HomeMy WebLinkAbout08-26-2015 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission
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this agenda will be made available for public inspection in the Community Development, 919 Palm
Street, during normal business hours.
SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall -990 Palm Street
San Luis Obispo, CA 93401
August 26, 2015Wednesday6:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:Commissioners Hemalata Dandekar, Michael Draze, John Fowler,
Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and
Chairperson John Larson
ACCEPTANCE OF AGENDA:Commissioners or staff may modify the order of items.
MINUTES: Minutes of July 22 and August 12, 2015. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLICHEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
Any decision of the Planning Commission is final unless appealed to the City Council
within 10 days of the action (Recommendations to the City Council cannot be appealed
since they are not a final action.). Any person aggrieved by a decision of the Commission
may file an appeal with the City Clerk. Appeal forms are available in the Community
Development Department, City Clerk’s office, or on the City’s website (www.slocity.org).
The fee for filing an appeal is $279and must accompany the appeal documentation.
If you wish to speak, please give your name and address for the record. Please limit
your comments to three minutes; consultant and project presentations limited to six
minutes.
Planning Commission Agenda
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The City of San Luis Obispo is committed to include the disabled in all of its services, programs,and
activities.Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
1.2223 Monterey Street.USE-1035-2015: Conceptual review of a use permit to
allow a remodel and additions to the original Motel Inn and Restaurant and
incorporation of RV sites on the north end of the property; C-T-S and C/OS-5
zones; Motel Inn, L.P., applicant. (Phil Dunsmore)
2.175 Venture Drive.SPEC-1318-2015: Scoping meeting for the Avila Ranch
SpecificPlanEIR; C/OS-SP and BP-SP zones; Avila Ranch, LLC, applicant. (John
Rickenbach)
COMMENT AND DISCUSSION:
3.Staff
a.Agenda Forecast
4.Commission
ADJOURNMENT
Presenting Planners: Phil Dunsmoreand John Rickenbach
PLANNING COMMISSION AGENDA REPORT
SUBJECT: ConceptualReview of a proposal to redevelop the Motel Inn property with new
motel units, a restaurant and 25 recreational vehicle (RV) parking spaces.
PROJECT ADDRESS: 2223 and 2229 Monterey Street BY: Phil Dunsmore, Senior Planner
FILE NUMBER: USE 1035-2015FROM:Doug Davidson, Deputy
Director
Phone Number: 781-7177
E-mail: ddavidson@slocity.org
RECOMMENDATION:Continue the project to a date uncertain with specific direction to staff
and the applicant regarding the project’s consistency with Ordinance 1130.
SITE DATA
ApplicantMotelInn,L.P.
RepresentativeStudioDesignGroupArchitects
ZoningCͲTͲS(TouristͲCommercialwith
SpecialConsiderations“S”
overlay)
GeneralPlanTouristCommercial
SiteAreaApproximately4acres
Environmental
Status
Subjecttopreparationofan
InitialStudyduetocreek
adjacency,historicproperty
statusandhighway101location.
SUMMARY
The applicant has submitted plans (Attachment 2, reduced scale plans) for the review of a project
that will redevelop the historic Motel Inn property with 52 motel guest rooms in various
buildings and parking for up to 25 RVs at the rear of the site adjacent to Highway 101 and the
creek. Ordinance 1130 requires that expansion of existing uses and new uses be reviewed by the
Planning Commission to ensure compliance with specific design criteria.
After complying with Planning Commission direction on consistency with Ordinance 1130,
the project applicant will finalize plans to move forward to the Cultural Heritage Committee and
Architectural Review Commission prior to returning to the Planning Commission for final
action.
Meeting Date: August 26, 2015
Item Number: 1
PJD
PJD
DD
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
Page 2
1.0 COMMISSION’S PURVIEW
The project is expansion of a formerly existing motel use and includes a new RV parking use.
Both aspects are subject to a Planning Commission Use Permit. The purpose of the use permit is
to review the project for consistency with specific design criteria that are intended to protect the
creek and the San Luis Drive residential neighborhood. This conceptual review process is
intended to receive feedback and early direction regarding the consistency of the project with
Ordinance 1130 prior to completing the environmental document and proceeding with detailed
design plans.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
SiteSizeApproximately4.19acres
PresentUse&DevelopmentParkinglot,accessorystructures,andruinsoftheHistoricMotel
Inn
TopographyGenerallylevel
AccessNorthendofMontereyStreet
SurroundingUse/ZoningNorth:Highway101
East:SanLuisCreek
West:CͲTͲS,AppleFarmInn
South:RͲ1ͲSSanLuisDriveresidentialneighborhood
The project site is roughly four acres on the very northeast end of Monterey Street, adjacent to
Highway 101 on its north side. San Luis creek borders the south side of the property. On the
south side of the creek, there are several single family residential properties that are adjacent to
the motel portion of the property.
The former Motel Inn on this site was the first known motel in the country. Originally known as
the Milestone Motel Inn, the site was originally developed around 1925 when Monterey Street
was the highway. This was the last stop for travelers passing north and south over the grade.
Many of the motel units and accessory buildings were demolished due to extensive deterioration;
however the original Motel lobby remains along with a portion of the wall of the original
restaurant. Portions of the site are paved with asphalt and contain foundations of the original
motel structures and pool. The site is included in the City’s Master List of Historic resources.
2.2 Project Description
The project intends to resurrect a motel in the theme of the original Motel Inn, along with a
restaurant, pool and garden areas with detached buildings in a courtyard setting. The remaining
portions of the original structures would be retained and integrated into the project. Thirty-two
(32) hotel rooms would be arranged in small one and two story detached buildings with some of
the rooms attached to the main lobby building. The restaurant would be in a separate building at
the front of the site and would integrate the original remaining portions of the Motel Inn.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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The easterly half of the site, sandwiched between the creek and Highway 101 is proposed to
accommodate RV spaces in the form of a short term park. A total of 25 RV spaces are
proposed, 10 of which are proposed to be Airstream trailers that would remain on site available
for overnight guests.
The applicants are requesting a 10% shared parking reduction which would reduce the parking
requirement of 130 spaces down to 117 spaces; 119 spaces are proposed on the site plan. The
restaurant and motel would share the parking areas. Action on the parking reduction would
occur with final review of the use permit.
2.3 Project Statistics
Statistics
ItemProposed 1 OrdinanceStandard2
StreetYard75feet10feet
Max.HeightofStructure(s)30feet45feet1
BuildingCoverage(footprint)13%75%
ParkingSpaces1191302
BicycleParking2916
Figure 1: Rendering of the proposed Motel Inn restaurant and lobby area adjacent to
HWY 101
3.0 PROJECT ANALYSIS
The C-T zone is designed to accommodate visitor serving uses such as a motel. However, new or
expanded uses require Planning Commission review due to Ordinance 1130 and the RV park use
triggers the review of PC Use Permit regardless of Ordinance 1130. The Use Permit is contingent
on findings for consistency with Ordinance 1130 and for compatibility with this unique location
adjacent to the creek, the highway and a residential neighborhood. The CHC’s future review
1 Ordinance 1130 restricts building height to 25 feet within 50 feet of the C/OS-5 boundary. The C/OS 5 boundary is
contiguous with the southerly property line adjacent to the creek. Several of the proposed new motel units are within
the 50 setback area and are therefore restricted to a 25 foot maximum height limit.
2 The applicants are requesting a 10% shared parking reduction to reduce parking requirement by 13 spaces. The
restaurant and hotel use may be considered shared parking as they are different and complementing uses.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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will rely on the project’s consistency with the Historic Preservation Program guidelines while the
ARC’s future review will rely on the Citywide Community Design Guidelines.
A very similar project, absent the RV park, was reviewed and approved by the Planning
Commission for this site in 2003. The previous project was larger in scale. Construction permits
were not pursued for the previous project and the entitlements have since expired.
3.1 General Plan Policy
The General Plan encourages visitor- serving uses and notes that such uses are especially
appropriate where such uses are already concentrated. The upper MontereyStreet region is
concentrated with visitor-serving uses such as hotels and restaurants.
Land Use Element policy 3.6.2 is specific to the location of Tourist Commercial uses:
“The City shall encourage integration of visitor-serving uses with other types of uses,
including overnight accommodations Downtown, near the airport, and near the train
station; small-scale facilities (such as hostels or bed-and-breakfast places) may be
located in Medium-High Density Residential and High-Density Residential Districts,
where compatible. Visitor-serving uses are especially appropriate where such uses
have already concentrated: along upper Monterey Street; at the Madonna Road area;
at certain freeway interchanges; and in the Downtown.”
Other important policies of the General Plan emphasize the protection of residential
neighborhoods as the first priority.
Land Use Element Policy 2.3.3:
“In designing development at the boundary between residential and non-residential
uses, the City shall make protection of a residential atmosphere the first priority.”
The other factor on this development site is the location of San Luis Creek, which follows the
project boundary and separates the project area from the R-1 zone on San Luis Drive. There are
multiple policies in the Conservation/Open Space Element that speak to the interface between
the natural environment and development. Ordinance 1130 was designed to implement these
policies and serves to enhance the relationship between the creek and the visitor-serving uses.
Ordinance 1130 (Special Considerations Overlay)
In 1989 the properties on the southeast side of Monterey Street adjacent to San Luis Creek were
rezoned with an “S overlay” (Special Considerations) zone to address land use compatibility
concerns applicable to the surrounding area and particularly between commercial and residential
land uses adjacent to San Luis Creek. The Ordinance includes design criteria designed to protect
the creek habitat and nearby residential uses (Attachment 3).
Many of the components of the Motel Inn project respect the criteria within Ordinance 1130
since the project complies with creek setbacks, proposes low-scale development (units are
detached and less than 25 feet in height), and makes use of common access and driveways.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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However, staff’s primary concern is that the RV park may conflict with the spirit of the
ordinance since it may be viewed as an outdoor recreation use. Ordinance 1130 states that
outdoor recreation uses or parking areas be on the interior of the site or should be shielded from
the creek by buildings. The following analysis evaluates the project in comparison with the key
design criteria of Ordinance 1130. The design criteria have been abbreviated for clarity.
1.Creek setbacks
Project complies with creek setbacks and illustrates that all new structures and parking
areas are at least 20 feet from C/OS 5 boundary line (Attachment 2, site plan).
2.Building openings
Openings facing creek are minimized as the project is designed with a courtyard setting
surrounding pools and garden areas. The bungalow hotel units adjacent to the creek are
detached two-story buildings that do not exceed 25 feet in height. Each of the buildings
contains four hotel units, two upstairs and two downstairs. At least three of the buildings
appear to have units with patios that face the creek. However, the majority of the patios
and decks face inward towards the center of the site.
3.Screening between buildings and creek
This portion of San Luis Creek is heavily vegetated with trees and shrubs. Unlike other
sites along Monterey Street, this site is not sloped and is at a similar grade to San Luis
Drive. The natural vegetation serves to adequately screen the proposed development from
the creek and the San Luis Drive neighborhood.
4.Lighting between buildings and creek
At this time, detailed plans have not been submitted with sufficient clarity to identify
lighting adjacent to the creek. Other than the RV parking area, the project is designed
with pedestrian paths and low scale development adjacent to the creek. Project conditions
can be designed to restrict lighting to appropriate levels adjacent to the creek.
5.Common driveways
The project shares one driveway access from Monterey Street. Parking is designed to be
perpendicular to the creek and is not directly aligned with the rear of the site but is
instead alongside the proposed development.
6.Land Use compatibility
The low scale motel use is an ideal complementary use adjacent to the creek and the San
Luis Drive neighborhood. However, the RV park may be contrary to the objective of
Ordinance 1130 by positioning RV spaces facing the creek along with potential noise,
additional light and glare. Although the RV park is conceptually a good use for this
freeway oriented, narrow site, its accompanying potential impacts may not be compatible
with riparian or residential land uses as expressed in the ordinance.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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7.Noise generating uses such as parking and active recreation uses
This is the criteria that appears to specifically conflict with the RV parking use.
Ordinance 1130 specifically notes that parking and “active recreation” uses should be on
the interior of the site using buildings as a buffer from the creek and residential uses. The
project proposal identifies seven RV parking spaces located at the creek setback, along
with spaces for several of the applicant installed airstream trailers. The RV parking
spaces would act as camp sites, and although outdoor fire pits are not allowed in the City,
this may be considered an outdoor active use. Fortunately, the creek provides heavy tree
screening at this location and much of the land opposite the creek is not lined with
sensitive residential uses. Although this is a creative use for the site, it appears to be
inconsistent with Ordinance 1130 unless it can be clearly buffered from the creek.
Figure 2: Site plan identifying proposed RV park location
8.Site drainage
Ordinance 1130 provides for specific criteria to protect the creek from erosive site runoff
or site contaminants. Since the ordinance adoption in 1989, far more restrictive criteria
have been adopted by the Regional Water Quality Control Board and the City which will
guide the project design.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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9.Building height restricted to 25 feet within 50 feet of C/OS-5 boundary.
The project complies with specific height criteria by proposing low scale, bungalow court
development for the hotel portion of the project within the 50-foot buffer zone.
3.5 Other Site Improvements not specifically addressed by Ordinance 1130:
a.Landscaping:A landscaping plan providing for parking lot shade trees, common
area landscape and landscape at the street yard will be required prior to final review
by the ARC. At this time, only conceptual plans have been supplied. If the applicants
receive direction to move forward, additional details regarding site landscaping and
lighting will be required.
b.Trash and Storage Areas:Preliminary plans show a trash/recycling enclosure in the
western edge of the site at the parking area, which would be shielded from views on
Monterey Street while allowing logical access. Details of enclosures will need to be
included with the final project design.
c.Parking:The parking plan provides for 119 vehicle parking spaces. Bicycle and
motorcycle spaces have not been identified at this time and will be required upon a
more detailed project review. The project would normally require 130 vehicle parking
spaces, however the applicant is requesting shared parking reduction of 10%. The
parking reduction would reduce the requirement to 117 spaces, however 119 spaces
are proposed at this time. The restaurant and hotel use would qualify as a shared use
for the parking reduction since the hotel guests would likely use the restaurant as
guests as the hotel.
4.0 ENVIRONMENTAL REVIEW
As proposed the project is not exempt from CEQA due to the location of the creek, HWY 101,
and for the evaluation of modifications to a significant historic resource. Staff will complete the
initial study for the Planning Commission’s review at a future hearing.
5.0 RECOMMENDATION
Continue the project to a date uncertain with specific direction to staff and the applicant on the
project’s consistency with Ordinance 1130. The design of the motel project appears consistent
with the C-T zone and with the spirit of Ordinance 1130. However, the unique RV parking
proposal may conflict with the ordinance provisions and may need additional creek buffering in
order for the Commission to make positive use permit findings. The following discussion items
have been identified to formulate discussion:
1.RV Park creek buffering. A landscaped screening wall with a natural stone appearance
designed with varying heights and setbacks may allow the RV sites to be consistent with
Ordinance provisions while helping to block light and potential noise. However, this wall
would alter the quality of the RV park from the users perspective.
2.Motel bungalow units. Decks or patios facing the creek area should be screened with
walls or removed from the proposed building design.
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USE 1035 -2015; 2223 and 2229 Monterey Street (Motel Inn – August 26, 2015)
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Conditions from Utilities, Transportation, Engineering, Building, and Fire will be provided in
the future architectural review and Planning Commission report. These comments will include
public improvement requirements, utility connections, and other site features.
6.0 ATTACHMENTS
1. Vicinity (Land Use) map
2. Reduced-scale project plans
3. Ordinance 1130
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C-T-S
C/OS-40
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VICINITY MAP File No. 1035-2015
2223 Monterey ¯
ATTACHMENT 1
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PLANNING COMMISSION AGENDA REPORT
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SITE DATA
Applicant Avila Ranch, LLC
Representative Steve Peck
Proposed
Zoning/Genera
l Plan
Low, Medium, Medium-High, &
High Density Residential (R-1, R-
2, R-3, & R-4); Neighborhood
Commercial (C-N); Public Facility
(PF); & Conservation/Open Space
(C/OS)
Site Area
Approximately 150 acres
Environmental
Status
An Initial Study of environmental
impact has been prepared to
identify issues and guide EIR
preparation.
BACKGROUND
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Item Number:2
Sitey
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Avila Ranch
Buckley Road
Figure 1 Project Location
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PC2 - 5
GENP-1319-2015
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Avila Ranch Project Area
ATTACHMENT 1
PC2 - 6
1RWLFHRI3UHSDUDWLRQ
To: EIR & Notice of Preparation Mailing List
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Agency Name: City of San Luis Obispo EIR to be prepared by:
Department Name: Community Development Firm Name: Amec Foster Wheeler
Street Address: 919 Palm Street Street Address: 104 West Anapamu Street 204A
City/State/Zip: San Luis Obispo, CA 93401 City/State/Zip: Santa Barbara,CA 93101
Contact: John Rickenbach, 805-610-1109/fax 805-781-7173Contact: Dan Gira
The City of San Luis Obispowill be the Lead Agency and will prepare an environmental impact report
for the project identified below. We need to know the views of your agency as to the scope and
content of the environmental information, which is germane to your agency’s statutory responsibilities
in connection with the proposed project. Your agency will need to use the EIR prepared by our
agency when considering yourpermit or other approval for this project.
The project description, location, and the potential environmental effects are summarized in the
attachment. A copy of the Initial Study is not attached, but is available upon request from the Lead
Agency (see above contact). Due to the time limits mandated by State law, your response must be
send at the earliest possible date, but not later than 30 days after receipt of this notice.
Please send your response to the attention of John Rickenbach, AICP, Senior Planner, in the City of
San Luis Obispo Community Development Departmentat the address shown above. We will need
the name of a contact person in your agency.
3URMHFW7LWOH Avila RanchProject
3URMHFW/RFDWLRQ Thesiteis composedofapproximately150contiguousacresat thenortheast
cornerofBuckleyRoadandVachell Lane,andis comprisedofthreeseparateparcels:APN:053-259-
004;053-259-005; and053-259-006.Thesitegenerally slopes fromthenortheast tosouthwest,
althoughtherearelocalizedundulations.Itis diagonallybisectedbya drainage channel that is
referredtoas“TankFarmCreek”whichconveysonandoffsitestorm water toSanLuisCreekand
comprisesapproximately10 acresofthe150-acresite.
3URMHFW'HVFULSWLRQ
Avila Ranchis a master plannedresidentialdevelopment. The project includes approximately 700
dwelling units of various types to serve a diverse range of housing needs, a centrally located “Town
Center” with 35,000 square feet of neighborhood-serving retail and office uses, and 19.3 acres of
pocket parks, mini-parks and neighborhood parks. There will be riparian recreation, open space,
community gardens and bike connections to offsite locations. It will also contribute to communitywide
park facilities.
Date: _____________________________________________
Signature:_____________________________________________
Title: _____________________________________________
Reference:California Administrative Code, Title 14 (CEQA Guidelines)
Sections 15082(a), 15103,15375 (Revised October 1989)
ATTACHMENT 2
PC2 - 7
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The City of San Luis Obispo, as Lead Agency under the California Environmental Quality Act (CEQA),
is requesting comments on the environmental impact report (EIR) scope of work for the proposed
project, described below and in the Notice of Preparation, and commonly referred to as the Chinatown
Project. The Initial Study and detailed scope of work for issue areas identified as potentially
significantare available for review upon request. Please contact Project Manager John Rickenbach
at (805) 610-1109.
3URMHFW/RFDWLRQDQG6HWWLQJ
Thesiteis composedofapproximately150contiguousacresat thenortheastcornerofBuckleyRoad
andVachell Lane,andis comprisedofthreeseparateparcels:APN:053-259-004;053-259-005; and
053-259-006.Thesiteg enerally slopes fromthenortheast tosouthwest,althoughtherearelocalized
undulations.Itis diagonallybisectedbya drainage channel that is referredtoas“TankFarmCreek”
whichconveysonandoffsitestorm water toSanLuisCreekand comprisesapproximately10 acres
ofthe150-acresite. Unlike some other properties within the AASP, the site is free of problematic
encumbrances such as agricultural processing facilities, hazardous substances, extreme changes in
topography, or major public facilities.
3URMHFW'HVFULSWLRQ
Avila Ranchis a master plannedresidentialdevelopment. The project includes approximately 700
dwelling units of various types to serve a diverse range of housing needs, a centrally located “Town
Center” with 35,000 square feet of neighborhood-serving retail and office uses, and 19.3 acres of
pocket parks, mini-parks and neighborhood parks. There will be riparian recreation, openspace,
community gardens and bike connections to offsite locations. It will also contribute to communitywide
park facilities.
'LVFUHWLRQDU\3HUPLWV
In order to pursue development consistent with the mix of land uses shown in the applicant’s
developmentplan, the following entitlements will need to be processed:
1.6SHFLILF3ODQ$PHQGPHQW – The LUCE identifies the Avila Ranch property as a Special
Focus Area that requires the adoption of a Specific Plan prior to any development. Similar
to the strategy with the recently approved Chevron Tank Farm Project, the applicant will
be amending the AASP to accommodate the proposed development plan and to assure
that it is consistent with existing and amended programs, policies, and guidelines. Further
guidance for development is contained in Section 8.3.2.6 of the LUCE.
2.*HQHUDO3ODQ$PHQGPHQWDQG5H]RQH - The subject site is designated for Business
Park development in the current AASP. With the review of the LUCE, a modified land use
proposal similar to the proposeddevelopment plans was programmaticallyevaluatedin
theLUCEand LUCE EIR. The LUCE designates the site for "primarily a residential
neighborhood development with supporting neighborhood commercial, park, recreation
facilities, and open space/resource protection. Within the project, emphasis should be on
providing a complete range of housing types and afford abilities."
Consistent with this, the proposed land use plan shows all four categories of residential
zoning, supporting Neighborhood Commercial uses, parks, and open space for land
outside the Urban Reserve Line and along the creek corridor and parks. With review of the
ATTACHMENT 2
PC2 - 8
development plan, the zoning and land use designations shown on the land use plan
would be approved. In addition, an alternative for business park development on the
easterly portion of the site will be evaluated and considered.
3.9HVWLQJ7HQWDWLYH7UDFW0DS 970 - A VTM will be submitted to establish the
proposed lot lines to allow individual ownership of properties and to layout the
required infrastructure and utilities.
4.$UFKLWHFWXUDO5HYLHZ– Ultimately final architectural review of housing, commercial
buildings, and some site facilities will be needed. The ARC will take an early look at
design guidance in the development plan andprovide comments.
5.'HYHORSPHQW$JUHHPHQW0HPRUDQGXPRI8QGHUVWDQGLQJ - these documents
would outline a frameworkforprocess,fees,and amethodologyfordeterminingfair
shareandtimingforimprovements.
In addition, the project will need to be formally reviewed by the Airport Land Use Commission (ALUC)
for consistency with the Airport Land Use Plan. Other advisory bodies that will weigh in on aspects of
the project development include the Parks & Recreation Commission reviewing park proposals, and
the Bicycle Advisory Committee advising on the proposed bicycle trail network.
3UREDEOH(QYLURQPHQWDO(IIHFWV,VVXHV6FRSHGIRU(,5
Issue areas that may be determined to be potentially significant include:
x Aesthetics
x Agricultural Resources
x Air Quality
x Biological Resources
x Cultural Resources
x Greenhouse Gas Emissions
x Hazards and Hazardous Materials
x Hydrology and Water Quality
x Noise
x Public Services
x Transportation and Traffic
x Utilities and Service Systems
Issues Determined Not to be Significant under CEQA Thresholds of Significance include:
x Geology and Soils (with prescribed mitigation)
x Population and Housing
x Recreation
'HYHORSPHQWRID5HDVRQDEOH5DQJHRI$OWHUQDWLYHV
Factors determining alternative project configurations include considerations of project objectives, site
suitability, economic viability, availability of infrastructure, General Plan consistency, and a
proponent’s control over alternative sites. The EIR will discuss the rationale for selection of
alternatives that are feasible and therefore,merit in-depth consideration, and which are infeasible
(e.g., failed to meet Project objectives or did not avoid significant environmental effects) and therefore
rejected.Project alternatives have yet to be finalized.
ATTACHMENT 2
PC2 - 9
These alternatives will begeneral in nature since further environmental issue area analyses would be
necessary before more specific projectalternatives can be identified. The need for project redesign
would be determined during the course of environmental review.
3XEOLF6FRSLQJ0HHWLQJ
A public scoping meeting has been scheduled to allow for any interested persons to supply input on
issues to be discussed in the EIR:
'DWH Wednesday, August 26, 2015
7LPH 6:00 p.m.
3ODFH 990 Palm Street (City Council Chamber upstairs)
The meeting is an opportunity for City and consultant staffs to gather information from the public
regarding the potential environmental impacts of the project that need to be evaluated in the EIR. It is
not intended to be a hearing on the merits of the project. Therefore, members of the public should
keep their comments focused on potential significant changes to the environment that may occur as a
direct result of project development.
ATTACHMENT 2
PC2 - 10
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER 1319-2015
1.Project Title:
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2.Lead Agency Name and Address:
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3.Contact Person and Phone Number:
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4.Project Location:
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WKHVRXWK9DFKHOO/DQHWRWKHZHVWWKH&LW\OLPLWWRWKHHDVWDQGLQGXVWULDOSURSHUWLHVWRWKH
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5.Project Sponsor’s Name and Address:
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6. General Plan Designation:
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ATTACHMENT 2
PC2 - 11
7. Zoning:
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PRVWRIWKHVLWHLV]RQHG%363 %XVLQHVV3DUNZLWKD6SHFLILF3ODQRYHUOD\ ZKLOHWKHHDVWHUQ
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8.Description of the Project:
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DVLGHQWLILHGLQWKH&LW\¶V*HQHUDO3ODQDV6SHFLDO)RFXV$UHD637KHLQWHQWLVIRUWKHSURMHFW
WREHFRQVLVWHQWZLWKWKHGHYHORSPHQWSDUDPHWHUVGHVFULEHGLQ/8&(XSGDWH*XLGDQFHIRUWKH
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8.1.6SP-4, Avila Ranch Area
Location: Avila Ranch is located on the north side of Buckley Road at the far southern
edge of the City of San Luis Obispo. The three parcels that make up the Avila Ranch area
comprise approximately 150 acres. The entire site is located within the Airport Area
Specific Plan.
Purpose: This area will be developed as primarily a residential neighborhood
development with supporting neighborhood commercial, park, recreation facilities, and
open space/resource protection. Within the project, emphasis should be on providing a
complete range of housing types and affordabilities. The specific plan for this area
should consider and address the following land use and design issues:
a.Provision of a variety of housing types and affordability levels.
b.Modification of the Airport Area Specific Plan to either exclude this area or
designate it as a special planning area within the Airport Area Specific Plan.
c.Provision of buffers along Buckley Road and along eastern edge of property from
adjacent agricultural uses.
d.Provision of open space buffers along northern and western boundaries to
separate this development from adjacent service and manufacturing uses.
e.Provision of open space buffers and protections for creek and wildlife corridor
that runs through property.
f.Safety and noise parameters described in this General Plan and the purposes of
the State Aeronautics Act; or other applicable regulations relative to the San Luis
Obispo Regional Airport.
g.Participation in enhancement to Buckley Road and enhancement of connection of
Buckley Road to South Higuera Street.
h.Appropriate internal and external pedestrian, bicycle, and transit connections to
the City’s circulation network.
i.Implementation of the City’s Bicycle Transportation Plan including connections
to the Bob Jones Trail.
ATTACHMENT 2
PC2 - 12
j.Water and wastewater infrastructure needs as detailed in the City’s Water and
Wastewater Master Plans. This may include funding and/or construction of a
wastewater lift station.
k.Fire protection and impacts to emergency response times.
l.Architectural design that relates to the pastoral character of the area and
preserves view of agrarian landscapes.
m.Provision of a neighborhood park.
Performance Standards:This specific plan shall meet the following performance
standards.
Type Designations
Allowed
% of SiteMinimum 1 Maximum
Residential LDR
MDR
MHDR
HDR
500units700 units
Commercial NC 15,000 SF25,000 SF
Open Space/ AgricultureOS
AG
50%2
Public n/a
Infrastructure n/a
1.There can be a reduction in the minimum requirement based on specific physical and/or environmental
constraints.
2.Up to 1/3 of the open space may be provided off-site or through in-lieu fees consistent with the Airport Area
Specific Plan.
9.Surrounding Land Uses and Settings:
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ATTACHMENT 2
PC2 - 13
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10.Project Entitlements Requested:
7KHIROORZLQJHQWLWOHPHQWVDQGUHYLHZVZRXOGEHUHTXLUHGWRLPSOHPHQWWKHSURMHFW
x SpecificPlan Amendment.7KH/8&(LGHQWLILHVWKH$YLOD5DQFKSURSHUW\DVD
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"primarily a residential neighborhood development with supporting neighborhood
commercial, park, recreation facilities, and open space/resource protection. Within
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afford abilities.",WDOVRDVVXPHVD%XVLQHVV3DUNFRPSRQHQW$*HQHUDO3ODQ
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JXLGDQFHLQWKHGHYHORSPHQWSODQ
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SDUNSURSRVDOVDQGWKH%LF\FOH$GYLVRU\&RPPLWWHHDGYLVLQJRQWKHSURSRVHGELF\FOHWUDLO
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participation agreement):
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PC2 - 14
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PC2 - 15
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PC2 - 16
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ATTACHMENT 2
PC2 - 17
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ATTACHMENT 2
PC2 - 18
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LUCE Update Final Program EIR Analysis
Impact AES-1
Development under the LUCE Update would introduce new development along viewing corridors and scenic
roadways, including state scenic highways, in the San Luis Obispo area. This could have a substantial adverse effect
on scenic resources or an identified visual resource or scenic vista from a public viewing area. With the incorporation
of the LUCE Update policies and other previously existing City policies, potential impacts to such views are
considered Class III, less than significant.
AvilaRanch Specific Plan Area Impact Analysis.7KLVVLWHHQFRPSDVVHVDSSUR[LPDWHO\DFUHVDQGLVORFDWHGRQWKH
QRUWKVLGHRI%XFNOH\5RDGDWWKHIDUVRXWKHUQHGJHRIWKHFLW\7KHSODQQHGGHYHORSPHQWSDUDPHWHUVIRUWKH$YLOD5DQFK
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Applicable LUCE Update Policies
[NOTE: THE LUCE EIR REFERRED TO THE POLICY NUMBERING SYSTEM FOR THE LAND USE AND
CIRUCLATION ELEMENTS IN PLACE AT THAT TIME. SINCE THE LUCE WAS ADOPTED, THE
IDENTIFICATION NUMBER OF MANY GOALS AND POLICIES HAVE CHANGED. FOR CONSISTENCY IN
CARRYING FORWARD THEANALYSIS, THE NUMBERING SYSTEM USED IN THE LUCE EIR WILL BE USED
IN THIS INITIAL STUDY.HOWEVER, THE UPDATED NUMBERING SYSTEM WILL BE APPLIED TO THE
ANALYSIS IN THE PROJECT EIR AS APPROPRIATE.]
Land Use Element
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Land Use Element
ATTACHMENT 2
PC2 - 19
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Impact AES-2
The LUCE Update emphasizes both reuse of existing urbanized lands, infill development on vacant parcels, and new
development on vacant parcels near urban areas. The development of such areascould degrade the existing visual
character and its surroundings. With the incorporation of the LUCE Update and other previously existing City
policies and programs, potential impacts related to existing visual character changes are considered Class III, less
than significant.
AvilaRanch Specific Plan Area Impact Analysis. 7KLVDUHDLVSULPDULO\XQGHYHORSHGZLWKVRPHH[LVWLQJEXLOGLQJVDORQJ
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ATTACHMENT 2
PC2 - 20
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Impact AES-3
Proposed development in accordance with the LUCE Update would introduce new sources of light and glare.
However, adherence to policies included in the Zoning Ordinance and Community Design Guidelines would reduce
potential impacts to a Class III, less than significant, level.
AvilaRanch Specific Plan Area Impact Analysis.7KHDUHDLVSULPDULO\XQGHYHORSHGZLWKVRPHH[LVWLQJEXLOGLQJVDORQJ
WKHQRUWKDQGZHVWFRQVLVWLQJRIVHUYLFHDQGPDQXIDFWXULQJXVHV7KH&RXQW\䇲䇲 RSHUDWHGDLUSRUWLVWRWKHHDVWRIWKH$YLOD
5DQFK6SHFLILF3ODQ$UHD
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DFUHVRIRSHQVSDFH7KLVLQFUHDVHLQGHYHORSPHQWFRXOGUHVXOWLQDQLQFUHDVHLQDPELHQWQLJKWWLPHOLJKWLQJWKURXJKWKH
DGGLWLRQRIUHVLGHQWLDODQGFRPPHUFLDOXVHVDQGDVVRFLDWHGVWUXFWXUDOGHYHORSPHQW+RZHYHULPSOHPHQWDWLRQRIWKHQHZ
/8&(8SGDWHSROLFLHVDQGRWKHUSUHYLRXVO\H[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOGUHGXFHLPSDFWVWROHVVWKDQ
VLJQLILFDQWOHYHOV
Applicable LUCE Update Policies
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Applicable Previously Existing City Policies
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ATTACHMENT 2
PC2 - 21
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Project Level Evaluation
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XQGHUWKH*HQHUDO3ODQ$IRRWRSHQVSDFHDUHDLVSURSRVHGWREHORFDWHGDORQJWKHQRUWKVLGHRIWKHURDGIRUWKH
IROORZLQJUHDVRQV WREXIIHUDJULFXOWXUDOXVHVRQWKHVRXWKVLGHRI%XFNOH\ DVDQRLVHPLWLJDWLRQDUHD DVD
5HVHUYDWLRQ6SDFHIRUDLUSRUWVDIHW\ DQG WRSUHVHUYHVFHQLFYLHZV%HFDXVHRIWKHYLVXDOVHQVLWLYLW\RIWKHVLWHDQG
EHFDXVHWKHSURMHFWGHVLJQFRXOGQRWEHHYDOXDWHGLQWKH/8&((,5WKLVLVVXHZLOOEHDGGUHVVHGLQWKH(,5
EF 7KHSURSRVHGSURMHFWZLOOQRWGDPDJHRUDOWHUDQ\VFHQLFUHVRXUFHVWKDWDUHYLVLEOHIURPDORFDORUVWDWHVFHQLFKLJKZD\
9LVXDOUHVRXUFHVLQWKHYLFLQLW\RIWKHVLWHLQFOXGHYLHZVRIVXUURXQGLQJKLOOVDVZHOODVWKHDJULFXOWXUDOILHOGVWKDWFXUUHQWO\
FKDUDFWHUL]HWKHSURMHFWVLWHDQGQHDUE\DUHDV7KHSURSRVHGSURMHFWZRXOGLQYROYHWKHXUEDQL]DWLRQRIDSRUWLRQRIWKHSURMHFW
VLWH7KLVZRXOGUHSUHVHQWDPDMRUFKDQJHRIWKHDHVWKHWLFFKDUDFWHURIWKHSURMHFWVLWHDQGDQLQWHQVLILFDWLRQRIWKHXUEDQ
FKDUDFWHURIWKHSURMHFWYLFLQLW\:KLOHWKHSURMHFWZLOOEHUHYLHZHGE\WKH$UFKLWHFWXUDO5HYLHZ&RPPLVVLRQIRUFRQVLVWHQF\
ZLWKWKH&RPPXQLW\'HVLJQ*XLGHOLQHVWKHSURMHFWKDVQRW\HWEHHQHYDOXDWHGVRSRWHQWLDOLPSDFWVFRXOGUHVXOW)RUWKHVH
UHDVRQVWKLVLVVXHZLOOEHH[DPLQHGLQWKH(,5
G 7KHSURMHFWVLWHLVORFDWHGLQWKH&LW\DQGGHVLJQDWHGIRUXUEDQGHYHORSPHQWEXWLVZLWKLQWKHUXUDOIULQJHRIWKH&LW\DQG
QRWVXEMHFWWRLQWHQVLYHVRXUFHVRIOLJKWDQGJODUH7KHSURSRVHGSURMHFWZRXOGDOVRUHVXOWLQWKHLQWURGXFWLRQRIDQHZVRXUFH
RIQLJKWWLPHOLJKWLQJZKLFKFRXOGDIIHFWQLJKWWLPHYLHZVLQWKHDUHD7KHSURMHFWZLOOEHUHTXLUHGWRFRQIRUPWRWKH1LJKW
6N\3UHVHUYDWLRQ2UGLQDQFH =RQLQJ5HJXODWLRQV&KDSWHU ZKLFKVHWVRSHUDWLRQDOVWDQGDUGVDQGUHTXLUHPHQWVIRU
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QRW\HWEHHQHVWDEOLVKHG
Conclusion:3RWHQWLDOO\VLJQLILFDQWSURMHFWOHYHOLPSDFWVZLOOEHH[DPLQHGLQWKH(,5
2. AGRICULTURE RESOURCES. Would the project:
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LUCE Update Final Program EIR Analysis
Impact AG-1
[Development under] the LUCE Update could alter the existing land use and zoning on sites throughout the city and
may result in incompatibilities with adjacent urban and agricultural uses. However, the General Plan reduces land
use conflicts through policies and plan review. Therefore, impacts that would occur from development would be Class
III, less than significant.
AvilaRanch Specific Plan Area Impact Analysis.7KLVVLWHHQFRPSDVVHVDSSUR[LPDWHO\DFUHVDQGLVORFDWHGRQWKH
QRUWKVLGHRI%XFNOH\5RDGDWWKHIDUVRXWKHUQHGJHRIWKHFLW\7KHSODQQHGGHYHORSPHQWSDUDPHWHUVKDYHEHHQRXWOLQHGLQ
WKH/8&(8SGDWHLQ6HFWLRQ3URMHFW'HVFULSWLRQ7KLVDUHDLVPDLQO\XQGHYHORSHGZLWKVRPHH[LVWLQJEXLOGLQJVDORQJ
WKHQRUWKDQGZHVWSURSHUW\ERXQGDULHVFRQVLVWLQJRIVHUYLFHDQGPDQXIDFWXULQJXVHV
7KH$YLOD5DQFK6SHFLILF3ODQ$UHDKDVKLVWRULFDOO\EHHQXVHGIRUDJULFXOWXUHFRQVLVWLQJSULPDULO\RIOLYHVWRFNJUD]LQJDQG
SURGXFWLRQ'HYHORSPHQWRIWKLVVLWHFRXOGUHVXOWLQWRKRPHVDQG䇲䇲 VTXDUHIHHWRIFRPPHUFLDOVSDFH
ATTACHMENT 2
PC2 - 22
ZLWKDFUHVRIRSHQVSDFH7KLVLQFUHDVHLQGHYHORSPHQWKDVWKHSRWHQWLDOWRLPSDFWWKHDJULFXOWXUHRSSRUWXQLWLHVE\
LQFUHDVLQJWKHXUEDQXVHVDGMDFHQWWRDQDJULFXOWXUDODUHD+RZHYHULPSOHPHQWDWLRQRIWKHSURSRVHG/8&(8SGDWHSROLFLHV
DQGWKHH[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOGUHGXFHSURJUDPOHYHOLPSDFWVWROHVVWKDQVLJQLILFDQWOHYHOV
Applicable LUCE Update Policies
Land Use Element
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Applicable Previously Existing City Policies
Conservation and Open Space Element
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Impact AG-2
Future development in accordance with the LUCE Update could occur on prime farmland, unique farmland, and/or
farmland of statewide importance. Buildout within the City Limits would result in Class II, significant but mitigable
impacts to agricultural conversion.
AvilaRanch Specific Plan Area Impact Analysis. 7KLVDUHDLVPDLQO\XQGHYHORSHGZLWKVRPHH[LVWLQJEXLOGLQJVDORQJWKH
QRUWKDQGZHVWFRQVLVWLQJRIVHUYLFHDQGPDQXIDFWXULQJXVHV7KH$YLOD5DQFK6SHFLILF3ODQ$UHDKDVKLVWRULFDOO\EHHQXVHG
IRUDJULFXOWXUHEXWLVQRWXQGHUD:LOOLDPVRQ$FWRUDJULFXOWXUDOSUHVHUYHFRQWUDFW:LWKWKHGHYHORSPHQWRIWKHVLWHDV
RXWOLQHGLQWKH/8&(8SGDWHIXWXUHGHYHORSPHQWFRXOGUHVXOWLQWRKRPHVDQG䇲䇲 VTXDUHIHHWRI
FRPPHUFLDOVSDFHZLWKDFUHVRISRWHQWLDORSHQVSDFH$VVKRZQLQ)LJXUH>RIWKH/8&(8SGDWH(,5@SRUWLRQVRI
WKLVVLWHFRQWDLQSULPHVRLOV LILUULJDWHG 7KLVLQFUHDVHLQGHYHORSPHQWFRXOGFRQYHUWWKHDJULFXOWXUHXVHVRQVLWH+RZHYHU
LPSOHPHQWDWLRQRIWKHSURSRVHG/8&(8SGDWHSROLFLHVDQGRWKHUSUHYLRXVO\H[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOG
UHGXFHSURJUDPOHYHOLPSDFWVWROHVVWKDQVLJQLILFDQWOHYHOV
Applicable LUCE Update Policies
Land Use Element
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Applicable Previously Existing City Policies
Conservation andOpen Space Element
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ATTACHMENT 2
PC2 - 23
x 3ROLF\*UHHQEHOW.
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Program-Level Mitigation Measures
AG-1 1.7.1 Open Space Protection. :LWKLQWKH&LW\
VSODQQLQJDUHDDQGRXWVLGHWKHXUEDQUHVHUYHOLQHXQGHYHORSHGODQG
VKRXOGEHNHSWRSHQ3ULPHDJULFXOWXUDOODQGSURGXFWLYHDJULFXOWXUDOODQGDQGSRWHQWLDOO\SURGXFWLYHDJULFXOWXUDOODQGVKDOO
EHSURWHFWHGIRUIDUPLQJ6FHQLFODQGVVHQVLWLYHZLOGOLIHKDELWDWDQGXQGHYHORSHGSULPHDJULFXOWXUDOODQGVKDOOEH
SHUPDQHQWO\SURWHFWHGDVRSHQVSDFH
Project Level Evaluation
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D 7KHVLWHLVLGHQWLILHGLQWKH*HQHUDO3ODQDVDORFDWLRQIRUD6SHFLILF3ODQJHQHUDOO\FRQVLVWHQWZLWKZKDWLVSURSRVHG
2QVLWHVRLOVLQFOXGH&RQFHSFLRQORDP&URSOH\FOD\0DULPHOVDQG\FOD\ORDP0DULPHOVLOW\FOD\ORDP'LDEORFOD\DQG
6DOLQDVVLOW\FOD\ORDP:LWKWKHH[FHSWLRQRIWKH&RQFHSFLRQORDPWKHUHPDLQLQJVRLOVDUHFRQVLGHUHGSULPHLILUULJDWHG
ZKLFKFRPSULVHVURXJKO\WKHVRXWKHUQKDOIRIWKHDFUHVLWH+RZHYHUDJULFXOWXUDOSURGXFWLRQRQWKHVLWHLVOLPLWHGE\WKH
DYDLODELOLW\RILUULJDWLRQZDWHUDQGWKHSURGXFWLYLW\RIWKHVRLOV7KH6WRULHLQGH[IRURQVLWHVRLOVLVYDULDEOHZLWKWKH0DULPHO
VLOW\FOD\ORDPDQG6DOLQDVVLOW\FOD\ORDPKDYLQJWKHKLJKHVWUDWLQJRI³*UDGH±([FHOOHQW´7KHVHVRLOVFROOHFWLYHO\
FRPSULVHDERXWDFUHVURXJKO\RIZKLFKDUHDORQJWKH%XFNOH\5RDGIURQWDJH 6DOLQDVVLOW\FOD\ORDP DQGDERXW
DFUHVRI0DULPHOVLOW\FOD\ORDPDORQJWKHQRUWKZHVWHUQHGJHRIWKHVLWH0DULPHOVDQG\FOD\ORDPFRPSULVHVDERXWDFUHV
RIWKHVLWHDQGLVFRQVLGHUHG³*UDGH±*RRG´7KHUHPDLQLQJVRLOVRQWKHVLWHDUHUDWHG³)DLU´WR³3RRU´)DUPLQJRQWKH
VLWHKDVEHHQRQJRLQJIRUPDQ\\HDUVZLWKWKUHHFURSVJURZQLQWKHVLWHLQPRVW\HDUVSULPDULO\GU\JUDLQVVXFKDVEDUOH\
DQGZKHDWRFFDVLRQDOVDIIORZHUDQGEHDQV&URSVDUHQRUPDOO\GU\IDUPHGRUDWOHDVWVHOHFWLYHO\LUULJDWHGDQGFURS\LHOGV
DUHVRPHZKDWORZHUWKDQWKH&RXQW\DYHUDJH%HFDXVHWKHSURMHFWKDVWKHSRWHQWLDOWRFRQIOLFWZLWKDSSOLFDEOHFLW\SROLFLHV
DQGUHTXLUHGSURJUDPOHYHOPLWLJDWLRQDQGSRWHQWLDOO\LPSDFWSULPHVRLOVRUWKRVHZLWKD*RRGWR([FHOOHQW6WRULHLQGH[
UDWLQJWKLVLVVXHZLOOEHH[DPLQHGLQWKH(,5
E 7KHUHLVQR:LOOLDPVRQ$FWFRQWUDFWLQHIIHFWRQWKHSURMHFWVLWH1RLPSDFWVZRXOGRFFXU7KLVLVVXHZLOOQRWUHTXLUH
IXUWKHUH[DPLQDWLRQLQWKHSURMHFW(,5
F 7KHSURMHFWVLWHLVVXUURXQGHGE\DPL[WXUHRIXUEDQL]HGDQGDJULFXOWXUDOGHYHORSPHQW,QJHQHUDOH[LVWLQJRUSODQQHG
XUEDQL]HGXVHVDUHWRWKHQRUWKDQGZHVWZKLOHDJULFXOWXUDOSURSHUWLHVDQGGHYHORSPHQWLVWRWKHVRXWKDQGHDVW7KHSURSHUW\
WRWKHVRXWKLVXQGHU:LOOLDPVRQ$FWFRQWUDFWZLWKLQWKHXQLQFRUSRUDWHG&RXQW\7KHSURMHFWZRXOGJHQHUDOO\PLQLPL]H
H[LVWLQJRIIVLWHODQGXVHFRQIOLFWVWKURXJKWKHFRQYHUVLRQRIVRPHRQVLWHDJULFXOWXUDOXVHVSULPDULO\WKURXJKWKHLQFOXVLRQRID
IRRWRSHQVSDFHEXIIHUDORQJ%XFNOH\5RDGDQGDIRRWEXIIHUDORQJWKHVLWH¶VHDVWHUQERXQGDU\3URSRVHGEXIIHUV
ZRXOGPLQLPL]HSRWHQWLDORIIVLWHDJULFXOWXUDOFRQIOLFWVDQGWKXVZRXOGPLQLPL]HWKHSRWHQWLDOIRUFRQYHUVLRQRIH[LVWLQJ
RIIVLWHDJULFXOWXUDOXVHVWRDOHVVWKDQVLJQLILFDQWOHYHO7KLVLVVXHZLOOQRWEHH[DPLQHGIXUWKHULQWKH(,5
Conclusion:3RWHQWLDOO\VLJQLILFDQWSURMHFWOHYHOLPSDFWVZLOOEHH[DPLQHGLQWKH(,5
3. AIR QUALITY.Where available, the significance criteria established by the applicable air quality management or
air pollution control district may be relied upon to make the following determinations.Would the project:
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ATTACHMENT 2
PC2 - 24
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LUCE Update Final Program EIR Analysis
Impact AQ-1 (Short-Term)
Implementation of the LUCE Update would involve construction of development projects that generateshort-term
emissions of criteria air pollutants and ozone precursors. Emissions from individual construction projects could
exceed APCD’s project-level significance thresholds. Thus, implementation of the LUCE Update could result in
construction-generated emissions that violate or contribute substantially to an existing or projected air quality
violation, contribute a cumulatively considerable net increase of criteria air pollutants for which the region is
designated as non-attainment, and/or expose sensitive receptors to substantial pollutant concentrations. Adherence to
relevant policies and implementation of APCD-recommended project-specific mitigation measures would reduce
potential short-term impacts to a less thansignificant level. Thus, program level construction-generated air quality
impacts are considered Class II, significant but mitigable.
AvilaRanch Specific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVIRUWKH$YLOD5DQFKLQWKH/8&(
8SGDWHSURJUDP(,5
Applicable LUCE Update Policies
The LUCE Update draft does not include any edits related to construction-related air quality issues.
Applicable Existing City Policies
Conservation and Open Space Element
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Program-Level Mitigation Measures
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IXJLWLYHDQGH[KDXVW 7KHVHLQFOXGHVWDQGDUGPLWLJDWLRQPHDVXUHVEHVWDYDLODEOHFRQWUROWHFKQRORJ\ %$&7 DQG
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GHILQHGE\$3&'
Impact AQ-2 (Long-Term)
Implementation of the LUCE Update would involve operation of development projects that generate long-term
emissions of criteria air pollutants and ozone precursors. Implementation of the LUCE Update would not result in the
exposure of sensitive receptors to substantial sources of local carbon monoxide concentrations, odors, or TACs.
ATTACHMENT 2
PC2 - 25
However, with regards to criteria air pollutants and precursors implementation of the LUCE Update would not be
consistent with the assumptions contained in the most recent version of the APCD’s Clean Air Plan even with the
incorporation of the LUCE Update policies and existing City policies. Thus, long-term air quality impacts are
considered Class I, significant and unavoidable.
AvilaRanch Specific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVIRUWKH$YLOD5DQFKLQWKH/8&(
8SGDWHSURJUDP(,5
Applicable LUCE Update and Other Existing City Policies
The list of policies is extensive. Please refer to Table 4.3-1 of the Draft LUCE EIR.
Program-Level Mitigation Measures
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VWDWHVWKDWD&ODVVFDQEHGHWHUPLQHGIURPDTXDOLWDWLYHDQDO\VLV
Project Level Evaluation
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&RQVWUXFWLRQDQGJUDGLQJHTXLSPHQWRQWKHVLWHZRXOGHPLWFDUERQPRQR[LGHDQGR]RQHSUHFXUVRUVVXFKDVQLWURJHQR[LGH
DQGUHDFWLYHRUJDQLFFRPSRXQGV,QDGGLWLRQJUDGLQJDQGYHKLFOHDFWLYLW\RQWKHVLWHZRXOGUHVXOWLQWKHUHOHDVHRIGXVWDQG
VXVSHQGHGSDUWLFXODWHV7KHSURMHFWZRXOGLQFUHDVHWKHQXPEHURIDYHUDJHGDLO\WULSVWRWKHDUHDIRUDXWRPRELOHVDQGLQFUHDVH
WKHFRPEXVWLRQRIQDWXUDOJDVDQGHOHFWULFLW\LQWKHDUHDDOORIZKLFKZRXOGJHQHUDWHUHJLRQDODLUSROOXWDQWV7KLVLPSDFWLV
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LUCE Update Final Program EIR Analysis
Impact BIO-1
Development under the LUCE Update has potential to impact common habitat types including non-native annual
grasslands and disturbed/ruderal areas that provide habitat for common wildlife and plant species. With the
incorporation of the proposed LUCE Update policies and existing governing policies, potential impacts to these
common habitats are considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KLVVLWHHQFRPSDVVHVDSSUR[LPDWHO\DFUHVDQGLVORFDWHGRQWKH
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Impact BIO-2
Development consistent with the LUCE Update has potential to impact four Natural Communities of Special Concern
present within the LUCE SOI Planning Subarea including Serpentine Bunchgrass, Northern Interior Cypress Stand,
Central Maritime Chaparral, and Coastal and Valley Freshwater Marsh. With the incorporation of the proposed and
existing City policies, and the requirements of regulatory and oversight agencies, potential impacts to sensitive
habitats are considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KHSURSRVHGGHYHORSPHQWSDUDPHWHUVIRUWKH$YLOD5DQFK6SHFLILF
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ATTACHMENT 2
PC2 - 28
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Development consistent with the LUCE Update has the potential to impact special-status plant species within the
LUCE SOI Planning Subarea. With the incorporation of the proposed and existing City policies, and the
requirements of regulatory and oversight agencies, potential impacts to special-status plant species are considered
Class III, less than significant.
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ATTACHMENT 2
PC2 - 29
regulatory and oversight agencies, potential impacts to special-status wildlife species are considered Class III, less
than significant.
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Development consistent with the LUCE Update has potential to impact common wildlife species and species of local
concern within the LUCE SOI Planning Subarea. With the incorporation of the proposed and existing City policies,
and the requirements of regulatory and oversight agencies, potential impacts to common and species of local concern
are considered Class III, less than significant.
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PC2 - 31
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ATTACHMENT 2
PC2 - 32
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LUCE Update Final Program EIR Analysis
Impact CR-1
Development allowed by the LUCE update could cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register
of Historic Resources, or a local register of historic resources. This impact is considered to be Class II, significant but
mitigable.
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PC2 - 33
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Impact CR-2
Development facilitated by LandUse and Circulation Element Update could adversely affect identified and previously
unidentified archaeological and paleontological resources. This includes potential disturbance of human remains.
General Plan policies would ensure that such impacts are addressed on a case-by-case basis.
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PC2 - 34
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;
LUCE Update Final Program EIR Analysis
Impact GEO-1
New development under the LUCE Update could be susceptible to impacts from future seismic events, creating the
potential for structural damage or health and safety risks. However, compliance with required building codes and
implementation of General Plan polices would result in a Class III, less than significant impact.
Avila RanchSpecific Plan Area Impact Analysis.7KLVVLWHHQFRPSDVVHVDSSUR[LPDWHO\DFUHVDQGLVORFDWHGRQWKH
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ATTACHMENT 2
PC2 - 35
Applicable Previously Existing City Policies
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Impact GEO-2
Future seismic events could result in liquefaction of soils near San Luis Obispo Creek, Prefumo Creek and other low-
lying areas. Development in these areas could be subject to liquefaction hazards. The compliance of future
development projects with the California Building Code (CBC) and General Plan policies would result in Class III,
less than significant impacts.
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in the loss of a unique geologic feature. However, compliance of future development projects with the California
Building Code and adopted General Plan policies would ensure that resulting impacts are Class III, less than
significant.
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ATTACHMENT 2
PC2 - 36
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ATTACHMENT 2
PC2 - 37
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ATTACHMENT 2
PC2 - 38
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LUCE Update Final Program EIR Analysis
Impact GCC-1
Implementation of the LUCE Update could result in an increasein GHG emissions due to short-term construction
and long-term operational activities associated with new housing and commercial development, resulting in a
cumulatively considerable contribution to the impact of global climate change. However, because theLUCE Update
would be consistent with the City’s Climate Action Plan (CAP) and incorporates applicable CAP policies and
programs that would reduce GHG emissions, this impact would be considered Class III, less than significant.
Avila Ranch Specific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVIRUWKH$YLOD5DQFKLQWKH/8&(
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Applicable LUCE Update Policies
There are extensive applicable policies. Please refer to Table 4.7-3 of the LUCE EIR.
Project Level Evaluation
ATTACHMENT 2
PC2 - 39
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ATTACHMENT 2
PC2 - 40
LUCE Update Final Program EIR Analysis
Impact HAZ-1
Development facilitated by the LUCE Update could occur near known hazardous material users or result in
construction in areas with existing hazardous materials. Implementation of the LUCE Update could expose
individuals to health risks due to soil/groundwater contamination or emission of hazardous materials into the air and
could impact an adopted emergency response/evacuation plan. With the incorporation of the LUCE Update policies
and other previously existing City policies, potential impacts are considered Class III, less than significant.
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Impact HAZ-2
Development consistent with the LUCE Update could introduce incompatible residential and commercial land uses
into safety zones established through the Airport Land Use Plan and may result in asafety hazard for people residing
or working in these areas. Impacts would be Class III, less than significant.
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Impact HAZ-3
Development consistent with the LUCE Update would introduce residential land uses into areas designated as having
a Moderate or High Wildland Fire Hazard, introducing the potential to expose people or structures to a significant
risk of loss and/or injury. However, compliance with existing policies and state and local regulations would reduce
impacts to a Class III, less than significant level.
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ATTACHMENT 2
PC2 - 42
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Impact HAZ-4
Development facilitated by the LUCE Update could introduce sensitive receptors to additional hazards related to
exposure to radiation, electromagnetic fields and hazardous trees. With the incorporation of the LUCE Update
policies and other previously existing City policies, potential impacts are considered Class III, less than significant.
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Impact HAZ-5
Development under the LUCEUpdate could potentially introduce sensitive receptors to areas in direct proximity to
hazardous materials transportation corridors including the Union Pacific Railroad and Highway 101 and could
potentially create a public safety hazard. This is a Class III, less than significant impact.
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ATTACHMENT 2
PC2 - 45
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Conclusion:,PSDFWVUHODWHGWRDLUSRUWKD]DUGVZLOGODQGILUHVDQGDJULFXOWXUDOFKHPLFDOXVHZLOOEHHYDOXDWHGLQWKH(,5
9. HYDROLOGY AND WATER QUALITY. Would the project:
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;
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LUCE Update Final Program EIR Analysis
Impact HWQ-1
New development under the LUCE Update within the 100-year flood plain could be subject to flooding and have the
potential to impede or redirect flood flows. However, with implementation of General Plan policies and adherence to
the City’s Floodplain Management Regulation impacts related to flooding would be Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.$SRUWLRQRI6DQ/XLV&UHHNUXQVGLDJRQDOO\WKURXJKWKHPLGGOHRIWKH
SURSHUW\LQIOXHQFLQJVLWHIORRGLQJDQGGUDLQDJHSDWWHUQVLQORZO\LQJDUHDV7KHSURSHUW\RQHLWKHUVLGHRI6DQ/XLV&UHHN
ATTACHMENT 2
PC2 - 46
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LWOLHVZLWKLQWKHIORRGSODLQRI6DQ/XLV2ELVSR&UHHN+RZHYHULPSOHPHQWDWLRQRIWKH/8&(8SGDWHSROLFLHVDQGWKH
SUHYLRXVO\H[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOGUHGXFHSURJUDPOHYHOLPSDFWVUHODWHGWRSRWHQWLDOIXWXUH
GHYHORSPHQWWROHVVWKDQVLJQLILFDQWOHYHOV
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:DWHU4XDOLW\&RQWURO%RDUGDQGLQFRUSRUDWHGLQ&LW\GHYHORSPHQWUHTXLUHPHQWV
Applicable LUCE Update Policies
Land Use Element
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Impact HWQ-2
Development facilitated by the LUCE Update has the potential to increase the amount of impervious surfaces within
the city. This could result in a decrease in percolation to the Groundwater Basin, the alteration of drainage patterns
and increases in the volume of surface runoff. Compliance with the City’s Stormwater Management Plan (SWMP)
would reduce impacts to a Class III, less than significant level.
Avila RanchSpecific Plan Area Impact Analysis.7KHPDMRULW\RIWKHVLWHLVXQGHYHORSHGODQGXVHGIRUDJULFXOWXUH
FRQVLVWLQJSULPDULO\RIODQGZLWKLQWKHIORRGSODLQRIDSRUWLRQRI6DQ/XLV2ELVSR&UHHN2QVLWHVWRUPZDWHULVGUDLQHGE\WKH
FUHHN7KH$YLOD5DQFK6SHFLILF3ODQ$UHDGHYHORSPHQWSRWHQWLDODVRXWOLQHGLQWKH/8&(8SGDWHFRXOGUHVXOWLQWR
KRPHVDQG䇲䇲 VTXDUHIHHWRIFRPPHUFLDOVSDFHZLWKDFUHVRIRSHQVSDFH7KLVZRXOGUHVXOWLQLQFUHDVH
WKHDPRXQWRILPSHUYLRXVVXUIDFHWKRXJKWRXWWKH$YLOD5DQFK6SHFLILF3ODQ$UHD,PSOHPHQWDWLRQRIWKH/8&(8SGDWH
SROLFLHVDQGWKHSUHYLRXVO\H[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOGUHGXFHSURJUDPOHYHOLPSDFWVUHODWHGWR
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ATTACHMENT 2
PC2 - 47
x $KZDKQHH:DWHU3ULQFLSOHV
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Impact HWQ-3
Point and non-point sources of contamination could affect water quality in San Luis Obispo Creek, Prefumo Creek as
well as other surface waters and groundwater in the city. However, compliance with existing regulations and
implementation of General Plan policies and the City’s Stormwater Management Plan (SWMP) would result in Class
III, less than significant impacts.
Avila RanchSpecific Plan Area Impact Analysis.2QVLWHUXQRIILVFXUUHQWO\GLUHFWHGWRZDUGVORZO\LQJDUHDVLQWKHPLGGOH
RIWKHVLWHWRDSRUWLRQRI6DQ/XLV2ELVSR&UHHNWKDWUXQVWKURXJKWKHSURSHUW\)XWXUHGHYHORSPHQWLQDFFRUGDQFHZLWKWKH
/8&(8SGDWHFRXOGUHVXOWLQDQLQFUHDVHRISRLQWDQGQRQ䇲䇲 SRLQWVRXUFHVRIFRQWDPLQDWLRQWKDWFRXOGDGYHUVHO\DIIHFWZDWHU
TXDOLW\+RZHYHULPSOHPHQWDWLRQRIWKH/8&(8SGDWHSROLFLHV FRPSOLDQFHZLWKFXUUHQWIHGHUDODQGVWDWHUHTXLUHPHQWV DQG
WKHSUHYLRXVO\H[LVWLQJ&LW\SROLFLHVLGHQWLILHGEHORZZRXOGUHGXFHLPSDFWVUHODWHGWRVXUIDFHDQGJURXQGZDWHUSROOXWLRQWR
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Applicable LUCE Update Policies
Land Use Element
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Impact HWQ-4
Development facilitated by the LUCE Update has the potential to create or contribute runoff water which would
exceed the capacity of existing or planned stormwater drainage systems, resulting in increased stormwater runoff and
has the potential to result in the need for additional stormwaterinfrastructure. Compliance with the City’s
Stormwater Management Plan (SWMP), and State regulatory requirements, would reduce impacts to a Class III, less
than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KHVLWHFXUUHQWO\GUDLQVWRZDUGVWKHORZO\LQJIORRGSODLQVDVVRFLDWHG
ZLWKDSRUWLRQRI6DQ/XLV2ELVSR&UHHNZKLFKUXQVGLDJRQDOO\WKURXJKWKHFHQWHURIWKHSURSHUW\'HYHORSPHQWXQGHUWKH
$YLOD5DQFK6SHFLILF3ODQZRXOGUHVXOWLQDQLQFUHPHQWDOLQFUHDVHLQWKHDPRXQWRILPSHUYLRXVVXUIDFHVZLWKLQWKHDUHD
UHVXOWLQJLQLQFUHDVHGVWRUPZDWHUUXQRIIDQGWKHQHHGIRUDGGLWLRQDOVWRUPZDWHULQIUDVWUXFWXUH+RZHYHUDVGHYHORSPHQW
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ZLWKWKH&LW\¶V6:03(QJLQHHULQJ6WDQGDUGV*HQHUDO3ODQDQG&LW\2UGLQDQFHUHTXLUHPHQWVGLVFXVVHGDERYHSURJUDP
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Project Level Evaluation
ATTACHMENT 2
PC2 - 48
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UHVLGHQWLDOVXEGLYLVLRQPDSRIRUPRUHXQLWV%HFDXVHSURMHFWVSHFLILFVWRUPGUDLQIDFLOLWLHVKDYHQRW\HWEHHQGHYHORSHGRU
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EHHQSODQQHG7KHSURMHFWZLOOEHVHUYHGE\WKH&LW\¶VVHZHUDQGZDWHUV\VWHPVDQGZLOOQRWVLJQLILFDQWO\GHSOHWH
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VLWHGUDLQDJHGRHVQRWVLJQLILFDQWO\H[FHHGSUHGHYHORSPHQWUXQRII&RPSOLDQFHZLWKWKH:DWHUZD\V0DQDJHPHQW3ODQ
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Conclusion: )ORRGLQJDQGGUDLQDJHLVVXHVZLOOEHH[DPLQHGLQWKH(,5
10. LAND USE AND PLANNING. Would the project:
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;
LUCE Update Final Program EIR Analysis
Impact LU-1
The LUCE Update would conflict with the airportland use plan (ALUP).However, with the implementation of
LUCE Update policiesand implementing zoning regulations, potential land use conflicts are less than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KH$/83GHVLJQDWHVDSSUR[LPDWHO\DFUHVRIWKLVVLWHLQ6DIHW\=RQH
%DFUHVRIWKHSURSHUW\LQ6DIHW\=RQH&DQG DFUHVRIWKHSURSHUW\LQ6DIHW\=RQH7KH/8&(XSGDWHFRQWDLQV
SHUIRUPDQFHVWDQGDUGVWRVXSSRUWDQ$LUSRUW$UHD6SHFLILF3ODQ $$63 DPHQGPHQWWRDFFRPPRGDWHWKHGHYHORSPHQW
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ATTACHMENT 2
PC2 - 49
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DQGQHZ/8&(SROLFLHV
Impact LU-2
The LUCE Update would have the potential to resultin land use conflicts between existing and proposed land uses.
With the implementation of LUCE Update policies, potential land use conflict impacts are considered Class III, less
than significant.
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GHYHORSPHQWXQGHUWKH$YLOD5DQFK6SHFLILF3ODQDQGDGMDFHQWODQGXVHVPD\LQFOXGHLPSDFWVDVVRFLDWHGZLWKQHDUE\
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Impact LU-3
The Land Use Element Update would result in conflicts with applicable habitat conservation plans or natural
community conservation plans. With the implementation of LUCE Update policies, potential plan and policy conflict
ATTACHMENT 2
PC2 - 50
impacts are considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KHUHLVQRSURJUDPOHYHODQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFK
6SHFLILF3ODQDUHDEHFDXVHWKHUHDUHQRDGMDFHQW&RQVHUYDWLRQ3ODQDUHDV1RLPSDFWVZRXOGRFFXU
Applicable LUCE Update Policies
Land Use Element
x &RQVLVWHQW3ODQV
x =RQLQJ5HJXODWLRQV
x 5HVRXUFH3ODQQLQJ
x 2SHQ6SDFH8VHV
x 'HYHORSPHQW/LPLWV
x &UHHNDQG:HWODQGV0DQDJHPHQW2EMHFWLYHV
Applicable Previously Existing City Policies
Conservation and Open Space Element
x 2SHQVSDFHEXIIHUV
x 3XEOLFDFFHVV
x 5HTXLUHGPLWLJDWLRQ
Impact LU-3
The Circulation Element Update identifies future roadway improvements that would have the potential to result in a
significant impact if the improvements would physically divide an established community. This impact is considered
Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.1RLPSDFWVZLWKUHVSHFWWRGLYLGLQJDQHVWDEOLVKHGFRPPXQLW\ZHUH
LGHQWLILHGLQWKH/8&((,5IRUWKH$YLOD5DQFKDUHD
Project Level Evaluation
D F 3URSRVHGGHYHORSPHQWSURMHFWLVGHVLJQHGWRILWDPRQJH[LVWLQJVXUURXQGLQJXUEDQGHYHORSPHQWDQGZLOOQRWSK\VLFDOO\
GLYLGHDQHVWDEOLVKHGFRPPXQLW\RUFRQIOLFWZLWKDQ\DSSOLFDEOHKDELWDWFRQVHUYDWLRQSODQRUQDWXUDOFRPPXQLW\FRQVHUYDWLRQ
SODQV
E ,WLVQRW\HWFHUWDLQZKHWKHUWKHSURSRVHGSURMHFWZLOOFRQIOLFWZLWKDSSOLFDEOHODQGXVHSODQVSROLFLHVRUUHJXODWLRQVIRUWKH
SXUSRVHRIDYRLGLQJRUPLWLJDWLQJDQHQYLURQPHQWDOHIIHFW7KHSURMHFWLVSURSRVHGWREHFRQVLVWHQWZLWK&LW\UHJXODWLRQVDQG
GHYHORSPHQWVWDQGDUGVDOWKRXJKDVSDUWRID6SHFLILF3ODQLWFRXOGLQFOXGHQHZVWDQGDUGVWKDWGLIIHUIURPWKRVHLQ]RQLQJ
SURYLVLRQVRIWKH0XQLFLSDO&RGH7KHSRWHQWLDOLPSDFWVDULVLQJIURPWKHVHVWDQGDUGVZLOOQHHGWREHH[DPLQHGLQWKH(,5
$VGLVFXVVHGDERYHWKHSURMHFWLVSRWHQWLDOO\LQFRQVLVWHQWZLWKWKHDGRSWHG$LUSRUW/DQG8VH3ODQ,PSDFWVDULVLQJIURPWKDW
SRWHQWLDOLQFRQVLVWHQF\ZLOOUHTXLUHH[DPLQDWLRQLQWKH(,5
Conclusion: ,PSDFWVUHODWHGWRWKHSURMHFW¶VSRWHQWLDOLQFRQVLVWHQF\ZLWKWKH$LUSRUW/DQG8VH3ODQZLOOEHH[DPLQHGLQWKH
(,5
11. MINERAL RESOURCES.Would the project:
D 5HVXOWLQWKHORVVRIDYDLODELOLW\RIDNQRZQPLQHUDOUHVRXUFH
WKDWZRXOGEHRIYDOXHWRWKHUHJLRQDQGWKHUHVLGHQWVRIWKH
VWDWH"
;
E 5HVXOWLQWKHORVVRIDYDLODELOLW\RIDORFDOO\LPSRUWDQWPLQHUDO
UHVRXUFHUHFRYHU\VLWHGHOLQHDWHGRQDORFDOJHQHUDOSODQ
VSHFLILFSODQRURWKHUODQGXVHSODQ"
;
ATTACHMENT 2
PC2 - 51
LUCE Update Final Program EIR Analysis
1RSURJUDPPDWLFLPSDFWDQDO\VLVZDVSHUIRUPHGIRUWKH$YLOD5DQFK6SHFLILF3ODQDUHD
Project Level Evaluation
D E 7KHUHDUHQRNQRZQPLQHUDOUHVRXUFHVRQWKHSURMHFWVLWH
Conclusion:1RLPSDFW7KLVLVVXHZLOOQRWEHH[DPLQHGLQWKHSURMHFW(,5
12. NOISE. Would the project result in:
D ([SRVXUHRISHUVRQVWRRUJHQHUDWLRQRIQRLVHOHYHOVLQH[FHVVRI
VWDQGDUGVHVWDEOLVKHGLQWKHORFDOJHQHUDOSODQRUQRLVH
RUGLQDQFHRUDSSOLFDEOHVWDQGDUGVRIRWKHUDJHQFLHV"
;
E ([SRVXUHRISHUVRQVWRRUJHQHUDWLRQRIH[FHVVLYHJURXQGERUQH
YLEUDWLRQRUJURXQGERUQHQRLVHOHYHOV"
;
F $VXEVWDQWLDOSHUPDQHQWLQFUHDVHLQDPELHQWQRLVHOHYHOVLQWKH
SURMHFWYLFLQLW\DERYHOHYHOVH[LVWLQJZLWKRXWWKHSURMHFW"
;
G $VXEVWDQWLDOWHPSRUDU\RUSHULRGLFLQFUHDVHLQDPELHQWQRLVH
OHYHOVLQWKHSURMHFWYLFLQLW\DERYHOHYHOVH[LVWLQJZLWKRXWWKH
SURMHFW"
;
H )RUDSURMHFWORFDWHGZLWKLQDQDLUSRUWODQGXVHSODQRUZKHUH
VXFKDSODQKDVQRWEHHQDGRSWHGZLWKLQWZRPLOHVRIDSXEOLF
DLUSRUWRUSXEOLFXVHDLUSRUWZRXOGWKHSURMHFWH[SRVHSHRSOH
UHVLGLQJRUZRUNLQJLQWKHSURMHFWDUHDWRH[FHVVLYHQRLVHOHYHOV"
I )RUDSURMHFWZLWKLQWKHYLFLQLW\RIDSULYDWHDLUVWULSZRXOGWKH
SURMHFWH[SRVHSHRSOHUHVLGLQJRUZRUNLQJLQWKHSURMHFWDUHDWR
H[FHVVLYHQRLVHOHYHOV"
;
;
LUCE Update Final Program EIR Analysis
Impact N-1: Short-Term Construction Noise Levels
Implementation of development projects under the LUCE Update would involve construction that could generate
noise levels that exceed applicable standards for mobile construction equipment in the City’s Noise Control Ordinance
and result in temporary substantial increases in noise levels primarily from the use of heavy-duty construction
equipment (see thresholds a and c). Even with the incorporation of the LUCE Update policies and other previously
existing City policies, short-term construction noise levels are considered Class I, significant and unavoidable.
Avila RanchSpecific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFKLQWKH
/8&(8SGDWHSURJUDP(,5
Applicable LUCE Update Policies
Land Use Element
x 5HVLGHQWLDO3URMHFW2EMHFWLYHV
x (QIRUFLQJ6WDQGDUGV
Applicable Previously Existing City Policies
Many policies from Noise Element
Impact N-2 Long-Term Roadway and Railroad Traffic Noise Levels
Implementation of the LUCE Update would increase traffic volumes and associated noise levels along major
transportation routes. In some instances, traffic-related noise increases could be more than 3 dB, the level typically
audible to the human ear and; therefore, considered a substantial increase in noise. New development associated with
the LUCE Update could also result in the siting of new sensitive receptors in close proximity to transportation noise
ATTACHMENT 2
PC2 - 52
sources such as the railroad, with potential to exceed the land use compatibility and transportation noise exposure
standards in the existing Noise Element. However, because the City’s Noise Element contains policies and programs
that would address and mitigate potential site-specific impacts for individual projects in the future, this impact would
be considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFKLQWKH
/8&(8SGDWHSURJUDP(,57KH/8&((,5UHSRUWVWKDWPRGHOHGQRLVHOHYHOVDW*HQHUDO3ODQEXLOGRXW ZKLFK
LQFOXGHVWKHSURSRVHGSURMHFWZRXOGUHVXOWLQQRLVHLQFUHDVHVDORQJ6RXWK+LJXHUD6WUHHWZKLFKLVWKHFORVHVWPRGHOHG
URDGZD\WRWKHSURMHFWVLWH DERXWIHHWIURPWKHQRUWKZHVWHUQPRVWHGJHRIWKHSURMHFWVLWHDQGDERXWIHHWIURP
WKHZHVWHUQHGJHRIWKHVLWHDORQJIURQWLQJ9DFKHOO/DQH $VPRGHOHGDWIHHWIURPWKHURDGZD\FHQWHUOLQHWKHUHZRXOG
EHDG%LQFUHDVHDORQJ6RXWK+LJXHUDEHWZHHQ/RV2VRV9DOOH\5RDGDQG7DQN)DUP5RDGIURPG%$WRG%$
7KHUHZRXOGDOVREHDQG%$LQFUHDVHRQ6RXWK+LJXHUDVRXWKRI/RV2VRV9DOOH\5RDGIURPWRG%$)XWXUH
QRLVHOHYHOVDORQJ%XFNOH\5RDGRU9DFKHOO/DQHZHUHQRWPRGHOHG
Applicable LUCE Update Policies
Land Use Element
x 5HVLGHQWLDO3URMHFW2EMHFWLYHV
x 1RLVH&RQWURO
x 1RLVH
x 6SHFLILF3ODQ&RQWHQW
x (QYLURQPHQWDO5HYLHZ
Circulation Element
x 0DQDJH7UDIILF
x 1RQ-,QILOO'HYHORSPHQW
x 4XDOLW\RI/LIH
x 7UXFN5RXWHV
Applicable Previously Existing City Policies
Many policies from Noise Element
Impact N-3 Exposure of Noise Sensitive Receptors to Stationary Sources.
Implementation of the LUCE Update could increase stationary source noise levels from new development. New
development associated with the LUCE Update could also result in the siting of new sensitive receptors in close
proximity to these source types, with potential to exceed the land use compatibility and stationary noise exposure
standards in the existing Noise Element. However, because the City’s Noise Element contains policies and programs
that would address and mitigate potential site-specific impacts for individual projects in the future, this impact would
be considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFKLQWKH
/8&(8SGDWHSURJUDP(,5
Applicable LUCE Update Policies
6DPHDVIRU,PSDFW1
Applicable Previously Existing City Policies
6DPHDVIRU,PSDFW1
Impact N-4 Airport Noise Exposure
Implementation of the LUCE Update would result in the designation of noise-sensitive land uses located within or
near the 55 dBA and 60 dBA noise contours of the San Luis Obispo County Regional Airport Land Use Plan. This
ATTACHMENT 2
PC2 - 53
could result in exposure of people to excessive noise levels. However, with the incorporation of the LUCE Update
policies that address airport noise compatibility and consistency with the adopted ALUP, this impact would be
considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KH$LUSRUW$UHD6SHFLILF3ODQ $$63 LVDGGUHVVHGLQ&KDSWHURIWKH
H[LVWLQJ/DQG8VH(OHPHQW7KH$LUSRUW$UHDFKDSWHURIWKH /DQG8VH(OHPHQWIRFXVHGRQWKHQHHGWRGHYHORSD
VSHFLILFSODQIRUWKHDUHDVXUURXQGLQJWKHDLUSRUWZKLFKLVORFDWHGVRXWKRIWKHFXUUHQWFLW\OLPLWV:KLOHQRWGLUHFWO\
UHIHUHQFHGLQ&KDSWHUWKH$YLOD5DQFKDUHDLVORFDWHGZLWKLQWKH$$63DQGIXWXUHODQGXVHFKDQJHVSURSRVHGIRUWKH$YLOD
5DQFKDUHVXSSRUWHGE\SHUIRUPDQFHVWDQGDUGVLQ&KDSWHURIWKH/DQG8VH(OHPHQW6XEVHTXHQWDPHQGPHQWWRWKH$$63
ZLOOEHUHTXLUHGWRDFFRPPRGDWHFKDQJHVIURPWKHFXUUHQWGHVLJQDWLRQRI%XVLQHVV3DUNWRDPL[RIUHVLGHQWLDOGHQVLWLHVDQGD
VPDOOFRPPHUFLDOFHQWHUIRUWKH$YLOD5DQFK
Applicable LUCE Update Policies
Land Use Element
x $LUSRUW/DQG8VH3ODQ
x 1HZ3ROLF\$LUSRUW1RLVH&RPSDWLELOLW\
x 1HZ3ROLF\&RXQW\$LUSRUW/DQG8VH3ODQ
x 1HZ3URJUDP $LUSRUW2YHUOD\=RQH
x 1HZ3URJUDP $LUSRUW/DQG8VHDQG=RQLQJ&RGH
Circulation Element
x 0DQDJH7UDIILF
x &RXQW\$LUFUDIW2SHUDWLRQV
x 8SGDWHRIWKH$LUSRUW/DQG8VH3ODQ
Applicable Previously Existing City Policies
Noise Element
x 1HZ7UDQVSRUWDWLRQ1RLVH6RXUFHV
x 5HODWLRQVKLSWR1RLVH2UGLQDQFH
Impact N-5 Exposure to Excessive Vibration Levels.
Implementation of the LUCE Update could increase exposure to vibration levels. However, because the City’s
ordinance contains and that these sources (existing and proposed) would be anticipated to be minor, this impact
would be considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFKLQWKH
/8&(8SGDWHSURJUDP(,5
Applicable Previously Existing City Policies
Noise Element
x 9LEUDWLRQ
Project Level Evaluation
D $VPRGHOHGDWIHHWIURPWKHURDGZD\FHQWHUOLQHWKHUHZRXOGEHDG%LQFUHDVHDORQJ6RXWK+LJXHUDEHWZHHQ/RV
2VRV9DOOH\5RDGDQG7DQN)DUP5RDGIURPG%$WRG%$%DVHGRQDG%$DWWHQXDWLRQIRUHDFKGRXEOLQJRI
GLVWDQFHWKLVVXJJHVWVWKDWQRLVHOHYHOVZRXOGVWLOOEHG%$DWIHHWIURPFHQWHUOLQHZKLFKLVZLWKLQ
QRUWKZHVWHUQPRVWHGJHRIWKHSURMHFWVLWH7KHQRLVHOHYHODORQJWKHSURMHFWERXQGDU\ZLWK9DFKHOO/DQHZRXOGEHOHVVWKDQ
G%$VLQFHLWZRXOGEHG%$DWIHHWIURP6RXWK+LJXHUD7KLVQRLVHOHYHOLVZLWKLQ&LW\VWDQGDUGVIRUXVDEOH
RXWGRRUUHVLGHQWLDODUHDV7KH1RLVH(OHPHQWLQGLFDWHVWKDWQRLVHOHYHOVRIG%DUHDFFHSWDEOHIRURXWGRRUDFWLYLW\DUHDV
DQGG%IRULQGRRUDUHDV7KLVVXJJHVWVWKDWWKHUHZRXOGEHOHVVWKDQVLJQLILFDQWLPSDFWVWRIXWXUHRQVLWHUHVLGHQWVIURP
WKHVHURDGZD\V7KHVHFRQFOXVLRQVDUHFRQVLVWHQWZLWKWKHGLVFXVVLRQLQFOXGHGLQWKHDSSOLFDQW¶VQRLVHVWXG\IRUWKHSURMHFW
ATTACHMENT 2
PC2 - 54
SUHSDUHGE\'DYLG/RUG$FRXVWLFV&RQVXOWLQJ
)XWXUHQRLVHOHYHOVDORQJ%XFNOH\5RDGRU9DFKHOO/DQHZHUHQRWPRGHOHGLQWKH/8&(SURJUDP(,57KHUHIRUHWKHSURMHFW
(,5ZLOOH[DPLQHQRLVHOHYHOVDORQJWKHVHURDGZD\VLQWKHFRQWH[WRIIXWXUHGHYHORSPHQWDQGWKHSURMHFWHGFXPXODWLYHWUDIILF
YROXPHVDVVRFLDWHGZLWKWKLVSURMHFWDORQJWKHVHURDGZD\V
E 1RLVHDQGJURXQGERUQHYLEUDWLRQVPD\RFFXUGXULQJFRQVWUXFWLRQ$VQRWHGLQWKH/8&((,5WKHVHLPSDFWVDUH
SRWHQWLDOO\VLJQLILFDQWDQGXQDYRLGDEOHDQGZLOOUHTXLUHH[DPLQDWLRQLQWKHSURMHFW(,5
F G %DVHGRQWKH3URJUDP(,5DQDO\VLVLWDSSHDUVWKDWDWEXLOGRXWFXPXODWLYHQRLVHLPSDFWVWKDWUHVXOWIURPWKHSURMHFW
DQGDOORWKHU&LW\GHYHORSPHQWZLOOQRWVLJQLILFDQWO\LQFUHDVHDPELHQWQRLVHOHYHOV7KHUHIRUHWKLVLPSDFWZRXOGEHOHVVWKDQ
VLJQLILFDQW
H I $VPDOOSRUWLRQ DFUHV RIWKHQRUWKHDVWHUQHGJHRIWKHVLWHLVORFDWHGZLWKLQWKHG% $ VLQJOHHYHQWQRLVHFRQWRXU
DQGDSSUR[LPDWHO\DFUHVLQWKHQRUWKHDVWHUQSRUWLRQRIWKHVLWHLVORFDWHGLQWKH/GQ&1(/FRQWRXUIURPWKH&RXQW\
$LUSRUWEDVHGRQWKH$LUSRUW/DQG8VH3ODQ7DEOHRIWKH*HQHUDO3ODQ1RLVH(OHPHQWVWDWHVWKDWWKHPD[LPXPQRLVH
H[SRVXUHIRURXWVLGHUHVLGHQWLDODFWLYLWLHVLVG%7KHSURMHFWZLOOQRWH[SHULHQFHQRLVHVRXUFHVWKDWH[FHHGVLJQLILFDQFH
WKUHVKROGV7KHSURMHFWLVQRWZLWKLQWKHYLFLQLW\RIDSULYDWHDLUVWULS7KLVLVVXHZLOOQRWEHH[DPLQHGIXUWKHULQWKH(,5
Conclusion: ,PSDFWVUHODWHGWRURDGZD\DQGFRQVWUXFWLRQQRLVHZLOOEHH[DPLQHGLQWKH(,5
13. POPULATION AND HOUSING. Would the project:
D ,QGXFHVXEVWDQWLDOSRSXODWLRQJURZWKLQDQDUHDHLWKHUGLUHFWO\
IRUH[DPSOHE\SURSRVLQJQHZKRPHVDQGEXVLQHVVHV RU
LQGLUHFWO\ IRUH[DPSOHWKURXJKH[WHQVLRQRIURDGVRURWKHU
LQIUDVWUXFWXUH "
;
E 'LVSODFHVXEVWDQWLDOQXPEHUVRIH[LVWLQJKRXVLQJQHFHVVLWDWLQJ
WKHFRQVWUXFWLRQRIUHSODFHPHQWKRXVLQJHOVHZKHUH"
F 'LVSODFHVXEVWDQWLDOQXPEHUVRISHRSOHQHFHVVLWDWLQJWKH
FRQVWUXFWLRQRIUHSODFHPHQWKRXVLQJHOVHZKHUH"
;
;
LUCE Update Final Program EIR Analysis
Impact PH-1
The LUCE Update would not result in residential unit development or associated population growth that exceeds an
adopted average annual growth rate threshold. Potential population and housing impacts are considered Class III,
less than significant.
Avila RanchSpecific Plan Area Impact Analysis. 7KHUHLVQRVLWHVSHFLILFDQDO\VLVRIWKLVLVVXHIRUWKH$YLOD5DQFKLQWKH
/8&(8SGDWHSURJUDP(,5
Applicable LUCE Update Policies
Land Use Element
5HVLGHQWLDO*URZWK5DWH
Impact PH-2
The LUCE Update would not result in a substantial displacement of residents or existing housing Units. This impact is
considered Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.1RKRPHVRUUHVLGHQWVZRXOGEHGLVSODFHGZLWKLQWKH$YLOD5DQFK
6SHFLILF3ODQDUHDDVDUHVXOWRISURMHFWLPSOHPHQWDWLRQ
ATTACHMENT 2
PC2 - 55
Project Level Evaluation
D E F 7KHSURMHFWSURSRVHVGHYHORSPHQWFRQVLVWHQWZLWKWKHSRSXODWLRQSURMHFWLRQVH[SHFWHGXQGHUWKH*HQHUDO3ODQ7KLV
ZLOOQRWUHVXOWLQSRSXODWLRQH[FHHGLQJORFDODQGUHJLRQDOJURZWKSURMHFWLRQV$VQRWHGLQWKH/8&((,5QRKRPHVRU
UHVLGHQWVZRXOGEHGLVSODFHGZLWKLQWKH$YLOD5DQFK6SHFLILF3ODQDUHDDVDUHVXOWRISURMHFWLPSOHPHQWDWLRQ
Conclusion:1RLPSDFWLVDQWLFLSDWHGDQGWKLVLVVXHZLOOQRWEHH[DPLQHGLQWKHSURMHFW(,5
14. PUBLIC SERVICES.Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
D )LUHSURWHFWLRQ";
E 3ROLFHSURWHFWLRQ";
F 6FKRROV";
G 3DUNV";
H 5RDGVDQGRWKHUWUDQVSRUWDWLRQLQIUDVWUXFWXUH";
I 2WKHUSXEOLFIDFLOLWLHV";
LUCE Update Final Program EIR Analysis
Impact PS-1
Buildout under the Land Use Element would increase the demand for fire protection services by increasing
population and the number of structures in the city. This is aClass II, potentially significant but mitigable impact.
Avila RanchSpecific Plan Impact Analysis.7KHVSHFLILFSODQVLWHLVORFDWHGDSSUR[LPDWHO\PLOHVZHVWRI&DO)LUH)LUH
6WDWLRQ1RZKLFKSURYLGHVPXWXDODLGUHVSRQVHEXWLVORFDWHGEH\RQGWKH&LW\)LUH'HSDUWPHQW¶VIRXUPLQXWHWUDYHOWLPH
DUHD7KHODFNRIIRXU䇲䇲 PLQXWHUHVSRQVHFRYHUDJHLQWKHVRXWKHUQSRUWLRQRIWKHFLW\ZDVLGHQWLILHGE\WKH)LUH'HSDUWPHQW
0DVWHU3ODQZKLFKUHFRPPHQGHGDGGLQJDILIWKILUHVWDWLRQDQGFUHZWRLPSURYHUHVSRQVHWLPHLQVRXWKHUQDUHDVRIWKHFLW\
3RWHQWLDOILUHVDIHW\LPSDFWVWKDWPD\UHVXOWIURPQHZGHYHORSPHQWORFDWHGEH\RQGWKH)LUH'HSDUWPHQW¶VIRXU䇲 PLQXWH
UHVSRQVHWLPHFRXOGIHDVLEO\EHUHGXFHGWRDOHVVWKDQVLJQLILFDQWOHYHOZLWKWKHLPSOHPHQWDWLRQRIWKHSUHYLRXVO\H[LVWLQJDQG
QHZ/8&(SROLFLHVZKLFKLQGLFDWHWKDWQHZGHYHORSPHQWVKRXOGEHDSSURYHGRQO\ZKHQDGHTXDWHILUHVXSSUHVVLRQVHUYLFHV
DQGIDFLOLWLHVDUHDYDLODEOH7KHSURSRVHG6SHFLILF3ODQSHUIRUPDQFHVWDQGDUGVLQFOXGHWKHUHTXLUHPHQWWRDGGUHVVILUH
SURWHFWLRQDQGLPSDFWVWRHPHUJHQF\UHVSRQVHWLPHV
,IDQHZILUHVWDWLRQLVUHTXLUHGHQYLURQPHQWDOLPSDFWVWKDWPD\UHVXOWFRXOGLQFOXGHVKRUWWHUPHIIHFWVVXFKDVFRQVWUXFWLRQ䇲
UHODWHGLQFUHDVHVLQQRLVHDQGDLUHPLVVLRQVZDWHUTXDOLW\LPSDFWVIURPLQFUHDVHGHURVLRQRUDQDFFLGHQWDOUHOHDVHRI
FRQVWUXFWLRQPDWHULDOVRULPSDFWVWRVHQVLWLYHELRORJLFRUFXOWXUDOUHVRXUFHVLIVXFKUHVRXUFHVDUHSUHVHQWZLWKLQRUDGMDFHQWWR
SURMHFWVLWH6KRUWWHUPFRQVWUXFWLRQ䇲 UHODWHGLPSDFWVVXFKDVWKHVHDUHJHQHUDOO\UHGXFHGWRDOHVVWKDQVLJQLILFDQWOHYHOZLWK
WKHLPSOHPHQWDWLRQRIVLWHGHVLJQPHDVXUHVDQGFRPSOLDQFHZLWKDSSOLFDEOHUHJXODWLRQV)LUHVWDWLRQVDUHFRPPRQO\ORFDWHG
ZLWKLQRUDGMDFHQWWRUHVLGHQWLDODUHDVWKHUHIRUHLWLVUHDVRQDEO\DQWLFLSDWHGWKDWSRWHQWLDOORQJWHUPFRPSDWLELOLW\LPSDFWVRI
DQHZILUHVWDWLRQ LHQRLVHWUDIILFDHVWKHWLFVHWF ZRXOGQRWEHVLJQLILFDQW$GYHUVHSK\VLFDOLPSDFWVDVVRFLDWHGZLWKWKH
SURYLVLRQRIDQHZRUDOWHUHGILUHVWDWLRQQHHGHGWRFRPSO\ZLWKWUDYHOWLPHVWDQGDUGVDUHXQOLNHO\DVDQ\QHZRU
UHFRQVWUXFWHGIDFLOLW\ZRXOGEHUHTXLUHGWRPHHWFRPPXQLW\GHVLJQJXLGHOLQHVDQGLWVORFDWLRQZRXOGQHHGWRPHHWWKH
UHVSRQVHWLPHQHHGVRIWKHFRPPXQLW\
Applicable Previously Existing City Policies
Safety Element
x 3ROLF\ $GHTXDWH)LUH6HUYLFHV
Impact PS-2
Buildout under the Land Use Element Update would increase the demand for police protection services by increasing
population and development in the city. This is a Class III, less than significant impact.
ATTACHMENT 2
PC2 - 56
Impact PS-3
Buildout under the Land Use Element Update would increase enrollment in public schools by increasing the
population of the city. This is a Class III, less than significant impact.
Avila RanchSpecific Plan Area Impact Analysis.:LWKRXWGHQVLW\ERQXVHVWKH$YLOD5DQFK6SHFLILF3ODQFRXOGUHVXOWLQ
WKHGHYHORSPHQWRIXSWRKRPHVVXSSRUWLQJDQHVWLPDWHGUHVLGHQWV,WLVHVWLPDWHGWKDWWKHQHZUHVLGHQFHVORFDWHG
RQWKH$YLOD5DQFK6SHFLILF3ODQVLWHZRXOGJHQHUDWHDSSUR[LPDWHO\DGGLWLRQDOVFKRRODJHFKLOGUHQ
Mitigation Measures
6HQDWH%LOO *RYHUQPHQW&RGH6HFWLRQ LPSOHPHQWHGVFKRROLPSDFWIHHUHIRUPVLQ E\DPHQGLQJWKHODZV
JRYHUQLQJGHYHORSHUIHHVDQGVFKRROPLWLJDWLRQ3XUVXDQWWR6%IXWXUHGHYHORSPHQWSURMHFWVZRXOGEHUHTXLUHGWRSD\
VFKRROLPSDFWIHHVHVWDEOLVKHGWRRIIVHWSRWHQWLDOLPSDFWVRQVFKRROIDFLOLWLHV7KHUHIRUHDOWKRXJKWKH/8&(8SGDWHZRXOG
UHVXOWLQDGGLWLRQDOVWXGHQWVDQGFRXOGUHVXOWLQRUFRQWULEXWHWRRYHU-FDSDFLW\DWLQGLYLGXDOVFKRROVSD\PHQWRIWKHIHHV
PDQGDWHGXQGHU6%LVWKHPLWLJDWLRQPHDVXUHSUHVFULEHGE\WKHVWDWXWHDQGSD\PHQWRIWKHIHHVLVGHHPHGIXOODQG
FRPSOHWHPLWLJDWLRQ7KHUHIRUHQRDGGLWLRQDOPLWLJDWLRQLVUHTXLUHG
Project Level Evaluation
D E G H I 3URMHFWVSHFLILFLPSDFWVWRSXEOLFVHUYLFHVZRXOGEHWKHVDPHDVSURJUDPPDWLFLPSDFWVSURYLGHGWKDWWKH
GHYHORSPHQWSDUDPHWHUVRIWKHSURMHFWZRXOGUHPDLQZLWKLQWKHOLPLWVGHVFULEHGLQWKH/8&((,5,PSDFWVZRXOGJHQHUDOO\
EHOHVVWKDQVLJQLILFDQWIRUDOOVHUYLFHVEHFDXVHWKH\DUHDGGUHVVHGHLWKHUWKURXJKUHTXLUHGGHYHORSPHQWIHHVDQGLQWKHFDVH
RIWKHSURSRVHGSURMHFWWKURXJKWKHILQDQFLQJPHFKDQLVPVLQFOXGHGLQWKH6SHFLILF3ODQDQGGHYHORSPHQWDJUHHPHQWWKDWZLOO
EHSDUWRISRWHQWLDOSURMHFWDSSURYDO+RZHYHULWVKRXOGEHQRWHGWKDWEHFDXVHRIWKHDUHD¶VSUR[LPLW\WRLGHQWLILHGZLOGODQG
ILUHDUHDVWKHLVVXHRIILUHSURWHFWLRQZLOOEHH[DPLQHGLQWKH(,5
F 7KHVFKRROGLVWULFWVLQWKHVWDWHKDYHWKHDXWKRULW\WRFROOHFWIHHVDWWKHWLPHRILVVXDQFHRIEXLOGLQJSHUPLWVWRRIIVHWWKH
FRVWVWRILQDQFHVFKRROVLWHDFTXLVLWLRQDQGVFKRROFRQVWUXFWLRQDQGDUHGHHPHGE\6WDWHODZWREHDGHTXDWHPLWLJDWLRQIRUDOO
VFKRROIDFLOLW\UHTXLUHPHQWV$VQRWHGXQGHUWKHGLVFXVVLRQRIWKH/8&((,5SD\PHQWRIWKHIHHVPDQGDWHGXQGHU6%LV
WKHPLWLJDWLRQPHDVXUHSUHVFULEHGE\WKHVWDWXWHDQGSD\PHQWRIWKHIHHVLVGHHPHGIXOODQGFRPSOHWHPLWLJDWLRQ
Conclusion: :LWKWKHH[FHSWLRQRIWKHILUHKD]DUGVLVVXHVLPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQWEHFDXVHRIH[LVWLQJ
UHTXLUHPHQWVWRRIIVHWSRWHQWLDOLPSDFWWKURXJKWKHSD\PHQWRIIHHV7KHVHLVVXHVZLOOQRWEHH[DPLQHGIXUWKHULQWKH(,5
)LUHKD]DUGVZLOOEHH[DPLQHGEHFDXVHRIWKHVLWH¶VSUR[LPLW\WRLGHQWLILHGZLOGODQGILUHKD]DUGDUHDV
15. RECREATION.
D :RXOGWKHSURMHFWLQFUHDVHWKHXVHRIH[LVWLQJQHLJKERUKRRGRU
UHJLRQDOSDUNVRURWKHUUHFUHDWLRQDOIDFLOLWLHVVXFKWKDW
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;
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FRQVWUXFWLRQRUH[SDQVLRQRIUHFUHDWLRQDOIDFLOLWLHVZKLFKPLJKW
KDYHDQDGYHUVHSK\VLFDOHIIHFWRQWKHHQYLURQPHQW"
;
LUCE Update Final Program EIR Analysis
Impact REC-1
Buildout of the LUCE Update would increase the population of the city and would facilitate the development of
additional parkland. Buildout of the LUCE Update would result in a small increase in total per capita parkland in the
city when compared to existing conditions. Although the LUCE Update would not comply with the City’s per capita
parkland standard, this would not result in a physical effect. Therefore the LUCE Update would result in a Class III,
less than significant environmental impact related to the increased use of existing park and recreation facilities.
ATTACHMENT 2
PC2 - 57
Avila RanchSpecific Plan Area Impact Analysis.:LWKRXWGHQVLW\ERQXVHVWKH$YLOD5DQFKSURMHFWZRXOGSURYLGH
DSSUR[LPDWHO\XQLWVIRUDWRWDORIDSSUR[LPDWHO\UHVLGHQWLDOXQLWV7RDFKLHYHWKH&LW\¶VSDUNODQGVWDQGDUGRI
DFUHVSHUUHVLGHQWVDWRWDORIDSSUR[LPDWHO\DFUHVRISDUNODQGZRXOGEHUHTXLUHGWRVHUYHWKHSRSXODWLRQRIWKH
SURSRVHGVSHFLILFSODQ1HZSDUNODQGZRXOGEHSURYLGHGZLWKLQWKH$YLOD5DQFK6SHFLILF3ODQ
7KHVL]HORFDWLRQDQGXVHVRISDUNODQGDUHDSURYLGHGE\WKHSURSRVHGVSHFLILFSODQVWKURXJKRXWWKH&LW\KDYHQRWDOO\HW
EHHQGHILQHGDQGPD\QRWPHHWWKH&LW\¶VSDUNODQGVWDQGDUGRIDFUHVSHUUHVLGHQWVKRZHYHUWKLVLVQRWFRQVLGHUHG
WRUHVXOWLQRUFRQWULEXWHWRDVLJQLILFDQWUHFUHDWLRQLPSDFWEHFDXVHRQDFLW\ZLGHEDVLVWKH/DQG8VH(OHPHQW8SGDWHZRXOG
UHVXOWLQDQLQFUHDVHLQWKHH[LVWLQJSHUFDSLWDSDUNODQGDUHDLQWKHFLW\DQGZRXOGQRWUHVXOWLQDQLQFUHDVHLQWKHXVHRI
H[LVWLQJQHLJKERUKRRGDQGUHJLRQDOSDUNVRURWKHUUHFUHDWLRQDOIDFLOLWLHVVXFKWKDWDVXEVWDQWLDOSK\VLFDOGHWHULRUDWLRQRIWKH
IDFLOLW\ZRXOGRFFXU
Applicable LUCE Update Policies
Land Use Element
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Applicable Previously Existing City Policies
0DQ\SROLFLHVLQWKH3DUNVDQG5HFUHDWLRQ(OHPHQW
Impact REC-2
Buildout of the Land Use Element would potentially provide up to 52.4 acres of new park facilities in the city. The
construction and use of the proposed parks would have the potential to result in significant environmental impacts.
This is considered a Class III impact, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.0RVWRIWKHIXWXUHSDUNODQGWREHSURYLGHGLQWKHFLW\ZRXOGEH
FRQVWUXFWHGDVSDUWRIWKHEXLOGRXWRISUHYLRXVO\DSSURYHG 0DUJDULWDDQG2UFXWW RUSURSRVHG $YLOD5DQFK$YLOD5DQFK
0DGRQQD VSHFLILFSODQVZKLFKZRXOGIDFLOLWDWHSDUNSODQQLQJDQGGHVLJQRSSRUWXQLWLHVWRPLQLPL]HHQYLURQPHQWDOLPSDFWV
DQGODQGXVHFRQIOLFWV7KHUHIRUHSRWHQWLDODGYHUVHSK\VLFDOHIIHFWVRQWKHHQYLURQPHQWUHVXOWLQJIURPIXWXUHSDUN
GHYHORSPHQWDQGXVHZRXOGEHUHGXFHGWRDOHVVWKDQVLJQLILFDQWOHYHOWKURXJKWKHLPSOHPHQWDWLRQRISURSRVHGSROLF\DQG
SURMHFWVSHFLILF&(4$UHTXLUHPHQWV
Applicable LUCE Update Policies
Land Use Element
x 6HSDUDWLRQDQG%XIIHULQJ
(QYLURQPHQWDO5HYLHZ
Project Level Evaluation
D E 7KHSURMHFWZLOODGGLQFUHPHQWDOO\WRWKHGHPDQGIRUSDUNVDQGRWKHUUHFUHDWLRQDOIDFLOLWLHV7KH/8&((,5GHWHUPLQHG
WKDWDVORQJDVWKHSURMHFWPHHWVWKH&LW\¶VSDUNODQGVWDQGDUGRIDFUHVSHUUHVLGHQWVSURJUDPPDWLFLPSDFWVZRXOGEH
OHVVWKDQVLJQLILFDQW%DVHGRQDSURMHFWHG6SHFLILF3ODQEXLOGRXWSRSXODWLRQRI ZLWKRXWGHQVLW\ERQXVHV WKHUHZRXOG
EHDGHPDQGIRUDFUHVRISDUNODQGZLWKLQWKHSODQDUHD7KHSURSRVHGVSHFLILFSODQLQGLFDWHVWKDWDWRWDORI DFUHVRI
SDUNODQGZRXOGEHSURYLGHGWKURXJKDFRPELQDWLRQRIQHLJKERUKRRGSDUNVPLQLSDUNVSRFNHWSDUNVFRPPXQLW\JDUGHQV
DQGELNHWUDLOVOLQHDUSDUNV7KLVH[FHHGVWKH&LW\¶VSDUNODQGUHTXLUHPHQWIRUWKHVLWH,PSDFWVZRXOGEHOHVVWKDQVLJQLILFDQW
XSRQEXLOGRXWSURYLGHGWKDWSURMHFWSKDVLQJLQFOXGHVVXIILFLHQWSDUNODQGDUHDEDVHGRQGHPDQGDVWKHVLWHGHYHORSV7KLV
LVVXHZLOOQRWEHH[DPLQHGIXUWKHULQWKHSURMHFW(,5
Conclusion: 3URMHFWDQGSURJUDPOHYHOLPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQWDQGZLOOQRWEHH[DPLQHGIXUWKHULQWKH(,5
16. TRANSPORTATION/TRAFFIC. Would the project:
D &RQIOLFWZLWKDQDSSOLFDEOHSODQRUGLQDQFHRUSROLF\ ;
ATTACHMENT 2
PC2 - 58
HVWDEOLVKLQJPHDVXUHVRIHIIHFWLYHQHVVIRUWKHSHUIRUPDQFHRI
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QRWOLPLWHGWRLQWHUVHFWLRQVVWUHHWVKLJKZD\VDQGIUHHZD\V
SHGHVWULDQDQGELF\FOHSDWKVDQGPDVVWUDQVLW"
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LQFOXGLQJEXWQRWOLPLWHGWROHYHORIVHUYLFHVWDQGDUGVDQGWUDYHO
GHPDQGPHDVXUHVRURWKHUVWDQGDUGVHVWDEOLVKHGE\WKHFRXQW\
FRQJHVWLRQPDQDJHPHQWDJHQF\IRUGHVLJQDWHGURDGVRU
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;
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GHFUHDVHWKHSHUIRUPDQFHRUVDIHW\RIVXFKIDFLOLWLHV"
;
LUCE Update Final Program EIR Analysis
Impact CIR-1
Development and street network changes under the LUCE Update will cause roadways currently operating at LOS D
or better to deteriorate to LOS E or F, in downtown San Luis Obispo, roadways operating at LOS E or better will
deteriorate to LOS F, or will add additional traffic to roadways operating at LOS E (outside of downtown) or F (in
downtown). Impact is considered to be Class I, significant and unavoidable.
Avila RanchSpecific Plan Area Impact Analysis.7KH/8&((,5LGHQWLILHGWKHVHDUHDVUHODWLYHO\QHDUWKHSURSRVHG
SURMHFWDUHDDVEHLQJSRWHQWLDOO\DGYHUVHO\LPSDFWHGE\IXWXUHGHYHORSPHQWZLWKLQWKH&LW\LQFOXGLQJWKHSURSRVHGSURMHFW
x Broad (S/South, South – Orcutt, Orcutt – Tank Farm Road and Buckley – South City Limit).'XHWRFKDQJHVLQORFDO
DQGUHJLRQDOODQGXVHVDQGWUDIILFSDWWHUQVWKHVHVHJPHQWVZRXOGH[SHULHQFHVLJQLILFDQWLQFUHDVHVLQYROXPH
x Prado(US 101 – Higuera and Higuera – Broad).'XHWRWKHLPSURYHPHQWRIWKHLQWHUFKDQJHDW863UDGR5RDG
WKHVHVHJPHQWVZLOOH[SHULHQFHVLJQLILFDQWLQFUHDVHVLQYROXPH
:KLOHWKHSRWHQWLDODGGLWLRQRIWUDIILFUHODWHGWRLPSOHPHQWDWLRQRIWKHDERYHGHYHORSPHQWDUHDSURMHFWVDQGVWUHHWQHWZRUN
FKDQJHVZRXOGEHFRQVLGHUHGVLJQLILFDQWWKHLQFRUSRUDWLRQRIWKH/8&(8SGDWHSROLFLHVDQGSUHYLRXVO\H[LVWLQJ&LW\SROLFLHV
GLVFXVVHGEHORZFRXOGUHGXFHYROXPHV+RZHYHUIXUWKHUUHGXFWLRQRIYROXPHVZRXOGEHQHFHVVDU\WRUHGXFHLPSDFWVWROHVV
WKDQVLJQLILFDQWOHYHOV
Applicable LUCE Update Policies
Circulation Element
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x )OH[LEOH:RUN6FKHGXOHV
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x /RQJ-WHUP0HDVXUH
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x %0XOWLPRGDO/HYHORI6HUYLFH /26 2EMHFWLYHV6HUYLFH6WDQGDUGV 6LJQLILFDQW&ULWHULD
x &0XOWLPRGDO3ULRULWLHV
ATTACHMENT 2
PC2 - 59
x ''HILQLQJ6LJQLILFDQW&LUFXODWLRQ,PSDFW
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x 9HKLFOH6SHHGV
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Applicable Previously Existing City Policies
Circulation Element
x 3HDN+RXUDQG'DLO\7UDIILF
x 6WUHHW1HWZRUN
Impact CIR-2
Development and street network changes under the LUCE Update will cause intersections currently operating at LOS
D or better to deteriorate to LOS E or F, in downtown San Luis Obispo, intersections operating at LOS E or better
will deteriorate to LOS F, orwill add additional traffic to intersections operating at LOS E (outside of downtown) or
F (in downtown). Impact is considered to be Class I, significant and unavoidable.
Avila RanchSpecific Plan Area Impact Analysis.7KH/8&((,5LGHQWLILHGWKHVHDUHDVQHDUWKHSURSRVHGSURMHFWDUHDVDV
EHLQJSRWHQWLDOO\DGYHUVHO\LPSDFWHGE\IXWXUHGHYHORSPHQWZLWKLQWKH&LW\LQFOXGLQJWKHSURSRVHGSURMHFW
x Higuera & Tank Farm (#85).'XHWRLQFUHDVHVLQWUDIILFDORQJ+LJXHUD6WUHHWDQG7DQN)DUP5RDGWKH6%OHIW-WXUQ
PRYHPHQWH[SHULHQFHVVLJQLILFDQWGHOD\
x Broad & Tank Farm (#98).'XHWRLQFUHDVHVLQWUDIILFRQERWKVWUHHWVDOODSSURDFKHVH[SHULHQFHVLJQLILFDQWGHOD\
x Broad & Airport (#102).'XHWRLQFUHDVHVLQWUDIILFDORQJ%URDG6WUHHWWKH(%/PRYHPHQWH[SHULHQFHVVLJQLILFDQW
GHOD\
7KHSRWHQWLDODGGLWLRQRIWUDIILFUHODWHGWRLPSOHPHQWDWLRQRIWKHDERYHGHYHORSPHQWDUHDSURMHFWVDQGVWUHHWQHWZRUNFKDQJHV
ZRXOGEHFRQVLGHUHGVLJQLILFDQW KRZHYHULQFRUSRUDWLRQRIWKH/8&(8SGDWHSROLFLHVDQGSUHYLRXVO\H[LVWLQJ&LW\SROLFLHV
GLVFXVVHGEHORZZRXOGUHGXFHLPSDFWVWROHVVWKDQVLJQLILFDQWOHYHOV
Applicable LUCE Update Policies
Circulation Element
6HHSROLFLHVOLVWHGXQGHU,PSDFW&,5
Applicable Previously Existing City Policies
Circulation Element
6HHSROLFLHVOLVWHGXQGHU,PSDFW&,5
Impact CIR-3
Development under the LUCE Update will increase traffic on freeway facilities. Impact is considered to be Class I,
significant and unavoidable.
Avila RanchSpecific Plan Area Impact Analysis.'HYHORSPHQWRQWKHSURMHFWVLWHZLOOFRQWULEXWHWRIXWXUHRSHUDWLRQDO
GHILFLHQFLHVRQ86+LJKZD\ZKLFKZLOOQHHGWREHDQDO\]HGDVSDUWRIWKHSURMHFWVSHFLILFHQYLURQPHQWDOUHYLHZ
Applicable LUCE Update Policies
Circulation Element
6HHSROLFLHVOLVWHGXQGHU,PSDFW&,5
Applicable Previously Existing City Policies
ATTACHMENT 2
PC2 - 60
Circulation Element
6HHSROLFLHVOLVWHGXQGHU,PSDFW&,5
Impact CIR-4
Development under the LUCE Update may increase traffic volumes or traffic speed in designated neighborhood
traffic management areas. Impact is considered to be Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.'HYHORSPHQWRQWKHSURMHFWVLWHKDVWKHSRWHQWLDOWRLQFUHDVHWUDIILF
YROXPHVDQGVSHHGVLQQHLJKERUKRRGVEXWWKLVLPSDFWZLOOEHOHVVWKDQVLJQLILFDQWE\LPSOHPHQWLQJDSSOLFDEOH&LW\SROLFLHV
Applicable LUCE Update Policies
Circulation Element
x 7KURXJK7UDIILF
x 1HLJKERUKRRG7UDIILF6SHHGV
x 1HLJKERUKRRG7UDIILF0DQDJHPHQW
x 1HLJKERUKRRG7UDIILF0DQDJHPHQW*XLGHOLQHV
x 1RQ-,QILOO'HYHORSPHQW
x 'HYHORSPHQW
Applicable Previously Existing City Policies
Circulation Element
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Impact CIR-5
Development under the LUCE Update may encourage increased heavy vehicle traffic on non-designated truck routes.
Impact is considered to be Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.'HYHORSPHQWRQWKHSURMHFWVLWHKDVWKHSRWHQWLDOWRHQFRXUDJHLQFUHDVHG
KHDY\YHKLFOHWUDIILFRQQRQ-GHVLJQDWHGWUXFNURXWHVEXWWKLVLPSDFWZLOOEHOHVVWKDQVLJQLILFDQWE\LPSOHPHQWLQJDSSOLFDEOH
&LW\SROLFLHV
Applicable LUCE Update Policies
Circulation Element
x 7UXFN5RXWHV
Impact CIR-6
Development under the LUCE Update will cause increased activity at San Luis Obispo County Regional Airport that
may lead to changes in traffic volumes or traffic patterns that result in deteriorated safety conditions. Impact is
considered to be Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.'HYHORSPHQWRQWKHSURMHFWVLWHKDVWKHSRWHQWLDOWRFDXVHLQFUHDVHG
DFWLYLW\DW6DQ/XLV2ELVSR&RXQW\5HJLRQDO$LUSRUWWKDWPD\OHDGWRFKDQJHVLQWUDIILFYROXPHVRUWUDIILFSDWWHUQVWKDWUHVXOW
LQGHWHULRUDWHGVDIHW\FRQGLWLRQVEXWWKLVLPSDFWZLOOEHOHVVWKDQVLJQLILFDQWE\LPSOHPHQWLQJDSSOLFDEOH&LW\SROLFLHV
Applicable LUCE Update Policies
Circulation Element
x ,QWHUVWDWH$LU6HUYLFH
x &RXQW\$LUFUDIW2SHUDWLRQV
x 3XEOLF7UDQVLW6HUYLFH
Impact CIR-7
ATTACHMENT 2
PC2 - 61
Development and street network changes and adoption of the policies and programs under the LUCE Update would
not conflict with adopted policies that are supportive of increased active transportation. Impact is considered to be
Class III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KLVLVVXHLVQRWVSHFLILFDOO\DGGUHVVHGLQWKH/8&((,5ZLWKUHVSHFWWR
WKHSURSRVHGSURMHFWVLWH
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0DQ\&LUFXODWLRQ(OHPHQWSROLFLHVVXSSRUWLQFUHDVHGDFWLYHWUDQVSRUWDWLRQ
Impact CIR-8
Development and adoption ofthe policies and programs under the LUCE Update would not conflict with adopted
policies that are supportive of increased transit ridership and provision of services. Impact is considered to be Class
III, less than significant.
Avila RanchSpecific Plan Area Impact Analysis.7KLVLVVXHLVQRWVSHFLILFDOO\DGGUHVVHGLQWKH/8&((,5ZLWKUHVSHFWWR
WKHSURSRVHGSURMHFWVLWH
Applicable LUCE Update Policies
0DQ\&LUFXODWLRQ(OHPHQWSROLFLHVVXSSRUWLQFUHDVHGWUDQVLWVHUYLFHDQGULGHUVKLS
Project Level Evaluation
D E 7KHSURMHFWLVLQWHQGHGWREHFRQVLVWHQWZLWKWKHUHTXLUHPHQWVRIWKH&LUFXODWLRQ(OHPHQW+RZHYHUEHFDXVHRIWKH
FRPSOH[LW\DQGVFDOHRIWKHSURMHFWDQGLWVOLNHO\LPSDFWVWRFLW\ZLGHDQGUHJLRQDOURDGZD\VWKLVLVVXHZLOOEHH[DPLQHGLQ
WKH(,5
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QRWDOWHURUVXEVWDQWLDOO\HIIHFWDLUOLQHWUDIILFYROXPHV7KLVLVVXHZLOOQRWEHIXUWKHUH[DPLQHGLQWKHSURMHFW(,5
G 7KHSURMHFWZLOOEHUHTXLUHGWRPHHW&LW\(QJLQHHULQJ6WDQGDUGVWRDYRLGVDIHW\ULVNV7KHSURMHFWZLOOLQFOXGHFXUEJXWWHU
DQGVLGHZDONSHU&LW\(QJLQHHULQJ6WDQGDUGV+RZHYHULWLVSRVVLEOHWKDWVRPHSURMHFWURDGZD\VE\YLUWXHRIWKHVLWH¶V
SUR[LPLW\WRH[LVWLQJDJULFXOWXUHZLOOQHHGWRSURYLGHDFFHVVIURPVORZPRYLQJDJULFXOWXUDOHTXLSPHQW7KLVFRXOGOHDGWR
SRWHQWLDOYHKLFXODUVDIHW\FRQIOLFWVLIURDGZD\VDUHQRWSURSHUO\GHVLJQHGVLJQHGRUUHVWULFWHGDVDSSURSULDWHWRDYRLGVXFK
FRQIOLFWV7KLVDVSHFWRIWKHSURSRVHGFLUFXODWLRQQHWZRUNZLOOEHH[DPLQHGLQWKH(,5
H 7KHSURMHFWLVZLWKLQWKHH[LVWLQJ&LW\OLPLWVERUGHUHGWRWKHQRUWKDQGZHVWE\GHYHORSPHQWLQWKH&LW\DQGRIIVLWH
HPHUJHQF\DFFHVV7KHSURMHFWZLOOEHUHYLHZHGE\WKH&LW\)LUH0DUVKDOWRHQVXUHDGHTXDWHHPHUJHQF\DFFHVVKDVEHHQ
SURYLGHG7KLVLVVXHZLOOEHH[DPLQHGLQWKH(,5
I 7KHSURMHFWZLOOEHUHTXLUHGWREHFRQVLVWHQWZLWKSROLFLHVVXSSRUWLQJDOWHUQDWLYHWUDQVSRUWDWLRQDVLQFOXGHGLQWKH
&LUFXODWLRQ(OHPHQW7KLVLVSDUWLFXODUO\LPSRUWDQWDWWKLVORFDWLRQEHFDXVHRIWKHVLWH¶VSUR[LPLW\WRKRPHVVKRSSLQJSDUNV
DQGVHUYLFHV7KLVDVSHFWRIWKHSURSRVHGFLUFXODWLRQSODQZLOOEHH[DPLQHGLQWKH(,5
Conclusion: ,PSDFWVZLWKUHVSHFWWRYHKLFOHFLUFXODWLRQDQGWKHSURMHFW¶VFRQVLVWHQF\ZLWKSROLFLHVWRSURYLGHDPXOWLPRGDO
WUDQVSRUWDWLRQV\VWHPWKDWZRUNVLQWKHFRQWH[WRIQHDUE\GHYHORSPHQWLQWKH&LW\ZLOOEHH[DPLQHGLQWKH(,5
17. UTILITIES AND SERVICE SYSTEMS.Would the project:
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ATTACHMENT 2
PC2 - 62
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ATTACHMENT 2
PC2 - 63
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Figure 1: Vicinity Map
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ATTACHMENT 2
PC2 - 67
Figure 2: Illustrative Site Plan
ATTACHMENT 2
PC2 - 68
Avila Ranch Project – Tentative EIR Project Schedule
Task/Milestone Date
Request for Proposals for EIR March 2015
Circulate CEQA Initial Study/NOP August 2015
EIR Consultant under contract/kickoff meeting August 2015
EIR Scoping Meeting August 26, 2015
EIR Scope of Work and Project Description finalized via scoping meeting Early September 2015
Administrative Draft EIR completed November 2015
Draft EIR released January 2016
45-Day Public Review Period January – February 2016
Public workshop on Draft EIR January 2016
Administrative Final EIR (response to comments) completed March 2016
Final EIR prepared April 2016
Planning Commission hearings on project and Final EIR April – May 2016
City Council hearing on project and Final EIR certification May 2016
ATTACHMENT 3
PC2 - 69
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
July 22,2015
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL:Commissioners Hemalata Dandekar, Michael Draze, William Riggs,
Vice-Chairperson Michael Multari, and Chairperson John Larson
Absent:Commissioners John Fowler and Ronald Malak
Staff:DeputyCommunity Development DirectorDoug Davidson, Assistant
Planner Kyle Bell, Transportation OperationsManager Jake Hudson,
Assistant City Attorney Jon Ansolabehere, and Recording Secretary
Erica Inderlied
ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented.
MINUTES:
Minutes of May 27, 2015,were approved as amended, Commr. Draze abstaining.
Minutes of June 24, 2015,were approved as presented, Commr. Riggs abstaining.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no commentsfrom the public.
PUBLIC HEARINGS:
1.1144 Chorro Street.USE-1127-2015: Review of use permit to establish a new
bowling alley, nightclub use, and restaurant with late-hour alcohol services in the
Historic Downtown Commercial zone, with a categorical exemption from
environmental review; C-D-H zone; Discovery San Luis Obispo, applicant.
Kyle Bell, Assistant Planner,presented the staff report, recommendingthat the
Commissionadopt aResolution allowing a new bowling alley,nightclub use and
restaurant with late hour alcohol services in the Historic Downtown Commercial zone,
based on findings and subject to conditions,which he outlined.
Jeremy Pemberton, applicant representative, summarized the history and concept of
the projectas an establishment that can cater to all segments of the local population;
noted a desire to amend project conditions relating to hours of operation, allowing
operation until 2:00 a.m. rather than staff’s recommendation of 12:00 a.m.Pemberton
clarified that service of alcohol is designed to be alternated between different areas of
the building, rather than served from all five bars at once.
Draft Planning Commission Minutes
July 22, 2015
Page 2
PUBLIC COMMENTS:
Barry Goya,SLO, spoke in support ofthe project as a unique enterprise in the San Luis
Obispoarea, and of allowing it to remain open and serve alcohol until 2:00 a.m.
Madeline Moor, project investor, spoke in support of the project; noted the sophisticated
controls that will regulate service of alcohol and other operations at the site; clarified
that the alcohol license covers the entire building regardless of the division of uses.
Mark Rawson, applicant representative, spoke in support of the project and allowing
the businessto operate until 2:00 a.m.
ThereseCron, SLO, spoke in support of the project as unique and a valuable attraction
for both locals and tourists.
Don Delay, SLO, notedconcernabout components of the project including late-night
alcohol service, the assumed need for security, and the impacts of noise and sidewalk
queuing in the downtown core.
Paula Delay, SLO, noted concern about the project as catering to certain populations
who have historically contributed to deterioration of the safety and qualityof the
downtown area.
Stan Carpenter, SLO, spoke in support of the project and its suitability for the downtown
area.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Drazespoke in support of the project overall; noted concern about the addition
of another bar in the downtown area; spoke in opposition to extending the hours of bar
operation until 2:00 a.m.; recommendedthat project condition 3. be clarified to say “from
10:00 a.m. to 12:00 a.m. (midnight).”
Commr. Riggsspoke in support of the hours of bar operation being extended until 2:00
a.m.; commented that demographics other than students would benefit; noted concern
about the impacts of pedestrian crowding on sidewalks during peak use events such as
concerts.
Vice-Chair Multarispoke in support of the project as infill for a key location;noted
concern regardingproblems created bylate night alcohol service, sidewalk queuing,
and the inequity resulting from limiting operating hours of newer projects moreso than
those of existing uses. Multari recommended that project condition 1. be revised to
include the security plan as part of the project plans, that conditions 16 and 27 be
revised to identify specific staff members rather than “to the satisfaction of the City,” that
redundant condition 28 be stricken, that condition 44. relating to egress be reworded by
Draft Planning Commission Minutes
July 22, 2015
Page 3
City legal counsel, and that condition 45.be revised to allow approval of the traffic study
by the Public Works Director or City Engineer.
Commr. Dandekarspoke in support of the project in concept; noted concern about late-
night alcohol service and pedestrian crowding at the corner of Chorro and Marsh
Streets during peak use periods.
Chair Larson noted public correspondence received both in support of and opposition to
the project. Larson spoke in support of the project overall as a valuable infill
development; noted ambivalenceregarding closure at midnight versus 2:00 a.m.;
recommended that staff revise conditions to achieveconsistency among those referring
to required sidewalk clearance.
There were no further comments from the Commission.
On motion by Commr. Dandekar, seconded by Vice-Chair Multari, to support staff’s
recommendation that hours of operation end at midnight, with a revision to Condition 3.
clarifying that hours of use shall not be outside 10:00 a.m. to 12:00 a.m. (midnight).
AYES:Commrs.Dandekar, Draze, andMultari
NOES:Commrs. Larson andRiggs
RECUSED:None
ABSENT:Commrs. FowlerandMalak
The motion passed on a 3:2 vote.
Onmotion by Vice-Chair Multari, seconded by Commr. Dandekar,to adoptaresolution
allowing a new bowling alley, nightclub use and restaurant with late hour alcohol
services in the Historic Downtown Commercial (CD-H) zone, subject to findings and
conditionscontained in staff’s report, with the following revisions:
A.Condition1. shall be revised to include the security plan as part of the project
plans;
B.Condition 3. shall be clarified to indicate that hours of use shall not be outside
10:00 a.m. to 12:00 a.m. (midnight);
C.Conditions 16 and 27, relating to crowd control and queuing, shall be revised to
indicate which specific staff member is responsible for approving methodsof
compliance;
D.Condition 28.,containing redundant queuing conditions, shall be stricken;
E.Project shall be treated as a substantial remodel; Conditions 34. and 35. shall
be revised to indicate that the building must be floodproofed accordingly;
F.Condition 44. shall be revised to read “The applicant shall, to the satisfaction of
the Community Development Director and City Attorney, provide legally-
Draft Planning Commission Minutes
July 22, 2015
Page 4
recorded documentation that the applicant has the right to use the property
outlined in the proposed egress system serving the Event Space and Basement
Assemblyand, if not, the occupancy limit shall be adjusted accordingly.”
G.Condition 45. shall be revised to assign responsibility for approval of the traffic
study tothe Public Works Director or City Engineer.
AYES:Commrs.Dandekar, Larson, Multari, and Riggs(abstaining)
NOES:Commr. Draze
RECUSED:None
ABSENT:Commrs. FowlerandMalak
The motion passed on a 4:1vote.
COMMENT AND DISCUSSION:
2.Staff
a.Agenda Forecast
Deputy Community Development Director Davidson gave a forecast of
upcoming agenda items.
3.Commission
Chair Larson commented on the July 7, 2015 City Council approval of an industrial
subdivision project on Tank Farm Road.
ADJOURNMENT:The meeting was adjourned at8:05 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
PlanningCommission Minutes
Wednesday,August 12, 2015
Regular Meeting of the Planning Commission
CALL TO ORDER
ARegularMeeting of the San Luis Obispo Planning Commission was called to order on
Wednesday,August 12, 2015 at 6:00 p.m. in theCouncil Chamber,located at 990 Palm
Street, San Luis Obispo, California, by Chair Larson.
ROLL CALL
Present:Commissioners Michael Draze, John Fowler, Ronald Malak, and
Chairperson John Larson
Absent:Commissioners Hemalata Dandekar, William Riggs, Vice-Chairperson
Michael Multari
Staff
Present:Deputy Community Development Director Kim Murry, Assistant Planner
Walter Oetzell, Fire Chief Garret Olson, Interim Assistant City Attorney
Anne Russell, and Recording Secretary Sarah Reinhart
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
MINUTES
By consensus, consideration of the minutes of July 22, 2015 was postponed to the next
regular meeting.
PUBLIC COMMENTSON NON-AGENDA ITEMS
Chair Larson noted that public correspondence was receivedfromGR Flores,San Luis
Obispo,regarding the closure of the downtown Shell station.
There were no members ofthe publicdesiring to speak.
PUBLIC HEARINGS
1.159 Broad Street.AP-PC 32-14:An appeal of the Community Development
Director's decision approving a minor subdivision of a 14-acre parcel into 4
parcels and a 13.27-acre remainder parcel, with a categorical exemption from
California Environmental Quality Act; R-1 zone; Cheryl McLean and Andrew
Christie, appellants; Andre, Morris, & Buttery, applicant.
City of San Luis Obispo, Title, Subtitle
PlanningCommissionMinutes of August 12, 2015 Page 2
Chair Larson announcedthat due to anoticing error, this hearing would be
postponed to a date uncertain.
PUBLIC COMMENTS
David Hafemeister,San Luis Obispo, advised that he does not oppose to
proposed subdivision, but is concerned that it will lead to future development
along the hillside near Bressi Road.
Jody Vollmer,San Luis Obispo, voiced concern that a hearing notice was not
posted on Bressi Place in addition to Broad Street.
Cheryl MacLean,Appellant, San Luis Obispo, expressed dissatisfaction that
there has been confusion related to her appeal and an error has occurred in the
noticing of the hearing.
There being no others desiring to speak, Chair Larsoncontinued thepublic
hearingfor future testimonyat the duly noticed hearing.
COMMISSION COMMENTS
In response to Commission inquiry, Community Development Deputy Director
Murryexplained that a noticing error occurred and that staff is recommending
that the matter be continued to a date uncertain to allow staff to resend public
notifications; advised that staff will investigate if there was a process error and
will take appropriate corrective action in the future.
On motion by Commissioner. Draze, seconded by CommissionerMalak, the
Commission continuedthis item to a date uncertain andacceptedthe written
correspondence and public testimonyinto the record.
AYES:CommissionersDraze, Fowler, Malak, and Larson
NOES:None
RECUSED:None
ABSENT:CommissionersDandekar, Riggs, and Multari
The motion passed on a 4:0 vote.
STUDY SESSION
1.Fire Master Plan Update
Fire ChiefOlson and Stewart Gary, of Citygate Associates, narrated a PowerPoint
presentation entitled “Fire Master Plan Update” and summarized preliminary
findings on fire service policy implications and service-leveloptions; requested
feedback relative to questions of response timeequity, perceived service gaps,
preferred location for a potential fifth fire station, timing of when development
should trigger construction of the fire station; and potential funding strategies.
City of San Luis Obispo, Title, Subtitle
PlanningCommissionMinutes of August 12, 2015 Page 3
COMMISSION COMMENTS
Commissioner Draze conveyed that citizens are sometimesreluctant to support
expenditures perceivedto only benefit new development areas, noting that
Council will be challenged to identify fundingsources for a new fire station and
crew.Commissioner Draze requested clarification of methodology to identify
potential locations for fifth fire station, and capacity of existing resources to
address community needs.
In response to CommissionerDraze’sinquiries, Fire Chief Olson and Mr. Stewart
explained that the recommended fifth fire station would significantly expand the
area of the City which could be serviced within four minutes travel time;
explained that the high volume of calls near Santa Rosa and Foothill Avenue
correlate to areas with more dense concentrations of residential apartment
complexesandelder care facilities.
In response to CommissionerFowler’sinquiry, Deputy Community Development
DirectorMurry stated the City does not currently have a fire impact fee assessed
for new projects, noting that is will be considered as part of the Infrastructure Fee
study planned for the upcoming calendar year.
Commissioner Fowler questioned whether the City could take intermediary steps
to expand capacity at existing fire stations in an effort to defer the need for a fifth
fire station. FireChief Olson explained that an analysis of expanding existing
resources and/or relocating a fire station has been evaluated and determined
that based on the City’s geography there will be a coverage gaps without a fifth
fire station. He also noted that the department has taken steps to increase
responsiveness by providing early notification during emergency calls and by
using “quickest route” software that dispatches closest resources to an
emergency call.
Chief Olson and Mr. Stewart noted that a four-minute travel response time is a
national best-practice, however, the Council may adopt any policy standard
reasonable for the community.
In response to Commissioner Malak’sinquiries, Fire Chief Olson explained that a
full fire crew and apparatus are deployed to every call because responders do
not know whattools may be needed to address an emergency and it also allows
them to be ready foranother call withoutthe need to returnto the station for
additional equipment; advised that it is unlikely that Cal Poly would be moving
toward establishing their own fire station, noting that several other California
Universities have moved towards consolidation with Cityfiredepartments.
Chair Larsenpointed out that there are no federal or state requirements relative
to fire response standards but the National Fire Protection Association
recommends a four minute travel time; noted that the General Plan should to be
clarified to reflect the community’s expectations for fire service.
City of San Luis Obispo, Title, Subtitle
PlanningCommissionMinutes of August 12, 2015 Page 4
CommissionerDraze suggested that equity of response time for service may be
phasedin to developing areas since new structures require sprinklers and
demographics of newer neighborhoods tend to generate fewer service calls.He
further opined that it couldbe deemed equitable to the community to have less
than four minute response times in the central portion of the City and 5-6 minute
response timesin the southern portions of the Cityduring the early years of
development. As development ages, more equal response times may be needed
and the City should be aware of locations of highriskpopulations needing
service.
Commissioners Fowler and Malak and Chair Larson concurred withthe points
made by Commissioner Draze regarding equitable fire service in the City.
Commissioner Fowler encouraged staff to continue to explore both short-and
long-term optionsto improvefireresponse times.
There were no further comments made from the Commission.
COMMENT AND DISCUSSION
3.Staff:
a.Agenda Forecast
Community Development Deputy Director Murryprovided an agenda forecast
of upcoming items.
4.Commission:
None.
ADJOURNMENT
The meeting adjourned at 7:45p.m.
Respectfully submitted,
Sarah Reinhart
Recording Secretary