas along the margins of the property provide nesting habitat for some birds_. The irrigation drainage ditch provides a moist area for Pacific chorus frogs and possibly slender salamanders. Tracks left in the mud by small mammals included those of.striped skunk,coyote,and raccoon. Nesting birds were not found in the ruderal areas of the property this year, however if management of the margins of the agricultural field does not include mowing, nesting birds are likely to occur next year. Nesting birds are protected from disturbance by The Migratory gird Treaty Act of 1918, as regulated by the United States Fish and Wildlife Service. Gearhart-Mologeaal Asszs�APA"s 067=242-012,013 12 Attachment A/thouse and Meade,Ina-415.01 - —- TABLE 3. The 74 animal species that were observed or are expected to occur on or near the property include 16 mammals, 50 birds, five reptiles, and three amphibians. Many invertebrates also occur in the terrestrial and aquatic habitats on the property. The Special Status column indicates the listing status of the organism under the Federal Endangered Species Act, the State Endangered Species Act, or by the California Department of Fish and Game (CDFG, see Appendix A for status definitions). Species that were observed on the property during our surveys are designated by the✓mark in the fourth column. Found Common name Scientific nameSpecialstaton the Habitat type property Amphibians Black-bellied Slender Batrachoseps None Oak woodlands,moist Salamander ni ' erttris areas Western Toad B"o boreal" None Grassland,woodland Pacific Chorus Frog Pseudacris regilla None ✓ Many habitats near water Reptiles Southern Alligator Lizard GerMonotus None Open grassland,woodland, mul icarutatus chaparral Common Kingsnake Lampropelris gettdus None Woodland,grassland,streams Gopher Snake Pituo his melanvleucres None Woodland, -sland Western Fence Lizard - Scelo oras occidentalis None Wide range California Red-sided Thanmophis sirtalis None Variety of habitats new Garter Snake I water. Birds Cooper's Hawk Accipiter two erii CSCI Riparian&oak woodlands Red-winged Blackbird Agdaius phoeniceus None ✓ Marshes,fields Western Scrub Jay Aphdocoma oma None Shrubby areas Great Blue Heron Ardea hero&as None ✓ Open areas,water habitats. Great Homed Owl Bubo v'" "manus Nonewoodlands- - --- - - -- Red-tailed Hawk Buteo jamaicensis. None I Open,semi-open country Red-shouldered Hawk Buteo lineatus None Oak and riparian woodland Birds Oak-ripmian canyons, Califomia Quail CaUlpepla cal#bmica None woodlands riparian Anna's Hummingbird Calypte arena None ✓ Oak, woodland, sage scrub Lesser Goldfinch Cmdnells psaltria None ✓ Riparran, oak woodlands American Goldfinch Cmduelis vistis None Weedy fields,woodlands House Finch Cwpodacus mesieanus None ✓ Wide habitat range -Purple Finch Cwpod=uspwpweus None Wide habitat range Turkey Vulture Cathartes aura None ✓ Open country,oak woodlands - Hermit Thrush Cathmus acus None Shrubby woodlands Belted Kingfisher Cerle al n None Hunts in open water California Special Concern species Ge nWt-Biological Anmung MN's 067-242-012,013 13 —l �G Attachment Althoux and Meade,Inc.-415.01 - - -- Special Found Common name Scientific name status on the Habitat type property American Crow Corvus brachyrhynchos None ✓ Open oak,1iparian woodland, Yellow-romped Warbler Dendroica coronale None Woodlands,brush,open country Townsend's Warbler Dendroica townsendi None Riparian,oak woodlands Pacific-slope Flycatcher EmpidonIcilis None Riparian,oak,woodlands Brewer's Blackbird Eup �e � None ✓ Open habitats American Kestrel Falco sparv_erius Nonesmi -__ Open, _e_ 'fin country . Common Yellowthroat Geothlypis irichas None Shrubby areas near water - Barn Swallow Hhwido rustica None Open cormtry,firmyards _ Dark-eyed Junco Janco hyemalis None Oak woodland Song Sparrow Melaspaa melodia None Riparian woodlands_ House Sparrow Passer domesticus None urban Savannah Sparrow Passeradus None Grasslands sandWchensis Cliff Swallow Petrochelidon None Urban,open areas near pyrrhonota water Black-headed Grosbeak Pheucdcus None Woodlands melanocephahis Downy Woodpecker Picoides pubescens None Riparian woodlands California Towhee Pipilo crissahs None Bnvsby habitats Spotted Towhee Pipilo o hthalmus None Brushy habitats &ythrChestnut-backed Poecile rufescew None ✓ Riparian woodlands chickadee Bushtit Psaknpww inhdmus None Oak,riparian,chaparral, scrub Ruby-rowned Kinglet Regulus calundula None ✓ Oak and rnpanan woodlands Black Phoebe SMiornis nigricans None Near water Say's Phoebe Sayornis saya None Open country,grassland Allen's hummingbird Bel horns Basin None _ _ Coastal habitats Western Bluebird SiaUa mexicana None Riparian woodland,ranch land European Starling stern_us vulgaris None ✓ Agricultural,urban Tree Swallow TdaVdnefa bicolor None Wooded habitats,water Violet Swallow Tachydneta thalassina None Woodland habitats American Robin. Turdus migratorius None Streamsides,woodlands Western Kingbird amws verticalis None Open habitats Barn Owl T alba None Hunts in open areas Orange-crowned Warbler Permivora celata None Riparian,oak woodlands Mourning Dove Ze=.da mamwa None ✓ Open and semi-open area Golden-crowned Sparrow Zww&icldo arricapilla None- areas White-crowned_Sparrow_ Zonoirichia leucophrys None ✓ Shrubby,weedy area§ Mammals - Open woodlands,brushy Coyote Corals latrans None ✓ areas,wide Gearhart-Biotogicd Assess nm AP.Ms 067-242-OIZ 013 14 y q� - Attachment . Alt w=and Meade.Inc.-415.01 - - S ecial Fogad - Common name Scientific name status on the Habitat type property cvossunl - Didel hismanz ialis_ --_ -- None- Woodlands,saeains- --- _ Bobcat --- _. . _L to rafits _ None arras and woodlands Mixed woods,brush,semi- Striped Skunk Mephitis mephitis None ✓ _ - country - California Vole Microtus californicus None ✓ Grassland meadows California Myotis Myotis califormcus None Tunnels,hollow trees, crevices Mule Deer - - Odocoileus hemionw - None Many habitats California Mouse Peromyscus None Oak woodland,chaparral cal'ornicus Deer Mouse Peromyscusmmtictdatus None All dry land habitats Raccoon Procyon lotor None ✓ Streams,lakes,r6&cliffs, Western Harvest Mouse Reithodontomys None megalotis vegetation near water California Ground uitrel Spermophdus beecheyi None Grasslands Desert Cottontail Sylvdagus audubonii None Brushy auras American Badger TwIdea taxes CSC Open grasslands Valley Pocket Gopher Thomogrys bonae NoneVariety of habitats —_-- Red fox _ V a None -Forest and.open coon _ Gici m'-Btologtacl Ascenanee'u APN's 067-242-011.013 Attachment Altho=and Afeade,Inc.-415.01 -- — 3.6 Rare species list A search of the CNDDB and the CNPS On-line Inventory of Rare and Endangered Vascular Plants of California within the San Luis Obispo_ , Pismo Beach, Arroyo Grande NE, Lopez Mountain, Port San Luis, and Monro Bay South found 87 special status species and nine sensitive natural communities that are known to be present in the area (Table 4). Appropriate habitat was identified on the property for one special status plant. Five special status animals could occur in Prefimio Creek. The potential for the proposed project to affect special status species is discussed below(Section 3.6.3 & 3.6.4). 3.61 Introduction to California Native Plant Society(CNPS)List JB' .Plant species are considered rare when their distribution is confined to localized areas, when there is a threat to their habitat, when they are declining in abundance, or are threatened in a portion of their range. The inclusion of a plant species in the CNPS listing is in some cases subjective, and disagreements do exist(CNPS 1988). The listing categories range from species with a low threat (List 4) to species that are presumed extinct (List 1 A): The 1021 plants of List 1 B are rare throughout their range. All but a few are endemic to California.. All of them are judged to be vulnerable under present circumstance or to have a high potential for becoming vulnerable. Vulnerability is due to their limited or at risk habitat, their low numbers of individuals per population (even though they may be wide ranging), or their limited number of populations. Most of the plants of List 1B have declined significantly over the last three centuries in California. For an explanation of the CNPS listing scheme and CNDDB status codes, see Appendix B. All of the plants on List I meet the definitions of Sec. 1901, Chapter 10 (Native Plant Protection Act) or Secs. 2062 and 2067 (California Endangered Species Act, CESA) of the California Department of Fish and Game Code, and are eligible for state listing. It is mandatory that they be fully considered during preparation of environmental documents relating to California Environmental Quality Act(CEQA): 3.6.2 Potential rare species list Table 4 lists all 87 special status species and the nine sensitive natural communities known to be present in the vicinity of the project site. Federal and state status,global and state rank, CNPS Rarity-Endangerment-Distribution (R-E-D) code and Listing status (plants), and the CDFG designation (animals) for each species is given. Typical blooming period, habitat preference, and the potential for occurrence on the property for each species is also listed.. Z Plants considered to be rare,threatened or endangered in California and elsewhere are placed on the California Native Plant Society List 1 B Gearhart-Biologiad AmmwM AAM's 067-142-012,013 - 1 C Atta.hmant ti w e0 m u x y ,�0�• w i z z z z z z z z a 0 v 12 ca MQ cn EU m% .QUI � e �m m� �O � U V! V U V1 V fn m U U V1 C40 •0 U V1 c, . 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U u E a e2 s e ° o _ d �' v p wi w = d o o U a u e7--f-JO-7 N n a h b n oe o. U S V Attachment Althouse and Meade,Inc.-415.01 - - 3.6.3 Special status plants that could occur on or near the property Appropriate habitat for one rare plant is found on the property: Congdon's tarplant. No rare plants were documented on the property during floristic surveys in January, February,April, and May 2005. Congdon's tarplant(Centromadia parryi ssp. congdonii) is a CNPS List IB subspecies. Congdon's tarplant ranges from Contra Costa County south to San Luis Obispo County. It has no state or federal status. The CNDDB Rarity-Endangerment-Distribution code (R-&D) lists this subspecies as 3-3-3, meaning it is distributed in one to several highly restricted occurrences (or present in such small numbers that it is seldom reported), is endangered throughout its range, and is endemic to California. The CNDDB lists four occurrences for Congdon's tarplant in San Luis Obispo County. The numerous specimens at the Robert F. Hoover Herbarium at Cal Poly are from only three different localities in San Luis Obispo County. A literature search revealed a total of seven known localities for this rare subspecies in the County, all of which occur in the Los Osos Valley. The closest occurrence to the subject property is less than 1500 feet away (CNDDB occurrence 1155), near the intersection of Froom Ranch Road and Los Osos Valley Road. Althouse and Meade, Inc. reported an occurrence for this species approximately 0.75 miles southeast of the project site in ruderal areas surrounding a row crop farm field(Althouse and Meade, Inc., 2004x). Appropriate habitat for this species is found on the subject property in ruderal areas along the margins of the farm field. Congdon's tarplant is known to bloom from May to November, with peak bloom in July and August. We observed plants in full bloom in. August of 2004 within one mile of the project site.. Our floristic survey in April 2005 was appropriately timed to identify Congdon's tarplant in vegetative condition. For reference, we examined Congdon's tarplant at a known site southeast of the subject property on the same day as our site survey on April.22, 2005. The plants were not blooming, but were identifiable. We did not find Congdon's tarplant on the subject property. We repeated this test on May 5, 2005. Again, we did not find Congdon's tarplant on the subject property- 3.6.4 roperty3.6.4 Special status animals that could occur on or near the property Appropriate habitat for five rare animals is found in Prefumo Creek, adjacent to the subject property's western edge. The species are: California red-legged frog, South/Central steelhead ESU, Southwestern pond turtle, Coast range newt, and Cooper's hawk No rare animals were observed during our site surveys in January 2005. Cooper's hawk (Acc)9iter cooperit) is a CDFG Special Concern species that frequents oak and riparian woodland habitats. Nesting could occur in the riparian woodland of Prefirno Creek adjacent to the property. No Cooper's hawks were observed during site visits in January 2005. Southwestern pond turtle (Clemmys marmorata pallida) is a CDFG Special Concern species that inhabits ponds and slow moving streams with adequate pools. Pond turtles will move up seasonal streams during the winter months, and can over-summer in underground burrows during dry periods when ponds are empty. The riparian habitat of Gearhart-Biological A.uessmeM APN's 067-242-012.013 28 y,lal Attachment AI&ouse and Meade.Inc.-415.01 - -- Prefumo Creek is known to harbor Southwestern pond turtles. Pond turtles do use upland habitats during the dry season. It is possible, but unlikely for pond turtles to be found on the property. Steelhead-South/Central California ESU (Oncorhynchus mykiss irideus)is a federally listed threatened species in this area of Califonnia. Steelhead are known to occur in coastal streams and rivers in San Luis Obispo County, including San Luis Creek and its tributaries. The CNDDB contains no records of steelhead in Prefumo Creek, a tributary to San.Luis Creek,however appropriate habitat does exist. California red-legged frog (Rana aurora draytonii) is a federally listed threatened species with sporadic occurrences documented throughout San Luis Obispo County. It generally requires seasonal pools or streams that hold water until late summer for successful breeding. Bullfrogs and introduced fish are detrimental to its breeding success, and have severely reduced many populations in larger watercourses and perennial ponds. Prefumo Creek is a tributary to San Luis Creek. San Luis Creek is known to harbor red-legged frogs. Coast range newt (Taricha torosa torosa) is a CDFG Special Concern subspecies that prefers cool, clean coastal streams with access to adjacent upland over-summering habitat Coast range newts are known from tributaries to San Luis Creek, including Reservoir Canyon(MV 31382) and Briaiolari Creek(MVZ 31378). Coast range newt could occur in Prefumo Creek,but is not documented in the CNDDB. 3.6.5 Special status species not expected to occur on or near the property The remaining 79 sensitive-species known to be present in the vicinity of the project site are not expected to occur on the property. The property lacks the required soil types, appropriate habitat,or is substantially outside the]mown range of the species. 3.6.6 Sensitive natural communities No habitats listed by the California Department of Fish and Game as Sensitive Natural Communities are present on the property. Gearinwt-Bzakgfaat AseesvnM" s 067-242-OIZ 01.3 29 Attachment Althoase and bleade,Inc.-415.01 - 4.0 Discussion The subject property consists of Prime Farmland and a portion of Prefumo Creek with small areas of ruderal and riparian vegetation. Farmed wetland may be present in the southwest part of the property (portions of Lots 1, 2, and 5). Fifty-one species of plants were identified on the property during January, February, April, and May 2005. Habitat capable of supporting Congdon's tarplant (a List 1B rare plant) occurs on the property (Table 4, Section 3.6.3). However, appropriately timed surveys in April and May 2005 did not find Congdon's tarplant. Prefumo Creek is a blue line stream that borders the western property line and crosses the northwestern comer of the flag lot. A small section of riparian habitat occurs on the property at this location. Five rare animals may travel through the stream and/or riparian habitat in Prefiuno Creek. 5.0 Potential Impacts and Mitigation Recommendations A site plan was not available to determine plan specific impacts and mitigation recommendations. Our potential impacts and mitigation recommendations are based on build-out for each of four lots with open space provided in Lot 5. 5.1 Rare species 5.1.1 Plants Congdon's tarplant (Centromadia parryi ssp. congdonft) is the only rare plant with the potential to occur on the property. Our floristic survey in January and,February 2005 was too early in the season to detect young tarplant seedlings. We revisited the site in April and May 2005 after observing this species in vegetative condition on a nearby site. Congdon's tarplant was not found on the subject property. Congdon's tarplant is a List 1 B species. Rare plants on List l B are required under CEQA to be considered for protection during development projects. Centromadiapa"y NDDB: Wr1/51.1 I Typicalhabitat; Grasslands, E-caseae ssp.congdonii R-E-D Code- 3-3-3 disarW areas,often with Grccam. Kock_ CNPS: List 1B. alkaline claysoils. 5.L2 Animals Five rare animals have the potential to occur in Prefumo Creek, adjacent to the subject property: California red-legged frog, South/Central steelhead ESU, Southwestern pond turtle, Coast range newt, and Cooper's hawk:_ No rare species were observed during our site surveys in January, February, April, and May 2005. No rare animals are expected to occur on the property. Development of the subject property could result in indirect impacts to the water quality and riparian habitat of Pref mmo Creek and could affect rare animals. Gearhon-Biological A.tse=ncnz,APAPs 067-242-OIZ 013 3 0 Attachment N&o=and Meade,Ina-415.01 Mitigation recommendation: a. To protect rare species from degraded water quality, storm water and nuisance water that is directed to Prefumo Creek from the development shall be filtered prior to release. Hydrocarbon and trash filters shall be installed in storm water inlets. If feasible, bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. 51 Riparian Habitat and Prefumo Creek The proposed open space, Lot 5, provides for a 200 foot set-back from the edge of riparian canopy. Direct impacts in the fours of habitat loss or facility installation are not anticipated. Potential direct impacts from the proposed project include reduced water quality from the continued use of the dirt crossing in the northwest corner of the flag lot Indirect impacts could include the release of stormwater runoff into Perfumo Creek. Mitigation recommendations.: a. Abandon existing low-water crossing in Prefiimo Canyon Creek. Stabilize the eroding roadbed: Replant willows and cottonwoods in the abandoned roadway. b. Provide construction setback of at least 100 feet from top of Prefumo Canyon channel. (This reduces impacts to riparian trees and allows open ground beyond the top of bank for bio-filtration of storm water-.) No additional mitigation is recommended beyond the proposed map. The Tentative Parcel Map shows the developable lots fronting on Calle Joaquin- The open space area of the proposed Lot 5 provides a buffer of approximately 200 feet between the developable lots and Prefinno Creek. If any proposal for a setback less than 100 feet is considered, additional mitigations will be required to protect the function and value of the Prefumo Creek corridor. c. Manage nuisance water and storm run-off to protect water quality in Prefumo Creek- Storm reekStorm drains from streets and parking lots on the site shall incorporate hydrocarbon filters. To provide biofiltration for nuisance and storm water,. a portion of the drainage ditch along the south-western property boundary may be utilized as a bioswale. Gearhmv-Biological Assessment APA'-s 067-141-012,013 31 y'114o Attzar.,h ent Althoase and dfeade,Inc-415.01 — 53 Prime farmland The soil mapping units on the property (127, 197) meet the criteria for Prime Farmland, as outlined in the U.S. Department of Agriculture's land inventory and.monitoring (LIM) project for the San Luis Obispo area (California Department of Conservation, 2004).. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Mitigation recommendation: No recommendation. 5.4 Farmed wetland Vegetation indicative of vernally wet soils were observed on the property. A portion of the property adjacent to Prefumo Creek (portion of Lots 1 and 2, and 5) may be farmed wetland. The Clean Water Act exempts from the Section 404 program discharges associated with normal farming, ranching, and forestry activities such as plowing, cultivating, minor drainage, and harvesting for the production of food, fiber, and forest products, or upland soil and water conservation practices (Section 404(f)(1)(A)). To be exempt, these activities must be part of an established, ongoing operation. For example, if a farmer has been plowing planting and harvesting in wetlands, he can continue to do so without the need for a Section 404 permit, so long as he does not convert the wetlands to dry land. Activities which convert a wetland which has not been used for farming or forestry into such uses are not considered part of an established operation, and are not exempt. For example, the conversion of a bottomland hardwood wetland to crop production is not exempt(EPA, 1990):. While continued farming of the project area would be exempt from Section 404 program discharges requirements, conversion of the property_into non-agricultural uses would not be exempt A jurisdictional farmed wetland (Clean Water Act section 404) may occur on the property- Recommendations: a. Inspection of the farmed soils on site and historic aerial photographs will be required to determine if the site is jurisdictional wetland. b. If wetland soils are identified outside of the Prefumo Creek riparian zone, and within areas proposed for commercial development,a wetland delineation will be required to determine the area of proposed impact to wetlands. Mitigation recommendations will be prepared upon identification of wetlands and the potential impacts from development of the property. Gearhart-Biological Assessment,APN s 067-242-012,013 32 Alta-hment Altho=e and Meade.Inc.-415.01 - -- 6.0 References Althouse and Meade, Inc. 2004a. Botanical Assessment for ZooMed Laboratories, Inc.. APN 076-361-003 on Vachell Lane. San Luis Obispo County. August. Althouse and Meade, Inc. 2004b. Preliminary Biological Constraints Analysis for Vesting Tentative Tract 2682_, Squire Canyon Properties, San Luis Obispo County, California.. November. California Department of Conservation. 2004. San Luis Obispo County, Prime Farmland Soils. Farmland Mapping and Monitoring Program. U.S. Department of Agriculture,NRCS,Davis,California. California Department of Conservation. 2005. Division of Land Resource Protection, http://www.consrv.ca.gov/DLRP/Emmp/Pubs/Local. definitions 00.pdf CNDDB. 2005. The California.Natural Diversity Data Base. February 25, 2005 data. CNPS. 2001. CNPS On-line Inventory of Rare and Endangered Vascular Plants of California http:='i�;ti�l�.cnps.ora. EPA. 1990. Memorandum: Clean Water Act Section 404 Regulatory Program and Agricultural Activities. United States Environmental Protection Agency, United States Department of the Army. LaJuana S. Wilcher /s/, Assistant Administrator for Water, U.S. Environmental Protection Agency, May 3, 1990. Roland W. Page, Assistant Secretary of the Army,Civil Works,May 3, 1990 Hickman,James C. 1993. The Jepson Manual. University of California Press, Berkeley and Los Angeles,California- Holland, aliforniaHolland,V.L. and David.J. Keil. 1995. California Vegetation. Kendall/Hunt Publishing Company, Dubuque,Iowa.. Hoover, Robert F. 1970. The Vascular Plants of San Luis Obispo County, California- University of California Press,Berkeley,Los Angeles,and London. Museum of Vertebrate Zoology. 2004. Museum of Vertebrate Zoology Data Access, University of California,Berkeley. http://mvz.berkeley.edu/. National Geographic. 1987.Field Guide to the Birds of North America,3rd edition. National Geographic Society,Washington,D.C. California Department of Conservation. 2004. San-Luis Obispo County prime farmland and farmland of statewide importance,website htW://www.consrv.ca.g v/DLRP/fi mn/Vubs/soiL%/slo.ndL updated 7/12/04, accessed 52/05 Sibley,David Allen. 2001. The Sibley Guide to Bird Life& Behavior.National Audubon Society. Alfred A.Knopf,New York. SMASCH Project 2002. Specimen Management System for California Herbaria. httpJ/www r*.berkeley.edu/www apps/smasch/. Gemhmr Bial cal Assessment,APN's 067-242-012,013 33 Z/ A-Ranhment Aid==and dleade,Inc^415.01 . United States Department of Agriculture, National Cooperative Soil Survey. 1983. Soil Survey of San.Luis Obispo County,California;Paso Robles Area. Unite_d States Fish and Wildlife Service. 1988. National.List of Plant Species that Occur in Wetlands: 1988 National Summary. U.S. Department of the Interior publication, Biological Report 88(24). aearhan-B/010gica Assessment,"IV's 06i.Zai-0u,01 - - 34: q-1/3 A -r hment Althouse and Meade.Inc-415.01 APPENDIX A— Status Codes Geaih�-B01ag1ca;Aswmm--em APAr's 067-Jaz-012,013 A- 1 - Anarnment Althouw and Aleade,Inc.-415.01 Status Codes Element Rankin NDDB Codes Each plant is given a number based on its taxonomy and accession into the natural diversity database (NDDB). Global.Ranking G1 =Less than 6 viable element occurrences (EO's), OR less than 1,000 individuals, OR less than 2,000 acres. G2=6-20 EO's OR 1,000-3,000 individuals OR 2,000-10,000 acres. G3 =21-100 EO's OR 3,000-10,000 individuals OR 10,000-50,000 acres. G4=Apparently secure;this rank is clearly lower than G3 but factors exist to cause some concern; i.e.,there is some threat,or somewhat narrow habitat. G5=Population or stand demonstrably secure to ineradicable due to being commonly found in the world. State Ranking (Same as Global ranking,plus threat designation attached to the S-rank S 1 =Less than 6 viable element occurrences(EO's), OR less than 1,000 individuals, OR less than 2,000 acres. S1.1 =very threatened S1.2=threatened S 1.3 =no current threats known S2=6.20 EO's OR 1,000-3,000 individuals OR 2,000-10,000 acres. S2.1 =very threatened S22=threatened S2.3 =no current threats known S3=21-100 EO's OR 3,000-10,000 individuals OR 10,000.50,000 acres. S3.1 =very threatened S32=threatened S3.3 =no current threats known S4=Apparently secure within California;this rank is clearly lower than S3 but factors exist to cause some concern;i.e.,there is some threat,or somewhat narrow habitat.NO THREAT RANK. S5=Population or stand demonstrably secure to ineradicable in California.NO THREAT RANK. Note: By adding a question mark to the rank: e.g., S2? This represents more certainty than SM,but less than S2. Gemkmr-Brologmd Acmaemmt,APA"s 067-242-012,013 - A- 2 Attachment Aldtouseand Meade,Ina-415.07-------___-_-- _- . -----..__------ -- California Native Plant Society's (CLAPS) Lists and R-E-D Code (Rarity; Endangerment, Distribution) I A=Presumed extinct in California 1 B=Rare or Endangered in California and elsewhere: 2 =Rare or Endangered in California,more common elsewhere. 3 =Plants for which we need more information(Review list). 4 =Plants of limited distribution (Watch list). R(Rarity) 1 Rare,but found in sufficient numbers and distributed widely enough that the potential for extinction is low at this time. 2 Distributed in a limited number of occurrences,occasionally more if each occurrence is small. 3 Distributed in one to several highly restricted occurrences,,or present in such small numbers that it is seldom reported. E(Endangerment) 1 Not endangered. 2 Endangered in a portion of its range. 3 Endangered throughout its range. D(Distribution) 1 More or less widespread outside California- 2 alifornia.2 Rare outside California. 3 Endemic to California Gearhart-Biological Assessment.APN's 067-141-011,013 A-3 Attattment Althouse and Meade.Inc.-415.01 APPENDIX B-- Tentative Parcel Map SLO 04-1615 Cvarhad-Biological Assessment,APA"s 06'-241-012 013 B - 1 Atta.hm2rt is 6 r � Ig 2 9 c a, a. .. i wBc W �. C "L is 1 @a¢ w ll Zppa� • Q N`• � F a � �'� a� �! e 8 9 55@2 � ax ep +1 _ bee 9 a .v Q Irb�iZ"� YY YYYYY YIY L �I O rr ® N i�¢. ei y i l LIW A O y 85� C a �7 � 4Er""& �{ Q as a � 6 W [ * W JR, w 0 U1 � �y@ it R'yOR 6Y6 e' III a' __ — - - �' > �l • i us It ail Q °0° �< I ►fir 1 r 1 I I < // / IDD �os I I I Yxpy ' I �� 11� 1—`• --'/ L��gip_----- _ OtMK IN / I r'. m I I � I ' le I i 4k, a I s Ie *4*d 1 a°Ff r��ll� i� egeme � / � � ! • • e f ♦ 1 , I \ / gill % � � gids »s.e.Zooeao•�.•ei�•�B� { { { {i o m gam• yo "''r i i Attachment Althouse and Meade,Inc.-415.01 APPENDIX C _Aerial Photograph Gearhart-BiologicW Assessment AP.V s 067-242-012,01.3 C- 1 t W I _ � h _ Tot rov ri im,;t .r a :r •.�2'f I� �.. et r d �• OOO••• K• -l � r• S 2 � i.. d �� � �". 5(�f. �'.�' Y K. ` •ate �yy� - Alta n�hment E Appendix B ALTHOUSE AND MEADE, INC. BIOLOGICAL AND ENVIRONMENTAL SERVICES 1875 Wellsona Road • Paso Robles,CA 93446 • Telephone(805)467-1641 • Fax(865)467-1021 Lynne Dee Althouse,M.S. (805)05 4660(all) June 23,2005 D II� OlW=ke@"'hooseandmeade.eom Daniel E.Meade,PhD. JUN 2 8 2007 . (905)705-2479(ccil) Kirk Consulting BY..._ Attention:Jamie Kirk 9720 Atascadero Avenue Atascadero, CA 93422 Re: Wetland Determination Study, Gearhart property, Calle Joaquin, San Luis Obispo Dear Ms.Kirk: This letter reports results of a wetland investigation on the Gearhart property (APN's 067-242-012, 013). The property is a 25.64 acre;parcel that has been farmed for many years (see Biological Assessment for property description). It is located adjacent to the City of San Luis Obispo at Calle Joaquin. The goal of this Wetland Determination Study is to determine whether the farmed region of the property meets the criteria for wetland under federal or state standards. To determine if wetlands were present in a.farmed wetland condition, investigators must rely on indicators that are not,always visible on the soil surface, or within eighteen inches of the surface (the typical depth of hand excavated soil pits). The reason for this is the high disturbance regime found in farmed wetlands, where soil is tilled and may be sub- soiled, deep ripped to many feet, or flattened with soil leveling equipment. Such agricultural techniques result in substantial soil disturbance and can mask the presence of historic wetlands. The presence of wetland vegetation on the property is not a required criteria, since vegetation is stripped for farming. Therefore, the other two indicators of wetland, hydrology and soils, become the key criteria for wetland determination. The National Food Security Act allows historically farmed wetlands that were converted and/or cropped by December 23, 1985 to continue as farmlands as long as use has not lapsed for more than five years. Use of farmed wetland is restricted to continuation of farming, and does not allow permanent loss Of farmed wetland by construction of structures without regulatory oversight and authorization of the Corps. Please see.attached (Exhibit A) Regulatory Guidance Letter 90-07, for an explanation of Corps wetland definitions and circumstances regarding Farmed or Cropped Wetlands. The following excerpts provide guidance: Since 1977, the Corps and the Environmental Protection Agency (EPA) have defined wetlands as: GWhM Calle Joaquin 1 Althom&Meade,Inc.—462.01 Attan.hment "areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions...."(33 CFR 328.3(b)) When the Corps adopted the Federal Manual for Identifying and Delineating Jurisdictional Wetlands(Manual)on 10 January 1989,the Corps chose to define "normal circumstances" in a manner consistent with the definition used by the Soil Conservation Service (SCS) in its administration of the Swampbuster provisions of the Food Security Act of 1985 (FSA). Both the SCS and the Manual interpret "normal circumstances" as the soil and hydrologic conditions that are normally present, without regard to whether the vegetation has been removed [7 CFR 12.3 1(b)(2Xi)] [Manual page 71]. We searched for the presence of fanned wetland within the farm field by conducting a wetland investigation according to the routine wetland determination method (Corps of Engineers Wetlands Delineation Manual, 1987) for a location with unusual circumstances and atypical situations'.. We chose locations within the farm field where wetland soils were most likely and then we chose locations moving away from the first site further into the farm field. We excavated soil pits to depths up to 60" using a small backhoe (18" bucket), examined the soil profile, and searched for hydric indicators. Since the farm field has not been worked since winter, non-crop vegetation has recruited to the site. We documented vegetation at each study site, and recorded hydrologic indicators, if present. Soil samples were retained for reference. Data generated by pit investigations were recorded and pits were covered and compacted to existing ground level. The presence of hydric soils is sufficient to consider the area jurisdictional as an "atypical situation" with unusual circumstances. We found that. hydric soils :indicative of wetland fimction were present in the far southwestern portion of the farm field,but were not present further east and north into the farm field. The drainage ditch on the proposed lot 1 was not investigated, and may be jurisdictional waters or wetlands. Jurisdictional farmed wetland is not present within the lots proposed for development by the property owner (see site map and delineation attached as Exhibit B). . cerely nn " �PI !I �� Daniel E. Meade,Ph.D. Attachments: Exhibit A—Regulatory Guidance Letter 90-07 Exhibit B—Wedand Determination Map Exhibit C—Routine Wetland Determination forms 'As used in the Corps of Engineers Wetland Delineation Manual(19871 this term refers to areas in which one or more parameters(vegetation,soil,and/or hydrology)have been sufficiently altered by recent human activities or natural events to preclude the presence of wetland indicators of the parameter. Gearhart,cane Joaquin 2 Althouse&Meade,Inc.—462.01 -= AAA aIhment Exhibit A=Regulatory Guidance Letter 90-07 . y��3 Regulatory Guidance Letter 90-07 rage i of z Attan.hment Regulatory Guidance Letter 90-07 SUBJECT: Clarification of the Phrase "Normal Circumstances" as it Pertains to Cropped Wetlands DATE:26 September 1990 EXPIRES:31 December 7993 1.The purpose of this regulatory guidance letter(RGL)is to clarify the concept of"normal circumstances"as currently used in the Anny Corps of Engineers definition of wetlands(33 CFR 3283(b)),with respect to cropped wetlands. 2. Since 1977,the Corps and the Environmental Protection Agency(EPA)have defined wetlands as: "areas that ate inundated or saturated by surface or groundwater at a frequency and duration sufficient to support,and that under normal ciseunrsrances do support,a prevalence of vegetation typically adapted.for life in saturated soil conditions..."(33 CFR 3283(b))(emphasis added). While"normal circumstances"has not been defined by regulation,the Corps previously provided guidance on this subject in. two expired"normal circumstances"RGLs(RGLs$2=2 and 86-9 .These RGLs did not specifically deal with the issue of wetland conversion for purpose of crop production. 3.When the Corps adopted the Federal Manual for Identifying and Delineating Jurisdictional Wetlands(Manual)on 10 January 1989,the Corps chose to define"normal circumstances"in a manner consistent with the definition used by the Soil Conservation Service(SCS)in its administration of the Swampbuster provisions of the Food Security Act of 1985(FSA). Both the SCS and the Manual interpret"normal circumstances"as the soil and hydrologic conditions that are normally present,without regard to whether the vegetation has been removed[7 CFR 12.31(bx2xi)][Manual page 71]. 4.The primary consideration in determining whether a disturbed area qualifies as a section 404 wetland under"normal circumstances"involves an evaluation of the extent and relative permanence of the physical alteration of wetlands hydrology and hydrophytic vegetation In addition,consideration is given to the purpose and cause of the physical alterations to hydrology and vegetation.For example,we have always maintained that areas where individuals have destroyed hydrophytic vegetation in an attempt to eliminate the regulatory requirements of section 404 remain part of the overall aquatic system,and are subject to regulation under section 404.,In such a case,where the Corps can determine or reasonably infer that the purpose of the physical disturbance to hydrophytic vegetation was to avoid regulation,the Corps will continue to assert section 404 jurisdiction 5.The following guidance is provided regarding how the concept of"normal circumstances"applies to areas that are in agricultural crop production: a. "Prior converted cropland"is defined by the SCS(Section 512.15 of the National Food Security Act Manual,August 1988)as wetlands which were both manipulated(drained or otherwise physically altered to remove excess water from the land)and cropped before 23 December 1985,to the extent that they no longer exhibit important wetland values. Specifically,prior converted cropland is inundated for no more than 14 consecutive days during the growing season.. Prior converted cropland,generally does not include pothole or playa wetlands.In addition,wetlands that are seasonally flooded or ponded for 15 or more consecutive days during the growing season are not considered prior converted cropland. b. "Farmed wetlands"are wetlands which were both manipulated and cropped before 23 December 1985,but which continue to exhibit important wetland values.Specifically,fanned wetlands include cropped potholes,playas,and area with 15 or more consecutive days(or 10 percent of the growing season,whichever is less)of inundation during the growing season c. The definition of"normal circumstances"found at page 71 of the Manual is based upon the premise.that for certain altered wetlands,even though the vegetation has been removed by cropping,the basic soil and hydrological characteristics remain to tate extent that hydrophytic vegetation would return if the cropping ceased.This assumption http://www.usace.army.mWinet/functions/cw/cecwo/reg/rglc/rgl9O-07.h= 6/20/2005 q xegwatoryum once Letter w-u/ Atta'hment is valid for"farmed wetlands"and as such these areas are"subject to regulation under section 404. d. In contrast to"farmed wetlands","prior converted croplands"generally have been subject to such extensive and relatively permanent physical hydrological modifications and alteration of hydrophytic vegetation that the resultant cropland constitutes the"normal circumstances"for purposes of section 404 jurisdiction.Consequently,the"normal circumstances"of prior converted croplands generally do not support a"prevalence of hydrophytic vegetation"and as such are not subject to regulation under-section 404.Iu addition,our experience and professional judgment lead us to conclude that because of the magnitude of hydrological alterations that have most often occurred on prior converted cropland,such cropland meets,minimally if at 4 the Manual's hydrology criteria. e. If prior converted cropland is abandoned(512.17 National Food Security Act Manual as amended,June 1990)and wetland conditions return,then the area will be subject to regulation under section 404.An area will be considered abandoned if for five consecutive years there has been no cropping,management or maintenance activities related to agricultural production.In this case,positive indicators of all mandatory wetlands criteria,including hydrophytic vegetation,must be observed. f. For the purposes of section 404,the final determination of whether an area is a wetland under normal circumstances will be made pursuant to the 19 January 1989 Army/EPA Memorandum of Agreement on geographic jurisdiction.For those cropped areas that have previously been designated as"prior converted cropland"or"farmed wetland"by the SCS,the Corps will rely upon such a designation to the extent possible.For those cropped areas that have not been designated"prior converted cropland"or"farmed wetland"by the SCS,the Corps will consult with SCS staff and make appropriate use of SCS data in making a determination of"normal circ„mstances"for section 404 purposes. Although every effort should be made at the field level to resolve Corps/SCS differences in opinion on the proper designation of cropped wetlands,the Corps will make the final determination of section 404 jurisdiction.However,in order to monitor implementation of this RGL,rases where the Corps and SCS fail to agree on designation of prior converted cropland or farmed wetlands should be documented and a copy of the documentation forwarded to CECW- OR 6.This policy is applicable to section 404 of the Clean Water Act only. 7.This guidance expires 31 December 1993 unless sooner revised or rescinded. FOR THE COMMANDER PATRICK J.KELLY Major General,.USA Director of Civil Works v Back to RGL Index RETURN HOME httpJ/www.trsace.armymul/i=Vfimctions/cw/cecwo/reg/rgWrgl90-07.htm 6/20/2005 y-��s -- - Atta-hment Exhibit B - Wetland Determination Map Ge*bM Calk Joaquin Aldiodw&Meade,Inc.—438.01 \ J T ! 1 ! $ Attachment Fa - ed_ twI _= '1 -1�up 1 s Site, !L. 1 �, I � i g a�tl �I • t � j 1 irF k j yYq� 9 41 tot O" W +S 3 Farmed wetland occurs in the southeast comer of the property. 'The approximate limit of wetland within lot 5 is shown by the line between site 1 and sites 2 and 3. The sites are locations where soil trenches were excavated. Gw mr,Calk Joaquin Aldwe&Meade,lac-438.01 - Ata hment Exhibit C—Routine Wetland Determination forms A" nrt B2 DATA FORM ROUTINE WETLAND DETERMINATION (M COE Wetlands Delineation Mannan _ Site: I Pmject/Sfta: Clt A :a Ouq�n ;' - W applit q#Ow4w- G t he! .t ,,I bwe Stk9dw(* score: CA Do Normal Cuffs exist on the site? N p Coity Ilk is the site siV iScantly disturbed(Atypical Sitnationpl Transect ID-. Is the area a potential Problem Area? � plot ID: an reverse.)}'ttCtclPct VEGETATION - - - - - P1ani Species -- _ -T- 7_ t1 i1Gs tib - �fix hs ,o (. , r s 5L T-- Si S 4. 4.c. - -- - EUS_ Percent ofDomMsut Species that afm FACW FAC • FAC-). crn,t.G�t p�4r •11. a wr«1 *hoe� Is FAC , `1 :s t,,u 1 S 19 ca11y a b4 etc n - o r cvaAc Outs%AA o f trc-+k►c-d HYDROLOGY Reoamded Data(Desazbe in Remarks): Wetland Hydrology huiicatots: _� de Gauge . A;mary Iadica10M _ (06., At huslaftd C.k. (Sate Other -SMn tod in Upper 12 incus No Recorded Data Available Water Mads _ _ _Drift Lines(Sew,not recent) FwMteams: Sc#n=Deposits _ _Dnduge Patterns m Wadmxb Depth of Surface Warner::. Depth to Free Water in Pit~ lndtcetota CZ Depth to Saturated So&- V Oiddiaed Root Cha>;nels Water-Stained Leaves r Local Sort Survey Data g FAC-Ieuttal Test = POYP OV A FACIA odw malaim in Remsdg �X�1�'Remadcx �-�c�Nf' '�D QrC`�•, �• -' � - - 1,.ow ,a y��9 - Atlaahment . U sons - - Map Unit Name(Series and Pbae7 C c�P�J% Taxonomy(s�uox FwId Observations no- on Cam Trypc? sr�rt % 0 V e P"f9e D=r; n: �C\l oX-t lir-} S 4 c u fd e 3K , l3aaimn Matmc Colors Mottle Colons Motile Affiance/ Texture,Canrletions Cmc) (Munsell Moist) S12elConu= Structure,etc V C ; NaJ' P &VAy, ,So'y' Q s/8 �r Hydric soil Indba ✓Oxidised - Efttosol Concretions 94h OWmc Cont in Surface Layer in Sm*Soils — Odor organic sig in Sandy SOBS -Aqvic Moisture Reone Listed on Local Hydric Saris List 1tlkedacmgCoulithmsi/ _Listed on Natranal Hydrae Soils List _4,,Ckyed or Low-Chid®a Calais _Odcer 04hin in Remarks) Rema WETLAND DETZRWW"TION_ -- HydmphYtic Vege o -Piesmt? t TVr Y..A$ wetlandHydrologyPrescur? %5 Hydric Soils Present? ,y is tris Sampling Point Wd do a.wetland? Vt S Remarks: ` - - e eh ent M DATA FORM ROUTM WETLAND DETERM NAMN (1987 COE Wetlands 'on Manual) Site: a 1_ Projectsite: (ii i P-1 Date: •/" - Apphcaat/Owner: L±(.•S A. COrnty: Iavesd8stot(s)r t. State CA Do Normal Cuarnstances exist an the side? communityll): Is the site significantly disarbed(Atypical Situation)? Transect a. Is the area a potential Problem Area? Plat ID: lam on reverse. :< VEGETATION *eodawnt Plant Spews Stratum. Inclicatar 1. :,c, r,n c.r rr 2- 1. S t 3. n M fA CLAA CW4 M 3 4. c 5. f,St 6. 011 Paofmt ofDominant Species dud am OEIL,FACW FAC FAC- Remadss M Ct,:J c, 11 i 4"r r 1 St"e..v 011 100 s LOcm k HYDROLOGY _Recorded Data Mescabe m Remarks): Wedaud Hydrology hsdicafors: _Stream,Lake,or Tide Grange Primary Indicatnas Aerial Photographs —I:muWWftd _Other _Saturated in Lipper 12 Inr]res _No Recorded Data Available _Water Marks _Drift Linos(few,not recent) Fi kaki Obsarvatiatrs _SeftnuA Deposits _Dramage Patteros m Wedarkis Depth of Surface Wmer Depffi to Floe Water in Pit! Secondary Indimmms(Z or mare requhedk Depffi to Saturated Sol- x10 Oxidized Root Charnels m Upper 12 bWm _Wata-Stained Leaves _Loral Sail Survey Data t1�FAC-Neutral Test Other lam m Remarks Hydrology Remarks: 16 y�31 Atte-Ihment I Z sons ;. M�,crmcrre�(series aad Phas�7 Cm pled � 0 � C� U tr��pa� _ Tammiu y(Su1grop): I Field Observations Lt,Q(l+c Mtn t',hcotr� G p Ila x�cP�ir TYP? LO wr- w-c r Depth Horrmn Mauft Colors Mottle Cobs Mottle Ate!. Te�m�Conaeuons ( lChOO Moist) (Mansell Moist) SumACoutoW Structure,etc 1, it 1 a3t, -6(J 3 '�1c7. , f Com) ,_... Hydric Soil �, . .. rt* ` ' r..$�� Histasol �[Co Tl Epipedoa _I rsh Odic Comment is Sam Layer.in Sendy Satls Sale Odor _Orme Sneaking m Sandy Sods _Agaic Moistive Regime _ Imted on Local Hydric Soils Last __Reducing Capons Listed on National Hydric Som List (ileyed ar Lo aroma Odw Qb*m in Rematls) WETLAND DRTERRUNATL HydrolibyWIVegetationlikesent? ` { WedandH ftlogy Hydric SolsFiesmt? is ibis Samp�g Point Witbm a Weammig Q Remazlc� �7 jQQ�RS Oa,--j C " i B2 DATA FORM - ROUTI1vE WETLAND DETFIthUNATION t MV COE WetIM&Delineation Site. Ate �"� ComAr -SV--o Stant: C Do Normal Circumstances ex&on the sift? .,c, �•' Y Is the sent sWdacattly distorW(Atyprcal Simadon l Transect ID: is the mea a potandai Problem Area? Plot M L4 ,j >,) on reverse. 41- VBGBTATION _- - - - Stiff _ Indieamor �+ agrin 3 4.. - 3: ti , - 6: - - PerceatofDommmnf that FACW AC FAC- - - - Rem__mks: - - HYDROLOGY _Reoo[dtd Decd(Desmlre iaRemarksx Wetiaad xy� Stream.Lake,or Tiled Gait Primary Indtcatms: =Aerial photogaphs :hmndated Odkw _Smarted m Up a 12 Ine1es _No Recorded Data Avarlebie _Water mads Drift Lm_es(few,not recent) Fitild Ohm _Dnimp Pett®s in Wetlands Depth of Strrfeee water Depen to Free water m Pit Secondary Indicators(2 of mare regj i 0 Dq&m Setmamed Sal: Oxmd Root Channels in Upper bches _Wafer-stained Leaves —Local Soil Survey.Data FAC Neotral Test Other in Remarks �-/33 A.tf.:74-,hment Sons_ 3 Map Unit Name(Series umd Phases Ct4pItks Cf a!, Tammy(sem): Field Obsuvations Cao&mMWpcdlW c&.Jp(Zdr ye3 CJc� �L ,��IloX�cert ) Cnorno PraftDesamara DeW Huftm Mat&Colors Mottle Colors Mottle Abnndened Terame,Conal (mehes) (Mmsell.Moist) ("m Ia Moist) SixrJConf t eft 4/1 Seamacatom Ar�amol cancndm —Histio ri ll Ia- _Hid COMM in Surface Layer m Saody Soils —SWfu&Odor _OM=s_mwmg m sandy SAS _Aquic Maasturc Regime -Listed an Loral Hydric Soils Last RLAW on Niel Hydric Soils Inst Ghyed or Lowes Colors _Oder(LVI=m Remarks) Bemahs WCTLAND DETERNMATION wdfmdP ? Hydric soils Presc&? is this Sampling Point Within a Wetmmd? xemea� - �-�3y Att:k E 00MG Appendix C of Q%z Engineering Group, Inc. 934;53 L. OEG Ref 40105 May 18, 2005 0 CITY OF SAN Ms. Jamie Kirk MAY 2 3 Kirk Consulting 9720 Atascadero Avenue COMMUNITY DEVELOPMENT Atascadero, CA 93422 Subject: 1413 Calle Joaquin Development— Response to City Information Request Dear Ms. Kirk. Orosz Engineering Group, Inc. (OEG) is please to provide you with the information requested by the City of San Luis Obispo for the first review of application number 237-04. In the City's request, two areas of traffic engineering were identified. The first area of information requested clarification of the queuing capacity for the northbound off-ramp from Highway 101 to Los Osos;Valley Road and the project's potential contribution to that queue. To address w this concern, traffic volumes and other intersection information were obtained from the.City or field observations. The actual queues of Vehicles for the northbound off-ramp were observed during the peak hour of traffic between 4:15 PM and 4:45 PM on Wednesday May 11, 2005. The actual queue data was then compared to the estimate provided in the Highway Capacity Manual intersection capacity procedures. Once the model was tuned to replicate the queues observed, traffic related to the proposed project was added and the model rerun. 4 The existing conditions for the northbound off ramp include one left turn lane and one right turn lane. Both of these lanes are 285 feet long and can queue up to eight vehicles in the marked lane. The right turn lane signal indication operates concurrently with the westbound left turn signal phase on-to the Freeway. The field observations noted that the maximum queue length for the left turn lane was 15 vehicles. The average queue length during the observations was seven vehicles. The 85th percentile queue length was 9.7 and the 956 percentile queue was found to be 14 vehicle& A queue length of eight vehicles fits within the striped left turn lane. A queue length of 15 vehicles blocks traffic from continuing into the right.turn lane. The maximum right turn lane queue was three vehicles while the average, 8.5"' and 95, percentile queue length was two vehicles. The existing distribution of turning traffic at the Calle Joaquin, southbound and northbound Highway 101 ramp intersections with Los Osos;Valley Road provided the basis distribution of project traffic. As there are existing automotive uses on Calle Joaquin, the existing distribution of traffic should generally replicate that of the proposed project. Ms. Jamie Kirk - attachment May 18,.2005 Page 2 Based on the Highway Capacity Simulation for the northbound off-ramp for the PM peak hour, the proposed project is expected to increase the queue length currently experienced at the intersection by one vehicle. The HCM data worksheets for the existing and existing plus project conditions are attached to the rear of this report. The second issue raised by the City was the potential impact at the Calle Joaquin and Los Osos Valley Road intersection. The project traffic was estimated using the latest Institute of Transportation Engineers reference on Trip Generation. Based on the trip factors listed in this reference for Auto Sales (ITE Code 841), the proposed 80,400 square feet of auto sales could generate 212 PM peak hour trips with 83 trips oriented toward the project site and 129 trips oriented away from the project site. The existing intersection level of service at the Calle Joaquin and Los Osos Valley Road is LOS F with 54.9 seconds of delay per vehicle. The City and Caltrans have already identified this intersection.as a candidate for traffic signalization and coordination with the southbound Highway 101 ramp intersection with Los Osos Valley Road. Using the same project trip distribution as in the queuing analysis, the addition of project traffic at the Calle Joaquin/Los Osos Valley Road intersection would not change the level of service and would remain at LOS F. The average delay would increase to over 100 seconds of delay per vehicle. The project would be conditioned to contribute to the Los Osos Valley Road interchange sub-area fee program and thus mitigate the project's incremental impact. In the near term, employee.shift changes could be limited to the hours of before 4:00 PM and after 5:30 PM weekdays. This would eliminate the majority of the weekday PM peak hour trips until the traffic signal is constructed. For comparative purposes, 25% of the project traffic was added to the existing traffic volumes at the Calle Joaquin intersection and the relative delays at the intersection remained approximately the same (61.6 seconds of delay per vehicle maximum, an insignificant change from existing conditions from an intersection operation viewpoint). This letter addresses the Gty's comments relative to the project in the 1' review comment letter. Should you have any additional questions or clarifications, please contact me. WSincerelDf, A. Orosz, PE, PTOE Orosz Engineering Group, Inc. Attachments— HCM Worksheets y�3� ai�a�.;nn�enr I R3S, ggad (JB 1 F W W 1 ------------ s � �� VI � •r eT� 1 I 2 �i EXSTWG LOT EE 1 "- ri Ile 1 , I 1 1 Pte, 1 1 1 �,O I i I 1 1 1 1 y" J Zll •;til.. I -- v �: 0 \ ...,..�. a.. 1 1 � �\ Q a ;c - m < f y-�3 � - , A4ta-hmant CAPACITY AND LOS WORKSHEET neral Information - - ro'ect Description E g QN1 P�4� �toJt' pacityAnalysis EB WB NB -- SB ne group T _R L T L R j: flow rate _ _ 1215 321 247 1299 897 ._ _ .191 tflow rate _ 251 11851 26#9 2251 4.014 1851 st time 1.0 1.0 1.0 1.0 1.0 1.0_ _ rear ratio 0.54 0.91 10.60 0.60 1 0.34 0-44 . _ ne group cap. 11210 10! .1 376 1351 13.55 821 ratio L00 0.19- 0.66 0.96 6.66 0.23_-- ratio 0_.54 0.17 0.58 0.22 - 0.10 rit lane group y N N N y N flow ratios 0.84 --- - t 6me/cyde 7.50 - ___ ritical v/c ratio_ 0.93 ne Group Capacity. Contiol Delay, and LOS Determination EB WB NB SB ne group T R L T L - R flow rate 1215 321 247 _ 1299 897 191 . 1210 1677 376 1351 1355 - ne group cap. - 821 _- /c natio Jim 6.19 0.66 0.96 _66 0.23 reen ratio 0.54 0.91 0.60 0.60 0.34 6.44 if.delay d1 18.5 0.4 7.7 15.1 _ 6 113.8 y tactor k 0.50 0.11 .23 0.47 _24 0.11 - delay d2 55 7 6.1 4.2 23.4 1.2 0.1 F fac Wr 0.225 .000 0.000 .000 .660 .468 ntrol delay 59.9 10.1 4.2 23.4 16.2 6.6 e group LOS .. E A A C 8 - A prch.delay 47.4 20.3 14.5 jApproach LOS D C B ntersec.decay 28.8 Intersection LOS C f161000TM CoPYr1ght®2000 University of Florida.Ali Rights Reserved Version 4.1 file://C \WIN DOWS\TEMP\s2kA087.TMP 5/13/05 Ll--Or Sack-OT-queue vvul Mtnfiment � BACK-0F-QUEUE WORKSHEET General Information Project Description r✓xt Average Back of Queue EB wa NB se LT I TH RT I LT . TH RT I LT TH RT_ LT TH RT Lane group T R L T L R nit queueAane 10.0 0.0 0.0 0.0 0.0 0.0 ratenane 1215 321 1247 1299897 191 w per lane2251 1851 069 251 007 1851 pa c4/lane 1210 1677 376 1351 1355 1821 low ratio 0.54 0..17 0.12 0.58 0.22 0.10 is ratio 1.00 0.19 0.66 0.96 0.66 0.23 factor 1.000 1.000_ 1.000 1.000 1.000 1.000 5 5 5 5 5 5 I tXPe - - - lappon ratio 1.67 1.67 1.67 1.67 1.67 1.67 F factor 1.03 .33 1.03 .00 0.82 0.51 27.9 -5.1 5.7 -0.0 6.9 1.3 0.7 0.9 0.7 0.8 0.5 0.6 222 0.2 41.7 12.9 1.0 0.2 avg. 50.1 -4.9 47.3 12.917.9 1.5 - - ricentile Back of Queue (95th perceintile) 1.5 2.3 1.5 1.8 11.9 1 21 pQ Qy�, L 17TO 11.2 173.1 23.1 14.9 3.1 eue Storage Ratio spaang 24.9 24.9 24.9 24.9 24.9 24.9 storage 1500 150 150 I 500 285 285 yy, Ra 25 -Q8 7.9 0.6 0.7 0.1 % Ro% 13.8 -1.9 121 11.1 1.3 0.3 1f6200t7 Copyright®2000 University of Florida.AU Rights Reserved - Version 4.1 file://C:\WINDOWS\TEMP\s2kA085.TMP 5/13/05 y-�39 Capacity and Lu5 WorKSIMM ` Atta hment CAPACITY AND LOS WORKSHEET neral Information ed Description ' Xt �1. 'ems Wl �� f�,�� ac' Analysis - EB - WB - NB SB e group T R L T L R -- - flow rate 1251 330 247 1326 91.6 191 n itflow rate 251 1195 1 1 2069 12251 14 1851 ost time 1.0 1.0 1.0 1.0 1.0 1.0 - --- - n ratio 0.55 0.91 0.61 0.61 0:32 6.43 _ e group pp, . __ 1238 1677 381_ J379 1305 798 _ - - _ .._ /c ratio 1.01 0.20 0.65_ 0.96 70 0.24- iow ratio 0.56 0.18 - 0.59 . ELO'Y23 0.10 lane group Y N N_ _ N N _ m flow ratios 0.87 time/cycle7.50 ca(v/c ratio 0.95 T ke Group Capacity, Control Delav, and LOS Determination - EB UVB NB SB e group T R L T L R flow rate IV51 330 247 1326 916 191 group cap, 1238 1677 381 1379 1305 798 c ratio 11.011 0.20 6.65 0.96 .70 0.24 teen ratio 10.55 0.91 0.61 0.61 .32 0.43 delay d1 - 180 0.4 71 14.6 _ 23.6 - .14.4 ly tactor k 0.50 0.11 10.23 0.47_ _ _ .2T 10.11 delay d2 61.7 rA 3.9 23.0 1.7 0.2 factor .185 -.000 .000 .679 .495 rfiol delay 6&1 3.9 23.0 17.9 7.3 _._g�F LOS E A C _ B A rch.delay - 51.5 20.0+ - 16.0 roach LOS D _ C B- - - tersec.delay 30.6 1 tntiersection LOS HCSwOdrM Copyright C 2000 University of Florida.All Rights Resrrved. Version 4.1 file://C:\WINDOWS\TEM P\s2kAO87.TM P 5/13/05 V-//0 Back-of-Queue worKsneei . Atta-hmarit � BACK-OF-QUEUE WORKSHEET nerallnformation _ ject Description P Yx5k% vera a Back of Queue EBWB NB SB LT TH RT LT TH RT LT- TH RT LT TH RT ne group T R L T nit queueAane 0.0 0.0 0.0 0.0 0.0 0 0 low ratellane 1251 330 247 1326 1916 191 tflow per lane 2251 11851 2069 2251 2007 1851 pacity/lane 1238 1677 381 1379 1305 1798 ow ratio 0.56 0.18 0.12 0.59 0.23 0.10 Ic ratio 1.01 0.20 0.65 10.96 0.70 10.24 factor 11.000 .000 1.000 11.000 1.000 1.000 type 5 g 5 5 5 5 latoon ratio 1.67 1.67 1.67 1.67 1.67 1.67 factor 1.12 437 1.031.21 0.85 0-54 31.0 -5.3 5.7 .7 7.5 1.4 07 0.9 OJ 0.8 0.5 06 - 24.9 0.2 41.7 i3.1 1.2 0.2 avg. 55-9 -0:1 47.4 20.6 8.7 1.6 Breen ile Back of Queue(951th percentile) . _ - - 1.5 23 1.513.4 1.9 20 - 1 OQ. p y, 85.3 11.7 73.1 9 16.3 3:3 - ueue Storage Ratio _ - -pip 24.9 24.9 24.9' R124.9 24.9 spacing -storage 500 150 150 500 28528 -0.8 7.9 =1.0 0.1 qf,Rpyb 4.2 -1.9 121 .5 0.3 A S200dr n Copyright®2000 urimmitY of Rorida,All Rights Reserved version 4.1 file://C:\WINDOWS\TEMP\s2k1122.TMP 5/1.3/05 Two-Way Stop UuritI UI Atta.hmennt TWO-WAY STOP CONTROL SUMMARY . General Information pita Information O Clu [LOVR at Cade Joaquin en /Co. C' of SLO/Caibans of SLO/Caltrans ed 3/05 ar zun Conditions e Period M Peak Hour _ _ est Street: Calle Joa uin orih/South Street Los Osos Valle Road ntersec6on Orientation: NoWkSouth u Period hrs : 1.00 ehicle Volumes and Adjustments - or Street Northbound Southbound ovement 1 2 3 4 5 6 L T R L T- R olume 0 2098 144 78 -1000 768 eak-Hour Factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 ouriy Flow Rate, HFR 0 2231 153 1 82 1063 817 rcent Heavy Vehicles 0 - - 1 - edian Type Undivided T Channelized 0 1 es 0 2 1 uration T R L T R Signal _ - 1 0_ nor Street Westbound - _ Eastbound vement. 7 8 9 10 11 12 L T_ R L T R olume 164 0 _ .96LO-94 0 0 0 k-Hour Factor,.PHF_ 0.94 0.94 0.94 0.94 0.94 Flow Rate, HFR 174 0 1020 0 0 eroent Heavy Vehicles 1 0 0 0 0 0 0 nt Grade(96) 0 _ A_p�� N N Storage 0 Q T Channelized 1 0 � 1 _ 0 .. 1 0 _0_ 0 nfigurabwn L R .Caeue Length,and Level of Service NB SB Wesfbourtd Eastbound ovement 1 4 7 8 9 10 - 11 12 e Conf�uration L L R (RPh) 82 _ 174 102 (m)(vph) 153- 298 563 Ic 0.54 0.58 0..18- °�queue length 3.18 3.96 0.66 _ ntrol Delay 54.9 33.7 12.8 OS F - D B roach Delay - - 26.0 jApproa( HC5 OOd" Copyright C 2000 university of Florida.All Rights Reserved Version 4.1 file://C:\WINDOWS\TEMP\u2ki5.TMP 5/13/05 4_/i'0- Two-Way Stop Control Attachment TWO-WAY STOP CONTROL SUMMARY neral Information ite Information � � ntersec6onILO42aaCalle Joa urn - O/Caltrans O/Oaifral►s ar Plus Plowed5ed Trafic a sis Time Period M Peak Hour est Street: Calle Joaquin orth/South Street Los Osos valley-Road nterseclion Orientation: fStudy Period hrs : 1.00 ehicle Volumes and Ad'ustmrn Southbound or Street Northbound -5 6 ovement 1 T R L L T R glume 0 2098 158 85 1000 768 ak-Hour Factor. PHF 0.94 0.94 0.94 0.94 0.94 - 0.94 168 90 1063 817_ u Flow Rate, HFR 0 2231 1 — — rt:ent Heavy Vehicles 0 — - edian Type Undivided 0 1 T Channelized 1 - 1 nes 0 2 f 1 T R L T R uration 0 S' nal 1 rwr Street Westbou'rid Eastliotlnd 12 ovement 7 8 9 10 1 11 L T R L T R glume 185 0 1080 0 0 k�lour Factor, PHF 0.94 0.94 0.94 0.� 0.�4 0094 rly Flow Rate, HFR 196 0 0 0 rtxrrt Hea Vehicles 1 0 0 0 nt Grade(96) 0 0 red Appach N N ro Storage 0 0 T 0 Channelized 1 nes 1 0 i_ 0 0 0 uration L R Queue Length.and Level of Service �� NBSB Westbound Eastbound ovement 1 4 7 8 9 10 11 12 e Configuration L L - R (vPb) 90 196 114 (m)(vPh) 152 310 560 - /c 0.59 0.63 0.20 queue length 3.87 4.76 0.76 1 Decay 61.6 36.0 _ 13.1 OS F E B P�pproach Delay — — 27.6 Proach LOS — — D ffL52000w Capytigm®2000 UMVOSiW 0 Florida,All Rights Rid Version 4.1 5/13/05 file://C:\WINDOWS\TEMP\u2k15.TMP y-�y3 I WU-vvay .;0LLIP . wzl.lw- 9P�ttG-{iment 1 TWO-WAY STOP CONTROL SUMMARY FI, s,,r,T Information Information FW05 nterseGion OVR at Calle Joa uin . O/Ca/trans urisdiction of SLO/ICaltrans Performed i§Year isiin Plus Project ime Period Hour ed ID Pro ect Traffic stNVest Street Calle.Joa uin orth/South Street Los Osos Valley Road ntersection Orieritation: North-South d Peiiod rs : 1.00 ehicle Volumes and Adjustments or Street Northbound Southbound. ovement 1 2 3 4. 5 6 L T R L T R otume 0 2098 170 93 1000 - 768 eak-Hour Factor, PHF 0.94 0.94 0.94 0.94- 0.94 0.94 ou Flow Rate, HFR 0, 2231 180 98 1063 817 nt Heavy Vehicles 0 — edian T - Undivided Channelized 0 1 nes 0 2 1 ration T R L _ T R stream Sinal 1 0 nor Street Westbound Eastbound ovement _ 7 8 9 10 11 12 L T R L _ T R glume 205 0 120 0 0 0 eak-Hour Factor,PHF -0.94 0.94 0.94 0.94 0.94 0.94 ou Flow Rate, HFR 218 0 1 127 0 0 0 t Heavy Vehides 1 0 1 0 0 0 0 _ _ t Grade(%) 0 0 tared Approach N N Storage 4 -0 T Channelized1 0- 0-- i 0 0 0 uration L R ,.Queue Length,and Level of Service- NB SB Westbound Eastbound 1 4 7 8 9 10 11 12 e Configuration L L R (vph) 98 218 127 (m)(vph) 152 296 556 /G 0.64 0.74 0,23.- _ 5%queue length 4.65 _ 7.09 0.88 tioI Delay 69.1 49.0 13.4 pg F E 8 roach Delay — — 35.9 proach LOS — E H6200dm copyright 0 7400 university of Florida,All Rights Reserved Version 4.1 file://C:\WINDOWS\TEMP\u2kC140.TMP 5/13/05 �'�7 7 Alta-hment F 4 Attachment 9 ► . C.A. SINGER & ASSOCIATES, Inc. Archaeology•Cultural Resources&Lithic Studies Ms.Jamie Kirk December 7,2004 Kirk Consulting 9720 Atascadero Avenue Atascadero,CA 93422 Subject:Cultural resources survey and impact assessment for a±25 acre property in the City of San Luis Obispo, San Luis Obispo County,California[APN 067-242-012/013]. Dear Ms. Kirk; As requested,a phase I archaeological investigation has been completed to identify and evaluate cultural resources located on a±25 acre property in the southern part of the City of San Luis Obispo. The subject property,designated APN 067-242-012/013,is southwest of the downtown area,southeast of Laguna Lake,and just east of U. S.Highway 101. The surveyed area is . rectangular in outline,treeless and flat,mostly an irrigated field on the floodplain of Profumo Creek At the northeast comer are a small building and parking shed enclosed by a high fence topped with barbed wire;access is via fenced roadway through a locked gate. Attached are two maps that show the location and dimensions of the surveyed area Map 1 is a portion of the USGS San Luis Obispo,Calif.,7.5' topographic quadrangle and Map 2 is a reduced copyof an annexation map prepared for Kelly Gearhart. In preparation for the surface.survey a series of UCSB record searches were reviewed to determine if any resources had been recorded nearby,and where earlier studies had been carried out. A 1988 UCSB records search prepared for the Dahcho Annexation Project shows the.subject area as the"McBride Property";at that time it had not been surveyed Phase I surveys had,however,been done for all surrounding properties.. The nearest.reeorded site was more than a mile away. An updated record search was prepared in 1991 for a imonitoring program that indicated no changes in the status of the property. During monitoring carried out at the City.Wastewater.Treatment Plant.an historic archaeological deposit. was recorded,site CA-SLO-1149H. .This deposit is the.sife nearest the"subject property., In December 2003,a telephonetliscussion with Ms.Melissa Chatfield,Assistant Coordinator at UCSB,indicated that the Information.Center had no new information concerning the subject property,nor any new site records for the surrounding area. With the exception of the northeastern comer,the entire property was examined on November 16, 2004. A sketch map was made and field notesmere taken describing the surface topography, . exposed soils,local flora,and general'condition of.the area. Just prior.to the survey the field,had harvested and disked and surface.visibility was.100%. The property is bounded on the south by a drain link fence,beyond which are buildings used for automobile maintenance and storage. To the west area section of Profumo Creek and another irrigatedfield. Barbed.wire fences delineated the northern and eastern boundaries and.11.$.) ghway 101 is;immediately east(see.Map 1). Soils throughodjt the area are dant blown silty roam. The short secd6n-of Pnofunio Creek next to' the area:is.dioked with willows and was not accessible Along the.southem margin of the property P.O. Box 99 • Cambria • California 934284099 phone: 8057927-0455 - fax: 805/927-0414 Atta-hment Page 2 is a drainage ditch that parallels the boundary fence. Next to the ditch is a cast iron pump and next to the fence is an abandoned 2 door brown Nissan coupe. The pump is not located near any identifiable well head and the car was abandoned several years ago. A series of parallel transects, up and down the field rows,and a complete peripheral walk were used to inspect the surface of the property. No prehistoric artifacts or early historic materials were observed in the area and none are likely to exist beneath the present surface. That this property is still functioning as agricultural land speaks very clearly of it's productivity. It is at the confluence of San Luis Obispo Creek and Profumo Creek;the soil is rich,easily worked, and highly productive. This land has been cultivated for more than 200 years; and too, it was a productive source of food and other products for 10,000+years before the coming of agriculture. However,in the past,as they are today,resources were taken away from the area for use elsewhere and little or nothing was left behind to become archaeological evidence. At the northeast comer of the property are a single story office building and a covered carport on about 1/4 acre of land The facility was closed several years ago and is not in use at the present time. The office is a single-story,wood-frame bungalow with a shed roof and stucco finish. The open carport is similar in design and finish. The two structures are separated by a small paved area and completely surrounded by an 8' high chain link fence topped with barbed wire. Access to the area is through a locked gate at the northern end of Calle Juaquin. All observations were made from outside the fence. Until recently,this facility was an office of the U. S. Immigration and Naturalization Service(INS)[aka La Migra];it was.closed shortly after the creation of the new Department of Homeland Security. The facility has been at this location since about 1950; 1 recall seeing it in 1958. Since the facility is more than 45 years old and has both historical and cultural significance,it should,be documented and recorded as an historical property. This task was not undertaken as part of the present investigation.. Development plans for the property were not submitted for review or-evaluation and a focussed impact analysis was not carried out. As noted above,there are no surficial signs of either prehistoric or historic resources in the area and the soils and topography suggests that buried resources are unlikely to exist at this location. A review of earlier reports,Sanborn Insurance maps, City of San Luis Obispo historical site records,and several local history volumes suggests that no structures other than the INS office have existed on this property for more than 100 years. Changing the use of this property from agriculture to something else is not expected to adversely impact any known or_suspeded cultural resources and no additional investigations are recommended. Should you have any questions about the survey reported here,or the conclusions expressed in the report,please do not hesitate to.contact our Cambria office. Yours sincerely, Clay Singer Anthropologist; Atta.nment Page 3 References Consulted Anonymous (Berlrando and Bertrando] 1996 "Annotated Index to the Historic Documents: Petitions for Land in the City of San Luis Obispo". City of San Luis Obispo archives. Brock,James and Richard J.Wall 1986 "A Cultural Resources Assessment of Selected Study Areas Within the City of San Luis Obispo". Report prepared for U.S. Army Corps of Engineers,Los Angeles District. San Luis Obispo,City of n.d. Historic Resources Inventory files. Angel,Myron 1994 History of San Luis Obispo County California. Reprinted with Illustrations and Biographical Sketches of its Prominent Men and Pioneers,completely indexed with an introduction by Louisiana Clayton Dart,Word Dancer Press,Fresno. Krieger,Dan 1990 Looking Backward into the Middle Kingdom. Windsor Publications,2nd Edition. Robinson,W.W. 1957 The Story of San Luis Obispo County.Title Insurance and Trust Company Maps Consulted •Sanborn Fire Insurance Maps for 1891, 1903,and 1926: Series I-13-L •City of San Luis Obispo"Burial Sensitivity Map B" • City of San Luis Obispo"Historic Sites Map A" Attachments •Map 1.A portion of the USGS San Luis Obispo,Calif.,7.5' topographic quadrangle showing the property surveyed for cultural resources,APN 067-242-012/013 (shaded). •Map 2.Plan showing the surveyed property APN 067-242-012/013 (outlined);Annexation map prepared for Kelly Gearhart.. �-/y7 AttcaChment Page 4 OS v`� 1 \� I \ 4 \Q t •; -aa and;•i"- /' ! '• B SAN LUIS OBISPO, CALIF t` -rw. J' •``y 6 35120-M-TF-024 \ Z 1965 sell, REVISED 1994 F N DKA 11154 1 SW-SOM V895 _ = s-' . f - -i � "- a : ,.r :Lours '4 :T1, _-- A •� '�' ~ • ;• ee- . ell — •6e PadFieBene! ;.�P � •.o ell ' ••� DISPO�• ' •• •, '•t. •�`y High Seh ':� I o/ � � * sl •�W� rG /22 er �'� M me I >.• • b e Horhe a mping .. ping i Pum •� �o�,�.. '8 �- !0l �� Park r, Ste n Ir J atoA6 10 PISMO BEACH.CAl ' 1998 Y �- �� • • M0° rmule54utvwsERlEsv895 Map 1. A compQsite..'of..potti-ons of the USGS San Luis Obispo and Pismo Beach, Calif., 7.5' topographic quadrangles showing the property surveyed for cultural resources, APN 067-242-012/013 (shaded area: Attachment ---- — - Page 5 y - i 1 �` .9 � `"•� C 9F d's .V-t - , c, = t �. ,, i` N Lit q N Nt N. I � C 41 a a S v $4 74 ttl S 1 m 0 i on d o 0 to w C14 Pwr I �► ,� � "� to tc Atta.hment Attachment 10 AU"fOIVIAL.ie. EXPAISIOI�I DEVEL�OPiVIEI� T F(HYDROLOGIC AND HYDRAULIC REPORT CALLE JOAQUIN, SAN LUIS OBISPO, CA. PREPARED FOR: KELLY GEARHART JUNE 21, 2005 ff�ZZ�ov PREPARED BY: Z rn P 0 X19 6 fr 7 �t s _ CWIL lgjfOF CAUF��`� Design Group, Inc. KC DESIGN GROUP, INC. 7050 ATASCADERP AYE. ATASCADERO, CA 93422 (805) 462-5960 (805) 462-8191 FAx - --- Gearhart—Automall Expansion 6d9 005 Introduction Kelly Gearhart has-proposed a 5-lot Commercial subdivision of the property known as the McBride property,in San Luis Obispo County. The existing land use for the 25.6 acres is agricultural and is in process of annexation into the City of San Luis Obispo. In.accordance with the General Plan for the City,the proposed development will include four new auto dealerships(on Lots 1 thm 4) and 50% open space (Lot 5). The open space lot will dedicated over to the City and is assumed to continue to be used for agricultural purposes. This report was prepared to analyze the drainage facilities for the proposed sub-division using general assumptions for the lot development in accordance with the Preliminary Grading and Drainage Plan/ Master Drainage Plan as prepared by this office,dated June 21,2005. Flooding has been an endemic problem in the general area of this property and along the adjacent stretch of Highway 101. The property is located in the.FEMA Flood Zone A (100-year floodplain) inundation area and in a Special Floodplain Management Zone#2,as identified in the San Luis Obispo Creek Watershed, Waterway Management Plan(WMP). The site is also in close proximity to the Highway 101/Los Osos Valley Road interchange and accordingly subject to Hydraulic review by Caltrans. The hydrologic and hydraulic analysis in this report is based on the watershed-wide analysis completed for the San Luis Obispo Creek watershed for the City of San Luis Obispo and the San 'Luis Obispo County Flood Control District Zone 9 by Questa Engineering as part of the San Luis Obispo Creek Waterway Management Plan(Questa,2003). Discussions with the City staff have suggested that the Questa model.is conservative in its assts ptions but nonetheless should be used as a basis of analysis in this report.. 1 1 • � Y • 1 • r • • •• • • • t r• d • a • -r r • • r r• r - • r•• r • � • . ti r • � - r • r • r• r -• r 1 • - • M 1 RM• r • r v r r • t r • r• r r. a • r r � r. • V �T a� . a a ar./ i r�CY�'y^"'E� f)-!N I'^"'•-•.t1 "K t a ��1v + I 111i'{,• $t{ ♦ tS 1 s c �ej'l�(Y�➢'f�'5�7� n �j.�f �.iYE�`y {•,iYHr : j4 FZi YIT1.E Jrc rL' y.i S}�.Sy\JY�. C±F 4r`�'q '1 .- I '``t,�p� i Sn ' �' / °t Y'{ rt 4I '�' .i •two s 3V r ,, '{-r iF'S "^�. 1 r A �J`fi' �.0 t t' r \.s�A�i .��` pV} arsi4b hiSY ft v� 'T b.A I I+` { y,-YyTy' <1►3a \F'4ir'4 ,5�f 'S ✓S y 4,�,;" eY f J lJ ^dSj -D ,,,'4 !+ �n," A Y iY •>}• yS ;i'�4„'�f ^,7�wR 1}�( �i .......... P °H { -L�k•- r ✓� v .• I'-'o �. > rt a{W� `I' 4 1 i r y. A i a r rfn�ft• 4} aJj3 �.�J�� 'r�s+ '�n� �t >• � Rw � \�P >.0 Jl i a� .., 'n.�• !1 C�� "y,:�t•+/� iJi nV �iy` Li'{' Y .�t.,5 „�4..}}f+' 6 �S y •��tl :, I� � t ..) y .i.y.aarq .,C'y ,r3 .Z•air= ti: w y 4 f:s •*av , •�j r J .S� y,^'y.�� .. s��-t,nom r �S �. a - t a _ OCG Jr Ca"sv�s .�•4 [l. zt ? la •F' �. i� � t Y S.� Y ".J �f ,,!! s a 1..G r k f�� -�. ! SA a ; r r .. it rr.•w'si r Ar if S #f �U V a �a v' -'w I r � J� v � Yw n• � v 9 t • �r `� h ', ,w\i ,CY, ,r L !t ' rr+,f'yt,�_'"'!-���gw,'Ytrff•NvS 'J 1� - A ^Sg1�.r'�Yti{i,jrt�,yy. S �, s T •y 4 ,J. _ t t �••.'. 1' � i.. .14r O 4ay`j I �jp F t v 1 r r I t � l !. /M1t.:r t'f"..f�f-` ✓� Y 1� 1 fqy • Gearhart—Automall Expansion 6222005 Watershed Description/Delineation The sites regional location is within the San Luis Obispo Creek Watershed. San Luis Obispo Creek Watershed originates in the Cuesta Grade area north of San Luis Obispo. The creek flows south through the City of San Luis Obispo adjacent to Highway 101 until it reaches the southern extent of the Irish Hills where it veers west to the ocean. The project site is located within the Lower Prefumo Basin,which is a sub-basin of the San Luis Obispo Creek Watershed(SLO DDM Figure 1-2). This sub-basin measures approximately 13 square miles and drains into Prefumo Creek. The site is located between San Luis Obispo Creek and Prefumo Creek Highway 101 runs north to south through the sub-basin,and San Luis Obispo Creek runs north to south roughly parallel to and east of Highway 101. The Gearhart property lies west of Highway 101 and is relatively flat,with topography gently sloping to the south-southwest toward Prefumo Creek at an approximate slope of 0.5%. Prefumo Creek runs roughly west to east and forms an approximate westerly boundary to the project site.It drains from Laguna Lake located upstream of the project site,southeast to Highway 101 and ends at it's confluence with San Luis Obispo Creek,east of Highway 101. s `\ V . 0 ti 1.. j; f '! Eli A r dS"' •' r,---�`.uq .:..� '•�� \ � � .fir' lye'� t, ••:.., .. ,. •� ,e.,�� . up,.,P°.fame C,.A t / ,/� ,,+ric:.ia Iw.lf-. l S - :��.^fl' '' ., s N'a. ♦ ' IwMl Pfaem ' ., _. 'J,; :'j? ill . '(`."Jf6•. '. �w:_' 1. ., 1 ,,.. ti ..��.:hL�-';.,", '`p r a, '. � �i L•Q�• LIIr L•�'��,'��i,�.J�• �: .•. 1. +. .�:'L •M1n q ; •. '`i�yr' `� ' _ fir.. • :, �, _ �. P. Project • .4.. ,�' f c site 1 t 0, 800`. 1200.Meters, il c ilh Watershed Subbasins in the Project Vicinity Source:Quem Engineerft Corporation,Ouaber 2003 - - Gearhart—Automall Expansion 6/2212005 Hydrologic and Hydraulic Analysis The Federal Emergency Management Agency Flood Insurance Rate Maps(FIRMS) are used to determine the flooding hazard along waterways. The FIRM,dated July 1985 for the site area indicates the developed portion of the.Gearhart property lies within Flood Zone"A" (the 100- year flood area). The FIRM map does not indicate.actual depth of flooding,since a detailed hydrologic study was not completed by the Army Corps of Engineers at the time the map was prepared. The City of San Luis Obispo SLO Creek Waterway Management Plan includes a more detailed study of the sub-basin,completed by Questa in 2003. The property is located in a Special Floodplain Management Zone#2,which the City's DDM has determined to have a"potentially significant effect on downstream flooding and bank stability." These potential impacts can.be mitigated-by incorporation of the City's"Managed Fill" management policy. Under the Managed Fill policy, the project must demonstrate that the following items are adhered to: 1) The project does not increase the floodwater surface elevations for the 100-year storm by more than 64 num,using the General Plan build-out scenario. 2)The project does not decrease the floodplain storage volume onsite. This can be achieved by a zero net-fill grading plan Development of this land has been designed to comply with the City's WMRManaged Fill policy using Questa's design flows for overall floodplain management a) Summary of hydrologic assumptionslinput parameters: This drainage analysis is based on the watershed-wide hydrologic and hydraulic analysis completed for the San Luis Obispo Creek watershed as prepared for the City of San Luis Obispo and the San Luis Obispo County Flood Control District Zone 9 by Questa and a part of the San Luis Obispo Waterway Management Plan(Questa 2003). More specifically,this report uses information from the projected buildout of the Lower Prefumo Creek Sub-basin. This report was prepared using the San Luis Obispo WWMP,but does not account for the improvements outlined the plan The proposed master drainage plan utilizes on-site drainage basins to regulate outflow from the developed portion of the project site and.routes the up- gradient runoff around the developed areas. Ultimately,the drainage exits the site at the same location as the pre-developed conditions. The drainage basins will be an effective tool for controlling flow exiting the project site for the smaller storms. But based on the Questa model,the project site will be entirely under water during the larger storm durations. The site will act as a large pond,therefore any proposed detention basin,regardless of size but will become ineffective for the larger(10,25,50 and 100- year) storms. Due to the existing flood water surface elevation at the site,the proposed detention basins are not designed to detain runoff above the 2-year storms. - 21— Gearhart—Automall Expansion 6222005 1) 100-year flood surface elevations: The project site is 25.6 acres,of which only 128 acres is being developed. The pre-developed and post-developed run-off rates were determined by using the rational method. This is a common method for projects under 100 acres of development The.runoff rate was calculated for the 2,10,25,50 and 100 year storms. The difference between the post and pre-developed conditions for each respective.storm was used as the increase of runoff due to the project development. It should be noted that the runoff calculations in this section have assumed that the project site maintains a constant outflow. Using the Questa 2003 HEC-RAS model, the developed portion of the site is entirely under water for the 100-year storm, therefore constant outflow would not occur. The project site would act as a large pond,with no regard to surfaces improvements onsite. Our assumption is considered a more conservative approach in analyzing the effect of increased impervious surfaces on the floodwater surface elevations. The 100-year runoff rate for the project development is 0.46 cors. The pre-developed runoff rate is 020 cros. The net increase of runoff from the project site during a 100-year storm is 0.26 cros. The floodplain upstream of this area is 150 meters wide below 300 meters,bounded by to the west by the fill along Auto-park Way and to the east by the fill for Highway 101. Modeling this floodplain as a weir,the increased runoff from the project will raise the upstream and downstream 100-year flood surface elevation by 5mm and 4mm respectively. This result is below the significant threshold as described in the SLO DDM Managed fill criteria. 2) Floodplain Storage: FEMA regulations require the development of property in Flood Zone A to maintain a minimum building finished floor elevation of one foot above the FEMA determined 100-year flood surface elevation. Questa's 100-year design flow for this area include overbank split flows at specific locations of SLO Creek which cross Highway 101 and enter Prefumo Creek The. additional flow results in a large discrepancy between 100-year flood elevations as determined by FEMA and Questa,respectively. The project proposes to maintain a zero net-fill condition by keeping the parking lot area of the project at roughly,existing grade and filling in the area under and immediately around the proposed buildings. The fill will be generated on-site,by cutting a swale around the outside of the development and along the interior property lines. The estimated earthwork quantities are 20,920 cy of cut and 17,030 cy of fill. The estimated onsite pre-developed storage volume under the Questa 100-year flood surface elevation is 63,150 CY. The post-developed onsite storage volume is 66,140 CY. The result is a no-net decrease in 100-year floodplain storage onsite. 3) Culvert Crossings: In Prefumo Creek,the culvert that conveys creek flows below Highway 101 to San Luis Obispo Creek is currently under-sized for the 10,25,50 and 100-year estimated peak flows.As a result, water is detained behind the culvert,resulting in backwater flooding in Prefumo Creek upstream of the Highway 101 culvert. Gealbart—Automall Expansion 6/22/2005 The design flow for the Prefumo Creek culvert under Highway 101 is 51 cros.While the actual capacity of the culvert is expected to be greater,the design flow is substantially less than the Questa calculated peak flow rates of 157.20 cros for the 100-year. Consequentially, this culvert restricts peak flows from Prefumo Creek discharging into San,Luis Obispo Creek,resulting in flooding upstream of the culvert and an overtopping of the highway. Questa's model estimated the depth of floodwaters overtopping the highway at this location to be 1.73 in with a width of 74.35 m. Again,assuming the project site maintains constant outflow, the proposed development will increase the peak flow entering the culverts under the Calle Joaquin,Highway 101 off ramp and Highway 101 road crossings. The development will increase the peak flow rate by 0.16 percent,from 157.20 cros to 157.46 cors. Modeling the increased flow as a weir condition,the increase has the potential to raise the 100-year water surface elevation overtopping the highway by 0.01 m. Post Construction Water Quality. Development activities such as the proposed project can result in two types of water quality impacts:erosion and sedimentation and discharge of other pollutants during construction;and long term impacts from runoff from the completed development and associated land uses. Currently,the agricultural nmoff.from the project site is untreated. During construction, implementation of Best Management Practices per the National Pollution Discharge Elimination System permit required for the project will help minimize the erosion,sedimentation and pollutants discharge. Post construction,the project development will implement a water quality system to treat the.runoff exiting the developed portion of the site. The system will include bio-filtration,infiltration and detention The post-development result will be an overall reduction in the amount of untreated runoff exiting the site. Summary of Peak Runoff: Recurrence Post dev Pre-dev Interval .Q mg/s) Q mals 2-year* 0.14 0.06 10- ear0.24 . 0.11 25- ear' 0.29 0.13 50-year" 0.34 0.15 10 ear" 0.46 0.20 * Assuming free-flow conditions. This chart assumes free-flow conditions at the project site outfall. However,based on Questa 2003 model,free-flow conditions only occur with the 2-year storm event Larger storms cause an existing backwater effect in Prefumo Creek and subsequent ponding on the project site. Due m this ponding,the proposed detention basins are sized to detain only the post-developed 2- year event. . The runoff from the 10,25,50 and 100-year storms cause the backwater on the site to effectively act as a large pond,covering all proposed facilities(excluding the building envelopes). For this reason,the post-development conditions are considered equivalent to pre-development conditions for the 10,25,50 and 100-year storms respectively. Gearhan—Automall Expansion 6/22/2005 WI ornn IsourAo ��:�'iti�'��^- --_ •:,.�- i PREFUMO• `r,f \ •e��.u,; e . :..:.: OVERFLOW '-�' "•'-•�,- �.'� i CHANNEL � j' .W�.•• erak { i••ir � �• yY 1 l_. + : ` -, 1 SPLIT FLOW Sib 0q4y LOCATIONS , •� ::ifi�iiiii!iiii!,.'!i,filli,:'Illi.:"� • :� i Pit •�� • '. •�"pn ... PREFUMO IF` r • ;iii>•':-i'!i�i:r''! ,:.:.t. �,:•:• -- . + '3i�`'a�If• ! •1.—..� s •,_ /'•�CEK •fa+9a yn,`iFl;�l .`75i "�'il .C__ I�i�RGGQ\ !'a.li:i',•yd: h _- "14"}i;lli�ii °fi;h�;�}p'x!• �. ..• rp{?On - - fill; SAN LUIS ' IF . . �.�� i OBISPO CREEK -y Igo Nw -= - �� _ -. - � •„ 1 Pim Pln7 • rarva: �N A w h- tiNrir�4 It �� HWY 101 ovearlowing j — ., Spriirq:t �F en1e4 Mcn:r.,vnr ` t `• / , , ` 300 0 300 .�" 60Q'AAeters Hydraulic Modeling Reaches and Cross-Sections s0„7w:QuvswnscoT"a9= oaher 2003 Geadw—AutDhW[E.x nskcq 6%12/2005 Conclusion: The City has recognized the.flooding problems in this vicinity and has taken action to address the issues. Caltrans has also noted the need to increase the size of the Highway 101 culvert.. The proposed project does not pretend to solve the flooding issues in this area,but simply recognize the City's direction in correcting these issues and conforming to the guidelines set forth in the policies enacted for that purpose. Currently; the Gearhart property,the culvert crossing at Calle Joaquin,Highway 101 and the off ramp flood during large storms. Post development conditions will remain the same. The project meets the core planning and design requirements as outlined in the City's WWMP DDM. Using detention basins,the on-site system has been designed to regulate runoff from the site to pre-development conditions. The result is a"No Adverse Impact" to the off-site runoff and channel impact conditions. In addition,the project meets the W4VMP's"Managed Fill Criteria" to maintain overall floodplain management with no significant increase in floodwater surface elevations and no net decrease in floodplain storage. y-�s� t4 ment Supporting 'Technical Data av& l l e i n Pro f elf- ri )CS in the Comrnvn4l- bevetopr ent De+- f y-i5g - Atta"ri . ent Attachment 11 PLANNING COMMISSION RESOLUTION NO. XXXX-05 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING APPROVAL TO THE CRY COUNCIL OF GENERAL PLAN AMENDMENT, PREZONING, AND TENTATIVE PARCEL MAP FOR PROPERTY LOCATED AT 1413 CALLE JOAQUIN APPLICATION # ANNX, ER, GP/R, MS 237 -04 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 13, 2005, for the purpose of considering Application # ANNX, ER, GP/R, MS 237-04, a proposal to annex the 25.6-acre McBride property to the City, adjust the boundary between General Plan Land Use Map designations. Prezone for proposed land uses, and approve a Tentative Parcel Map; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the "City of San Luis Obispo regarding the project,• and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant . environmental impacts of the proposed project entitlements, and reflects the independent judgment of the Commission. The Commission acknowledges that the Council through the adoption of the Mitigated Negative Declaration will incorporate all of the mitigation measures listed in Exhibit A into the project (Mitigation Monitoring Program). WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Annexation Findings. Based upon all the evidence, the Planning Commission does hereby recommend that the City Council approve application ANNX 237-04, based on the following findings: 1. The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the site is contiguous to the City. Resolution No.[ ] Page 2 2. The annexation of the site is a logical addition to the City due to its location in relation to existing urban development. 3. Annexation and development of a portion of this property is anticipated by the General Plan Land Use Element (LUE) map and text, specifically LUE Policies 1.13.5 E. & 8.8 Section 2. General Plan Amendment Findings. Based upon all theevidence, the Planning Commission does hereby recommend that the City Council approve application GPA 237-04, based on the following findings:. 1. The proposed General Plan Amendment is a minor amendment to the Land Use Element Map because it is a boundary change only which retains the existing Open Space and Services & Manufacturing designations for the site with the same relative proportions of the overall site area intact (50% each). 2. The revised land use configuration benefits the potential for long-term agricultural operations on the property because the proposed open space area will be immediately adjacent to the open space areas of adjacent properties subject to LUE Policy 1.13.5 E. Section 3. Prezoning Findings. Based upon all the evidence, the Planning Commission does hereby recommend that the City Council approve application R 237- 04, based on the following findings: 1. The proposed Services & Manufacturing Land Use Element Map designation for the 12.75-acre portion of the site planned for the auto sales uses is consistent with the goals and policies of the General Plan, specifically LUE Policy 3.6.7 A. which calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. 2. The proposed Open Space Land Use Element Map designation for the 12.90- acre portion of the site planned for open space and continued agricultural operations is consistent with Land Use Element Policy 1.13.5.E. which calls for long-term protection of sensitive habitat and prime agricultural soils. 3. The submitted master plan in conjunction with the Tentative Parcel Map and exhibits fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets and utilities. Section 4. Tentative Parcel Map Recommendation. Based upon all the evidence, the Planning Commission does hereby recommend that the City Council approve application MS 237-04 (SLO 04-0615), based on the following findings; and subject to the following conditions: Resolution No. [ ] Page r'VtJa"i m It Findings 1. As conditioned, the design of the tentative map and proposed improvements are consistent with the General Plan and its policies, specifically LUE Policy 3.6:7 A. which calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. 2. The site is physically suited for the type and density of development allowed in the C-S.zone in that the proposed parcels comply with minimum lot dimensions and parcel area standards. 3. The design of the tentative map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will require architectural. review, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision. Conditions 1. The final map shall indicate the general location of the Bob Jones City to the Sea bicycle path traveling through the property consistent with approved City plans: 2. Any grading within the open space area of the proposed subdivision that is required to reduce the loss of floodplain storage to a less that significant level shall be performed in such away that agriculture operations can continue using conventional irrigation practices. Conventional irrigation requires slopes less than two percent. Code Requirements The following code requirements are included for informational purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project will be subject to all codes and requirements in effect at the time of building permit application.- 1. pplication:1. All boundary monuments, lot comers and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5° diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange Format, DXF) for y'�u� Resolution No.[ j Page 4 - y y _ s 3ita..Til 11 c(li Geographic Information System (GIS) purposes, shall be submitted to the City Engineer. 2. The final map, public improvement plans and, specifications shall use the International System of Units (metric system). The English System of Units may be used on the final map where necessary (e.g. - all record data shall be entered on the map in the record units, metric translations should be in parenthesis), to the approval of the City Engineer. On motion by Commr. [NAME], seconded by Commr [NAME], and on the following roll call vote: .AYES: Commrs. NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this [ ] day of [MONTH], 2004. Ronald Whisenand, Secretary Planning Commission by: Attachment.F RESOLUTION NO. (2005 Series) A RESOLUTION OF RECOMMENDATION BY THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO REQUESTING THAT THE LOCAL AGENCY FORMATION COMMISSION APPROVE THE GEARHART/MCBRIDE PROPERTY ANNEXATION AND DEVELOPMENT PROJECT LOCATED AT 1413 CALLE JOAQUIN (ER,ANNX, GPA,R, MS 237-04; LAFCO ANNEXATION NO.71) WHEREAS, the Planning Commission on July 13,2005; and the City Council on August 16, 2005, have held public hearings on the proposed Gearhart/Mc Bride Property Annexation and Development Project; and WHEREAS, the Council has approved the amendment of the Land Use Element Map for the annexation known as the Gearhart/Mc Bride Property Annexation by reconfiguring the boundary between the existing land use designations of Services &Manufacturing and Open Space as shown on the attached Exhibit A;and WHEREAS; the Council has approved the amendment of the Zoning Map for the annexation known as the Gearhart/Mc Bride Property Annexation by prezoning: 12.7.acres of the property to C-S;Seryice-Commercial, and 12.9 acres as C/OS-20, Conservation/Open Space with a 20,acre minimum parcel size; to be consistent with the amended LUE map designations already described and as shown on the attached Exhibit B; and WHEREAS, the City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant.environmental impacts of the proposed project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the mitigation measures listed in Exhibit C into the project(Mitigation Monitoring Program). Resolution No. (2005 Series) Attachment F Page 2 WHEREAS, City Council il approval is a prerequisite for the San Luis Obispo County Local Agency Formation Commission to initiate formal annexation proceedings; WHEREAS, the territory proposed to be annexed is uninhabited, and a description of the boundaries of the territory is set forth in Section 2; and WHEREAS, thi's proposal is consistent with the sphere of influence of the City of San Luis Obispo. THEREFORE,BE IT RESOLVED by the San Luis Obispo City Council as follows: SECTION 1.Findinjas. 1. The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the-site is contiguous to the City. 2. The annexation of the site is a logical addition to the City due to its location in relation to existing urban development-. 3; ,Arinexation and development of a portion of this property is.anticipated by the General Plan Land Use Element(LUE) map and text, specifically LUE Policies 1.13.5 E. & 8.8 4. The proposed General Plan Amendment is a minor amendment to the Land Use Element Map because it is a boundary change only which retains the existing Open Space and Services & Manufacturing designations for the site with the same relative proportions of the overall site area intact (50% each). 5. The submitted master plan in conjunction with the Tentative Parcel Map and exhibits fulfills the intention of LVE Policy 1.13:3, Required Plans, which.call's for the master planning of proposed anas nexation areso that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets and utilities. SECTION 2. Annexation Area Described. The annexation consists of approximately 25.6 acres, bounded on its east side by Highway US 101, and located immediately northeast of Kimball Motors, in the City of San Luis Obispo, County of San Luis Obispo, Assessor's Parcel Number 067-242-012 & 067-242-013, as shown on the attached map, Exhibit D, and legally described in the attached Exhibit E. l Resolution No. (2005 Series) Attachment F Page 3 SECTION 3. Council Recommendation. The City Council recommends that the Local Agency Formation Commission of San Luis Obispo County approve the proposed annexation subject to property owner compliance with city requirements regarding environmental mitigation and public improvements as described in the project's EIR; in accordance with California Government Code Section 56844 et sem: SECTION 4. Implementation. The City Clerk shall forward a copy of this resolution, General Plan Amendment Resolution and Prezoning Ordinance, and all pertinent supporting documents to the Local Agency Formation Commission. NOW THEREFORE,this Resolution of Application is hereby adopted and approved by the City Council of the City of San Luis.Obispo. On motion of._ seconded by - ; and on the following roll call voter AYES: NOES: ABSENT- the foregoing resolution was passed and adopted this_ day of -- _ _ _-- ---,2005. Mayor Dave Romero ATTEST: City Clerk Audrey Hooper Resolution No.- (2005 Series) Attachment F Page 4 APPROVED AS TO FORM-: City Attomey Jonathan P. Lowell L:\Geaihazt\237.04 CC Annex Res. q,10 kip ' N'Otic�w'F'^ 4u. 9 I'i�--.. Int- "'+'• �"� 0'I1;.�I'_i'"St���?�.�n��.�. j����0 �••'..�.%I, moi. p 3041 WA WA ✓r j. � �� issue 1��;��•,,4�s��a��e,,�4 // I�/. 'j ''`•I��i°'�-,� 7 !'��.. •ti 5.7.•x,"'� Aa..y OFO����� 0111111 FA :�j Vii,,%jam = • 724 % 0 Ar 'I i, 1�0 .o.�..-t - •,v..�►>,��;� ,�a��� ',.�j� ice.= ��Ui iC`�<ei.i r• �1w'Csf'.QR �s!� � �� /`.=•.+j," Qi NO A Ir ��/,' 1 1 11 I— i ATTACHMENT F EXHIBIT C REQUIRED MITIGATION AND MONITORING PROGRAMS Aesthetics 1. Final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission (ARC)will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan policies for viewshed protection and the City's Community Design Guidelines. The following.standards shall supplement established City policy that may apply to the project site: a: All free-standing _exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candles when measured below the light.source at finished grade. Light levels at and beyond the property lines shall not exceed l foot- candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure lighting compliance. b. The site plan shall respect the edge of the City's Urban Reserve Line and design the landscape plan and site improvements in order to create a"soft edge" and aesthetically pleasing transition to adjacent agricultural land outside of the City limits. Native tree and shrub plantings, and adequate landscaped setbacks shall be utilized to achieve this. c. Building Height and placement shall be designed to retain views from Highway 101 through the site. As viewed from southbound traffic lanes,views of the Irish Hills shall be retained. As "viewed from the northbound lanes, views of Cerro San Luis and surrounding vistas shall be retained. A combination of increased building setbacks, reduced building height, and significant corridors between buildings shall be utilized to achieve this. Photo simulations may be requested with development packages submitted for architectural reviewto evaluate compliance with this requirement: • Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to aesthetics, landscaping and lighting have been incorporated into working drawings. Agricultural Resources 2. The existing structure and all associate infrastructure within the proposed open space area (former border patrol office and carport and associated utilities) shall be removed from the site. • Monitoring Program: The City's Natural Resources Manager will oversee the developer's donation of the open space property to the City. Necessary agreements to assure the removal of the existing buildings would be a condition of the property transfer. i ER 237-04(GearhardMCBride Prop.__,Annexa tion A.—,htnent F,Exhibit C Page 2 Air Quality 3. The following mitigation measures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the proposed project. The following dust mitigation measures are required at the start and maintained throughout_ the duration of the construction or grading activity: a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed "15 mph. Reclaimed(nonpotable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans.should be implemented as soon.as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetatibn should be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks,etc.,to be paved should be completed as soon as possible. In addition,building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets,or wash off trucks and equipment leaving the site, and k. 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. 1. Maintain all construction equipment in proper tune according to manufacturer's specifications. in. Fuel all off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders; scrapers, backhoes,generator sets, compressors, auxiliary power units;with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road). n. Maximize to the extent feasible,the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. o. No person shall engage in any construction or grading operation on property where the area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust Mitigation Plan for the operation has been: i. Submitted to and approved by the Air Pollution Control District before the start of any construction or grading activity; and ii. The provisions of that dust mitigation plan are implemented at the beginning and maintained throughout the duration of the construction or grading activity. L/-/-7/ ER 237-04(Gearhart/McBride Prop. ,'.Annexation At--nment F,Exhibit C Page 3 4. The following mitigation measures are designed to eliminate project operational phase emissions. The-APCD indicates that measures a-d are required standard mitigation and that at least 6 of the measures included in e-u are also required: a. Provide on-site bicycle parking. b. Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips; c. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower.and three lockers for every 25 employees;and d'. Increase building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall or floor insulation,etc.). e. Increased street tree planting. f. Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. g. If the project is located on an established transit route, improve public transit accessibility by providing transit turnouts with direct pedestrian access to project or improve transit stop amenities. h. Improve the pedestrian environment. i. Implement a Transportation Choices Program. The applicant should work with the Transportation Choices Coalition partners for free consulting services on how to start and maintain a program. Contact SLO Regional Rideshare at 541-2217. j. Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk,bike, etc. k. Implement compressed work-schedules. 1. Participate in an employee "flash-pass" program, which provides free travel on:transit buses. m. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. n. Use roof material with a solar reflectance value meeting the EPAIDOE Energy Star® rating to reduce summer cooling needs. o. Use built-in energy efficient appliances, where applicable. p. Use double-paned windows. q. Use low energy parking lot and street lights (i.e.:sodium):. r. Use energy efficient interior lighting. s. Use low energy traffic signals (i.e. light emitting diode). t.. Install door sweeps and weather stripping if more efficient doors and windows are not available. u. Install high efficiency or gas space heating. • Monitoring Program: Community Development staff will review building permit plans to assure that air quality mitigations are noted on plans and that other needed information is specifically shown. The applicant will need to demonstrate that he has contacted and worked with APCD staff on some of the requirements. Biological Resources 5. Final construction and site development plans shall include a detailed landscaping plan that addresses the creek setback area and 200 foot buffer area that is to be preserved as open space. The landscape plan shall provide for native plant and tree species adjacent to the creek bank. The plan shall note the removal of any invasive or non-native species (i.e. castor beans, vinca etc.) of trees or plants within the creek and setback area. A qualified landscape architect shall prepare the plan. ER 237-04(Gearhart/McBride Prop. -j Annexation A.__.:hment F,Exhibit C Page 4 a. The landscape plan shall provide a demarcation (in the form of a wood-rail fence) of the habitat areas along the creek area to the west of the,site from the use areas(i.e, parking lot and building).. The plan shall incorporate the recommendations of the City's Natural Resources Manager.. b: The landscape plan shall specify protection for creek vegetation during construction which shall include temporary fencing that clearly demarcates the extent of sensitive habitat not to be disturbed. The City's Natural Resources Manager shall be called to do an inspection prior to any vegetation removal and to review installed protection devices in the field prior to the commencement of grading activities and/or construction. The plan shall also contain a specific schedule for the long-term monitoring of plantings. c. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek area without adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration prior to entering the creek.. If feasible, bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. To accomplish this, a portion of the drainage ditch along the southwestern property boundary may be utilized as a bioswale. d. Light levels in the vicinity of Prefumo Creek shall be less than .5 foot candle and extensive screening landscape (native trees and shrubs) shall be planted between the project site and the creek area to reduce potential light intrusion into the riparian habitat. 6. The existing low-water crossing in Prefumo Creek shall be abandoned,the eroding roadbed stabilized, and willows and cottonwoods replanted in the abandoned roadway. 7. As shown on the proposed land use plan for the site and the Tentative Parcel Map, a construction setback of at least 100 feet from the top of the Prefumo Creek channel shall be maintained to reduce impacts to riparian trees and allow open ground beyond the top of bank for bio-filtration of storm water: • Monitoring Program- The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to the buffer treatment, riparian landscaping and lighting have been incorporated into working drawings. Community Development staff will coordinate with the City's Natural Resources Manager throughout the process to assure that appropriate plant materials are selected for any riparian area re-vegetation and other requirements of the biological assessment are followed. Cultural Resources 8. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and determine appropriate action (remove or preserve on site) the items. Disposition. of artifacts shall comply with state and federal laws. A note concerning this requirement.shall be included on the grading and construction plans for the project. ����3 ER 237-04(Gearhart/McBride Prope annexation Ate .vent F;Exhibit C Page 5 • Monitoring Program: Community Development Department staff will review working drawings to assure that these mitigation measures become a part of plans. Energy and Mineral Resources 10. The project development shall incorporate the following features where feasible: a. Skylights to maximize natural day lighting. b. Operable windows to maximize natural ventilation.' c. Energy-efficient lighting systems for both interior and exterior use. d. Substitute solid sawn lumber with engineered lumber. e. Install compact fluorescent bulbs. f. Install energy star rated appliances • Monitoring Program: Community Development staff, including both Building and Planning, will review working drawings to assure compliance. Geology and Soils 11. Grading and construction must be designed and performed in compliance with the soils engineering report prepared by Buena Geotechnical Services,December 31,2004. • Monitoring Program: The Community Development Department staff will review the recommendations included in the soils engineering.rep ort along with working drawings submitted for a building permit. Hazard and Hazardous Materials 12.The project design shall comply with the Airport Land.Use Plan Policies designed to protect airspace. The final project design shall be reviewed for consistency with ALUP Policies 4.5.3 (hazards to air navigation)and 4.6.2(avigation and noise easements). • Monitoring Program: The Community Development Department staff will coordinate with the County of San Luis Obispo staff that regularly works with the Airport Land Use Commission regarding the recordation of avigation and noise easements. Hydrology and water Quality 13. All sitedrainage shall be directed towards the public right-of-way unless other provisions are approved by the City. In no cases shall site drainage from parking and auto storage areas be directed towards a storm drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil &water separator or other City approved method. ER 237-04(Gearhart/McBride Prope. i nnexation Att. :ment F,Exhibit C Page 6 14. The project shall, where feasible, utilize porous paving, landscaping, or other design element to reduce surface water runoff in driveways,.parking areas or vehicle display areas consistent with Land Use Element Policy 6.4.7. 15. The project shall comply with the City's Waterways Management Plan (2004 edition) and any additional recommendations prescribed by the Hydrologic and Hydraulic Report prepared by KC Design Group,May 18,2005. • Monitoring Program: The City's Public Works Department as reviewed the hydrologic and hydraulic report submitted by the Applicant and determined that it is in compliance with the City's Waterways Management Plan. The Community Development Department &Public Works Department staffs will review plans to assure that drainage facilities are consistent with this study and any special requirements imposed by ARC review. Traffic 16. The applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of Public Works. 17. Until signalization of the Calle Joaquin and Los Osos Valley Road intersection is completed, employee shifts shall be limited to the hours of before 4:00 p.m. and after 530 p.m. to lessen impacts to the intersection. a Monitoring Program: The Public Works Department will determine the amount of applicable fees. The Community Development will oversee the staggered work schedule requirement. Utilities and Service Systems 18. To help reduce the waste stream generated: a. The project shall include convenient facilities for interior and exterior on-site recycling. b. The project.shall include a solid waste recycling plan for recycling discarded materials, such as concrete;sheetrock, wood,and metals,from the construction site: The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components of the .project and in surfacing wherever feasible. e Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff with consultation with the Utilities Department: The above mitigation measures are included in the project to mitigate potential adverse environmental impacts. Section 15070(b)(1) of the California Administrative Code requires the applicant to agree to the Above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. The Architectural Review Commission through,final review of project plans,and City staff,and in some cases, other agencies,will review detailed project plans through building and grading.plan ER 237-04(Gearhart/McBride Propt. _ Annexation At.__anent F,Exhibit C Page 7 checks,and occupancy release inspections,to accomplish compliance with these mitigation measures as discussed in detail in the monitoring programs above. L:GearI=\Envimn#wn al ReviewExhibit C(Mitigation Monitoring Program) Attachment yin Exhibit D 0 �• M � 1 •� ,CHH �O 6Z9 1 $ a -.4uro t� C tFF SAY 0 m _yA d / a CA / a / Y cz m � - � lOt AYMH`1N'SO M ID 151 ;. �. Epibit E r-ellu',.I II ienl Wilson Land Surveys, Inc. O OO 7600 Morro Road,Atascadero,CA 93422 V Phone:(805)466-2445 t Fax:(805)4660812•Email:kenw@wilsonlandsurveys.com Annexation.No. 71-to the-City of San Luis Obispo, California That portion of Lot 66 of the subdivisions of Ranchos Canada de Los Osos and La Laguna,in the County of San Luis Obispo, State of California according to the map filed in Book A of Maps at Page 83 and that portion of Lot EE of the Resubdivision of Lots 58,61,62,63,64, and 65 of the subdivisions of Ranchos Canada de Los Osos and La Laguna in said County and State according to the map filed in Book A of Maps at Page 161,all in the Recorder's Office of said County and State, described as follows: Beginning at the most northerly corner of said Lot 66, said comer being on the southwesterly line of said Lot EE; thence along saidsouthwesterly line of Lot EE North 55930'00" West a distance of 1142.45 feet to the most westerly corner of said Lot EE,said comer being on th_a existing City Limits of said City, thence along the northwesterly line of said Lot EE along said City Limits North 56030'00" East a distance of 79.38 feet to the most northerly comer of said Lot EE; thence leaving said City Limits along the northeasterly line of said Lot EE South 559900"East a distance of 1949:35 feet to the northwesterly right-of-way of Highway 101 according to the Grant Deed to the State of California filed June 14, 1949 in Book 525 of Official Records at Page 423 in said Recorder's Office; thence along said right-of-way South 26°30'00" West a distance of 74.32 feet to the northeasterly line of said Lot 66; thence along the northwesterly right-of-way of Highway 101 according to the Grant Deed to the State of California filed December 18, 1947 in Book 464 of Official Records at Page 86 in said Recorder's Office South 26°30'00"West a distance of 1136.55 feet to northeasterly line of that land conveyed to Louis Enos by agreement between Louis Enos and Jackson Silva filed November 17, 1870 in Book C of Deeds at Page 144 in said Recorder's Office, said northeasterly line also being the existing City Limits of said City; thence along said northeasterly line along said City Limits North 55°30'00" West a distance of 856.98 feet to the northwesterly line of said Lot 66; thence along said northwesterly line continuing along said City Limits North 27000'00" East a distance of 547.25 feet to the northeasterly comer of Parcel V according to the Parcel Map SLO-72-340 filed November 30, 1972 in Book 10 of Parcel Maps at Page 14 in said Recorder's Office; thence leaving said City Limits continuing along said northwesterly line of Lot 66 North 27°0900"East a distance of 587.95 feet to the point of beginning contain_ ing an area 25.34 acres more or less. Attachment G RESOLUTION NO. (2005 Serle—S) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A PROPOSED GENERAL PLAN MAP AMENDMENT THAT RECONFIGURES THE BOUNDARY BETWEEN THE EXISTING LAND USE DESIGNATIONS ON THE SITE OF SERVICES AND MANUFACTURING AND OPEN SPACE IN CONJUNCTION WITH THE CONSIDERATION OF THE GE_A_ RH_ ART/MCBRIDE PROPERTY ANNEXATION AND DEVELOPMENT PROJECT_ LOCATED AT 1413 CALLE JOAQUIN (GPA 237-04) WHEREAS, the Planning Commission on July 13, 2005, held a public hearing on the proposed Gearhart/Mc Bride Property Annexation and Development Project; and considered the proposed amendments to the General Plan Land Use Element (LUE) Map; and WHEREAS, there were insufficient votes at the July 13, 2005 Planning Commission hearing to either recommend approval or denial of the requested General Plan amendment, the Planning Commission opted to "...transinit the proposed amendment to the Council with a report explaining the situation stating the recommendations of the individual commissioners,,, as authorized by SLOMC s. 17.80.060 E. WHEREAS, the City Council conducted a public hearing on August 16, 2005, and has. duly considered all evidence, including the testimony of the applicant and other interested parties, the record of the Planning Commission hearing, and the evaluation and recommendation. of staff, both in written reports and as presented at said hearing; and WHEREAS, the City Council finds that the proposed General Plan Amendment is consistent with the General Plan and other applicable City ordinances;and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission;and r City Council Resolution No. (2005 Series) Attachment G Page 2 WHEREAS, notices of said public hearing were made at the time and in the manner required by law. BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the mitigation measures' listed in Exhibit B into the project (Mitigation Monitoring Program). SECTION 2. General Plan Amendment Approval & Findings. The General Plan Amendment included as part of City Application No. GPA 237=04, which amends the Land Use Element Map by reconfiguring the boundary between the existing land use designations of Open Space and Services & Manufacturing for the annexation known as the Geahart/McBride Annexation, as shown on the attached Exhibit A, is hereby approved, based on the following findings: 1. The proposed General Plan Amendment is a minor amendrnent to the Land Use Element Map because it is a boundary change only which retains the existing Open Space and Services & Manufacturing designations for the site with the same relative proportions of the overall site area intact (50% each): 2. The revised land use configuration benefits the potential for long-term agricultural operations on the property because the proposed open space area will be immediately adjacent to the open space areas of adjacent.properties subject to LUE Policy 1.135 E: 3. The proposed Services & Manufacturing Land Use Element Map designation for the 12.75-acre portion of the site planned for the auto sales uses is consistent with the goals and policies of the General Plan, specifically LUE Policy 3.6.7 A. which calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area.. 4. The proposed Open Space Land Use Element.Map designation for the 12.90-acre portion of the site planned for open space and continued agricultural operations is consistent with Land Use Element Policy 1.13.5.E. which calls for long-term protection of sensitive habitat and prime agricultural soils. 5. The submitted master plan in conjunction with the Tentative Parcel Map and exhibits fulfills the intention of LUE Policy 1.13:3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the City Council Resolution.No. (2_005 Series) Attachment G Page 3 project layout, physical development plan, required open space protection, and provision of streets and utilities. SECTION3. Adoption. 1. The Land Use Element Map is hereby amended as shown in Exhibit A. 2: The Community Development Director shall cause the change to be reflected in documents, which are on display in City Hall and are available for public viewing and use. On motion of secondedby , and on - - — -- - — the following roll call vote: ,AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of ,2005- Mayor Dave Romero ATTEST: City Clerk Audrey Hooper City Council Resolution No. (2005 Series) Attachment G .Page 4 APPROVED AS TO FORM: City Attomey Jonathan P. Lowell L-xc=d=tu37-04 CC GPA Res. h� i`4`tir"pT ► � L� ` ��:;��� .C. l�f. y{fj `�n'ri�„ 4r�wf�'�'��'♦SOti- /�'1�6: ��� �� ♦Jyip �'>>w f '^113 I r Iii s: 4 Ar w WA ♦� 6A 40 •�� j j -----�-- ,�j � • ori l���<I/U� � �� / .+J aJ O f eq i r �`-�--' �'�' -.Jp�l�•^'> >>:`l:..p 'G moo: �.' Al 0. +�` ♦ v_ t f s � a ��� Iris.. ` •oma���. �'�y.�".^ m6.'j66t .► �4ff`� ,����t" OAF J'' 410, /g A "We TJ UFA orlo�r 77. WAP _I • ATTACHMENT G EXHIBIT B REQUIRED MITIGATION AND MONITORING PROGRAMS Aesthetics 1. Final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission (ARC) will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan policies for viewshed protection and the City's Community Design Guidelines. The following standards shall supplement established'City policy that may apply to the project site:. a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully-shielded light sources, with illumination levels at or below 50-foot candles when measured below the light source at finished grade: Light levels at and beyond the property lines shall not exceed 1 foot- candle. The City ,shall review a complete lighting plan and photometrics plan as part of'the construction plans to ensure lighting compliance. b. The site plan shall respect the edge of the City's Urban Reserve Line and design the landscape plan and site improvements in order to create a"soft edge"`and aesthetically pleasing transition to adjacent agricultural land outside of the City limits. Native tree and shrub plantings, and adequate landscaped setbacks shall be utilized to achieve this.. c. Building height and placement shall be designed to retain views from Highway 101 through the site. As viewed from southbound traffic lanes,views of the Irish Hills shall be retained. As viewed from the northbound lanes,views of Cerro San Luis and surrounding vistas shall be retained. A combination of increased building setbacks, reduced building height,and significant corridors between buildings shall be utilized to achieve this.Photo simulations may be requested with development packages submitted for architectural review to evaluate compliance with this requirement. • Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to aesthetics, landscaping and lighting have been incorporated into working drawings. Agricultural Resources 2. The existing structure and all associate infrastructure within the proposed open space area (former border patrol office and carport and associated utilities) shall be removed from the site. • Monitoring Program: The City's Natural Resources Manager will oversee.the developer's donation of the open space property to the City. Necessary agreements to assure the removal of the existing buildings would be a condition of the property transfer. y��gY ER 237-04(Gearhart/McBride Prop , , Annexation At...,nment G,Exhibit B Page 2 Air Qualify 3. The following mitigation measures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the proposed project. The following dust mitigation measures are required at the start and maintained throughout the duration of the construction or grading activity: A. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airbome dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 1.5 mph. Reclaimed(nonpotable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. Permanent dust control"measures;identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities;. e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered.until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD; g. All roadways,driveways; sidewalks,etc.to be paved should be completed as soon as possible. In addition,building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h: Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; L All trucks hauling dirt, sand, soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site, and k. 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. 1. Maintain all construction equipment in proper tune according to manufacturer's specifications. in. Fuel all off-road and portable diesel powered equipment,including but not limited to bulldozers,graders, cranes, loaders, scrapers, backhoes;generator sets, compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel (non-taxed_ version suitable for use off-road). n. Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off-road heavy-duty diesel engines. o. No person shall engage in any construction or grading operation on property where the area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust Mitigation Plan for the operation has been: i. Submitted to and approved by the Air Pollution Control District before the start of any construction or grading activity;and ii. The provisions of that dust mitigation plan are implemented at the beginning and maintained throughout the duration of the construction or grading activity. y ER 237-04(Gearhart/McBride Proper., _annexation Attau...nent G,Exhibit B Page 3 4. The following mitigation measures are designed to eliminate project operational phase emissions. The APCD indicates that measures a-d are required standard mitigation and that at least 6 of the measures included in a-u are also required: a. Provide on-site bicycle parking. b. Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips; c. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees; and d. Increase building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall or floor insulation,etc.). e. Increased street tree planting. L, Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. g. If the project is located on an established transit route, improve public transit accessibility by providing transit turnouts with direct pedestrian access to project or improve transit stop amenities. h. Improve the pedestrian environment. i. Implement a Transportation Choices Program. The applicant should work with the Transportation Choices Coalition partners for free consulting services on how to start and maintain a program. Contact SLO Regional Rideshare at 541-2277. j. Provide incentives to employees to carpool/vanpool; take public transportation, telecommute, walk, bike,etc. k. Implement compressed work schedules. 1. Participate in an employee "flash-pass" program, which provides free travel on transit buses. in. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. n. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star@ rating to reduce summer cooling needs. o. Use built-in energy efficient appliances, where applicable. p. Use double-paned windows. q. Use low energy parking lot and street lights (i.e. sodium). r: Use energy efficient interior lighting. s. Use low energy traffic signals (i.e.light emitting diode). t. Install door sweeps and weather stripping if more efficient doors and windows are not available. u. Install high efficiency or gas space heating. Monitoring Program: Community Development staffwill review building permit plans to assure that air quality mitigations are noted on plans and that other needed information is specifically shown. The applicant will need to demonstrate that he has contacted and worked with APCD staff on some of the requirements. Biological Resources 5. Final construction and site development plans shall include a detailed landscaping plan that addresses the creek setback area and 200 foot buffer area that is to be preserved as open space. The landscape plan shall provide for native plant and tree species adjacent to the creek bank. The plan shall note the removal of any invasive or non-native species (i.e. castor beans, vinca etc.) of trees or plants within the creek and setback area. A qualified landscape architect shall prepare the plan. ER 237-04(Gearhart/McBride Prop._ , Annexation At,._„nment G,Exhibit B Page 4 a. The landscape plan shall provide a demarcation (in the form of a wood-rail fence) of the habitat areas along the creek area to the west of the site from the use areas(i.e, parking lot and building). The plan shall incorporate the recommendations of the City's Natural Resources Manager. b. The landscape plan shall specify protection for creek vegetation during construction which shall include temporary fencing that clearly demarcates the extent of sensitive habitat not to be disturbed. The City's.Natural Resources Manager shall be called to do an inspection prior to any vegetation removal and to review installed protection devices in the field prior to the commencement of gradingactivities and/or construction. The plan shall also contain a specific schedule for the long-term monitoring of plantings.. c. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek area without adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A.bioswale within a designated landscape area is the preferred method of water filtration prior to entering the creek.. If feasible, bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. To accomplish this, a portion of the drainage ditch along the southwestern property boundary may be utilized as a bioswale. d. Light levels in the vicinity of Prefumo Creek shall be less than :5 foot candle and extensive screening landscape (native trees and shrubs) shall be planted between the project site and the creek area to reduce potential light intrusion into the riparian habitat. 6. The existing low-water crossing in Prefumo Creek shall be abandoned, the eroding roadbed stabilized, and willows and cottonwoods replanted in the abandoned roadway. 7. As shown on the proposed land use plan for the site and the Tentative Parcel Map; a construction setback of at least 100 feet from the top of the Prefumo Creek channel shall be maintained to reduce impacts to riparian trees and allow open ground beyond the top of-bank for bio-filtration of storm water. • Monitoring Program: The ARC will review development plans for all foto individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to the buffer treatment, riparian landscaping and lighting have been incorporated into working drawings. Community Development staff will coordinate with the City's Natural Resources Manager throughout the process to assure that appropriate plant materials are selected for any riparian area re-vegetation and other requirements of the biological assessment are followed. Cultural Resources 8. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and determine appropriate action (remove or preserve on site) the items. Disposition of artifacts shall comply with state and federal laws. A note conceming this requirement shall be included on the grading and construction plans for the project. q.40 ER 237-04(Gearhart/McBride Proi._.y Annexation Ai, ,:hment G;Exhibit B Page 5 • Monitoring Program: Community Development Department staff will review working drawings to assure that these mitigation measures become a part of plans. Energy and Mineral Resources 10. The project development shall incorporate the following features where feasible: a. Skylights to maximize natural day lighting. b. Operable windows to maximize natural ventilation. c. Energy-efficient lighting.systems for both interior and exterior use. d. Substitute solid sawn lumber with engineered lumber. e. Install compact fluorescent bulbs. f. Install energy star rated appliances • Monitoring program: Community Development staff, including both Building and Planning; will review working drawings to assure compliance. Geology and Soils 11. Goading and construction must be designed and performed in compliance with the soils engineering report prepared by Buena Geotechnical Services,December 31,2004. • Monitoring Program: The Community Development Department staff will review the recommendations included in the soils engineering report along with working drawings submitted fora building permit. Hazard and Hazardous Materials 12:The project design shall comply with the Airport Land Use Plan Policies designed to protect airspace. The final project design shall be reviewed for consistency with ALUP Policies 4:5:3 (hazards to air navigation)and 4.6.2(avigation and noise easements). • Monitoring Program: The Community Development Department staff will coordinate with the County of San Luis Obispo staff that regularly works with the Airport Land Use Commission regarding the recordation of avigation and noise easements. Hydrology and Water Quality 13. All site drainage shall be directed. towards the public right-of-way unless other provisions are. approved by the City. In no cases shall site drainage from Parking and auto storage areas be directed towards a storm drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil &water separator or other City approved method. ER.237-04(Gearhart/McBride Prope._, Annexation At".1nent G,Exhibit B Page 6 14. The project shall, where feasible, utilize porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas or vehicle display areas consistent with Land Use Element Policy 6.4.7. 15. The project shall comply with the City's Waterways Management Plan (2004 edition) and any additional recommendations prescribed by the Hydrologic and Hydraulic Report prepared by KC Design Group,May 18,2005. • Monitoring Program: The City's Public Works Department as reviewed the hydrologic and hydraulic report submitted by the applicant and determined that it is in compliance with the City's Waterways Management Plan. The Community Development Department&Public Works Department staffs will review plans to assure that drainage facilities are consistent with this study and any special requirements imposed by ARC review. Traffic 16. The applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of Public Works. 17. Until signaliiation of the Calle Joaquin and Los Osos Valley Road intersection is completed, employee shifts shall be limited to the hours of before 4:00 p.m. and after 5:30 p.m. to lessen impacts to the intersection. • Monitoring Program: The Public Works Department will determine the amount of applicable fees. The Community Development will oversee the staggered work schedule requirement. Utilities and Service Systems 18. To help reduce the waste stream generated: a. The project shall.include convenient facilities for interior and exterior on-site recycling. b. The project shall include a:solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock,wood,and metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components of the project and in surfacing wherever feasible. 6 Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review an d building permit primarily by the Community Development Department staff with consultation with the Utilities Department. The above mitigation measures are included in the project to mitigate potential adverse environmental impacts. Section 15070(b)(1) of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. The Architectural Review Commission through final review of project plans,and City staff, and in some cases, other agencies, will review detailed project plans through building and grading plan q ER 237-04(Gearhart/McBride Prop.__ j Annexation At�aiment G,Exhibit B Page 7 checks,and occupancy release inspections,to accomplish compliance with these mitigation measures as discussed in detail in the monitoring programs above. L:Gearhart-Environmental Review\Extiibit C(Mitigation Monitoring Program) N, 1 10 1 Attachment H ORDINANCE NO. (2005 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF SAN LUIS OBISPO APPROVING THE PROPOSED PREZONING TO ACCOMMODATE THE GEARHART/MCBRIDE PROPERTY ANNEXATION AND AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE: 12.7 ACRES AS C-S,SERVICE-COMMERCIAL AND 12.9 ACRES AS C/OS-209 CONSERVATION/OPEN SPACE WITH A 20-ACRE MINIMUM PARCEL SIZE CONTINGENT UPON N FINAL APPROVAL OF ANNEXATION OF THE SITE AT 1413 CALLE JOAQUIN(R237-04) WHEREAS, the Planning Commission conducted a public hearing on July 13, 2005, and considered the proposed amendments to the Zoning Regulations Map; and WHEREAS, the City Council conducted a public hearing on August 16, 2005, and has duly considered all evidence, including the testimony of the applicant and other interested parties, the record of the Planning Commission hearing, and the evaluation and recommendation of staff,both in written reports and as presented at said hearing; and WHEREAS, the City Council finds that the Zoning Regulations Map amendments are consistent with the proposed General Plan Land Use Element (LUE) map designations and the existing text, and the City Council further finds that the Zoning Regulations Map amendments are consistent with the purposes of the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law. BE IT ORDAINED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the mitigation measures listed in Exhibit B into the project(Mitigation Monitoring Program). SECTION 2. Prezoning Approval & Findings. The Zoning map amendments included as part of City Application No. 8237-04, prezoning 12.7 acres of the property to C-S; Service-Commercial, and 12.9 acres as C/OS-20, Conservation/Open Space with a 20-acre minimum parcel size, to be consistent with the amended LUE map designations and as shown on the attached Exhibit A, are hereby approved, based on the.following findings: Ordinance No. (2005 S,—es) Attachment H Page 2 Findings 1. The proposed C-S, Service-Commercial, zoning category is consistent with the Services & Manufacturing Land Use Element Map designation for the 12.75-acre portion of the site planned for the auto sales uses pursuant to the goals and policies of the General.Plan, specifically LUE Policy 3.6.7 A. which calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. 2. The proposed_ C/OS=20, Conservation/Open Space with a 20-acre minimum parcel size, zoning category is consistent with the Open Space Land Use Element Map designation for the 12.90=acre portion of the site planned for open space and continued "agricultural operations pursuant to Land Use Element Policy 1.13.5.E.. which calls for long-term protection of sensitive habitat and prime agricultural soils. 3. The submitted master plan in conjunction with the 'Tentative Parcel Map and exhibits fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets and utilities. SECTION 3. A summary of this ordinance, together with the names of the Council members voting for and against, shall be published at least five (5) days prior to its final passage; in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect upon final approval of annexation of the site by the Local Agency Formation Commission. INTRODUCED on the _day of , 2005, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2005, on the following roll call vote: AYES NOES. ABSENT: Mayor Dave Romero ATTEST: City Clerk-Audrey Hooper Ordinance No. (2005 Kaes) - Attachment H Page 3 APPROVED AS TO FORM: 51 citey Jonathan P. Lowell L:\Gead=\237-04 Prmoning Ordinance 490 . I •��J� o I� Fvi i,�i: ATTACHMENT H EXHIBIT B REOUIItEDAUTIGATION AND-MONITORING PROGRAMS Aesthetics 1. Final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission(ARC) will review site design, building architecture, .Building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan policies for viewshed protection and the City's Community Design Guidelines. The following standards shall supplement established City policy that may apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot- candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure lighting compliance. b. The.site plan shall respect the edge of the City's Urban Reserve Line and design the landscape plan and site improvements in order to create a"soft edge" and aesthetically pleasing transition to adjacent agricultural land outside of the City limits. Native tree and shrub plantings, and adequate landscaped setbacks shall Be utilized to achieve this. c. Building height and placement shall be designed to retain views from Highway 101 through the site. As viewed from southbound traffic lanes, views of the Irish Hills shall be retained. As viewed from the northbound lanes, views of Cerro San Luis and.surrounding vistas shall be retained. A combination of increased building setbacks,reduced building height,and significant corridors between buildings shall be utilized to achieve this.Photo simulations may be requested with development packages submitted for architectural review to evaluate compliance with this requirement. • Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to aesthetics, landscaping and lighting have been incorporated:into working drawings. Agricultural Resources 2. The existing structure and all associate infrastructure within the proposed open space area (former border patrol office and carport and associated utilities) "shall be removed from the site. Monitoring Program: The City's Natural Resources Manager will oversee the developer's donation of the open space property to the City. Necessary agreements to assure the removal of the existing buildings would be a condition of the property transfer. I ER 237-04(Gearhart/McBride Prop Annexation At._,,unent H,Exhibit B Page 2 Air Quality 3. The following mitigation measures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the proposed project. The following dust mitigation measures are required at the start and maintained throughout the duration of the construction or grading activity: a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airbome dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(nonpotable)water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month afterinitial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be-stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD; g. All roadways,driveways,sidewalks,etc.to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt,sand, soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site, and k. 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. 1. Maintain all construction equipment in proper tune according to manufacturer's specifications.. in. Fuel all off--road and portable diesel powered equipment, including but not limited to bulldozers, graders,cranes,loaders, scrapers,backhoes, generator sets,compressors, auxiliary power units,with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road). n. Maximize to the extent feasible; the use of diesel construction equipment meeting the ARB'"s 1996 or newer certification standard for off-road heavy-duty diesel engines. o. No person shall engage in any construction or grading operation on propertywhere the area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust Mitigation Plan for the operation has been: i. Submitted to and approved by the Air Pollution Control District before the start of any construction or grading activity; and ii. The provisions of that dust mitigation plan are inrplemented.at the beginning and maintained throughout the duration of the construction or grading activity. ER 237-04(Gearhart/McBride Prof. , Annexation At._.nment H,Exhibit B Page 3 4. The following mitigation measures are designed to eliminate project operational phase emissions. The APCD indicates that measures a-d are required standard mitigation and that at least 6 of the measures included in a-u are also required:, a. Provide on-site bicycle parking. b. Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips, c. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees; and d. Increase building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall or floor insulation,etc.). e. Increased street tree planting. f. Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. g. If the project is located on an established transit route, improve public transit accessibility.by providing transit turnouts with direct pedestrian access to project or improve transit stop amenities. h. Improve the pedestrian environment. i. Implement a Transportation Choices Program. The applicant should work with the Transportation Choices Coalition partners for free consulting services on how to start and maintain a program. Contact SLO Regional Rideshare at 541-2277. j. Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk,bike, etc. k. Implement compressed work schedules. 1. Participate in an employee "flash-pass" program, which provides free travel on transit buses. in. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. n. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. o. Use built-in energy efficient appliances, where applicable. p. Use double-paned windows. q. Use low energy parking lot and street lights (i.e. sodium). r. Use energy efficient interior lighting. s. Use low energy traffic signals (i.e..light emitting diode). t. Install door sweeps and weather stripping if more efficient doors and windows are not available. u. Install high efficiency or gas space heating. Monitoring Program: Community Development staff will review building permit plans to assure that air quality mitigations are noted on plans and that other needed information is specifically shown. The applicant will need to demonstrate that he has contacted and worked with APCD staff on some of the requirements. Biological Resources 5. Final construction and site development plans shall include a detailed landscaping plan that addresses the creek setback area and 200 foot buffer area that is to be preserved as open space. The landscape plan shall provide for native plant and tree species adjacent to the creek bank. The plan shall note the removal of any invasive or non-native species (i.e. castor beans, vinca etc.) of trees or plants within the creek and setback area. A qualified landscape architect shall prepare the plan. ER 237-04(Gearhart/McBride Prop, . -Annexation At._arnent H,Exhibit B Page 4 a. The landscape plan shall provide a demarcation (in the form of a wood-rail fence) of the habitat areas along the creek area to the west of the site from the use areas (i.e,parking lot and building). The plan shall incorporate the recommendations of the City's Natural Resources Manager. b. The landscape plan shall specify protection for creek vegetation during construction which shall include temporary fencing that clearly demarcates the extent of sensitive habitat not to be disturbed. The City's Natural Resources Manager shall be called to do an inspection prior to any vegetation removal and to review installed protection devices in the field prior to the commencement of grading activities and/or construction. The plan shall also contain a specific schedule for the long-term monitoring of plantings. c. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek area without adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscapearea is the preferred method of water filtration prior to entering the creek.. If feasible, bioswales may be constructed in the open space area to accept nuisance water and provide biofiltration prior to release. To accomplish this, a portion of the drainage ditch along the southwestern property boundary may be utilized as a bioswale. d. Light levels in the vicinity of Prefumo Creek shall be less than .5 foot candle and extensive screening landscape (native trees and shrubs) shall be planted between the project site and the creek area to reduce potential light intrusion into the riparian habitat. 6. The existing low-water crossing in Pref rno Creek.shall be abandoned, the eroding roadbed stabilized, and willows and cottonwoods replanted in the abandoned roadway. 7. As shown on the proposed land use plan for the site and the Tentative Parcel Map, a construction setback of at least 100 feet from the top of the Prefumo Creek channel shall be maintained to reduce impacts to riparian trees and allow open ground beyond the top of bank for bio-filtration of storm water. e Monitoring Program: The ARC will review development plans for all four individual dealership sites. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to the buffer treatment, riparian landscaping and lighting have been incorporated into working drawings. Community Development staff will coordinate with the City's Natural Resources Manager throughout the process to assure that appropriate plant materials are selected for any riparian area re-vegetation and other requirements of the biological assessment are followed. Cultural Resources 8. if excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community .Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and determine appropriate action (remove or preserve on site) the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. f ER 237-04(Gearhart/McBride Prop. Annexation A-.-, arnent H,Exhibit B Page 5 • Monitoring Program: Community Development Department staff will.review working drawings to assure that these mitigation measures become a part of plans. Energy and Mineral Resources 10. The project development shall incorporate the following features where feasible: a. Skylights to maximize natural day lighting. b. Operable Windows to maximize natural ventilation. c. Energy-efficient lighting systems for both interior and exterior use. d. Substitute solid sawn lumber With engineered lumber. e. Install compact fl.tiorescen,t bulbs. f. Install energy star rated appliances • Monitoring Program: Community-Development staff, including both Building and Planning, Will review working drawings to assure compliance. Geology and Soils 11. Grading and construction must be designed and performed in compliance with the soils engineering report prepared by Buena Geotechnical Services, December 31,2004. 6 Monitoring Program: The Community Development Department staff will review the recommendations included in the soils engineering report along with working&iwings submitted for a building permit. Hazard and Hazardous Materials 12.The project design shall comply with the Airport Land Use Plan Policies designed to protect airspace. The final project design shall be reviewed for consistency With ALUP Policies 4.5.3 (hazards to air navigation)and 4.6.2(avigation and noise easements). • Monitoring Program: The Comm-unity Development Department staff will coordinate with the County of San Luis Obispo staff that regularly works with the Airport Land Use Commission regarding the recordation of avigation and noise easements. Hydrology and Water Quality 13. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. In no cases shall site drainage from parking and auto storage areas be directed towards d storm drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil &water.sepanator or other City approved method. ER 237-04(Gearhart/McBride Propc. _ Annexation Ati__..ment H,Exhibit B Page 6 14. The project shall, where feasible, utilize porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas or vehicle display areas consistent with Land Use Element Policy 6.4.7. 15. The project shall comply with the City's Waterways Management Plan (2004 edition) and any additional recommendations prescribed by the Hydrologic and Hydraulic Report prepared by KC Design Group,May 18, 2005. • Monitoring Program: The City's Public Works Department as reviewed the hydrologic and hydraulic report submitted by the applicant and determined that it is in compliance with the City's Waterways Management Plan. The Community Development Department&Public Works Department staffs will review plans to assure that drainage facilities are consistent with this study and any special requirements imposed by ARC review.. Traffic 16. The applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees as determined by the Deputy Director of Public Works. 17. Until signalization of the Calle Joaquin and Los Osos Valley Road intersection is completed, employee shifts shall be limited_ to the hours of before 4:00 pm and after 530 p.m. to lessen impacts to the intersection. • Monitoring Program- The Public Works Department will determine the amount of applicable fees. The Community Development will oversee the staggered work schedule requirement. Utilities and Service Systems 18. To help reduce the waste stream generated: a. The project shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock,wood,and metals,from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. C. Recycled-content materials shall be used in structural and decorative building components of the project and in surfacing wherever feasible, • Monitoring _Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff with consultation with the Utilities Department. The above mitigation measures are included in the project to mitigate potential adverse environmental impacts. Section 15070(b)(1)of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. The Architectural Review Commission through final review of project plans,and City staff,and in some cases,other agencies, will review detailed project plans through building and grading plan ER 237-04(Gearhart/McBride Prop._ Annexation At,._ ament H,Exhibit B Page 7 checks,:and occupancy release inspections,to accomplish compliance with these mitigation measures as discussed in detail.in the monitoring programs above. L:Gearhart\Enviioninental ReviewExhibit C(Mitigation Monitoring Program) /�1 Attachment_ I RESOLUTION NO. (2005 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS_ OBIS_PO APPROVING A PROPOSED TENTATIVE PARCEL MAP IN CONJUNCTION WITH THE CONSIDERATION OF THE GEARHART/MCBRIDE PROPERTY ANNEXATION AND DEVELOPMENT PROJECT LOCATED AT 1413 CAL_LE JOA QUIN (CITY MAP NO.MS 237-04; COUNTY MAP NO. 04-6615) WHEREAS, the Planning Commission on July 13, 2005, held a public hearing on the proposed Gearhart/Mc Bride Property Annexation and Development Project; and considered proposed Tentative Parcel Map No. MS 237=04 (County Map No. SLO 04-0615); and WHEREAS, the City Council conducted a public hearing on August 16, 2005, and has duly considered all evidence, including the testimony of the applicant and other interested parties, the record of the-Planning Commission hearing and the evaluation and recommendation of staff, both in written reports and as presented at said hearing; and WHEREAS, the City Council finds that the proposed tentative parcel.map is consistent With the General Plan and other applicable City ordinances; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law. BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration ;adequately addresses the potential significant environmental impacts of the proposed project entitlements in accordance with the California . Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the mitigation measures listed in Exhibit B into the project (Mitigation Monitoring Program). City Council Resolution No. (2005 Series) Attachment I Page 2 SECTION 2. Findings. That this Council, after consideration of Tentative:Parcel Map No. 237-04 (County Map No. SLO 04-0615), staff recommendations and reports thereof, makes the following findings: L. As conditioned, the design of the tentative map and proposed improvements are consistent with the General Plan and its policies, specifically LUE Policy 3.6.7 A. which calls for the expansion of auto sales in the vicinity of the existing Auto Park Way area. 2. The site is physically suited for the type and density of development allowed in the C-S zone in that the proposed parcels comply with minimum lot dimensions and parcel area standards. 3. The design of the tentative map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will require architectural review; which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. 4: As conditioned, the design of the_subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision. SECTION 3: Conditions. Tentative Parcel Map No. 237-04 (County Map No. SLO 04= 0615) is approved subject to the following conditions and code requirements: Conditions 1. The final map shall.indicate the general location of the Bob Jones City to the Sea bicycle path traveling through the property consistent with approved City plans. 2. Any grading within the open space area of the proposed.subdivision that is required to reduce the loss of floodplain storage to a less that significant level shall be performed in such a way that agriculture operations can continue using conventional irrigation practices. Conventional irrigation requires slopes less than two percent. 3. In order to mitigate project.specific impacts stemming from the proposed project, prior to issuance of any building permits, the project applicants shall make "fair share" contributions to the City's Los Osos Valley Road Sub Area Fee (LOVR Sub Area:Fee) pr aaram for the Calle Joaquin Relocation Project: The City is,at the time of imposition of this condition, in the process of recalculating the LOVR Sub Area Fee to reflect revised costs for the project and changes to land uses in the area. If, at the time of issuance of . �C)3 City Council Resolution No. (2005 Series) Attachment I Page 3 permits, the LOVR Sub Area Fee program has not been modified to reflect the costs of the necessary Calle Joaquin Relocation Project, the applicant (or subsequent property owners) shall be responsible for paying current LOVR. Sub Area Fess fees plus a mitigation fee based upon the estimated cost differential between the current and the subsequently modified fee, as calculated by the Director of Public Works. 4. In order to mitigate cumulative project traffic impacts stemming from the proposed project, prior to issuance of any building permits, the project applicants shall make "fair share" contributions to the City's Los Osos Valley Road Sub Area Fee (LOVR Sub Area Fee) program for the cost of upgrading the LOVR/US 101 Interchange. The City is, at the time of imposition of this condition; in the process of recalculating the LOVR Sub Area Fee to reflect revised costs for the project and changes to land uses in the area. If, at the time of issuance of permits, the LOVR Sub Area Fee program has not been modified to reflect the costs of the necessary LOVR/US 101 Interchange project, the applicant (or subsequent property owners) shall be responsible for paying current LOVR Sub Area Fess fees plus a mitigation fee based upon the estimated cost differential between the current. and the to be.subsequently modified fee; as calculated by the Director of Public Works. Code Requirements The following code requirements are included for informational purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project will be subject to all codes and requirements in effect at the time of building permit application. 1. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City Engineer. 2. The final map, public improvement plans and specifications shall use the International System of Units (metric system). The English System of Units may be used on the final map where necessary (e.g. -all record data shall be entered on the map in the record.units, metric translations should be in parenthesis), to the approval of the City Engineer. M City Council Resolution No. (2005 Series) Attachment I Page 4 On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of ,2005. Mayor Dave Romero ATTEST: City Clerk Audrey Hooper APPROVED AS TO FORM: City Attorney Jonathan P.Lowell L\Gearhan\237-04 CC MS Res. 05 Attachment J RESOLUTION NO. (2005 Series) A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO ACCEPTING A NEGOTIATED EXCHANGE OF PROPERTY TAX REVENUE AND ANNUAL TAX INCREMENT BETWEEN THE COUNTY OF SAN LUIS OBISPO AND THE CITY OF SAN-LUIS OBISPO FOR THE GEARHART/MCBRIDE ANNEXATION AT 1413 CALLE JOAQUIN; SLO COUNTY ANNEXATION#71 (CITY FILE#ANNEX 237-04) WHEREAS, in the case of a jurisdictional change which will alter the service area or responsibility of a local agency, Revenue and Taxation Code Section 99(b) requires that the amount of property tax revenue to be exchanged, if any, and the amount of annual tax increment to be exchanged among the affected local agencies shall be determined by negotiation; and WHEREAS, when a city is involved, the negotiations are conducted between the City Council and the Board of Supervisors of the County; and WHEREAS, Revenue and Taxation Code Section 99(b) requires that each local agency, upon completion of negotiations, adopt resolutions whereby said local agencies agree to accept the negotiated exchange of property tax revenues, if any, and annual tax increment and requires that each local agency transmit a copy of each such resolution to the Executive Officer of the Local Agency Formation Commission; and WHEREAS, no later than the date on which the certificate of completion of the jurisdictional change is recorded with the County Recorder, the Executive Officer shall notify the County Auditor of the exchange of property tax revenues by transmitting a copy of said resolution to him and the County Auditor shall therefore make the appropriate adjustments as required by law; and WHEREAS, the City of San Luis Obispo (City) and the County of San Luis Obispo (County) have previously agreed to a property tax exchange methodology pursuant to Joint Resolution No. 01-96 which provides that in the case of undeveloped property, all of the "base" property tax revenues will be retained by the County; with incremental property tax revenues to be apportioned between the County and City as follows: in the case of land pre-zoned for non- residential uses (such as retail, offices or manufacturing), the County will receive all of the incremental property tax revenues; and in the case of land pre-zoned for residential uses, the County will receive 66% of the incremental property tax revenues it would otherwise have received from the Tax Rate Area, and the City will receive the remaining 34%. WHEREAS, the negotiations have taken place concerning the transferr of property tax revenues and annual tax increment between the County and the City pursuant to Section 99(b) for the jurisdictional change designated as Annexation No. 71 to the City (Gearhart/McBride Annexation); and Resolution No. (2005 Series) Attachment J Page 2 WHEREAS; the representatives of the negotiating parties have negotiated the exchange of property tax revenue and annual tax increment between such entities as hereinafter set forth; and WHEREAS, it is in the public interest that such negotiated exchange of property tax revenues and annual tax increment be consummated. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows: 1. The recitals set forth above are true, correct; and valid. 2. The City agrees to accept the following negotiated exchange of base property tax revenues and annual tax increment: a. No existing base property tax revenue shall be transferred from the County to the City. b. Because the property contains a total of 25:6 acres.with 12.7 acres (50%) of developable land to be pre-zoned Service-Commercial; and the remaining 12.9 acres (50%) pre-zoned Open Space, any future property tax increment on the Service-Commercial land shall also be retained by the County. c. If development of the open space area of the site is ever pursued, then the County reserves the right to renegotiate with the City regarding a revised formula.for the property tax increment. d. The City will receive all sales tax revenue resulting from commercial development on the site. 3. Upon receipt of a certified copy of this resolution and a copy of the recorded certificate of completion, the County Auditor shall make the appropriate adjustments to property tax revenues and annual tax increments as set forth above. 4. The City Clerk is authorized and directed to transmit a certified copy of the resolution to the Executive Officer of the San Luis Obispo Local Agency Formation Commission, who shall then distribute copies in the manner prescribed by law. On motion of —__ __ _ _ , seconded by and on the following roll call vote: - - - . Resolution No. (2005 Series) Attachment J Page 3 On motion of , seconded by and'on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted on Mayor David F. Romero ATTEST: City C1erk.Audrey Hooper APPROVED AS TO FORM: CAtt ey Jonathan P. Lowell L:GearharAResolutions\237-04 CCTaxlncretnent Res. O� Attachment K RESOLUTION NO. (2004 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING PROJECT ENTITLEMENTS INCLUDING ANNEXATION,GENERAL PLAN AMENDMENT,PREZONING,AND TENTATIVE PARCEL MAP IN CONJUNCTION WITH THE CONSIDERATION OF THE GEARHART/MCBRIDE ANNEXATION AND DEVELOPMENT PROJECT LOCATED AT 1413 CALLE JOAQUIN(ER,ANNX,GPA,R, & MS 237x04) WHEREAS, the Planning Commission on July 13, 2005, held a public hearing on the proposed Gearhart/Mc Bride Property Annexation and Development Project; and WHEREAS; there was an insufficient quorum vote at the July. 13, 2005 Planning Commission hearing to either recommend approval or denial of the requested General Plan amendment, the Planning Commission. opted to "...transmit the proposed amendment to the Council with a report explaining the situation stating the recommendations of the individual commissioners," as authorized by SLOMC s. 17.80.060 E. WHEREAS, the City Council conducted a public hearing on August 16, 2005, and has duly considered all evidence, including the testimony of the applicant and other interested parties, the record of the Planning Commission hearing, and the evaluation and recommendation of"staff, both in written.reports and as presented at said hearing; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and WHEREAS,, notices of said public hearing were made at the time and in the manner required by law. BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: H City Council Resolution No. (2005 Series) Attachment K Page 2 SECTION 1. That this Council, after consideration of the request for annexation of the 25.6-acre property to the City, the amendment to the Land Use Element Map to reconfigure the boundary between the underlying land use designations of Services & Manufacturing and Open Space, prezoning the site C-S and C/OS 20 to conform with the land use designations, a tentative parcel map to create four separate commercial parcels and one open space parcel, and environmental review, and considering the Planning Commission's comments; staff recommendations, public testimony, and reports thereof, makes the following findings: 1. The annexation and development of the site at this time is not appropriate since there is adequate land already developed or soon planned for development to serve the City's needs for the retail sales of automobiles. [Council may specify any additional findings] SECTION 2. Denial of Project Entitlements. The requested entitlements for Annexation, General Plan Amendment, Prezoning, and Tentative Parcel Map included as part of City Application No. 237-04 for the Gearhart/McBride Property Annexation are hereby denied, based on the following findings On motion of. secotided by _ , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 42005. aio City Council Resolution No. (2005 Series) Attachment K Page 3 _ Mayor Dave Romero ATTEST: City Clerk Audrey Hooper APPROVED AS TO FORM: City Attorney Jonathan P.Lowell L:Gearhart\1237-04 Res.Deny Project j•1 1 l 1 RECEIVED PETER R.ANDRE(1918-2000) ANDREA MICHAEL J.MORRIS •. . ' MORRIS A JAMES c sUrrERY &' BUTTERY ,AUG 1 6 2005 DENNIS D:LAW J.TODD MIROLLA APROFESSIONAL LAW CORPORATION scoTr W.WALL SLO CITY CLERK KATHRYN M.EPPRIGHT KEVIN D.MORRIS WILL[AM V.DOUGLASS JEAN A.Sr.MARTIN "I LISA LaBARBERA TOKE j RED.FILE MEiissAM.MccANN BETH A.MARINO MEETING AGENDA 16 August 2005 PI-IIHAIE A.MATINEZ axTINFZ DATE 19/� EM # 1102 Laurel Lane . Aam.psG Post Office Box 730 i *COUNCIL ?CDD DR San Luis Obispo,CA 93406-MM CAO IZ FIN DIR. Telephone WSZUA171 ACRO er4' FIRE CHIEF Pacsimileeo550.&152 it Ai i0RNEY '� PW DIR Via Hand Delivery c Vn Santa Mmfe Way,ndrd t1oar `8 C ERK'ORIG POLICE CHF Pod Office Box 1430 1 , # ❑ DEPT HEADS � REC DiR SantaMar1kCA9U%-14W € The Honorable David F. Romero,Mayor '6 175-uTIL DIR 4 City of San Luis Obispo 92,HIR DI" I 990 Palm Street San Luis Obispo, CA 93401 jj Re: McBride/Gearhart Annexation, General Plan Amendment, Pre-Zoning, Parcel Map and County Tax Sharing Agreement Dear Mayor Romero: I am writing on behalf of the Dalidio Family who are the owners of the 131 acre parcel of land located immediately to the north of the above-referenced property. The proposed zoning for the McBride/Gearhart property is for approximately one half (1/2)of it to be C-S, Service-Commercial, and the other half to be zoned as C/OS, I Conservation/Open Space. It appears that the 12.9 acres of proposed open space includes the " northerly portion of the property which comprises both the area for the potential northerly I.?, extension of Calle Joaquin and the "pan handle"portion of the property which separates the Dalidio property to the north from the Madonna, Gap property to the south. In his letter toY ou dated 24 June 2005 Mr. Gearhart notes that the area at the northern end of the proposed open space may be needed for public road purposes in the future and that provision should be made for such use, if necessary. We agree with this proposal. In order for the City to maintain ultimate flexibility with regard to a future possible extension of Calle Joaquin,the portion of the proposed open space which would serve as an extension of Calle Joaquin to the north should allow for public road use in the future, if necessary. Similarly, the portion of the proposed open space which consists of the "pan handle" !'should likewise allow for the possibility of a future connector road which could traverse the Dalidio property from Dalidio Drive south across the "pan handle" and across the Madonna, Gap r property and, ultimately, connect to Los Osos Valley Road. The staff report acknowledges the possibility of the extension of the Bob Jones Bike Trail through the open space area. It is also -~ possible that the City Circulation Plan will require a connector road from Dalidio Drive to Los 1 'p F:W%DXDa1i&0 &WayW Ranco 8.16-05.doc ANDRE, _ - MORRIS & BUTTERY A PROFESSIONAL LAW CORPORATION Dave Romero 16 August 2005 Page 2 Osos Valley Road. The City should retain ultimate flexibility here as well to allow a public roadway to cross the "pan handle" of the proposed open space in the future, if necessary. In accepting the open space dedication in this matter, the City should reserve its right to allow public roadways in both of these areas in the future, if necessary. Thank you for the opportunity to comment in this matter. Very truly yours, ? • t Michael J. Moms MJM/at 7 i cc: Members of the City Council Community Development Director 1 I i k i I i 1 i } 'r i i FAnc\MDa AWUZWWjW Ramco 8-16-0S.dx RED FILE ME ING AGENDA _ RECEIVED liullllllllll Illimil ATE ITEM # AUG 12 2G-0a III�IIIII COU 1 !Ci L 1 1 l E 1 1 l 0Ran 6 U IT I SLO CITY CLERK Date: August 12, 2005 r TO: City Council COUNC L r CDD DIR 1.d CAO 'FIN DIR ACAO riGFIRECHIEF FROM: Ken Hampian, City Administrative Officer leErATTORNEY .a'Pw DIR � CLERIVORIO _fTPOLICE CHF ❑ DEPT HEADS -ErREC DIR SUBJECT: August 16 City Council Meeting eUTIL DIR Public Hearing Item#4,McBride/Gearhart Tentative MaIV- - 'HR DIR Change in Wording of Resolution After further.review by the City Attorney's office, staff is recommending the following minor change to the wording of Condition #3 and #4 in the resolution approving the Tentative Parcel Map for the McBride/Gearhart project (MS 237-04) at 1413 Calle Joaquin. The condition is located in Attachment"I", page 4-203 of the staff report. 3. In order to mitigate project specific impacts stemming from the proposed project,prior to issuance of any building permits, the project applicants shall make "fair share" contributions to the City's Los Osos Valley Road Sub Area Fee (LOVR Sub Area Fee)program for the Calle Joaquin Relocation Project. The City ' , at the tifne of impesifiea ef this eendifien, was at the time the project application was deemed complete, in the process of recalculating the LOVR Sub Area Fee to reflect"revised costs for the project and changes to land uses in the area. If, at the time of issuance of permits, the LOVR Sub Area Fee program has not been modified to reflect the costs of the necessary Calle Joaquin Relocation Project,the applicant (or subsequent property owners) shall be responsible for paying current LOVR Sub Area Fess fees plus a mitigation fee based.upon the estimated cost differential between the current and the subsequently modified fee, as calculated by the Director of Public Works. 4. In order to mitigate cumulative project traffic impacts stemming from the proposed project, prior to issuance of any building permits, the project applicants shall make "fair share" contributions to the City's Los Osos Valley Road Sub Area Fee (LOVR Sub Area Fee) program for the cost of upgrading the LOVR/US 101 Interchange. The City is, the'time of ,.was, at the time theproject.avolication was deemed complete, in the process of recalculating the LOVR Sub Area Fee to reflect revised costs for the project and changes to land uses in the area. If, at the time of issuance of permits,the LOVR Sub Area Fee program has not been modified to reflect the costs of the necessary LOVR/US 101 Interchange project, the applicant(or subsequent property owners) shall be responsible for paying current LOVR Sub Area Fess fees plus a mitigation fee based upon the estimated cost differential between the current and the to be subsequently modified fee, as calculated by the Director of Public Works.