HomeMy WebLinkAbout11/14/2006, C6 - FINAL ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR TRACT 2420 - A 23 RESIDENTIAL LOT AND ONE OPEN SPACE LO council "'�
Novemba 14 1006
Itee Noo6v
acEnda Report G�
CITY OF SAN LUIS OBISPO
FROM: Jay D. Walter,Director of Public Works
Rob Livick, Supervising Civil Engineer
SUBJECT: FINAL ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR TRACT 2420—A
23 RESIDENTIAL LOT .AND ONE OPEN SPACE LOT SUBDMSION
LOCATED AT 1636 WOODLAND ' DR — (BOWDEN RANCH, L.P.,
SUBDIVIDER)
CAO RECOMAIIENDATION
Adopt a resolution accepting the public improvements, certifying completion of the required
private improvements, and releasing the bonds for Tract 2420.
DISCUSSION
The required subdivision improvements approved;with the tentative map for Tract 2420 (Vicinity
Map, Attachment 2), per Resolution No. 9490 (2003 Series) (Attachment 3) approved February
7, 2006, have been completed to City standards and specifications. The subdivider has requested
acceptance of the public improvements by the City and release of the respective sureties. Public
improvements include approximately 310 feet of new public streets (extension to Lizzie Street,
and the new street of Woodland Court) and widening improvements to the existing Lizzie Street,
Wilding Lane and Woodland Drive; along with typical water, sewer, storm drain improvements
utility company mains and services needed to serve the subdivision.
The final map for Tract 2420 was approved, per Resolution No. 9763 (2001 Series) (Attachment
4).. Included with the final map approval was a subdivision agreement that allowed the
Subdivision Labor and Materials and the Faithful Performance bonds to be released upon City
Council acceptance of the subdivision improvements and upon receipt of a guarantee for ten
percent of the cost of the public improvements.. The cost of the public improvements was
estimated to be $1,025,199. If the proposed resolution is approved, the Public Works director
will authorize the City Clerk to release that security once Council has accepted the improvements
and the subdivider has provided a replacement security in the amount of$102,520 and after the
60 day waiting period referenced in Sections 66499.7(h) of the Government Code of the State of
California.
The replacement security of$102,520, for ten percent of the estimated construction cost and is to
insure that the subdivider will remedy any defects in the improvements arising from faulty
workmanship or materials or defective construction of said improvements occurring within
twelve (12) months after subdivision acceptance, in accordance with City Council Resolution
9763 (2006 Series) and Sections 66499.7 and 66499.9 of the Government Code of the State of
California.
Council Agenda Report-Ft..al Ma"proval-Tract 2420 - Page 2
Remaining Issue
The subdivider has requested that the required mitigation for the riparian area between Lots 4 and
5 be deferred until the development (construction) of homes on those lots. The City's Natural
Resources Manager and current ownerlbuilder of Lots 4 and 5, Magano Homes, concur with this
request. At this time, the ownerlbuilder has applied for and has received a permit for the grading
of the pads and the construction of the riparian mitigation and those improvements are currently
underway. The required mitigation is therefore anticipated to be completed in the near term and
is not perceived to be an "incomplete" public improvement.
CONCURRENCES
The Community Development Director, Natural Resources Manager, Utilities Director and City
Attorney concur with the recommended action.
FISCAL IMPACT
Typical maintenance and operation of public facilities will be required for water and sewer main,
fire hydrants and street improvements within Lizzie Street and Woodland Court.
ATTACI JMENTS
1. Draft Resolution
2. Map
3. Resolution No. 9490 (2003 Series)
4. Resolution No. 9763 (2006 Series)
g:\staff-reports-agendas-minutesLcar\2006\devrev\tract 2420\car acceptance of pi for tract 2420.doc
Attachment 1
RESOLUTION NO. (2006 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ACCEPTING THE PUBLIC IMPROVEMENTS FOR TRACT NO. 2420
WHEREAS, the City Council made certain findings concerning Tract 2420, as
prescribed in Resolution No. 9490 (2003 Series); and
WHEREAS, the City Council approved the final map for Tract 2420 per
Resolution No. 9763 (2006 Series); and
WHEREAS, the subdivider has satisfactorily completed the public improvements
and common area improvements are substantially complete as required for Tract 2420, in
accordance with City standards, specifications and the subdivision agreement, and has
requested acceptance of the public improvements for maintenance and operation by the
City.
NOW THEREFORE, BE IT RESOLVED, the City Council hereby accepts the
public improvements for Tract No. 2420. Additionally, the City Council certifies that the
common area improvements are substantially complete. The current Faithful
Performance surety is hereby reduced to $102,520, being ten percent of the total cost of
the public improvements, to be held for one year from this date, in accordance with the
subdivision agreement. The Labor & Materials surety may be released 60 days from the
date of this approval, in accordance with of Section 66499.7(h) of the California
Government Code.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this_day of 2006.
ATTEST:
Mayor David F. Romero
City Clerk Audrey Hooper
Approved as to Form:
C' At ey Jona an P. Lowell
g:\staff-reports-agendas-minutes\_car\2006\devrev\tract 2420\final acceptance resolution-tract 2420.doc
Attachment 2
Vicinity Map
Tract 2420
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City Limits
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Attachment 3
RESOLUTION NO.9490(2003 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE VESTING TENTATIVE MAP FOR A RESIDENTIAL
SUBDIVISION AT 1636 WOODLAND DRIVE,
CREATING 23 RESIDENTIAL LOTS,
AND ONE OPEN SPACE LOT TOTALING 27 ACRES
(TR 11-01; COUNTY TRACT MAP NO.2420)
WHEREAS, the Planning Commission conducted a public hearing on August 27, 2003
and recommended approval of Vesting Tentative Tract Map 11-01; and
WHEREAS, the City Council conducted a public hearing on October 7, 2003 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action,and the evaluation and recommendation of staff; and
WHEREAS, the City Council finds that the proposed subdivision is consistent with the
General Plan, the Zoning Regulations,and other applicable City ordinances; and
WHEREAS, the City Council finds that the subdivision will not have a significant
adverse impact on the environment, subject to the mitigation measures of the Final
Environmental Impact Report (F.IR), and listed in Exhibit "A" and `B", being incorporated into
the project, and the adopted mitigation monitoring program being followed.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The City Council finds and determines that the certified Final E1R
adequately addresses the potential significant environmental impacts of the proposed project, and
reflects the independent judgment of the City Council.
SECTION 2. Findings. That this Council, after consideration of the Vesting Tentative
Tract Map 11-01, and the Planning Commission's recommendations, staff recommendations,
public testimony, and reports thereof,makes the following findings:
1. The design of the tentative map and proposed improvements are consistent with the general
plan.
2. The site is physically suited for the type and density of development allowed in an R-1-S
zone.
3. The design of the subdivision 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 due to mitigation measures designed into the project or added
as conditions to the subdivision approval.
R�/9490
C.�& —s
Attachment 3
Resolution No.9490(2003 Series)
Page 2
4. The design of the subdivision or the type of improvement will not conflict with easement for
access through (or use of property within)the proposed subdivision.
5. The subdivision is in compliance with the Final Environmental Impact.Report(EIR)certified
by the City Council on October 7, 2003, and incorporating by reference the findings as
contained in City Council Resolution No. 9489(2003 Series).
SECTION 3. Conditions. The tentative map for Tract 11-01 (County Tract Map No.
2420)is approved subject to the following conditions and code requirements:
Conditions
Streets
1. Street improvements as shown on the vesting tentative map shall be constructed in
accordance with the City regulations, Engineering Standards and Specifications in effect on
the date the vesting map was deemed complete(March 1, 2001)which include integral curbs,
gutters and sidewalks, full width street pavement, signing, striping, barricades, street lights,
etc.
2. The final map shall accommodate the City-adopted street cross-sections for Woodland Drive
(between Wilding Lane and Woodland Court) and for Wilding Lane. [16.45 m (54 ft.) RJW
and 10.4m(34 ft.)curb to curb and 1.5 m(5 ft.)wide detached sidewalks.
3. Any additional rights of way or easements needed on project streets to accommodate the
Americans With Disabilities Act (ADA) sidewalk requirements behind driveway ramps shall
be dedicated on the final map.
4. The proposed Wilding Lane right of way abandonment,as shown on the tentative map, is not
approved. However, any "excess" right of way along Woodland Drive, between Wilding
lane and Woodland Court will be abandoned as part of the final map .process, rather than
under the California Streets&Highways Code procedures.
5. The subdivider shall provide necessary signage along the southern curb lines of Lizzie Court
(except parking turnout) and Woodland Court as "No Parking —Fire Lane," to the approval
of the Public Works Director and Fire Marshall per City standards.
6. Common driveway and utility agreements are required for the three private driveways, to the
satisfaction of the Community Development and Public Works Directors, per City standards
and regulations. The driveways and utility extensions shall be done as subdivision
improvement requirements. Concrete pavement is required for "common driveways" with
greater than 15% slope (unless approved otherwise by the Public Works Director and Chief
Building Official) and individual driveways greater than 20% slope. Suitable turn around
areas shall be provided to the satisfaction of the Community Development Director and Fire
Attachment 3
Resolution No.9490(2003 Series)
Page 3
Marshall.
7. The subdivider shall dedicate a 2m wide public utility easement across the frontage of each
lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines
bordering each lot.
8. The subdivider shall dedicate a 3m wide street tree easement across the frontage of each lot.
Said easement shall be adjacent to and contiguous with all public right-of-way lines
bordering each lot.
9. The subdivider shall install street lighting and all associated facilities (conduits, sidewalk
vaults, fusing, wiring, luminaires, etc.) per City standards, including off-site street lighting
along roadways adjacent to the proposed development,as determined by the City Engineer.
10. Street trees are required along all public street frontages per City standards, to the satisfaction
of the City Arborist,with building permits on the respective lots. Species are to be approved
by the City Arborist and Natural Resources Manager(in creek areas) and consistent with the
Master Subdivision Planting Plan to be approved by the Architectural Review Commission.
11.All tree removals necessary to construct the public streets, private driveways and grading
certain rear yards adjacent to creeks, are subject to a master tree removal permit, to the
satisfaction of the City Arborist. Tree removals have been identified on the Tree Removal
Plan as identified in the EIR. All other trees within the development areas, not specifically
approved for removal, shall remain and be protected during the construction process, to the
satisfaction of the City Arborist and Natural Resources Manager.
12.If the City Arborist determines any trees require safety pruning, all pruning shall be
performed by a certified.Arborist,to,the satisfaction of the City Arborist.
13.The City and subdivider.shall explore other alternatives to the parking arrangement for public .
access. Use of perpendicular parking either on the northerly or southerly side of Lizzie Court
may provide a superior parking arrangement that would help resolve possible neighborhood
impacts. Final design shall be to the approval of the Natural Resources Manager and Public
Works Director.
Water,Sewer&Utilities
14.The subdivider shall be responsible for necessary adjustments to existing fire hydrants,public
and private utility and drainage services and any other affected facilities within or adjacent to
the proposed tract boundary, to the satisfaction of the Public Works and Utilities Directors.
15.Final grades and alignments of all public water, sewer and storm drains (including service
laterals and meters) shall be subject to change to the satisfaction of the Public Works Director
and Utilities Engineer.
eel' -'-7
OO O
Attachment 3
Resolution No.9490(2003 Series)
Page 4
16.The subdivider shall place underground, all existing overhead utilities adjacent to the tract
boundary.along the public street frontage(s), to the satisfaction of the Public Works Director
and utility companies.
Grading&Drainage
17.Any necessary clearing of existing creek and drainage channels within the tract boundary,
including tree pruning or removals, and any necessary erosion repair; shall be to the
satisfaction of the Public Works Director, the City's Natural Resources Manager and the
Dept. of Fish&Game.
18. All lots shall be graded to preclude cross-lot drainage,or, appropriate easements and drainage
facilities shall be provided,to the satisfaction of the Public Works Director.
19. Any required individual or common stormwater retention facilities shall be designed to the
satisfaction of the Director of Public Works. All,drainage facilities shall be maintained. If
the use of underground retention or the creation of "common" or centralized drainage
facilities is proposed; a Homeowners Association or other maintenance entity shall be
formed.
Mapping&Miscellaneous Requirements
20.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 Geographic Information System (GIS) purposes, shall be
submitted to the Public Works Director.
21.Prior to acceptance by the City of public improvements,the developer's engineer shall submit
a digital version of all public improvement plans & record drawings, compatible with
Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS)
purposes,to the satisfaction of the Public Works Director.
22.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.
Fire Department Requirements
23.Fire hydrants shall be installed to City standards; locations to be determined by the Fre
Marshall during the subdivision improvement plan check process, in accordance with City
C O O
Attachment 3
Resolution No.9490(2003 Series)
Page 5
regulations. Additional hydrants will be required at the end of Lizzie Court and near the
intersection of Woodland Drive and Woodland Court
24. The proposed.fire hydrants shown on the tentative trap, within Lot 23 and near Lot 12 shall be
private and incorporated into the required common driveway and utility easements," which
shall include an agreement for common maintenance and operation of the private fire line and
hydrants,as well as,the driveway,to the satisfaction of the Fire Marshall.
Open Space
25.The.open space lot shall be dedicated to the City as part of the final map.
26.The swale in the northeast corner of Lot 14 shall be added to the open space lot.
27.The subdivider shall dedicate a biological open space easement over:
• The area within Lots 8-10 along the creek between the building envelopes and the
southern boundary of the subdivision;and
• The creek corridor between lots 4-5.
The purpose of this easement is to regulate vegetation activities and access for wildlife
habitat and for fuel management purposes..
28.The final map shall show a pedestrian trail in the open space lot, extending east from Lizzie
Court in the alignment shown on the vesting tentative map to provide access to other lands of
the developer in the unincorporated.area, where access has been permitted, and ultimately to
City-owned lands further east.
29.Fencing along the trail within the project site around the sanctuary, and delineating the
-- biological easement-areas will generally be wood rail. Those fences that form side or back --
yard boundaries adjacent to the open space, or that form the boundaries of the biological
easement areas, shall be designed so that they will prevent dogs from getting out of the
fenced areas and into open or protected areas. The specific design will be finalized as part of
the subdivision improvement plans and subject to the approval of the Natural Resources
Manager and Architectural.Review Commission. The fence design and construction will be
the responsibility of the subdivision developer.
30. Informational signs about the sanctuary and other aspects of site shall be finalized as part of
the trail and fence design plan identified in the above condition. Signage shall be subject to
the approval of the Natural Resources Manager and the responsibility of the subdivision
developer to install.
31.The applicant shall submit plans prepared by a licensed landscape architect and a qualified
plant restoration ecologist for tree planting in accordance with the specifications detailed in
Attachment 3
Resolution No.9490(2003 Series)
Page 6
Mitigation Measure 3.3-16 of the Final EIR. The Natural Resources Manager will require the
use of bay trees along creek, and oaks and toyons elsewhere. The Master Tree Planting Plan
will be subject to the approval of the Natural Resources Manager, City Arborist, and
Architectural Review Commission. Said plan shall be approved prior to acceptance of
subdivision improvements.
32. Water from the existing cistern served by the existing spring requires adjudication;
adjudication will (1)keep the diversions from the well no more than they are at this time and
(2)a reasonable portion of said diversion will accrue to the benefit of the open space parcel to
be dedicated to the public trust.
Planning Requirements
33. Individual lot development shall be subject to the review and approval of the Architectural
Review Commission (ARC). Planning staff may make the determination upon submittal of
complete plans if the minor or incidental architectural review process is appropriate.
34. A 15-foot street yard shall be allowed for homes and a.20-foot street yard for garages with
doors facing the street
35. A 20400t rear yard setback shall be maintained along the southwesterly property line of lots
19-21.
36.Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved by
the City Attorney and Community Development Director prior to final map approval.
CC&R's shall contain the following provisions that pertain to all lots:
a. Creation of a homeowners'association.
b. No parking except in approved,designated spaces. ---
c. No change in city-required provisions of the CC&R's without prior City Council
approval.
d. homeowners'association shall file with the City Clerk the names and addresses of all
officers of the homeowners'association within 15 days of any change in officers of the
association.
e. Provision for those certain.maintenance responsibilities for specific lots outlined in the
various mitigation measures of the Final EIR.
f. Provision for maintenance of any underground or common storinwater retention facilities.
C' is
Attachment 3
Resolution No.9490(2003 Series)
Page 7
g. Advising property owners that the project is located adjacent to a school facility including
lighted sports fields and that occasional noise and glare may occur as a result of the
School District's use of these facilities. A declaration to this effect shall also be included
in the California Department of Real Estate documents alerting potential buyers to this
situation.
37.The subdivider shall submit a common driveway agreement for Lots 9-12 and 13-23,
including maintenance provisions, to the approval of the Community Development Director
at the time of final map approval.
38.Pursuant to Government Code Section 66474.9(b),the subdivider shall defend,indemnify
and hold harmless the City and/or its agents, officers and employees from any claim,action
or proceeding against the City and/or its agents,officers or employees to attack, set aside,
void or annul,the approval by the City of this subdivision, and all actions relating thereto,
including but not limited to environmental review.
CODE REQUIREMENTS
A. Traffic impact fees are required to be paid as a condition of issuance of building permits.
B. A water allocation is required, due to the additional demand on the City's water supplies.
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.
Both the Water and Wastewater Impact Fees are charged on a"per residential unit"basis.
C. Each parcel is to have its own separate water and wastewater service laterals.
D. Plans shall show an appropriately sized USC approved backflow prevention device at the end
of each of the cul-de-sacs serving the private fire hydrants on the private driveways.
E. An earlier version of the development plan indicated a looped connection between the two
dead-end water mains. The dead-end water mains now being proposed with this project
require the approval of both the Utilities Department and the Fire Department. City standards
dictate that, if approved,the 8"diameter dead-end mains shall be no longer than 210 meters.
F. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to
address the recycling of construction waste for.projects valued at over$50,000 or demolition
of structures over 1000 square feet. The recycling plan shall be submitted to the Building
Department with the building plans. The City's Solid Waste Coordinator can provide some.
guidance in the preparation of an appropriate recycling plan.
G. Appropriate backflow prevention will be necessary on any connection to the City water
system if the property includes an active well.
�� it
Attachment 3
Resolution No.9490(2003 Series)
Page 8
H. EPA Requirement: General Construction Activity Stone Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of five or more acres. Storm water discharges of less
than five acres, but which is part of a larger common plan of development or sale, also
require a permit. Permits are required until the construction is complete. To be covered by a
General Construction Activity Permit,the owner(s)of land where construction activity occurs
must submit a completed"Notice of Intent" (NOI)form, with the appropriate fee,to the State
Water Board
I. The applicant shall pay an affordable housing in-lieu fee equal to 5% of the total building
valuation of the new dwelling units,consistent with Chapter 17.91 of the Zoning Regulations,
prior to final subdivision map approval.
On motion of Council Member Schwartz,seconded by Council Member Ewan,and on the
following roll call vote:
AYES: Council Members Ewan,Schwartz and Settle
NOES: Vice Mayor Mulholland
ABSENT: Mayor Romero
the foregoing resolution was passed and adopted this 7a'day of October 2003.
Mayor David F.Romero
ATTEST:
Lee Price,C.M.C.
City Clerk
APPROVED AS TO FORM:
Jo an P.Lowell,City Attorney
Attachment 3
ENVIRONMENTAL CONSULTING,INC.
EXHIBIT A
Memo
Date September 16,2003
To Ron Whisenand
From Dain Anderson
Subject Bowden Ranch Development Final Environmental Impact Report- Errata
We have reviewed the comments expressed by the Planning Commission and the project
proponent at the Commission's August 27th meeting. Based on that review, we recommend
modifications(errata)to Section 7(Response to Comments)of the Final Environmental Impact
Report(FEIR)for the Bowden Ranch Development.The following presents a brief summary
introduction to the Response to Comments for the benefit of the reader.
INTRODUCTION
Each comment letter received during the Draft EIR's review, including those comments received
at the Planning Commission's August 271h meeting, is numbered according to the numbering
system identified above (PC-X,A-X, P-X, and M-X). Each comment in each letter received has
a number(PC-1). Responses are provided to each written comment.Where a response to a
comment has been provided in another response,the reader is referred to the previous
response.
The CEQA Guidelines indicate that the Final EIR should receive and consider comments on the
Draft EIR.This section presents responses to environmental issues raised regarding the
environmental effects of the proposed project. Comments that state opinions about the overall
merit of the project or comment on the project description are generally not responded to unless
a specific environmental issue is raised within the context of the specific comment made.
Comments on the project are referred to the decision-maker(City of San Luis Obispo).
All changes to the Final EIR are described in the response and referenced by the page number
on which the original text_appears in the Final EIR.Added text is underlined; deleted text is
etfislcef�:
PC SAN LUIS OBISPO PLANNING COMMISSION
PC-60 Errata:The Commission expressed concern that the future residential units to be
constructed at Bowden Ranch could potentially result in the generation of
significant levels of night-time lighting,which could be considered a potentially
significant impact.The following mitigation measure addresses that concern:
Mltiaatlon Measure 3.1-9. Prior to issuance of buildina permits for each
lot an exterior liahtina shall be submitted to the Director of Communitu
Development for review and approval.The plan shall indicate the.use of
low level liahtina only,The plan shall also indicate the use of exterior
litihtina fixtures that are shielded so as to ensure that there is no glare off
of each individual lot.
4WestFourth Avenue,Suite 303San Mateo,Callfomla94402 TEL650.373.1200 FAX650-373-1211 E-MAILma11@mha-Inccom www.mh&4nc.com
September 16,2003
PC-61 Errata:The Commission expressed concern that the community may not know
what to do or who to call should there be significant levels of dust generated
during grading activities associated with the project's initial development. The
FEIR includes mitigation measures designed to minimize the generation of
fugitive dust in accordance with recommendations of the San Luis Obispo air
Pollution Control District.To further enforcement of those measures,the
Commission recommended addition of either a new mitigation measure or
modification of an existing measure designed to provide enforcement information
to the community, as follows:
Mitigation Measure 3.2-1.Prior to Issuance of the Grading Permit, or
approval of Improvement Plans,whichever occurs first,the applicant shall
submit to the air Pollution Control
District for review and approval a pian for the control of fugitive dust
during and after construction.The plan shall include,but riot be limited to,
the following measures:
• To the extent possible,minimization of the amount of area disturbed
during construction.
• Limitation of construction vehicles.
• The speed of all construction vehicles shall not exceed 15 mph on any
unpaved surface.
• Should airborne dust be observed to leave the construction site area,
water from water trucks or another Source shall be applied In sufficient
quantities to reduce those emissions.
• The desionation of a person or persons to monitor the dust control
program and to order increased watering or other measures as
necessary to arevent transport of dust offsite.Their duties should
Include holiday and weekend periods when work may not be In
progress.
• The name and telephone number of such persons shall be provided to
Fee APCD and all adiacent residents within 1.000 Mew feet of the
proiect site prior to the commencement of construction.
• Compliant handlingi3rocedures shall be Identified.This shall include,
but shall not be limited to the Posting of signs at proiect ner'dneters
Identifvina the APCD as the enforcement agency and citing their
address and telephone number.and further indicatindthat all
complaints with regard to proiect related air ouality shall be forwarded
to the District:
• A daily dust observation loa shall be completed and subm(tted-Mekly
to the APCD and the Director of Community Development. _
PC-62 Errata:The Planning Commission commented that there may be opportunities to
refine the proposed alignments of all on-site roadways to further minimize
encroachment into existing on-site tree stands and areas of biological resources.
The following mitigation measure addresses that opportunity:
c� - /y
A �fitnd
September 16,2003
Mitigation Measure 3.3-21.Prior to recordation of the Final Man the
applicant shall submit a revised tentative subdivision map to the Director
of Community Develooment.The revised map shall reflect a refinement of
the allanment of all on-site roadways to minimize to the extent possible
the roadways'enc�oaohrnent into ezistina tree stands and areas of
biological-resources.
AP3 OASIS LANDSCAPE,ARCHITECTURE AND PLANNING
A133-29 Errata:The project proponent commented that the language of Mitigation
Measure 3.10-3 could be interpreted as assuming that construction of the
Bowden Ranch project would affect the structural integrity of the La Loma Adobe.
This was not the intent of the Measure, which has been modified as follows to
reflect the potential affect and to Identify a strategy to ensure the Adobe's
protection(NOTE: Mitigation Measure 3.10-3 was newly added with publication
of the FEIR.Only changes to that Measure are reflected below):
Mitigation Measure 3.10.3. Prior to the first ground disturbing activity on
the project site the applicant shall fund as structural englneering analysis
of the La Loma Adobe.in;t he e*prese purpose of the analysis would be
to efWdetermine if there would be any possibility of
around bome vibration generated during aradino and construction
activities negatively affecting the Adobe's ore-construction structural
intearity. If the analysis were to conclude that grading and construction
activities could damage the Adobe then a plan to protect the Adobe shall
be funded by the applicant,and
shall be implemented prior to any ground disturbing activities.
C� �s
Attachment 3
Exhibit B
Mitigation Monitoring and Reporting Program
Impact Mitigation Measure Monitor
Aesthetics
Potential impact 3.1-2.Potential for Mitigation Measure 3.1-1.Prior to the start of Director of Community,
adverse effect on a scenic vista. any grading and concurrent with submittal of Development
Improvement plans,the applicant shall submit
to the Director of Community Development for
review and approval a Landscape Screening
Pian that Illustrates the Introduction of
landscape materials to help obscure views of
the project from areas to the north and west A
goal of the pian shall be to provide partial
screening of the project and to create a visual
transition from the developed character of the
site to the adjacent natural hillside.The
Landscape-Screening Plan shall Include the
following elements:
• A minimum 30-foot wide swath of native
trees planted in a natural-appearing form
along the northern perimeter of Lou 14
through 17,and Lots 20 and 21.This
planting shall avoid the appearance of a
linear row by undulating Its vertical and
horizontal form and by mixing plant
varieties.Native shrubs shall be included
In the planting.Where this Mitigation
Measure wnfActs with the Fire
Management Plan,the applicant shall
develop an alternative screening plan that
achieves the same goal.The City shall
have the sole responsibility to determine if
this Measure and the Fire Management
Plan are In conflict and to adjudicate the
adequacy of an alternative screening plan.
• Trees shall be planted within the interior
of the project along all proposed
roadways and access easements.The trees
shall be planted after all projectgrading is
complete and prior to acceptance of
public Improvement and building permit
Issuance.The applicant shall maintain
trees for one year after the project is
completed,or until the fronting lots have
been sold and the homes occupied,
whichever occurs last.
• A long-term maintenance program that
describes maintenance responsibilities,
protection measures,guaranteed access
to the planting areas,and vegetation
replacement measures shall be
Bowden Ranch Development Mitigation Monitoring and Reporting 1
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developed.the program shall be
incorporated as part of the development
CC&Rs.
• A proposed strategy that ensures the
long-term survival and preservation of the
planting.The proposal strategy shall
consider mechanisms such as easements,
deed restrictions,reconfiguring of lot
lines,homeowner associations,and public
dedication as a means to guarantee the
success of the planting.The strategy shall
avoid placing the responsibility of long-
term maintenance In the hands of the
Individual property owners.
Mitigation Measure 3.1-2.Prior to issuance of Director of Community
the Grading Permit the applicant shall submit Development and City Engineer
to the Director of Community Development for
review and approval subdivision improvement
plans and utility plans that demonstrate that
the proposed placement of utilities and
drainage structures and channels do not
conflict with or preclude implementation of
the proposed planting pian required in
Mitigation Measure 1.1-1.The Improvement
plans shall place all drainage conveyance
systems underground to the greatest extent
possible.If above-surface channels and
retention areas are unavoidable,grass-lined
channels,natural materials,and colored
surfaces shall be used to reduce visibility.
Mitigation Measure 3,1-3.Prior to Director of Community
recordation of the Final Map,the applicant Development
shall submit to the Director of Community
Development for review and approval
language to be recorded against each lot as a
Deed Restriction.This language shall state that
future development of each of the lou require
that site grading be minimized to the greatest
extent possible.Floor elevations should
generally follow the natural landform.Stepped
-' foundations,drilled-pier and grade beams,and
other methods shall be used to minimize
grading and reduce hillside scarring.
Unavoidable grading shall be contour-graded
where possible to avoid engineered,angular
landforrns.
Mitigation Measure 3.1.4.Improvement Director of Community
plans shall demonstrate that site development Development and City Engineer
grading for roads,access easements,utilities,
drainage,and other project features is
minimized to the greatest extent possible.
Required grading shall be contour-graded
where possible to avoid engineered angular
landforms.All disturbed areas shall be
vegetated with appropriate seed or other
2 Bowden Ranch Development Mitigation Monitoring and Reporting
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plants to reduce erosion and to blend with the
surroundings,and shall be consistent with
applicable biological resourcemitigation.
Mitigation Measure 3.1-5.Prior to Director of Community
recordation of the Final Map the applicant Development
shall submit to the Director of Community
Development for review and approval
language to be Incorporated Into a Deed
Restriction for each of the lots and the project-
wide Covenants,Codes,and Restrictions
(CC&Rs).This language shall disclose that prior
to Issuance of building permits for each of the
lots respective builders that the applicant shall
submit an application for and receive approval
of an Administrative Use Permit and
architectural review.The Deed Restriction or
project CC&Rs shall state that Qty review of
elevations Is required and shall outline the
parameters specified below.Review shall
include any proposed retaining walls.The
elevations shall show at a minimum forms,
dimensions,exterior finish materials and colon,
asfollows:
• Roofs shall be articulated and follow the
general shapes of the hills and avoid flat
planes which project against the
background In long straight lines or acute
angles which may be considered Intrusive
to the existing natural character of the
hills and vegetation.
• Building colors shall be similar to
surrounding natural colors and no
brighter than a value of 61n chroma and
on the Munsell Color Chart.
• Exterior wag colors shall be limited to
muted earth tones.The use of white paint
shall be prohibited.
• Roof colors shall be limited to deep,
muted earth tones,deep muted reds, ---..
browns,and grays and no brighter than a
value of 6 in chroma and on the Munsell
Color Scale Chart.Shiny metal roofs,or
roofs colored bright orange,red or blue
shall be prohibited.
• Retaining walls shall be similar in color to
adjacent natural soil color and shall
include landscaping If possible to reduce.
visibility.
Mitigation Measure 3.1.6.Prior to Director of Community
recordation of the Final Map the applicant Development
shall submit to the Director of Community
Development for review and approval
language to be Incorporated Into a Deed
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Restriction for each of the lots and the project-
wide Covenants,Codes,and Restrictions
(CC&Rs).This language shall require that lot-
specific landscape plans be submitted as part
of the Administrative Use Permit and
Architectural Review application for each
Individual lot.The Deed Restriction and project
CC&Rs shall outline the parameters specified
below.
The following requirements apply to all lots:
• Existing trees and vegetation shall be
preserved to the maximum extent
possible and shall adequately blend the
new development including driveways
and outbuildings,to the existing
landscape.
• Irrigated turf areas shall not be allowed
under the root zone of oak trees(The
outer edge of the root zone is one and
one-half times the distance from the trunk
to the drip-line of the tree).
In addition,the following requirements apply
to Lots 13 through 20.
• The plans shall delineate all proposed
fencing.Fencing shall not be constructed
of solid flat planes.fence colors shall be
similar to surrounding natural colors and
no brighter than a value of 61n chroma
and on the Munsell Color Scale.White
paint or other white materials shall be
prohibited.
• Paim trees and Italian Cypress are
prohibited.
Mitigation Measure 3.1-7.Prior to Director of Community
recordation of the Final Map,the applicant Development
shall submit to the Director of Community
Development for review and approval _
language to be Incorporates!into a Deed
Restriction for each of the lots and the project
wide Covenants,Codes,and Restrictions
(CC&Rs).This language shall require that prior
to issuance of building permits for Lots 13
through 23 the applicant shall submit a
lighting plan to the Director of Community
Development for review and approval.The
Deed Restriction and project CC&Rs shall state
that Qty review of the lighting plan is required
and that the point source of all exterior lighting
shall be shielded from views to the north and
west
Potential Impact 3.1-3:Potential for Mitigation Measure 3.148.Prior to Director of Community
degradation of the visual character or recordation of the Final Map and approval of Development
4 Bowden Ranch Development Mitigation Monitoring and Reporting
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quality of the site. Improvement Plans,the applicant shall submit Development
with the Improvement Plans a landscape and
revegetation plan which includes landscape
materials to help obscure views of the project
from areas within and near the site.The
landscape plan shall be in conjunction with
Mitigation Measure 1.1-1 and shall include the
following:
• Street trees shall be planted adjacent to
the development along the project side(s)
of Llale Street Uale Court Wilding Lane,
Woodland Drive,and Woodland Court.
Street trees shall be spaced at Irregular
Intervals in keeping with naturally
occurring vegetation patterns.Trees
planted along Uale Street shall be
compatible with any applicable cultural
resource mitigation measures regarding
the historic setting of the La Loma Adobe.
• A revegetation plan shall be prepared for
the undeveloped portions of the site.The
plan shall address the long-term
rehabilitation of the creek areas to a more
natural state,be consistent with any
historic plantings on the site,and maintain
the skyline value of the existing tree mass
as seen from off-site Iocatlons.The
revegetation plan shall be a collaborative
effort balancing resources such as
aesthetics,biology and habitat,historic
values,recreational hiking opportunities,
erosion and sedimentation control,fire
protection,storm water and flooding,
maintenance and preservation.
Mitigation Measure 3.1-9.Prior to Issuance of Director of Community
building permits for each lot an exterior Development
lighting shall be submitted to the Director of
Community Development for review and
approval.The plan shall Indicate the use of low
level lighting only.The plan shall also indicate _..
the use of exterior lighting fixtures that are
shielded so as to ensure that there Is no glare
off of each Individual lot
Air Quality
Potential Impact 3.2-1:The potential Mitigation Measure 3.2-1.Prior to Issuance Air Pollution Control District
to generate a nulsance or increase air of the Grading Permit or approval of
emissions from on-and off-site sources Improvement Plans,whichever occurs first
associated with the project the applicant shall submit to the Air Pollution
Control District for review and approval a plan
for the control of fugitive dust during and
after construction.The plan shall include,but
not be limited to,the following mewures:
• To the extent possible,minimization of the
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amount of area disturbed during
construction.
• Limitation of construction vehicles.
• The speed of all construction vehicles shall
not exceed 15 mph on any unpaved
surface.
• Should alrborne dust be observed to leave
the construction site area,water from
water trucks or another source shall be
applied in sufficient quantities to reduce
those emissions.
• The designation of a person or persons to
monitor the dust control program and to
order increased watering or other
measures as necessary to prevent
transport of dust offsite.Their duties
should Include holiday and weekend
periods when work may not be In progress.
• The name and telephone number of such
persons shall be provided to the APCD and
all adjacent residents within 1,000 linear
feet of the project site prior to the
commencement of construction.
• Compliant handling procedures shall be
Identified.This shall include,but shall not
be limited to the posting of signs at the
project perimeters Identifying the APCD as
the enforcement agency and citing their
address and telephone number,and
further Indicating that all complaints with
regard to project related air qualityshall be
forwarded to the District.
• A daily dust observation log shall be
completed and submitted weekly to the
APCD and the Director of Community
Development
— Mitigation Measure 3.2-2:Prior to the Air Pollution Control District
Issuance of a Grading Permit,or approval of
Improvement Plans,whichever occurs first the
applicant shall submit to the Air Pollution
Control District the name and telephone
number of a designated person or persons to
monitor the dust control program and order
Increased watering as necessary to prevent
transport of dust offsite.Their duties shall
Include holidays and weekend periods when
work may not be In progress.
Mitigation Measure 3.2-3:All diesel powered Director of Community
construction equipment Including mobile and Development
stationary equipment shall adhere to the
following:
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• All construction equipment shall be
maintained in proper tune according to
manufacturer's specifications.
• All off-road and portable diesel-powered
equipment shall be fueled with CARB-
certified motor diesel fuel
• The use of diesel construction equipment
meeting,as a minimum,the California Air
Resources Board's 1996 certification
standard for off-road heavy-duty diesel
engines shall be maximized.
Mitigation Measure 3.2.4:Prior to the Air Pollution Control District
Issuance of a Grading Permit,or approval of
Improvement Plans,whichever occurs first,the
applicant shall submit to the Air Pollution
Control District a project site geological
evaluation.The study shall comply with the
requirements of the Air Resources Board's Air
Toxics Control Measure(ATOM)for
Construction,Grading,Quarrying,and Surface
Mining Operations.Alternatively,the applicant
shall comply with the ATCM for dust control.
Biological Resources
Potential Impact 3.3-1.Potential to Mitigation Measure 33-1.The applicant shall Director of Community
directly impact sensitive habitats offer to dedicate that portion of the property Development
Identified as'Open Space Lot',as such lot is
ultimately configured by the development
approval process, to the City of San Luis
Obispo,or to an entity designated by the City
of San Luis Obispo, for permanent
conservation to protect serpentine bunchgrass
grassland habRaL among other things.
Mitigation Measure 3.3-2.Prior to Director of Community
recordation of the Final Map the applicant shall Development and Manager of
submit to the Director of Community Natural Resources
Development for review and approval a revised
Vesting Tentative Subdivision Map.The Vesting
Ter tatWe Map shall be revised to eliminate
encroachments Into the creek setback areas
defined by the qty of San Luis Obispo's Creek
Setback Ordinance,and Into the Identified
wetland area on Lot plus an appropriate
buffer,Prior to recordation of the Final Map the
applicant shall also submit to the Director of
Community Development and the Natural
Resources Manager for review and approval an
Enhancement Plan for the drainage crossing
Lots 4 and S.This plan shag,at a minimum,
Indicate a grading,planting,and maintenance
schedule for the drainage that would enhance
the drainage by the addition of riparian
plantings.This Enhancement Plan shall also
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Include the transplanting of spreading rush
found on Lot 3 and elsewhere within the
development envelope to appropriate
locations within said drainage.
Potential Impact 33-2.Potential to Mitigation Measure 3.3-3 Prior to recordation Director of Community
Indirectly impact sensitive habitats of the Final Map,the applicant shall submit an Development
Environmental Education and Awareness
Program to the Director of Community.
Development for review and approval.The
Program shall be recorded as a deed restriction
against each of the Individual lots.The
applicant shall develop an Environmental
Education and Awareness Program In
consultation and coordination with the City to
distribute to prospective project site residents.
The program shall include a list of sensitive
resources at and near the project site,the
biological Importance of these resources,their
legal status and protection afforded under
various acts and policies,and penalties for
violations of the noted acts and policies.The
program shall also stress the Importance of
resource avoidance and stewardship through
trail fidelity and trail maintenance.The
program shall be implemented at the time that
Individual lou are sold.
Mitigation Measure 3.3.4.The applicant shall Manager of Natural Resources
develop Interpretive and restrictive use
signage for the trail system linking the project
site and Reservoir Canyon via the Santa Lucia
Range.Signage shall summarize the Items as
part of M1tigation Measure 3.3-3.The City shall
install the signage at the time that project lots
are sold.Appropriate fencing(e g.,split-rall)
should also be considered to restrict off-trail
usage and minimize Impacts to sensitive
habitat near trails.
Mitigation Measure 3.3-S.All construction Director of Community
activity on lots 7,9,22,and 23(adjacent to the Development
— -
butterfly overMntering.habitat)shallbe —
avoided during the monarch over-wintering
period of November through February.The
over-wintering area should be managed as a
natural biotic community completewith a
normal complement of Insects.Covenants,
Codes,and Restrictions(CC&Rs)shall be
developed by the applicant and recorded prior
to the Final Map,In coordination with the City
of San Luis Obispo,to minimize the impacts of
pesticide and/or blocides on monarch habitat
within individual kits during and after
development.
Potential Impact 3.3-3.Potential to Mitigation Measure 3.3-6.The applicant shall Manager of Natural Resources
directly Impact sensitive plant species work with a qualified restoration specialist,In
8 Bowden Ranch Development Mitigation Monitoring and Reporting
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directly Impact sensitive plant species coordination with the City,to identify potential
off-site restoration sites for the propagation of
San Luis Obispo County morning glory and
Hoffmann's sanicle.Potential sites may include
those open space areas containing physical
characteristics appropriate for the species.
Holland(2001)suggested a 3 to 1 mitigation
ratio(e g,plant foe plant,or acre for ace)for
San Luis Obispo County morning glory.Similar
ratios may be acceptable for Hoffmann's
sanicle.The applicant shall retain an approved
restoration specialist to monitor the mitigation
site for a period of 3 years.Terms and
conditions of the off-site mitigation effort shall
be detailed within a Mitigation and Monitoring
Plan prepared by the applicant and approved
by the City.
Potential Impact 3.3A Potential to Mitigation Measures 3.3-3 and 3.3-4. Director of Community
Indirectly impact sensitive plant Development and Manager of
species. Natural Resources
Potential impact 33-5.Potential to Mitigation Measure 33-7.Not more than 72 Manager of Natural Resources
directly impact sensitive wildlife hours prior to the start of any on-site grading,a
species. qualified wildlife blologlst,approved by the
City,shall trap and translocate woodrats from
non-grassland habitats(riparian,oak
woodland,scrub)to be graded.The qualified
biologist shall determine receptor sites,with
consideration given to habitat suitability and
proximity to the project site.Animals may be
held in captivity,at the discretion of the
qualified biologist,until such time that site
grading Is complete.Animals would then be
released to the project site within suitable
habitat,as determined by the qualified
biologist.
Mitigation Measure 3.3.6.Not more than one Manager of Natural Resources
week prior to the start of any on-site
constructlon,the applicant shall retain a
qualified biologist,approved by the City,to
conduct a nighttime survey for CRLF within
those portions of the project site planned for
disturbance(Le,grading).If CRLF are found
within the planned project site disturbance
areas during the survey,the applicant shall not
proceed with site development until such time
that the USFWS has been contacted,consulted,
and all recommendations of the USFWS
Implemented to mitigate Impacts to the
species.Measures required by the USFWS to
mitigate potential Impacts to CRLF and/or CRLF
habitat might include avoidance,seasonal
activity restrictions,or on-site habitat
enhancement or protection or off-site habitat
acquisition and/or enhancement.
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Mitigation Measure 3.3-9.Not more than one Manager of Natural Resources
week prior to the start of any on-site
construction,the applicant shall retain a
qualified biologist,approved by the.City,to
conduct a survey for western spadefoot toads
within those portions of the project site
planned for disturbance(I.e.,grading).If toads
are found within the planned project site
disturbance areas during the survey,the
applicant shall not proceed with site
development until such time that the CDFG
has been contacted,consulted,and all
recommendations of the CDFG Implemented
to mitigate impacts to the species.Measures
required by the CDFG to mitigate potential
Impacts to toad and/or toad habitat might
Include avoidance,seasonal activity
restrictions,or on-site habitat enhancement or
protection or off-site habitat acquisition and/or
enhancement
Mitigation Measure 3.3-10.if any on-site Manager of Natural Resources
grading is to occur within the months of March
through mid-August,the applicant shall retain
a qualified biologist approved by the City,to
conduct pre-construction surveys for nesting
birds within the project site no more than 1
week prior to planned grading.All active nests
found shall be marked(flagged,staked)by the .
biologist Nests shall not be directly disturbed
(eg.,by grading within a certain proximity of
tree removals)until such time that nestlings
have fledged from(left)the nest as
determined by the monitoring biologist
Mitigation Measure 33,1 1.If project site tree Manager of Natural Resources
removal Is to occur within the months of
January through August the applicant shall
retain a qualified biologist to conduct pre-
construction surveys for nesting birds within
the trees to be removed.All trees supporting
active nests shall be clearly flagged by the
qualified biologist These trees may not be
removed until such time that the qualified
biologist determines that the nest is no longer
active,and that nestlings have fledged from
the nest
Mitigation Measure 3.3-17.Prior to Manager of Natural Resources
recordation of the Final Map the applicant shall
submit to the Director of Community
Development for review and approval a revised
Vesting Tentative Subdivision Map.The Map
shall be revised to completely avoid the
locations of live MSS,MSS shell fragments,and
MSS habitat,together with appropriate buffers
to protect these areas and ensure their
connection to the Open Space of the project
10 Bowden Ranch Development Mitigation Monitoring and Reporting
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for MSS dispersal purposes.The Vesting
Tentative Subdivision Map shall also be revised
to Identify portions of Lot 13 for use as MSS
habitat and enhancement thereof.The
feasibility of this mitigation shall be
determined solely by the City of San Luis
Obispo.However,prior to the onset of any
clearing or grading activities,the applicant
shall obtain any needed approvals from the
United States Fish and wildlife Service,and
submit evidence of said permlt(s)to the
Director of Community Development.
Mitigation Measure 3.3-13.Covenants, Manager of Natural Resources
Codes,and Restrictions(CC&Rs)shall be
developed by the applicant and recorded prior
to recordation of the Final Map,In coordination
with appropriate City of San Luis Obispo staff,a
qualified biologls%and USFWS staff,to
minimize the Impacts of post-development
land use and alteration,grassland mowing
activities,and property-owner pesticide and/or
biocide use,on MSS and MSS habitat within
Individual,project-site lots during and after
development
Mitigation Measure 3.3-14.The applicant Manager of Natural Resources
shall develop Information on MSS for the
Environmental Education and Awareness
Program Odentified In Mitigation Measure 3-3-
3)In consultation and coordination with the
City and USFWS to distribute to prospective
project site residents.Program information
shall include information on MSS and MRS
habitat at and near the project site,the
biological importance of such resources,their
legal,status and protection afforded under
various acts and policies,and penalties for
violations of these noted acts and policies.This
program shall also stress the Importance of
MSS and MSS habitat avoidance and
stewardship through trail fidelity and trail
maintenance.
As part of Mitigation Measure 3.34,the
applicant shall develop Interpretive and
restrictive use signage,which protects MSS and
MSS habitat for the trail system[Inking the
project site and Reservoir Canyon via the Santa
Lula Range.The City shall Install the signage
at the time that project lots are sold.
Appropriate fencing(e g„split-rail)should also
be considered to restrict off-trail usage and
minimize Impacts to MSS and MSS habitat near
trails.
Mltigation Measure 3.3-1 S.Prior to Manager of Natural Resources
recordation of the Final Map,and as pan of
Bowden Ranch Development Mitigation Monitoring and Reporting t 1
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Mitigation Measures 33-3 and 3.3-4,the
applicant shall submit the Environmental
Education and Awareness Program information
and MSS signage Information to the Director of
Community Development for review and
approval.This program shall be Implemented
at the time individual lou are sold.
Potential Impact 33-6.Potential to Mitigation Measures 3 3 3,3 9 4,3.3-5,33- Director of Community
Indirectly impact sensitive wildlife 14 Development and Manager of
specles. Natural Resources
Potential impact 33-7.Potential to Mitigation Measure 33-16.Prior to Director of Community
directly impact on-site trees. recordation of the Final Map the applicant shall Development and Manager of
submit to the Director of Community Natural Resources
Development for review and approval a tree
mitigation plan.The tree mitigation plan shall
Identifying a palette,planting locations and
methods,and specifying monitoring and
contingency measures.The plan shall Identify
the replanting of a minimum of 140 Individual
trees and shrubs on the project site of
Indigenous species suited for the site
conditions.The palette may Include,but shall
not be limited to,western sycamore,coast live
oak,and California bay.This measure is
supported by the applicant's proposed
mitigation of the planned removal of a
minimum of 48 trees.The timing of
replacement planting shall be as approved by
the Director of Community Development
Mitigation Measure 3.3-17.Prior to any Director of Community
ground disturbing activity within the project Development and Manager of
site,the applicant shall erect exclosure fencing Natural Resources
around all significant trees(defined here as all
native trees In excess of 3 fiches dbh)with a
reasonable chance for damage during site
development The trees to be saved shall also
be marked by a qualified biologist.Fencing
shall be highly visible(e.g.,orange snow fence
or simllar),and shall completely encircle the
drip line(I:e;lateral extent of tree's leaves)of
each fenced tree.No vehicular traffic or
construction equipment shall be allowed
within any of the exclosed areas.
Mitigation Measure 3.3-1ILThe applicant Director of Community
shall retain a qualified biologist,botanist,or Development and Manager of
arborlst to periodically inspect the form and Natural Resources
function of each erected exclosure fence
required by Mitigation Measure 33-17.The
qualified biologist,botanist,or arborist shall
have the authority to require the applicant's
contractor to repair or reconfigure enclosure
fencing to best protect tree resources.
Mitigation Measure 3.3-19.Excavation, Director of Community
Inrliutinn tronrhlnn and hnrinn..hall not ho navalnrar~And Manannr of
12 Bowden Ranch Development Mitigatlon Monitoring and Reporting
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Including trenching and boring,shall not be Development and Manager of
allowed within the enclosed areas of significant Natural.Resources
trees.
Mitigation Measure 33-20.If Mitigation Director of Community
Measure 3.3-18 and 3.3-19 are not feasible,the Development and Manager of
applicant(orcontractor)shall minimize root Natural Resources
.zone and other tree Impacts within enclosure
zones by implementing the mltigation
measures and best management practices
detailed by Holland et al.(2000).
Recommendations include:
• Boring through rootzones,rather than
trenching;
• Minimizing the number of trenches;
• Conserving topsoil for replacement
following site work;
• Irrigating trees prior to root zone work;
• Temporarily covering exposed roots with
wet burlap;
• Cutting rather than ripping tree roots;
• Preserving drainage patterns around trees.
The feasibility of Mitigation Measure 3.3-20
shall be determined solely by the City.
Mitigation Measure 33-21.Prior to Director of Community
recordation of the Final Map the applicant shall Development and Manager of
submit to the Director of community Natural Resources
Development Covenants,Codes,and
Restrictions(CC&Rs).The CC&Rs shall be
recorded concurrently with the Final Map and
shall include provisions to ensure protection of
significant tree resources wlthln individual lots
during and after all construction activities.
Mitigation Measure 3.3-22.Prior to. Director of Community
recordationof the Final Map the applicant Development and Manager of
shall submit a revised tentative subdivision Natural Resources
map to the Director of Community
Development The revised map shall reflect a
refinement of the alignment of all on-site
roadways to minimize to the extent possible
the roadways'encroachment into existing
tree stands and areas of biological resources.
Wltural Resources
irotential Impact 3A-1.Potential to Mitigation Measure 3A-1.All design-level Director of Community
disturb,destroy,or adversely affect the engineering and construction drawings shall Development
integrity of cultural(prehistoric; be prepared in consultation with an
historic)resources on or adjacent to the archaeologist,acceptable to the City.Facilities,
project site. staging areas,and any activity Involving
Bowden Ranch Development Mitigation Monitoring and Reporting 13
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project site. ground disturbance shall be located to avoid
resources determined to be significant.To
ensure that no inadvertent damage occurs to
cultural resources,the cultural resource
boundaries shall be marked as exclusion zones
both on construction drawings and on the
ground.Construction supervisory personnel
shall be notified of the existence of these
resources and shall be required to keep
personnel and equipment away from these
areas.The qualified archaeologist,acceptable
to the City,shall be notified prior to initiation of
construction activities.Periodic monitoring of
cultural resources to be avoided shall be
completed by the qualified archeologist to
ensure that no inadvertent damage to the
resources occurs as a result of construction or
construction—related activities.The timing and
frequency of this monitoring shall be at the
discretion of the qualified archaeologist.
Mitigation Measure 3.4-2.The Gibson Report. Director of Community
an archaeological survey,was prepared for the Development
proposed project and recommended,0a
historic archaeologist...review the grading
plans and possibly conduct archaeological
monitoring during grading 14storic review,
documentation Including photographs and
mapping will need to be done prior to grading
(accomplished by Chattel Report).The historic
review may also Identify areas where
archaeological monitoring may be necessary of
construction grading'(Gibson Report,page 6).
The Gibson Report continues:
In the rare event,if during construction
excavation,any Intact prehistoric or historic
cultural materials are unearthed,work in that
area should halt until they can be examined by
a qualified archaeologist and appropriate
recommendations made as outlined In
— California Environmentai Quality Act of 1970.-In
such an event,contact the San Luis Obispo qty
Planning Department or a qualified historic
archaeologist.
Mitigation Measure 3.4-3.If feasible road Director of Community
sections,Including street width,curb,gutter Development
and sidewalk should be designed to preserve
and enhance the rural character of the existing
project site.Use of the narrowest possible,
asphalt-paved road width,rolled concrete
curb-and-gutter,and elimination of sidewalks
further addresses potential Impacts to the
setting of the La Loma Adobe by retaining,to
the extent feasible the rural character of the
14 Bowden Ranch Development Mitigation Monitoring and Reporting
October 2003
Attachment 3
Impact Mitigation Measure Monitor
existing project site.
Energy and Minerals
Potential Impact 35t.The potential Mitigation Measure 357:Landscaping pians Director of Community
to conflict with adopted energy for Individual lots shall include shade trees Development
conservation plans. along the southwestern side of the houses to
reduce summer cooling needs.In addition,the
following measures would be taken:
a. Ali glazing shall be dual-paned
b. wall and ceiling insulation shall exceed
Title 24 energy standards to the
satisfaction of the Community
Development Director.
c. Appliances, furnaces,water heaters, and
lighting shall be high-efficiency and
energy conserving to the satisfaction of
the Director of Community Development
d. The project shall use energy efficient
lighting.
Potential Impact 352.The potential Mitigation Measure 33-1. Director of Community
to use non-renewable resources in a Development
wasteful and inef ident manner.
Geology,soils,and seismicity
Potential Impact 3.6-1.The exposure Mitigation Measure 3.61.Groundshaking City Engineer
of people or structures to potential hazards to people,structures,and property
substantial adverse geologic or soil cannot be eliminated,however,they can be
effects,including risk of loss,Injury,or reduced through implementation of the
death. following mitigation:
• Cut and fill operations at the project site
shall be consistent with all
recommendations made by the project
geotechnical engineer,and City
regulatlons.Only dean material
recommended and approved by the
geotechnicaiengineer and approved by
the City shall be used.
• Structures shall be designed In
accordance with all building design
requirements as established by the
Uniform 8uilding Code(UBC)of 1997,
which has been adopted by the qty of
San Luis Obispo In the Building and
Construction Ordinance,Title 15,Chapters
15.02&15.04.
15.04.
• Design and construction of foundations
and paved areas shall conform to all
relevant seismic regulations and
recommendations made by state-licensed
civli,geotechnical,and structural
Bowden Ranch Development Mitigation Monitoring and Reporting 15
October2oo3
Attachment 3
Impact Mitigation Measure Monitor
engineers for the specific project.
• New utilities shall be designed to
withstand the expected ground motion of
an earthquake in the vicinity of the project
.site..
Potential Imp=3.62.The potential Mitigation Measure 3.62.Erosion central OtyEngineer
for substantial soil erosion. Best Management Practices(BMPs)must be
Implemented during the construction period
to prevent extensive soil eroslon and loss of
topsoil during the construction period.Erosion
control BMPs are required under the statewide
National Pollutant Discharge Elimination
System(NPDES)General Construction Permit.
NPDES permit requirements are further
described In Section 3.8,Hydrology,of this ER
Erosion control practices to be Implemented
during the construction period Include the
prohibition of grading and earthwork during
the wet season(typically October 15 through
April 15)and the utilization of sell stabilization
techniques such as photodegradabie erosion
control blankets and hydro seeding.The
Measure shall be implemented In conjunction
with Mitigation Measure 3.8-1.
Mitigation Measure 3.63.Immediately Director of Community
following construction of all subdivision Development and City Engineer
Improvements,all remaining bare areas with
exposed soils shall be planted with grass or
appropriate vegetation to promote the natural
stabilization of site soils and reduce soil loss.
For purposes of this mitigation measure site
Improvements include rough grading,
Installation of all utltity and Infrastructure
systems,and construction of all streets and
sidewalks.
Potential Impact 3.63.The potential Mitigation Measure 3.6-4.Foundations, Ory Engineer
construction of buildings and pavement,and sidewalks shall be designed in
structures atop expansive soils. accordance with all recommendations made
by the project soil engineer and geotechnical
— __engineer.including the placementofnon-
expansive material beneath stabs and
increasing the depth and reinforcement of
foundation elements.
Potential Impact 3.6-4.The potential Mitigation Manure 3.6S.Foundations, City Engineer
construction of buildings or structures pavements,underground utilities,and
atop settlement-prone soils. sidewalks shall be constructed in accordance
with all recommendations made by project
soils and geotechnical engineers.
Recommendations made in the project Sells.
Engineering report Include the complete
removal of all fill material and the
recompaction of building and Improvement
areas prior to construction.
16 Bowden Ranch Development Mitigation Monitoring and Reporting
October 2003
Attachment 3
Impact Mitigation Measure Monitor
Hazards and Hazardous Materials
Potential Impact 3.7-1.The potential Mitigation Measure 3.7-1.Prior to issuance of Ciry Engineer
to cause injury or harm to employees the Grading Permit the applicant shall submit
or the public from construction to the Director of Community Development for
operations at the site,including review and approval a site construction safety
operation of construction equipment plan.The purpose of the plan shall be to ensure
movement of soil,and public access public safety during all phases of project
construction areas. construction through:
• The installation of safety signage,placed
as appropriate within the project area,
that warns of risks associated with on-site
construction activities and outlines
measures to betaken to ensure safe use of
on-site trails near construction areas and
avoidance of active construction
equipment
• The installation of temporary safety
fencing to restrict or prevent public access
to active on-site construction sites or
equipment,as well as to funnel"hikers
directly to hillside trails and trail access
points
• The temporary restriction of public access
to site trails when heavy equipment is
being used or particularly dangerous
construction operations are being
conducted
Potential Impact 3.7-2.The potential Mitigation Measure 3.7.2.Prior to issuance of City Engineer
to cause injury or harm to employees, the Grading Permit the applicant shall submit
the public or the environment from to the Director of Community Development for
construction activities which may review and approval a safety plan.The purpose
release hazardous substances that may of the plan is to minimize the exposure of the
be already present in the sops at the public to potentially hazardous materials
project site. during all phases of project construction
through:
Appropriate methods(e g.,Best
Management Practices)and approved
containment and splll-control practices
(e.g,spill control plan)for construction
chemical and materials on-site
• Safety signage,placed as appropriate
within the project area,that warns of risks
associated with on-site construction
materials and outlines measures to be
taken to ensure safe use of on-site trails
near construction areas and avoidance of
construction materials
• Temporary safety fencing to restrict or
prevent public access to active on-site
construction materials or chemicals,as
well as to'funnel"hikers directly to
hillside trails and trail access points
Bowden Ranch Development Mitigation Monitoring and Reporting 17
October 2003
Attachment 3
Impact Mitigation Measure Monitor
• Temporary restriction of public access to
site trails when fueling or chemicals are in
use.
Potential Impact 3.7-4.Potential to Mitigation Measure 3.7-3.Prior to Director of Community
Increase the risk to project site homes recordation of the.Final Map the applicant shall Development
and homeowners from falling trees and submit to the Director of Community
tree limbs. Development for review and approval a copy
of the proposed Covenants,Codes;and
Restrictions(CC&Rs)for the project.The CC&Rs
shall include a provision for the on-going
minimization of on-site dangers from fall Ing
trees and tree limbs.On-going minimization of
on-site dangers from falling tees and tree limbs
shall be the responsibility of the projects
homeowners'wsoclatlon.
Hydrology and Water Quality
Potential Impact 3.8-1.Alterations In Mitigation Measure 3.8.1.Prior to Issuance of City Engineer
drainage patterns and grading during the Grading Permit or approval of
the construction period could result In improvement pians,the applicant shall submit
construction-related erosion problems. to the Director of Public Works for review and
approval a detailed erosion control plan(ECP)
to mitigate erosion and sedimentation Impacts
during the construction period.The detailed
ECP shall be accompanied by a written
narrative and be approved by the Director of
Public Works.At a minimum,the ECP and
written narrative should Include the following:
• A proposed schedule of grading activities,
monitoring,and infrastructure milestones
In chronological format;
• Identification of critical areas of high
erodibility potential and/or unstable
slopes;
• Soil stabilization techniques such as short-
term biodegradable erosion control
blankets and hydroseeding should be
utilized.Silt fences should be installed
'— — - downslope of all graded slopes.Straw ---- -
wattles or another appropriate BMP
should be Installed in the Row path of
graded areas receiving concentrated
flows,as well as around storm drain inlets,
• Description of erosion control measures
on slopes,lots,and streets;
• Contourand spot elevations indicating
runoff patterns before and after grading;
• Filter systems at catch basins(drop Inlets)
In public streets as a means of sediment
control;and
• The post-construction Inspection of all
drainage facilities for accumulated
18 Bowden Ranch Development Mitigation Monitoring and Reporting
October 2003
C-1 0
Attachment 3
Impact Mitigation Measure Monitor
sediment,and the clearing of these
drainage structures of debris and
sediment.
Mitigation Measure 3.84.The applicant shall City Engineer
comply with NPDES General Construction
Activities Storm Water Permit Requirements
established bythe CWA.Pursuant to the
NPDES Storm Water Program,an application
for coverage under the statewide General
Construction Activities Storm Water Permit
(General Permit)must be obtained for project
development.It Is the responsibility of the
project applicant to obtain coverage prior to
site construction.
The applicant can obtain coverage under the
General Permit by filing a Notice of Intent(NOI)
with the State Water Resource Control Boards
(SWRCS)Division of Water Quality.The filing
shall describe erosion control and storm water
treatment measures to be Implemented during
and following construction and provide a
schedule for monitoring performance.These
BMPs would serve to control point and non-
point source(NPS)pollutants in storm water
and constitute the project's SWPPP for
construction activities.While the SWPPP would
include several ofthe same components as the
ECP,the SWPPP would also include BMPs for
preventing the discharge of other NPS
pollutants besides sediment(such as paint,
concrete,etc.)to downstream.waters.
Potential Impact 344.Development Mitigation Measure 3.8,3.Prior to City Engineer
of the proposed project could result in recordation of the Final Map the applicant shall
an Increase in peak discharge at submit to the Director of Public Works for
downstream drainage facilities: review and approval a plan to mitigate
Increases In peak discharge.All drainage
improvements must be constructed in
accordance with Section 7.2 of the City's
Drainage Design Manual.The plan shall adhere
to one of several design alternatives:
Alternative 1:Improve the entrance to the
Llmle tourt culvert entrance so that 10-year
event or greater would not over top the culvert
headwall and/or creek banks(this
Improvement is proposed by the project
applicant).
Alternative 2:Demonstrate with more detail
to the Citys satisfaction that Individual
detention tanks are appropriate on the site
(this alternative Is proposed by applicant).
Alternative 3:Construct off-channel open
detention basins)on the project site to reduce
flows to the culvert entrance.These ponds
differ from the individual detention tanks in
Bowden Ranch Development Mitigation Monitoring and.Reporting jg
Octofier 2003
Attachment 3
Impact Mitigation Measure Monitor
that they capture runoff from several lots
rather than just one,and are open as opposed
to subsurface.
The applicant shall confer with the Director of
Public Works prior to preparation of the pian
for the purpose of receiving specific direction
regarding which alternative would be
acceptable to the City.
Alternative 1:Improve the Uzzle Court
Storm Drainage Entrance Structure.The
applicant has proposed raising the head wall at
the Uzzle Court culvert entrance to increase
capacity.The 10-year post project flow in Sub-
basin C is 119 ds(3.37 m'/sec).In order for the
culvert entrance under inlet control conditions
to carry this flow It has been estimated that the
headwall must be raised a minimum of 1.5 feet
on all sides of the creek.If possible the
headwall should be raised between 2 and 3
feet to gain additional capacity and account for
possible debris problems.The design for the
extension of the headwall shall be reviewed
and approved by the City Public Works
Department.
Alternative M Demonstrate viability of the
Detention Tank System to the City.The
detention tank system shall be designed in
detail with the subdivision Improvement plans
and submitted to the qty for approval.At a
minimum,the detention tanks should have the
following features:
• All outlets for each tank shall be shown.A
gravity fine with a slope of no less than 1
percent must drain each tank.
• Each tank must have an emergency
spillway or outlet in case of dogging.
s The tanks must be shown to have enough
volume over the duration of longer period
storms such as a 12-hour rainfall event
• The applicant shall require that a legal
document be recorded against each lot
that relieves the City of San Luis Obispo
from any maintenance or other
responsibilities In the event that these
systems fail and/or cause any flooding
downstream.
Alternative 3*Off Channel Open Detention
Ponds.The off-channel open detention ponds
would be constructed adjacent to proposed
Lots 3,4,and S,and possibly within open space
lot 24.The pond(s)would serve to temporarily
20 Bowden Ranch Development Mitigation Monitoring and Reporting
October 2003
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Attachment 3
Impact Mitigation Measure Monitor
detain runoff and decrease peak discharge at
downstream drainage facilities so that 25-
year event does not overtop the existing
channel bank or culvert headwall.The
detention ponds may also function to improve
water quality by allowing sediments and
particulates to settle out of storm water prior to
discharge to downstream drainage facilities
(please refer to Impact 3.8.3 and Mitigation
Measure 3.8-4 for more details on the water
quality aspects of the ponds).The detention
ponds shall be designed to comply with
applicable City drainage design standards and
at a minimum have the following features:
• Each pond should include an outlet
structure to allow the basin to drain
completely within 24 hours.
• Each pond shall be designed with an
emergency spillway that can pass the 100-
year storm event with 1-foot freeboard
between the design water surface
elevation and the top of the embankment.
• The detention ponds shall be elongated to
maximize the flowlength between inlet
and outlet structures.
• The ponds shall be designed to prevent
frequent resuspension of deposited
sediments and have a storage volume
sufficient to detain average seasonal flows
for about five minutes.
• All storm drain outfalls shall be equipped
with energy dissipaters to avoid erosion of
the ponds..
• The ponds shall be planted with grass or
appropriate emergent vegetation.
• An easement reservation for the
homeowners association would be
necessary to ensure maintenance access.
potential Impact 3.8-3.Project Mitigation Measure 3.8-4.It is recommended City Engineer
development could result In an that storm water detention ponds,rather than
Increase In non-point source(NPS) underground detention tanks,be incorporated
Pollutants to receiving waters. Into the project drainage system(Mitigation
Measure 3.8-3).These ponds should be
designed to Improve water quality by allowing
sedlments and particulates to settle prior to
discharging to downstream waterways.By
detaining runoff,the detention ponds would
allow for some pollutant removal through
Infiltration and vegetative uptake.Many
pollutants in storm water,including lead
copper,zinc,phosphorus,and hydrocarbons
are associated with sediment and fine
Particulates.Thus,the ability of a storm water
Bowden Ranch Development Mitigation Monitoring and Reporting 21
October 2003
Attachment 3
Impact Mitigation Measure Monitor
practice to remove many nutrients,trace
metals,and hydrocarbons is largely related.to
Its ability to remove suspended sediment and
particulates.Refer to Mitigation Measure 3.8-3
for general detention pond design guidelines.
Mitigation Measure 3.8-5.Prior to issuance of City Engineer
the Grading Permit the applicant shall submit
to the Director of Public Works for review and
approvals plan that incorporates grassed
swales(biofilters)Into the project drainage
system for runoff conveyance and filtering of
pollutants.The preliminary project grading and
drainage pian Indicates that runoff would be
conveyed from each parcel to roadside ditches
via a series of drainage swales.Rather than
have concrete drainage swales to transport the
runoff to roadside ditches,these swales shall
be lined with grass or appropriate vegetation
to encourage the blofiltration of sediment,
phosphorus,trace metals,and petroleum from
runoff prior to discharge Into the formal
drainage network General design guidelines
relevant to optimizing the pollutant removal
mechanisms of grassed swales are:1)a dense,
uniform growth of fine-stemmed herbaceous
plants for optimal filtering of pollutants 2)
vegetation that is tolerant to the water,
climatological,and"soil conditions of the
project site is preferred;3)grassed swales that
maximize water contact with the vegetation
and soil surface have the potential to
substantially improve removal rates,
particularly of soluble pollutants;and 4)
pollutant removal efficiency Is increased as the
flow path length is Increased.General
maintenance guldelines for blofilters are
discussed in Mitigation Measure 3.8-6.
Mitigation Measure 344. Prior to Issuance of City Engineer
the Grading Permit or approval of
Improvement pians,the applicant sha¢submit
`— -- to the Director of Community Development
and Director of Public Works for review and
approval a long-term storm water pollution
prevention plan(SWPPP)to protea storm
water quality after the construction period.
The SWPPP shall Include the following
additional BMPs to protect storm water
quallty:
• Proper maintenance of parking lots and
other paved areas can'eliminate the
majority of litter and debris washing into
storm drains and thus,entering local
waterways.Regular sweeping is a simple
and effective 8MP aimed at reducing the
22 . Bowden Ranch Development Mitigation Monitoring and Reporting
October 2003
C� ,3�
Attachment 3
Impact Mitigation Measure Monitor
amount of litter in storm drain Inlets(to
prevent clogging)and public waterways
(for water quality).The project applicant
shall enter into an agreement with the
Gty of San luls Obispo to ensure this
maintenance Is completed prior to
approval of Improvement plans or final
maps.
• Proper maintenance of blofilters Is
essential to maintain functionality.The
maintenance of biofilters on the project
site would be the responsibility of a
homeowner's association for the
proposed projectThe homeowners
association would be responsible for the
following biof3ter maintenance:l)Regular
mowing to promote growth and increase
density and pollutant uptake(vegetative
height should be no more than 8 inches,
timings must be promptly removed and
properly disposed of);2)Removal of
sediments year-round when they build up
to 6 inches at any spot,cover blofllter
vegetation,or otherwise Interfere with
blofilter operation,and 3)Reseeding of
biofilters as necessary,whenever
maintenance or natural processes create
bare spots.
• If stone water detention ponds or
Underground detention tanks are
incorporated Into the project drainage
system,proper maintenance Is necessary
to ensure their effectiveness at preventing
downstream drainage problems and
promoting water quality.The
maintenance of the detention ponds or
underground detention tanks would be
the responsibility of the homeowner's
association.Necessary detention
pond/tank maintenance includes:T)
Regular Inspection during the wet season
for sediment buildup and dogging of
Inlets and outlets,2)Regular
(approximately once a year)removal of
basin sediment and 3)if an open
detention basin is used,mowing and
maintenance of pond vegetation(replant
or reseed as necessary to control erosion.
Maintenance reports shall be submitted
annually to City's Public Works
Department
• The applicant shall prepare Informational
literature and guidance on residential
BMPs to minimize pollutant contributions
from the proposed development This
Bowden Ranch Development Mitigation Monitoring and Reporting 23
October 2003
00 00
Attachment 3
Impact Mitigation Measure' Monitor
Information shall be distributed to all
residences at the project site.At a
minimum the Information should cover:l)
General Information on blofllters and
detention ponds for residents concerning
their purpose and importance of keeping
them free of yard cuttings and leaf litter,2)
Proper disposal of household and
commercial chemicals 3)Proper use of
landscaping chemicals,4)Clean-up and
appropriate disposal of yard cuttings and
leaf litter,and S)Prohibition of any
washing and dumping of materials and
chemicals Into storm drains.
Land Use and Planning
Potential Impact 3.9-1:Potential to Mitigation Measure 3.9.1.Prior to Director of Community
conflict with adopted policies of the recordation of the final map the applicant shall Development
General Plan. submit to the Director of Community
Development for review and approval a
landscape plan for those portions of Lots 11
through 16.The pian shall provide for a
landscape palette that ensures a gradual visual
transition from the urban residential
development to the adjacent open space on
Lot 24.Installation and maintenance of the
landscape materials Identified in the plan shall
be the responsibility of the future owners of
the subject lots and shall be governed by the
project's Covenants,Codes,and Restrictions .
(CC&Rs) _. .. . _
Mitigation Measure 3,9.2.Prior to Director of Community
recordation of the Final Mapthe applicant shall Development
submit to the Director of Community
Development for review and approval
language for a deed restriction to be recorded
against each of the residential Iots.The Deed
Restriction shall specifically allow the use of
Class A rated materials only.
Midgation Measure 3.93.Prior to Director of Community
recordation of the final map the applicant shall Development and.Fire Marshall
submit to the Director of Community
Development for review and approval
language for a deed restriction to be recorded'
against each of the residential lot.The Deed
Restriction shall specifically require the
Provision of adequate defensible space around
each of the homes to be buii_t in accordance
with the City's Fire Marshal.
Mitigation Measure 3.9.4.Prior to Director of Community
recordation of the final map the applicant shall Development
submit to the Director of Community
Development for review and approval a
graphic depiction of building envelopes for
24 Bowden Ranch Development Mitigation Monitoring and Repotting
October 2003
c
�-39'
Attachment 3
Impact Mitigation Measure Monitor
each of the residential lots that includes or is
adjacent to Eucalyptus trees.The map shall
Indicate that no buildings may be sited closer
than 15 feet from the outside edge of the
canopy of any Eucalyptus tree.
Noise
Potential Impact 3.10-LConstruction Mitigation Measure 3.10-1.Construction- Director of Community
noise at the project site. related noise impacts to sensitive receptors at Development
or near the project site would be minimized
and/or reduced using the following methods:
• Grading and construction work shall occur
during the weekdays only and not on
Saturday,Sunday,or holidays,consistent
with established City ordinances.
• Feasible,appropriate noise-reducing
technology shall be used for on-site
machinery and equipment
Mitigation Measure 3.10-3.Prior to the first Director of Community
ground disturbing activity on the project site Development
the applicant shall fund a structural
engineering analysis of the La Loma Adobe.
The purpose of the analysis would be to
determine if there would be any possibility of
ground borne vlbratlon generated during
grading and construction activities negatively
affecting the Adobe's pre-construction
structural Integrity.If the analysis were to
conclude that grading and construction
activities could damage the Adobe,then a
plan to protect the Adobe shall be funded by
the applicant,and shall be implemented prior
to any ground disturbing activIdes.
Population and Housing No potentially significant Impacts.
Pubfte Services No potentiatlysignifieant Impacts.
Recreation
_ _Potantiallmpact3.13-1.Thepotential Mitigation Measure 3.13-1.Prior to Issuance Director of Community
to Increase the use of existing of the Grading Permit the applicant shall Development
recreational facilities resulting In submit Site Improvement Plans to the Director
accelerated deterioration or the of Community Development for review and
construction of recreational facilities approval.The Pians shall provide for temporary
that could result In significant signage,to be installed during active project
environmental effects. construction and development operations,and
permanent trail signage,which would be
placed as appropriate in the project area.The
signage would be posted at each of the
informal trallheads or trail access points on
Uuie Street/Court,Wilding lane,and
Woodland Drive/Court and would:
• Identify the trallhead,access points,and
trail path(s)ascending the foothills east of
Bowden Ranch Development Mitigation Monitoring and Reporting Zg
October 2003
C - 1/°
Attachment 3
Impact Mitigation Measure Monitor
the project site
• Provide phone numbers and information
for hiker use,Including City Police,Fire,
and Parks and Recreation Department
contact phone numbers
• Provide appropriate safety and emergency
Information for hiker use
• Provide direction for responsible,safe,and
quiet use and access of trails,including
hours of operation
• Provide Info about avoiding and
respecting on-site natural resources such
as creek areas,wetlands,sensitive
vegetation,animal nests and habitat
• Describe the sensitive on-site wildlife,
plant,and habitat resources,such as
woodrat nests,wetlands areas,and
monarch butterfly habitat
Mitigation Measure 3.13-2.Prior to Issuance Director of Community
of the Grading Permit,the applicant shall Development
submit to the Director of Community
Development for review and approval Site
Improvement Pians.The Plans shall provide for
the installation of small,environmentally
friendly and/or neutral waste bins for hiker
trash at the trailhead or trail access point(s),as
well as at appropriate points along the trails
accessing the foothills.The City(or community
association)would be designated to collect
garbage from these bins on a time schedule to
be determined as part of a mitigation and
monitoring plan.
Mitigation Measure 3.13=3.Prior to Issuance Director of Community
of the Grading Permit the applicant shall Development
submit to the Director of Community
Development for review and approval Site
Improvement Plans.The Plans shall provide for
short-term bicycle parking at the traiiheads or
---trailaccess points to encourage hikers to bike - -
rather than drive to the site,and to alleviate
veNde-parking concerns.
Transportation and Traffic No potentially significant Impacts.
Utilities and Service Systems
Potential bnpact 3.15.2.Potential for Mitigation Measure 3.1 sl.Prior to City Engineer
constructed homes to have water recordation of the Final Map or prior to
pressure at a level lower than that approval of improvement plans,whichever
required by the Uniform guIcHngCode. ocausfirst;the applicant shall submit tothe
Director of Comm unity Development for
review and approval a plan to ensure that a
minimum of IS pounds per square Inch(pso of
water pressure will be attained within all future
homes to be constructed on the project site.All
26 Bowden Ranch Development Mitigation Monitoring and Reporting
October2o03
OO OO
Attachment 3
Impact Mitigation Measure Monitor
fixtures In all homes at all floor levels must
have a minimum of 15 psi.If required,
Individual pressure booster pumps shall be
Installed at each residential unit where the
minimum 15 psi cannot be met using the Citys
water delivery system pressures.All booster
pumps required by this mitigation measure
must be permanently connected to PG&E
electrical service or another reliable source of
electricity.All booster pumps required by this
mitigation measure must also have Installed
and maintained in operating condition an
alternative,automatically switched,electrical
supply to take over during periods of PG&E or
other reliable source system outages.
Alternatively,If portions of homes cannot
receive water at the minimum 40 psi,then
those portions of the homes shall not be
constructed.
Bowden Ranch Development Mitigation Monitoring and Reporting 27
October 2003
Attachment 4
RESOLUTION NO.9763(2006 SERIES)
A RESOLUTION OF THE COUNCIL OF TRE CITY OF SAN LUIS OBISPO
APPROVING THE FINAL MAP FOR TRACT NO.2420
WHEREAS,the City Council made certain findings concerning tentative Tract 2420,:as
.prescribed in Resolution No. 9490(2003 Series); and
WHEREAS, the City Council made additional findings concerning a one-year time
extension to file a final map,as prescribed in Resolution No.9741 (2005 Series);and
WHEREAS,. the subdivider has submitted surety bonds in the total amounts of
$1,025,199 (Faithful Performance)and$512;600(Labor&Materials)to guarantee installation of
the required subdivision improvements shown on the approved plans, and all fees have been
received,as prescribed in the attached subdivision agreement;marked"Exhibit All;and
WHEREAS, the Community Development Director has approved the Covenants,
Conditions and Restrictions (CC&R's) including maintenance requirements of the private utilities
and common areas,and Common Driveway Agreement;and
WHEREAS,all other conditions required per said Resolution No. 9490 (2003 Series)have
been met or will be met prior to or concurrent with final recordation of the map.
NOW,THEREFORE BE IT RESOLVED that the final map for Tract No.,2420 is found
to be in substantial compliance with the vesting tentative map and final map approval is hereby.
granted.
On motion of Council Member Settle,seconded by Council Member Mulholland and on the.
following roll call vote:
AYES: Council Member;Brown and Ewan,and Vice Mayor Settle
NOES: Council Member Mulholland
RECUSED; Mayor Romero - - -
The foregoing Resolution was passed and adopted this 7th day of February 2006.
Vice Mayor Allen Settle
ATTEST:
Audrey 1300
City Clerk
R 9763
3
C�- y
Resolution No.9763 (2006 Series) Attachment 4
Page 2
APPROVED AS TO FORM:
Jo an P.Lowell
City Attorney
i
i
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