HomeMy WebLinkAbout1449ORDINANCE NO. 1449 (2004 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S DENIAL
OF THE PROPOSED PREZONING TO ACCOMMODATE THE
DALIDIO/MARKETPLACE ANNEXATION AND
AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE:
48.7 ACRES AS C-R-PD, RETAIL -COMMERCIAL WITH THE PLANNED
DEVELOPMENT OVERLAY (AND APPROVING A PRELIMINARY
DEVELOPMENT PLAN FOR THE RETAIL PROJECT KNOWN AS THE SAN
LUIS OBISPO MARKETPLACE); 8.1 ACRES AS O-S, OFFICE WITH THE
SPECIAL CONSIDERATION OVERLAY; 3.3 ACRES AS R-3-11, MEDIUM -
HIGH DENSITY RESIDENTIAL WITH THE SPECIAL CONSIDERATION
OVERLAY; 45 ACRES AS AG, AGRICULTURE; 9.7 ACRES AS C/OS-40,
CONSERVATION/OPEN SPACE WITH A 40-ACRE MINIMUM PARCEL SIZE;
AND 16.2 ACRES SET ASIDE FOR ROADS AND INTERCHANGE RIGHT-OF-
WAY, CONTINGENT UPON FINAL APPROVAL OF ANNEXATION
OF THE SITE AT 2005 DALIDIO DR. (R 108-02)
WHEREAS, the Planning Commission conducted a public hearing on May 26,
2004, and considered the proposed amendments to the Zoning Regulations Map; and
WHEREAS, on May 26, 2004, the Planning Commission denied the application;
and
WHEREAS, in accordance with Municipal Code Section 17.70.030 D., a
Planning Commission action to deny a rezoning is final unless appealed; and
WHEREAS, on June 7, 2004, the applicant filed with the City Clerk a timely
appeal of the Planning Commission's decision; and
WHEREAS, the City Council conducted a public hearing on July 6, 2004, and
considered testimony of other interested parties, the record of the Planning Commission
hearing and action, the submitted appeal of the applicant, and the evaluation and
recommendation of staff; and
WHEREAS, the City Council finds that the Zoning Regulations Map
amendments are consistent with the proposed General Plan Land Use Element (LUE)
map designations and the existing text, and the City Council further finds that the Zoning
Regulations Map amendments are consistent with the purposes of the Zoning Regulations
and other applicable City ordinances; and
WHEREAS, the City Council has certified the Final Environmental Impact
Report, pursuant to the California Environmental Quality Act Guidelines Section 15090.
BE IT ORDAINED by the City Council of the City of San Luis Obispo as
follows:
01449
Ordinance No. 1449 (20U4 Series)
Page 2
SECTION 1. EIR Findings. The City Council finds and determines that the
project's Final Environmental Impact Report adequately addresses the potential
significant environmental impacts of the proposed Zoning Map amendments, and reflects
the independent judgment of the City Council. The Council through the certification of
the Final Environmental Impact Report incorporates the mitigation measures listed in
Exhibit A, the Mitigation Monitoring Program, into the project.
SECTION 2. Prezoning Approval & Findings. The appeal is upheld and the
Zoning map amendments included as part of City Application No. R 108-02, prezoning:
48.7 acres of the property to C-R-PD, Retail -Commercial with the Planned Development
overlay zoning; 8.1 acres as O-S, Office with the Special Consideration overlay zoning;
3.3 acres as R-3-S, Medium -High Density Residential with the Special Consideration
overlay zoning; 45 acres as AG, Agriculture; 9.7 acres as C/OS-40, Conservation/Open
Space with a 40-acre minimum parcel size; with the remainder 16.2 acres allocated
toward roads and interchange right-of-way, to be consistent with the amended LUE map
designations and as shown on the attached Exhibit B, are hereby approved, based on the
following findings:
Findings
1. The C-R-PD zoning, Retail -Commercial with the Planned Development overlay,
with the related adoption of a Preliminary Development Plan, will address the
specific development considerations for this 48.7-acre portion of the site which
are: drainage, flooding protection, urban/agricultural buffers, roadway
improvements and design, pedestrian linkages with other commercial
developments and nearby residential areas, loading area design, compliance with
energy conservation requirements, creek and open space protection, site lighting
and preservation of scenic vistas.
2. The submitted development information for the entire annexation area and the
required Preliminary Development Plan for development of the commercial area
of the site fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls
for the master planning of proposed annexation areas so that the City has an
adopted plan showing the project layout, physical development plan, required
open space protection, and provision of streets and utilities.
3. With the proposal for General Retail development of 48.7 acres of the site (C-R-
PD zoning), 78.7 acres of on -site and off -site will be dedicated to the City for
long-term protection of prime agricultural soils consistent with Land Use Element
Policy 1.13.5.
4. The proposed Office with the "S" overlay zoning will document the special
considerations for the 8.1-acre Office portion of the site, (O-S) which are: tree
preservation; land use compatibility with the adjacent commercial development;
pedestrian linkages to adjoining sites; historical preservation; and protection of
riparian habitat.
Ordinance No. 1449 (20U4 Series)
Page 3
5. The proposed Medium -High Density Residential zoning and Land Use Element
Map designation for the 3.3-acre portion of the site planned for affordable
housing is consistent with the goals and policies of the General Plan, given that
the area of the site is outside of the airport safety zone of most severe concern
crossing the site and beyond the 55-decibel noise contour, which are the criteria
that the Airport Land Use Commission has identified in its preliminary review of
the proposal as being acceptable for dwellings. The proposed "S" overlay zoning
will document the special considerations for the 3.3-acre Medium -High Density
Residential portion of the site (R-3-S), which are: airport safety, creek corridor
preservation, flooding, and access.
6. The proposed AG, Agriculture, zoning for the 45 acres of farmland in the eastern
and southern portions of the property will help preserve the prime agricultural
soils and enable its long-term protection.
7. The proposed C/OS-40, Conservation Open Space with the 40-acre minimum for
the 9.7 acre portion of the property identified as an extension of Laguna Lake
Park is consistent with the zoning category applied to other less developed and
more naturalistic areas of the park.
SECTION 3. Preliminary Development Plan Approval. Consistent with San
Luis Obispo Municipal Code Chapter 17.62, Planned Development, a Preliminary
Development Plan for the 48.7-acre portion of the site prezoned C-R-PD, Retail -
Commercial with the Planned Development overlay zoning is hereby approved, based on
the following findings, and subject to the following conditions:
Findings
1. The project is consistent with the General Plan and the proposed land use is
allowed within the applicable primary zoning district.
2. The project complies with all applicable provisions of these Zoning Regulations
other than those modified by the PD rezoning.
3. The approved modifications to the development standards of these Zoning
Regulations are necessary and appropriate to accommodate the superior design of
the proposed project, its compatibility with adjacent land uses, and its successful
mitigation of environmental impacts.
4. The project complies with all applicable City Design Guidelines.
5. All affected public facilities, services, and utilities are adequate to serve the
proposed project.
6. The location, size, site planning, building design features, and operating
characteristics of the project are highly suited to the characteristics of the site and
surrounding neighborhood, and will be compatible with the character of the site,
and the land uses and development intended for the surrounding neighborhood by
the General Plan.
Ordinance No. 1449 (20U4 Series)
Page 4
7. The site is adequate for the project in terms of size, configuration topography, and
other applicable features, and has appropriate access to public streets with
adequate capacity to accommodate the quantity and type of traffic expected to be
generated by the use.
8. The establishment, maintenance, or operation of the proposed project will not, in
the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use,
or detrimental or injurious to property and improvements in the neighborhood or
to the general welfare of the City.
9. A height exception to allow a 51-foot high building for the hotel is supported
because:
a.) The building is located along a major arterial roadway.
b.) The building is significantly separated from other buildings.
c.) The proposed pitch of the roof is important to the Craftsman architectural
style of the building.
10. The project meets the requirement for mandatory project features contained in
17.62.045 A. by providing an affordable housing component and preserving 54.7
acres of on -site open space and providing funds to protect an additional 24 acres
of off -site farmland of a similar soil type.
Conditions
Planning Requirements
1. As the applicant and the City have been negotiating a Development Agreement
and Special Tax Reimbursement Agreement in conjunction with this application,
the final development plan shall not be effective until the applicant and the City
enter into a Development Agreement and a Special Tax Reimbursement
Agreement.
2. Furthermore, construction of the retail and hotel portion of the project cannot
begin until the design has been approved for the Prado Road Interchange, the
contract for the construction of the interchange has been awarded, and funding for
the interchange has been secured.
3. Within six months of approval of the preliminary development plan, the applicant
shall file a final development plan, as required by the Zoning Regulations, for
consideration by the Community Development Director. The final development
plan shall include all items required for final architectural review and final
architectural review shall have been conducted prior to the Director's
consideration. The final development plan shall be effective only after approval
by the Director.
Ordinance No. 1449 (20u4 Series)
Page 5 ,
4. The final development plan shall in general conform to the preliminary site plan
dated May 4, 2004, and include a maximum of 615,000 square feet or retail and
restaurant uses plus a 150-room hotel. When actual tenants are secured and the
project is built, there may be some variation in the sizes of proposed buildings
from what is shown on current plans, and such minor variation shall be subject to
the review and approval of the Community Development Director. However, the
total gross building floor area shall not exceed 615,000 square feet without the
processing of a planned Development Amendment to the approval of the Planning
Commission.
5. To ensure consistency with Land Use Element Policy 4.3, which seeks to
maintain the downtown as the entertainment center of the community, theater uses
are not allowed at the project site.
6. Consistent with the recommendation of the Architectural Review Commission
(ARC), a height exception, to allow a 51-foot high building where a 45-foot high
building is typically allowed, is hereby approved for the proposed hotel.
7. Parking for about 2,743 cars is shown on plans dated May 4, 2004, for the retail
and restaurant components and the hotel: The Architectural Review Commission
(ARC), in reviewing precise development plans, may need to further reduce the
number of parking spaces to provide landscaping, pedestrian pathways or other
site amenities. In accordance with ARC direction, accurate parking calculations
for all restaurant spaces need to accompany plans for final approval by the ARC
and final development plan approval by the Community Development Director.
8. The applicant may utilize up to a 30% shared and mixed -use parking reduction to
further reduce the amount of overall parking.
9. Motorcycle parking space consistent with City requirements shall be provided in
the project and shown on plans submitted for final review by the ARC.
10. Project plans shall clearly show how bicycle parking will be provided, consistent
with Table 6.5 of the Zoning Regulations. Project plans shall be amended to show
the location, orientation, type, spacing and clearance from vertical site features of
all short- and long-term bicycle parking facilities, consistent with guidance
provided by the Community Design Guidelines and the Bicycle Transportation
Plan (May 2002).
11. Precise locations of required short-term bicycle spaces in racks near the entries to
buildings shall be to the approval of the Public Works Department
(Transportation Division) and Community Development Department (Planning)
staffs, based on input from the Architectural Review Commission. Bicycle racks
shall be of the inverted "U" design consistent with Engineering Standard 7930 or
equal as approved by the Public Works Director.
Ordinance No. 1449 (20U4 Series)
Page 6
12. The project shall provide long-term bicycle spaces for all clusters of buildings,
either in a designated storage area in the building or in fully -enclosed lockers, to
the approval of the Public Works Department (Transportation Division) and
Community Development Department (Planning) staffs, based on input from the
Architectural Review Commission.
13. Parking lot lighting shall provide adequate illumination for safety (maximum of
10 footcandles directly below fixtures) and shall be designed to direct light
downward to minimize sky glare and horizontal glare. Consistent with review by
the ARC, a maximum of 20-foot high light standards shall be used along the
perimeter of the project (defined as within 60 feet of site boundaries), and a
maximum of 30-foot high light standards may be used for parking lot areas that
are more interior to the project. The project shall utilize more pedestrian -scale
(defined as about 14 feet in height) light standards along the entry boulevard, and
low -scale bollard lighting along pedestrian pathways.
14. Plans submitted for final ARC review shall indicate how walls, fencing, and
landscaping will be used to properly screen the loading and outdoor sales areas
for the Major J space (Lowe's) in the southwest corner of the project, and the
Major K space in the southeast corner of the project near the southbound on -ramp,
because of their visibility from the highway.
15. With regard to pedestrian circulation, final plans submitted to the ARC shall:
a. Provide enhancement to the central portion of the main pathway that
extends from the main Dalidio driveway to Major spaces I & H.
b. Strengthen the pedestrian connection between Major spaces K & L.
c. Redesign the loading areas for Retail spaces L& M to consolidate them on
the east side.
d. Provide a west -east pedestrian pathway between the collector street on the
west side of the project and Retail space L.
16. When specific tenants are known, a comprehensive sign program, indicating
location, size, materials, copy, and lighting of all proposed signs, shall be
submitted for the review and approval of the Architectural Review Commission.
Signing shall be compatible throughout the project.
17.In terms of Dalidio Road landscaping treatments, final landscaping plans
submitted to the ARC for final review shall include taller tree planting where
there is the most dramatic grade differential between the site and the roadway, and
utilize berming in more level areas.
18. Instead of the extensive use of diamond -shaped tree wells shown on current plan,
parking lot planters, similar to those used in the Costco project that allow for
clusters of trees, shall be incorporated into the project. Tree wells may be utilized
to augment other planters proposed to meet the City's requirement of planter
islands after every six parking spaces in a row. Final parking lot plans shall be to
the review and approval of the ARC.
Ordinance No. 1449 (20U4 Series)
Page 7
19. A landscaped buffer area of 30 feet in width shall be provided along the eastern
and southern edges of the project between the parking lots and the adjacent
agricultural land. Specific planting proposals shall be to the review and approval
of the Architectural Review Commission (ARC). Consistent with ARC direction,
a more naturalistic and tiered approach to the perimeter treatment on the east side
of the project shall be provided with wider planters and varied plantings,
including the idea of at adding "finger" planting islands on the edge of the parking
lot areas to provide for clusters of tree plantings.
20. In conjunction with the widening of Madonna Road, certain tree removals will be
necessary. Prior to the removal of any trees, the applicant shall submit adequate
information for the City Arborist to evaluate proposed tree removals. This
information shall consist of cross -sections, at those locations where plans indicate
that the existing street trees cannot be saved, showing existing and finished
grades, as well as accurate base elevations and locations of the existing trees. The
ARC will review specific tree removal proposals with their review of project
development plans.
21. Any applications for subdivisions which may be required as a result of proposed
sale or lease of parts of the development shall indicate the relationship of
proposed parcels to the total site, access and utility easements, and parking
sufficient for the uses on individual parcels. At the time of filing any required
map, the applicant shall provide a draft reciprocal easement agreement for review
and approval by the Community Development Department and the City Attorney.
22. The applicant shall provide funds as directed by the City to protect 24 acres of
off -site farmland to fulfill the project's open space requirements.
Public Rights -of -Way
23. Complete street improvements shall be constructed in accordance with the most
current City regulations, City of San Luis Obispo Engineering Standards and
Standard Specifications.
24. A public improvement plan, prepared by a registered civil engineer, shall be
submitted to the Public Works Director for review and approval. All grades,
layout, staking and cut -sheets necessary for the construction of street paving and
frontage improvements shall be the responsibility of the developer.
25. Right -of -Way for Dalidio Road and Access Road "A" (from Dalidio Road to the
southern property line of the Open Space parcel) shall be dedicated to the City of
San Luis Obispo. Access rights along Dalidio Road and Access Road "A", except
at approved driveway locations shown, shall be dedicated to the City.
26. The applicant shall dedicate a 2m wide public utility easement and a 3m wide
street tree easement across all public street frontages. Said easement shall be
adjacent to and contiguous with all public right-of-way lines bordering each lot.
Ordinance No. 1449 (20U4 Series)
Page 8
27. All proposed private streets shall comply with the City of San Luis Obispo
Engineering Standards and pavement design shall be based on a Traffic Index of
6.5.
28. The developer shall install street lighting and all associated facilities (conduits,
sidewalk vaults, fusing, wiring, luminaries, etc.) per City standards.
29. No private facilities shall be within the public right-of-way or public pedestrian
easement.
Water, Sewer & Utilities
30. Final grades and alignments of all public water, sewer and storm drains (including
service laterals and meters) shall be subject to change to the satisfaction of the
Public Works Director and Utilities Engineer. The water mains entering the
project shall be private if not within the public right-of-way.
31. The developer shall place underground, all existing overhead utilities along the
public street frontage(s), to the satisfaction of the Public Works Director and
utility companies.
32. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV
shall be served to each parcel to the satisfaction of the Public Works Director and
serving utility companies. Utilities to new residences shall be underground.
33. The developer shall provide individual electrical, phone, television, natural gas,
water service, and sewer connections to the approval of the affected utility
companies and the Public Works Director.
34. The irrigation systems for common areas, parks, detention basins, and other large
landscape areas shall be designed and constructed in accordance with the
standards for reclaimed water use. Appropriately sized reclaimed water mains
shall be constructed from the City's trunk system to these irrigation areas. If
reclaimed water is not yet available, the system shall be designed and constructed
to reclaimed water standards, and temporarily connected to the City's potable
water system in the area of the anticipated connection to the reclaimed water
system. Appropriate backflow protection shall be installed with this connection to
the satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can
be reached at 781-5567. Alternatively, for the commercial component of the
project, the developer may propose the use of well water for landscaping and
irrigation purposes, provided such a plan meets with applicable City requirements
and appropriate agreements are in place in the event that such well water crosses
property lines.
Grading & Drainage
Ordinance No. 1449 (20U4 Series)
Page 9
35. The project shall comply with all hydrologic and hydraulic mitigation measures
identified in the Final EIR along with the City's the City's Waterways
Management Plan - Drainage Design Manual including but not limited to the
following provisions:
a) Post construction stormwater runoff rates shall not exceed the
predevelopment runoff rates for the 2-, 10- and 100- year, 24-hour storm
events.
b) All proposed detention basin and drainage improvements, except those
within a public street, shall be privately owned and maintained by the
property owner and homeowners' association.
c) All construction within the 100- year FEMA floodplain shall meet the
following requirements per the Waterways Management Plan:
i) There shall be no significant net increase in up -stream or downstream
floodwater surface elevations for the 100-year flood at General Plan
build -out as a result of changes in floodplain configuration and
building construction. A significant threshold of a 64 mm (2.5 in)
increase in floodwater surface elevations or 0.1 m/s (0.3 Us) increase
in stream velocities shall be used. This shall be demonstrated to the
satisfaction of the Public Works Director and based on a final
hydraulic analysis pursuant to the Drainage Design Manual.
ii) There shall be no significant net decrease in floodplain storage
volume as a result of a new development or redevelopment projects.
This can be achieved by a zero -net fill grading plan, balancing all fill
placed on the 100-year floodplain with cut taken from other portions
of the floodplain within the project area of the application, or with cut
exported off site. Specifically, all fill placed in a floodplain shall be
balanced with an equal amount of soil material removal (cut) and shall
not decrease floodplain storage capacity at any stage of a flood (2, 10,
50, or 100-year event).
d) All bridging, culverting and modifications to the existing creek channels
must be in compliance with the City's Waterways Management — Drainage
Design Manual (specifically regarding clear spanning of creeks, etc.) and
be approved by the Public Works Director, Army Corp of Engineers, and
Fish & Game.
e) Any necessary clearing of existing creek and drainage channels, including
tree pruning or removals, and any necessary erosion repairs shall be to the
satisfaction of the Public Works Director, the City's Natural Resources
Manager and the Dept. of Fish & Game.
Ordinance No. 1449 (20U4 Series)
Page 10
f) All lots shall be graded to preclude cross -lot drainage; or, appropriate
easements and drainage facilities shall be provided, to the satisfaction of
the Public Works Director.
36. General Construction Activity Storm Water Permits are required for all storm
water discharges associated with a construction activity where clearing, grading
and excavation results in land disturbance of one or more acre. Permits are
required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the
appropriate fee, to the State Water Resources Control Board (SWRCB).
37. A copy of the Stormwater Pollution Prevention Plan required by the SWRCB
shall be included in the PIP set. The WDID Number issued by the SWRCB shall
be noted on all plans that involve land -disturbing activities.
Transportation Related
38. Prado Road Interchange. Prior to issuance of building permits the project shall
complete the following: design for the Prado Road Interchange subject to
approval of the City Director of Public Works, an approved Encroachment Permit
has been received from State of California Department of Transportation
(Caltrans), and a construction contract for the Interchange has been awarded
pursuant to City and Caltrans' requirements.
39. Infrastructure Improvements. Prior to occupancy the project shall complete
necessary infrastructure improvements, as determined in the Final EIR, to the
satisfaction of the Public Works Director. At a minimum, these improvements
shall consist of: Complete Mitigation Measures; T-1(a), T-1(b). T-1(c), T-3(a), T-
3(b), T-4(a), T-6(a), T-7(a), T-7(b), T-9(a), T-10(a), T-12(a), T-13(a), T-13(b), T-
13(c), T-13(d) or T13(e), T-14(a).
40.Turning Radius. Project plans shall show all truck access routes, turning radii
and staging areas for deliveries.
41.Transit Turnout and Shelter. The applicant shall work with the City Transit
Manager to establish a transit turnout and shelter. The design of the transit shelter
and the design and provision of any ancillary facilities (trash container, night
lighting, benches, and signs) shall be consistent with standards contained in the
City's Engineering Standards and the Short Range Transit Plan (SRTP)
42.Signal, Striping and Signage. The developer shall provide a traffic signal,
signing and delineation plan showing changes, as a result of this project, including
signal interconnect conduit from Madonna Road to the southbound off -ramp
signal at the Prado Road interchange, to the satisfaction of the Public Works
Director. Said plans shall be prepared by a registered civil engineer and shall
include the existing and any required traffic signals, signal interconnect, existing
Ordinance No. 1449 (20U4 Series)
Page 11
street and required street lighting, and the existing roadways fronting this site, to
the satisfaction of the Public Works Director.
43. Transportation Impact Fees (TIF). Transportation impact fees shall be paid
prior to the issuance of a building permit.
44. Bob Jones City -to -Sea Bicycle Trail. The developer shall dedicate right-of-way
to accommodate the extension of the Bob Jones City -to -Sea Bicycle Trail through
the site. The developer may request that the City modify the Bob Jones City -to -
Sea Bicycle Trail — Preliminary Alignment Plan Project Description, September
2002, in order to accommodate the bicycle trail easement through the site. The
Preliminary Alignment Plan Project Description and the development plans shall
be reconciled prior to subdivision map or final development plan approval.
SECTION 4. A summary of this ordinance, together with the names of the Council
members voting for and against, shall be published at least five (5) days prior to its final
passage, in the Telegram -Tribune, a newspaper published and circulated in this City.
This ordinance shall go into effect upon final approval of annexation of the site by the
Local Agency Formation Commission or when the possible suspension, pursuant to
Elections Code Section 9237, of the effective date of Resolution No. 9590 (2004 Series)
is lifted, whichever is later.
INTRODUCED on the 71h day of July, 2004, AND FINALLY ADOPTED by
the Council of the City of San Luis Obispo on the 3rd day of August, 2004, on the
following roll call vote:
AYES:
NOES:
ABSENT:
ATTEST:
Council Member Ewan, Vice Mayor Schwartz and Mayor Romero
Council Member Mulholland
Council Member Settle
/r
iane Reynol s, . .C.
Deputy City C
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Mayor David F. Romero
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Ordinance No. 1449 (20U4 Series)
Page 12
APPROVED AS TO FORM:
--e
J ath P. Lowell
Cit ttorney
Dalidio/San Luis Marketplace Annexation and Development Project EIR Exhibit A
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
CEQA requires that a reporting or monitoring program be adopted for the conditions of project
approval that are necessary to mitigate or avoid significant effects on the environment (Public
Resources Code 21081.6). The mitigation monitoring and reporting program is designed to ensure
compliance with adopted mitigation measures during project implementation. For each mitigation
measure recommended in the Environmental Impact Report, specifications are made herein that
identify the action required and the monitoring that must occur. In addition, a responsible agency
is identified for verifying compliance with individual conditions of approval contained in the
Mitigation Monitoring and Reporting Program (MMRP).
In order to implement this MMRP, the City of San Luis Obispo shall designate a Project Mitigation
Monitoring and Reporting Coordinator ("Coordinator"). . The coordinator shall be responsible for
ensuring that the mitigation measures 'incorporated into the project are complied with during
project implementation. Further; the. coordinator will.: distribute copies of the MMRP to those
responsible agencies identified in the MMRP, which have partial or full responsibility for
implementing certain measures. Failure of a responsible agency to implement a mitigation
measure shall not in any way prevent the lead agency from implementing the proposed project.
The following table shall be used as the coordinator's checklist to determine compliance with
required mitigation measures.
City of San Luis Obispo
1
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial Date Comments
GEOLOGY/HAZARDS
GEO-1(a) Design and construction of
Building plans
Review designs
Review plans
SLOCDD,
the buildings, roadway infrastructure
that demonstrate
prior to approval
once. Site
SLOPWD,
and all subgrades shall be engineered
design to
of Building
inspect as
Caltrans
to withstand the expected ground
withstand ground
Permit. Building
necessary
acceleration that may occur at this site.
acceleration and
inspectors shall
during
The design should take into
meet compliance
conduct site
construction.
consideration the soil type, potential for
with the most
inspections to
liquefaction, and the most current and
recent adopted
assure that
applicable seismic attenuation methods
State and City
construction
that are available. All on -site structures
Building Codes
occurs consistent
shall comply with applicable provisions
shall be provided
with approved
of the Uniform Building Code and the
to the SLOCDD
plans.
most recent California Department of
prior to issuance
Transportation seismic design
of Building
standards.
Permits.
GEO-1(b) For retail stores included in
Stack retail goods
Site inspect prior
Site inspect
SLOCDD
the San Luis Obispo Marketplace,
no more than 8
to approval of
once prior to
goods for sale may be stacked no
feet high or
occupancy
approval of
higher than 8 feet from the floor in any
restrain such
permits and
occupancy
area where customers are present,
goods.
periodically during
permits and
unless provisions are made to prevent
operations.
as necessary
the goods from falling during an
during
earthquake of up to 7.5 magnitude. The
operations.
stacking or restraint methods shall be
reviewed and approved by the City
before approval of occupancy permits,
and shall be a standing condition of
occupancy.
GEO-2(a) A geotechnical study shall be
The applicant
SLOPWD staff
Review plans
SLOPWD
prepared for the project site prior to site
shall submit the
shall review and
once. Site
development. This report shall include
geotechnical
approve the
inspect as
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Wry or aan Luis voispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
an analysis of the liquefaction potential
study for
methods to avoid
necessary
of the underlying materials according to
SLOPWD review.
or reduce
during
the most current liquefaction analysis
The applicant
geotechnical and
construction.
procedures. If the site is confirmed to
shall implement
soils related
be in an area prone to seismically-
all applicable
hazards prior to
induced liquefaction, appropriate
measures to
issuance of the
techniques to minimize liquefaction
reduce
Building Permit.
potential shall be prescribed and
geotechnical and
Building
implemented. All on -site structures,
soils hazards.
inspectors shall
transportation infrastructure and
make site
subgrades shall comply with applicable
inspections to
methods of the Uniform Building Code
assure
and all transportation infrastructure shall
implementation of
comply with the most current California
approved plans.
Department of Transportation design
Grading
standards.
inspectors shall
monitor technical
Suitable measures to reduce
aspects of the
liquefaction impacts could include one
grading activities.
or more of the following techniques, as
determined by a registered geotechnical
engineer:
• specialized design of foundations by
a structural engineer,
• removal or treatment of liquefiable
soils to reduce the potential for
liquefaction;
• drainage to lower the groundwater
table to below the level of liquefiable
soil;
• in -situ densification of soils or other
.
alterations to the ground
characteristics; or
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
catty or Sall Luis VD/Sp0
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
other alterations to the ground
characteristics.
GEO-3(a) Measure GEO-2 (Site
The applicant
SLOPWD staff
Review plans
SLOPWD
Geotechnical Investigation) shall include
shall submit the
shall review and
once. Site
an evaluation of the potential for soil
geotechnical
approve the
inspect as
settlement beneath the project site.
study for
methods to avoid
necessary
SLOPWD review.
or reduce
during
The applicant
geotechnical and
construction.
shall implement
soils related
all applicable
hazards prior to
measures to
issuance of the
reduce
Building Permit.
geotechnical and
Building
soils hazards.
inspectors shall
make site
inspections to
assure
implementation of
approved plans.
Grading
inspectors shall
monitor technical
aspects of the
grading activities.
GEO-3(b) If the project site is identified
The applicant
SLOPWD staff
Review plans
SLOPWD
to be in a high potential for settlement
shall submit the
shall review and
once. Site
zone based on the Site Geotechnical
geotechnical
approve the
inspect as
Investigation, the building foundations,
study for
methods to avoid
necessary
transportation infrastructure and
SLOPWD review.
or reduce
during
subgrades shall be designed by a
The applicant
geotechnical and
construction.
structural engineer to withstand the
shall implement
soils related
existing conditions, or the site shall be
I all applicable
hazards prior to
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
graded in such a manner as to address
measures to
issuance of the
the condition.
reduce
Building Permit.
Suitable measures to reduce settlement
geotechnical and
Building .
impacts could include one or more of
soils hazards.
inspectors shall
the following techniques, as determined
make site
by a qualified geotechnical engineer:
inspections to
assure
• excavation and recompaction of on-
implementation of
site or imported soils;
approved plans.
• treatment of existing soils by mixing
Grading
a chemical grout into the soils prior
inspectors shall
to recompaction; or
monitor technical
• foundation design that can
aspects of the
accommodate certain amounts of
grading activities.
differential settlement such as post
tensional slab and/or ribbed
foundations designed in accordance
with Chapter 18, Division Ill of the
Uniform Building Code(UBC).
GEO-5(a) Measure GEO-2 (Site
The applicant
SLOPWD staff
Review plans
SLOPWD
Geotechnical Investigation) shall include
shall submit the
shall review and
once. Site
soil parameter analyses to determine
geotechnical
approve the
inspect as
the potential for subsidence at the
study for
methods to avoid
necessary
project site. If the potential for
SLOPWD review.
or reduce
during
subsidence is found to be significant,
The applicant
geotechnical and
construction.
then structural and grading engineering
shall implement
soils related
measures shall be implemented to
all applicable
hazards prior to
incorporate the results of the
measures to
issuance.of.the
geotechnical study. These measures
reduce
Building Permit.
would be similar to those recommended
geotechnical and
Building
to mitigate impacts to soil settlement.
soils hazards.
inspectors shall
make site
inspections to
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
uny or San LUIS VD/Sp0
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
assure
implementation of
approved plans.
Grading
inspectors shall
monitor technical
aspects of the
grading activities.
GEO-6(b) During future droughts,
Assess and
SLOPWD staff
During the
SLOPWD
groundwater pumping limitations for the
potentially limit
shall review
beginning of
unconsolidated aquifer underlying the
groundwater
assessments of
each
project site shall be assessed and
pumping at the
groundwater
designated
implemented to prevent soil subsidence.
site during future
pumping provided
drought
droughts.
by a qualified
condition.
engineer and limit
pumping as
necessary during
drought
conditions.
GEO-6(a) Prior to grading activities, a
Assess soil and
Prior to issuance
Review soil
SLOPWD,
soil and groundwater assessment shall
groundwater at
of grading
and
SLOCDD
be completed by a registered soils
the project site.
permits,
groundwater
engineer or remediation specialist to
Coordinate with
SLOPWD staff
assessment
determine the on -site presence or
applicable
shall review the
once.
absence of regulated contaminants that
regulatory
soil and
Review
may have migrated from off -site
agencies
groundwater
remediation
properties, or that occur on off -site
regarding any
assessment.
certification
properties that would be acquired for
identified
Prior,to; issuance
'
or written
proposed improvements. This
contamination.
of grading
confirmation
assessment shall target agricultural
permits, SLOCDD
once.
chemicals throughout the historically
shall review a
farmed portions of the site, TPH
copy of applicable
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
contamination associated with off -site
remediation
LUST sites along Madonna Road north
certification from
of the Dalidio property boundary, and
RWQCB and/or
on -site PCE associated with off -site dry
DTSC, or written
cleaning operations. If soil or
confirm ation.that
groundwater sampling indicates the
a certification is
presence of any contaminant in
not required.
hazardous quantities, the Regional
Water Quality'Control Board (RWQCB)
and Department of Toxic Substances
Control (DTSC) shall be contacted by
the project applicant or authorized agent
thereof to determine the level of any
necessary remediation efforts, and
these soils and/or groundwater shall be
remediated in compliance with
applicable laws. Site assessments that
result in the need for soil excavation are
required to include: an assessment of
air impacts and health impacts
associated with excavation activities;
identification of any applicable local
standards that may be exceeded by the
excavation activities, including dust
levels and noise; transportation impacts
from the removal or remedial activities;
and risk of upset practices should an
accident occur at the site. A copy of
applicable remediation certification from
RWQCB and/or DTSC, or written
confirmation that a certification is not
required shall be submitted to the
Community Development Department.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB—: Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
GEO-6(b) In the event that hazardous
Halt work,
During
As necessary
SLOPWD,
waste and/or materials, including
evacuate area,
construction.
during
DTSC
chemical odors or stained soils, are
secure site, and
construction.
encountered during construction, the
contact
following actions shall be taken by the
hazardous
applicant or authorized agent thereof:
waste/materials
(1) all work in the vicinity of the
coordinator if
suspected contaminant will be halted;
hazardous
(2) all persons shall be removed from
materials are
the area; (3) the site shall be secured
encountered
under the direction of the City Fire
during
Department; and (4) the City of San Luis
construction.
Obispo Hazardous Waste/Materials
Coordinator shall be notified. Work shall
not recommence until such time as the
find is evaluated and appropriate
measures are implemented as
necessary to the satisfaction of the
California Department of Toxic
Substances Control.
GEO-6(c) In the event that groundwater
Halt work, test,
During
As necessary
SLOPWD,
is encountered during construction, all
and remediate, as
construction.
during
RWQCB
construction work in the vicinity of the
applicable if
construction.
groundwater will be halted. RWQCB
groundwater is
shall be contacted to determine
encountered
appropriate remediation actions. This
during
could involve testing groundwater for
construction.
TPH and PCE, treatment of affected
groundwater to a concentration below
RWQCB standards, by a City approved
registered environmental assessor or
environmental engineer in consultation
with RWQCB before the water can be
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis pbispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
released into the watershed, and/or
other remediation actions required by
RWQCB.
GEO-6(d) Prior to issuance of Building
Prepare and
Prior to issuance
Review study
SLOPWD
Permits, a soils engineering study and
submit to City
of Building
and analysis
hazardous materials screening analysis
Engineer a soils
Permits.
once. Site
of all imported fill materials shall be
engineering study
inspect as .
prepared by a qualified professional and
and hazardous.
necessary
submitted to the City Engineer for
materials
during
review. The soils engineer study and
screening
construction.
hazardous materials screening analysis
analysis.
shall demonstrate that all imported fill
materials maintain engineering
properties that are suitable for site
development, and are free from
contaminants that exceed threshold
health and public safety levels.
GEO-7(a) Prior to issuance of grading
Prepare and
Prior to issuance
Review P.SI
SLOPWD,
permits for the proposed Prado
submit to
of Building
once. Site
Caltrans
Road/U.S. Highway 101 interchange
SLOPWD and
Permits for the
inspect as
and associated improvements, a
Caltrans a
interchange.
necessary
Preliminary Site Investigation shall be
Preliminary Site
during
performed within the areas of site
Investigation of
construction.
disturbance proposed within 40 feet of
the Prado Road
the edge of U.S. Highway 101, in
interchange area.
compliance with Caltrans ADL Testing
Implement the
Guidance (March 16, 2001). The
applicable
Preliminary Site Investigation shall
requirements of
include soil borings to a minimum depth
the PSI.
of 2.5 below ground surface (bgs) using
hand auger sampling methods. All soil
samples from the ADL investigation
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
shall be analyzed for the presence of
total lead following EPA Test Method
6010. The regulatory criteria for
determining whether soils are to be
classified as "hazardous waste" for
materials handling and disposal
purposes based on metal content are
contained in the California Code of
Regulations Title 22, Section 66261.24.
The Total Threshold Limit Concentration
(TTLC) for ADL is 1,000 milligrams per
kilogram (mg/kg) and the Soluble
Threshold Limit Concentration (STCL)
for lead is 5.0 milligrams per liter (mg/1).
The results of the Preliminary Site
Investigation shall be summarized and
submitted to the Community
Development Department for review. In
the event that ADL is discovered in
excess of regulatory standards, the
following measures shall be
implemented:
• The construction contractor shall
prepare and implement a Lead
Compliance Plan to prevent or
minimize worker exposure to lead
during the handling and treatment of
ADL. Handling material containing
ADL shall be in conformance with
rules and regulations including, but
not limited to, those of the California
Division of Occupational Safety and
Health Administration Cal -OSHA
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
G/ty Or Jan LUIS VDISPO
10
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
and the Regional Water Quality
Control Board (RWQCB). The Lead
Compliance Plan shall contain the
elements listed in Title 8, California
Code of Regulations, Section
1532.1(e)(2)(B). The Lead
Compliance Plan shall be reviewed
and approved by an Industrial
Hygienist certified in
Comprehensive Practice by the
American Board of Industrial
Hygiene. The Lead Compliance
Plan shall be submitted to the City
Fire Department at least 7 days
prior to beginning work in areas
containing aerially deposited lead.
Prior to performing work in areas
containing lead, personnel who
have no prior training, including
Caltrans personnel, shall complete
a safety training program provided
by the contractor, that meets the
requirements of Title 8, California
Code of Regulations, Section
1532.1, "Lead," and the
Contractor's Lead Compliance
Program. Personal protective
equipment, training, and washing
facilities, required by the Lead
Compliance Plan shall be supplied
to all applicable construction
workers.
• Handling of materials containing
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
11
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
ADL shall result in no visible dust
migration. The contractor shall
have a means of dust control
available at all times while handling
material in work areas containing
ADL.
• Project construction activities shall
be conducted in compliance with
Caltrans Guidelines associated with
aerially deposited lead. This
requirement shall be included in
construction contracts.
• The project applicant shall contact
Caltrans, the RWQCB, and San
Luis Obispo Fire Department, to
investigate the feasibility of capping
materials containing hazardous
levels of lead within the project
limits in the existing State right-of-
way under the pavement or
contained by a clean fill cap. If this
option is determined to be feasible
by the applicable reviewing
agencies, then the applicant shall
fumish to the Community
Development Department written
statements of concurrence by these
agencies. The project applicant
shall comply with all requirements of
the reviewing agencies. If on -site
capping of contaminated soils is
determined to be infeasible, then
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
utry or san ►_u►s vD►spo
12
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
the contaminated soils shall be
transported and disposed of in a
Class I landfill in conformance with
Federal and State laws and
regulations, as amended, and
county and municipal ordinances
and regulations, as amended.
• Surplus material excavated from
areas containing aerially deposited
lead shall remain in the area of soil
disturbance. The surplus soil shall
not be disposed of outside the
highway right of way.
DRAINAGE AND WATER QUALITY
DW-1(a) Reduce Impervious
Implement
SLOPWD staff to
Review plans
SLOPWD
Surfaces. Consistent with Land Use
pervious paving
review project
once. Site
Element Policy 6.4.7 (General Plan
and landscape
final design plans
inspect as
Digest), the applicant shall be
swales where
prior to issuance
necessary
encouraged to use pervious paving
feasible.
of Building
during and
material to facilitate rainwater
Permits.
following
percolation. Parking lots and paved
construction.
outdoor storage areas shall, where
feasible, use pervious paving to reduce
surface water runoff and aid in
groundwater recharge. The applicant
shall implement landscape swales as
feasible and appropriate to allow for
increased percolation of water on the
project site.
DW-2(a) Notice of Intent. Prior to
File a NOI with
SLOPWD and
j Once.
SLOPWD,
I
beginning construction, the applicant
RWQCB and
RWQCB staff to
I
RWQCB
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department ofTozic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
13
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
. Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur .
Party
Initial
Date
Comments
shall file a Notice of Intent (NOI) for
SLOPWD.
review NOI prior
discharge from the proposed
to issuance of
development site.
grading permits.
DW-2(b) Storm Water Pollution
The applicant
SLOPWD and
Once.
SLOPWD
RWQCB
Prevention Plan. The applicant shall
shall submit a
RWQCB shall
require the building contractor to
SWPPP to
review the
prepare and submit a SWPPP to the
SLOPWD and
SWPPP and
City forty-five (45) days prior to the start
RWQCB.
NPDES permit
of work for approval. The contractor is
documentation
responsible for understanding the State
prior to issuance
General Permit and instituting the
of grading
SWPPP during construction. A SWPPP
permits.
for site construction shall be developed
prior to the initiation of grading and
implemented for all construction activity
on the project site in excess of one acre.
The SWPPP shall include specific BMPs
to control the discharge of material from
the site. BMP methods may include, but
would not be limited to, the use of
temporary detention basins, straw bales,
sand bagging, mulching, erosion control
blankets, silt fencing, and soil
stabilizers. Additional BMPs should be
implemented for any fuel storage or fuel
handling that could occur on -site during
construction. The SWPPP must be
prepared in accordance with the
guidelines adopted by the State Water
Resources Control Board (SWRCB).
The SWPPP shall be also submitted to
the City along with grading/development
tans for review and approval.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — , Air Pollution Control District
City of San Luis Obispo
14
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
DW-2(c) Notice of Completion of
File a Notice of
SLOPWD and
Once.
SLOPWD,
Construction. The applicant shall file a
Completion of
RWQCB staff to
RWQCB
notice of completion of construction of
Construction with
review notice of
the development, identifying that
RWQCB and
completion prior
pollution sources were controlled during
SLOPWD.
to occupancy
the construction of the project, including
clearance.
the Prado Road Interchange, and
implementing a closure SWPPP for the
site.
DW-3(a) Storm Water Quality Basins.
Plan
SLOPWD shall
Review plans
SLOPWD
A Best Management Practice (BMP)
requirements
review plans prior
once. Site
device shall be installed to intercept
shall be submitted
to issuance of
inspect as
water flowing off of proposed parking lot
by the applicant
grading permits
necessary
and roadway surfaces for each sub-
for review and
and monitor
during and
basin of the Dalidio property. Whenever
approval by
compliance
following
feasible, the preferred approach to
SLOPWD.
during
construction.
treating surface runoff will be the use of
Z..
construction.
drainage swales rather than mechanical
devices. The chosen method for
treating runoff shall be a proven and
documented pollution prevention
technology device that removes oil and
sediment from stormwater runoff, and
retains the contaminants for safe and
easy removal. The chosen device shall
possess design features to prevent
resuspension of previously collected
contaminants and materials, and contain
a built-in diversion structure to divert
intense runoff events and prevent
scouring of the previously collected
sediments. The filter devices shall be
sized to capture all dry weather surface
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - ' San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
15
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
runoff and accommodate the first flush
(one inch) during storm events. The
storm water quality system must be
reviewed and approved by the City.
BMP's shall also be incorporated into
the drainage plan for the Prado Road
Interchange. The devices shall be sited
and sized to intercept and treat all dry
weather surface runoff and
accommodate the first flush (one inch)
during storm events. The storm water
quality system must be reviewed and
approved by the City.
DW-3(b) Stormwater BMP
Stormwater BMP
SLOPWD shall
As necessary
SLOPWD
Maintenance Plan. The stormwater
devices shall be
review devices
prior to the
BMP devices shall be inspected,
maintained by the
and/or inspection,
rainy season
cleaned and maintained in accordance
applicant or
and maintenance
and after
with the manufacturer's maintenance
authorized agent
reports annually
major storm
specifications. The devices shall be
thereof. The
prior to the onset
events.
cleaned prior to the onset of the rainy
results of
of the rainy
season (i.e. November 1st) and
inspection and
season, and after
immediately after the end of the rainy
maintenance
major storm
season (i.e. May 1 st). All devices will be
reports shall be
events.
checked after major storm events. The
submitted by the
results of the inspection and
applicant for
maintenance report shall be submitted
review and
to the City of San Luis Obispo Public
approval by
Works Department.
SLOPWD.
DW-3(c) NPDES Permit. The
The applicant
SLOPWD shall
Once.
SLOPWD
applicant shall procure a National
shall obtain an
review the
RWQCB
Pollution Discharge Elimination System
NPDES pe it.
NPDES permit
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
city or San LUIS VDISPO
16
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
permit that adheres with all
documentation
requirements of the Federal Clean
prior to issuance
Water Act. Additionally, certain
of grading
occupants of the General Retail
permits.
component may require individual
NPDES permits due to the processes or
materials they use.
AIR QUALITY
AQ-1(a) The applicant shall implement
The project
SLOCDD shall
As
SLOCDD
the following Best Available Control
applicant shall
perform periodic
necessary,
Technology (CBACT) for diesel -fueled
identify for review
site inspections
during
construction equipment, where feasible:
by SLOCDD and
during
construction
APCD staff the
construction.
• Maintain all construction equipment
CBACT measures
in proper tune according to
that would be
manufacturer's specifications;
implemented.
• Fuel all off -road and portable diesel
Upon
powered equipment, including but
confirmation by
not limited to bulldozers, graders,
SLOCDD and
cranes, loaders, scrapers,
APCD, CBACT
backhoes, generator sets,
features shall be
compressors, auxiliary power units,
applied. The
with ARB certified motor vehicle
application of
diesel fuel (non -taxed version
these features
suitable for use off -road);
shall occur prior
• Maximize to the extent feasible, the
to project
use of diesel construction equipment
construction.
meeting the ARB's 1996 or newer
certification standard for off -road
heavy-duty diesel engines;
• Install diesel oxidation catalysts
(DOC), catalyzed diesel particulate
filters CDPF or other District
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
17
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of.
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
approved emission reduction retrofit
devices (the number of catalysts or
filters required and the equipment
on which they should be installed
shall be determined in consultation
with APCD);
• Electrify equipment where feasible;
• Develop and implement a Diesel
Emission Control Plan (DECP) that
describes the diesel emission
controls to be used during
construction and specifies the use
of DOCs and CDPFs, in
consultation with APCD prior to the
start of construction;
• Substitute gasoline powered for
diesel powered equipment, where
feasible;
• Use alternatively fueled construction
equipment on -site where feasible,
such as compressed natural gas
(CNG), liquefied natural gas (LNG),
propane, or biodiesel; and
• Use equipment that has Caterpillar
pre -chamber diesel engines;
If any of the above CBACT's is
considered infeasible, the applicant shall
notify the Community Development
Department, by letter, and clearly state
why any of the measures of are
considered infeasible. The Community
Development Department, in
consultation with the San Luis Obispo
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
uiry or zian Luis vo►spo
18
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
. Agency or
Occur
Party
Initial
Date
Comments
County APCD would then make a final
determination as to whether the
measure is infeasible.
AQ-1(b) The applicant shall design a
Submit for
Review plans
Review plans
SLOCDD,
comprehensive construction activity
SLOCDD and
prior to issuance
once. Site
SLOPWD
management plan designed to minimize
SLOPWD review
of grading
inspect as
the amount of large construction
a construction
permits. Site
necessary
vehicles operating during any given time
activity '
inspect during
during
period.
management
construction.
construction.
Ian.
AQ-1(c) Construction truck trips shall
Prior to
Conditions shall
As
SLOCDD,
be scheduled, to the extent feasible, to
occur during non -peak hours.
occupancy
clearance, the
be adhered to
throughout all
necessary,
during
SLOPWD,
APCD
applicant shall
grading and
construction.
AQ-1(d) The amount of disturbed area
include, as a note
construction
shall be minimized and on -site vehicle
on a separate
periods for all
speeds shall be reduced to 15 mph or
informational
project
less.
sheet to be
components.
recorded with any
SLOCDD and /or
AQ-1(e) Water trucks or sprinkler
map, the dust
SLOPWD
systems shall be used in sufficient
control
inspectors shall
quantities during construction to prevent
requirements. All
perform periodic
airborne dust from leaving the site.
requirements
spot checks
Increased watering frequency would be
shall be shown on
during grading
required whenever wind speeds exceed
grading and
and construction.
15 mph. Reclaimed (nonpotable) water
building plans.
APCD inspectors
should be used.
shall respond to
nuisance
AQ-1(f) If stockpiling of fill material is
complaints.
involved, soil that is stockpiled for more
than two days shall be covered, kept
moist, or treated with soil binders daily
to prevent dust generation.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis Obispo
i&J
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
AQ-1(g) Vehicle speed for all
construction vehicles shall not exceed
15 mph on any unpaved surface at the
construction site.
AQ-1(h) All trucks hauling dirt, sand,
soil, or other loose materials are to be
covered or should maintain at least two
feet of freeboard (minimum vertical
distance between top of load and top of
trailer).
AQ-1(1) Install wheel washers where
vehicles enter and exit unpaved roads
onto streets, or wash off trucks and
equipment leaving the site.
AQ-1 Q) Sweep streets at the end of
each day if visible soil material is carried
onto adjacent paved roads. Water
sweepers with reclaimed water should
be used where feasible.
AQ-1(k) Exposed ground areas that are
planned to be reworked at dates greater
than one month after initial grading
should be sown with a fast -germinating
native grass seed and watered until
vegetation is established.
AQ-1(1) Mitigation Measures AQ-1(a)
through AQ-1(k) shall be included on all
Grading and Construction Plan notes, as
well as on all bid requests. A contact
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
wry or aan i-uw vuwNu
20
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When.
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
name and phone number at the San
Luis Obispo APCD shall also be
provided on these documents so that
contractors may consult with APCD staff
on the type of construction equipment
and emissions controls to be used.
AQ-1(m) , The project contractor/builder
The name and
During
As
SLOCDD,
shall designate a person or person to
telephone number
construction,
necessary,
SLOPWD,
monitor the dust control program and to
of such persons
SLOPDD and/or
during
APCD
order increased watering, as necessary,
shall be provided
SLOPWD shall
construction.
to prevent transport of dust off -site.
to the APCD.
contact the
Their duties shall include holidays and
The dust monitor
designated
weekend periods when work may not be
shall be
monitor as
in progress. The name and telephone
designated prior
necessary for
number of such persons shall be
to issuance of
compliance with
provided to the Community
grading permits.
dust control
Development Department and APCD
measures.
prior to land use clearance for map
recordation and land use clearance for
finish grading of structures.
AQ-1(n) A geological analysis shall be
Submit for
Prior to issuance
Review
SLOPWD,
conducted prior to construction to
SLOPWD review
of grading
geological
APCD
determine the presence of serpentine
a geological
permits.
analysis
rock. If naturally occurring asbestos is
analysis of
once.
found on the project site, the applicant
potential
Review
shall prepare an Asbestos Dust Control
serpentine rock.
Asbestos
Plan and an Asbestos Health and Safety
Prepare Asbestos
programs, if
Program, which shall be approved by
programs as
necessary,:
the APCD prior to commencement of
necessary.
once.
construction activities.
Monitor
Asbestos
program
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis Obispo
21
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
compliance
as necessary
during
construction.
AQ-1(o) Prior to demolition work, areas
Conduct asbestos
The APCD will
. Review
SLOPWD,
of the on -site structures shall be
sampling and
review the
notification
ACPD
sampled as part of an asbestos survey
notify APCD as
demolition
once. Field
in compliance with the National
necessary. ACM
notification and
verify as
Emission Standards for Hazardous Air
supervision, if
SLOPWD shall
necessary
Pollutants (NESHAP). If asbestos is
necessary, shall
review the
during
found in any building, asbestos -related
be undertaken by
asbestos
demolition.
work, including demolition, involving 100
a licensed
sampling prior to
square feet or more of asbestos
asbestos
initiation of
containing materials (ACMs) shall be
consultant
demolition
performed by a licensed asbestos
approved by
activities.
abatement contractor under the
SLOPWD.
SLOPWD shall
supervision of a certified asbestos
field verify ACM
consultant and asbestos shall be
supervision
removed and disposed of in compliance
during demolition
with applicable State laws.
activities.
AQ-1(p) If during demolition of an on-
Evaluation and
SLOPWD shall
As necessary
SLOPWD
site building, paint is separated from the
management of
field verify proper
during
building material (e.g. chemically or
LBP materials
LBP management
demolition.
physically), the paint waste will be
shall be
during demolition
evaluated independently from the
undertaken by a
activities
building material by a qualified
qualified
hazardous materials inspector to
hazardous
determine its proper management. All
materials
hazardous materials shall be handled
inspector during
and disposed in accordance with local,
demolition
state and federal regulations. According
activities. All
to the Department of Toxic Substances
identified LBP
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional. Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California. Department of Fish and Game APCD— Air Pollution Control District
Gity or San Luis uDispo
22
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
Control (DTSC), if paint is not removed
materials shall be
from the building material during
disposed of prior
demolition (and is not chipping or
to issuance of
peeling), the material can be disposed
occupancy
of as construction debris (a non-
clearance.
hazardous waste). The landfill operator
will be contacted prior to disposal of
building material debris to determine
any specific requirements the landfill
may have regarding the disposal of
lead -based paint materials. The
-
disposal of demolition debris shall
comply with any such requirements.
AQ-2(a) Increase building energy
The applicant
SLOCDD and/or
Once.
SLOCDD,
efficiency ratings by at least 10% above
shall incorporate
SLOPWD shall
SLOPWD
what is required by Title 24
the listed
site inspect to
requirements. Potential energy
provisions into
ensure
consumption reduction measures
building and
development is in
include, but are not limited to, increasing
improvement
accordance with
attic, wall, or floor insulation, the use of
plans and shall'
approved plans
photovoltaic roof tiles, installation of
submit proof of
prior to
energy efficient windows, installation of
unfeasibility prior
occupancy
energy efficient interior lighting, use of
to issuance of
clearance.
high efficiency heating and cooling, use
Building Permits.
roofing material with a solar reference
value that meets the EPA/DOE Energy
Star rating, installation of low energy
parking lot lights, and the use of R-45
insulation in the roof/attic space of all
on -site structures.
AQ-2(b) Shade trees shall be planted to
The applicant
SLOCDD shall
Once.
SLOCDD,
shade on -site structures to the greatest
shall incorporate
site inspect to
I
APCD
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
23
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
extent possible in summer, decreasing
the listed
ensure
indoor temperatures, and reducing
provisions into
development is in
energy demand for air conditioning.
landscape plans
accordance with
Shade trees shall also be planted
and shall submit
approved plans
throughout the parking lots to reduce
plans to SLOCDD
prior to
evaporative emissions from parked
and APCD prior
occupancy
vehicles. The landscape plan shall be
to occupancy
clearance.
submitted to the San Luis Obispo APCD
clearance.
SLOCDD shall
for review and comment. The City's
verify landscape
Architectural Review Commission (ARC)
installation in
shall review project landscaping plans
accordance with
for consistency with this mitigation
approved
measure.
landscape plans.
AQ-2(c) The applicant shall implement
The applicant
Prior to
Once.
SLOCDD,
all of the following mitigation measures
shall provide to
occupancy
APCD
in consultation with SLOAPCD:
SLOCDD a
clearance.
certification from
Financial contribution and/or an
APCD that the
agreement between the applicant
financial
and SLO APCD to provide a park-
measures have
and -ride lot that could serve the
been
project area.
implemented to
• Financial contribution to a bus pass
the satisfaction of
subsidy program as a means of
APCD.
reducing vehicle trips elsewhere in
the community;
• Financial contribution to a vehicle-
purchase/pollution offset program
designed to remove vehicle that do
not meet state emission
requirements from area roadways;
• Financial contribution to a bus
retrofprogram designed to convert
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
uny or zian L-u►s vo►spo
24
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
area buses to operation by natural
gas;
• Financial contribution to a bus
purchase program designed to
increase availability of alternative
transportation modes to area
residents;
• Financial contribution to a low -
emission vehicle purchase subsidy
program, and
• Participate in the Flash Pass
Program established by APCD and
SLO Transit for all employers of the
project.
Refer to Mitigation Measures AQ-4(a)
and (b) for a discussion of transportation
demand management mitigation
measures applied to the proposed
project.
AQ-4(a) The applicant shall develop
Develop and
SLOCDD and
Review plans
SLOCDD,
and operate an employer -based
operate a
APCD to review
once. Site
APCD
Transportation Management Program
Transportation
Transportation
inspect as .
per Clean Air Plan TCM T-1 C, which
Management
Management
necessary
incorporates the following provisions:
Program.
Program,
during project
including designs
operations.
a. Bicycle racks and/or bicycle lockers
for bicycle racks
at a ratio of 1 bicycle parking space
and/or bicycle
for every 10 car parking spaces
lockers, prior to
shall be installed for customers and
occupancy
employees, or at a ratio otherwise
clearance.
acceptable the SLOAPCD to be
determined prior to occupancy
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis Ubtspo
25
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
clearance; and
b. Carpool, vanpool and transit
information shall be posted in
employee break/lunch areas.
AQ-4(b) To reduce overall project trip
Implement
SLOCDD and
Review plans
SLOCDD,
generation and associated air
employee trip
APCD to review
once.. Site
APCD
contaminant emissions, project tenants
reduction
trip reduction
inspect as
will be required to establish and
programs.
programs prior to
necessary
maintain employee trip reduction
occupancy
during project
programs that will include, but are not
clearance and as
operations.
limited to, the following elements:
necessary during '
project
• Free or subsidized employee
operations.
passes for SLO Transit;
• Vanpool services provided by Ride -
On Transit;
• Cash incentives for using alternative
travel modes;
• On -site rideshare matching
services;
• On -site shower facilities for bicycle
users;
• Encourage Guaranteed Ride Home
services for employees who use
alternative transportation;
• A minimum of 25 parking spaces to
be shared use as a public Park and
Ride lot;
• Posted information on alternative
travel modes; and
• Preferential parking for employee
ca ools/van ools where feasible
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
ut y or Sall LUIS VDISPO
26
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
AQ-4(c) The applicant shall prepare a
Prepare
SLOCDD to
Review plan
SLOCDD
Pedestrian Circulation Plan for review
Pedestrian
review plan prior
once. Site
and approval by the City. The plan
Circulation Plan.
to occupancy
inspect as
shall include methods to improve safe
clearance and as
necessary
pedestrian circulation patterns within the
necessary during
during project
commercial portion of the project, and
project
operations.
between the commercial portion of the
operations.
project and other nearby commercial
uses, as well as other adjacent land
uses. This mitigation measure is
intended to complement and coordinate
with Mitigation Measure LU-1(b).
NOISE
N-I(a) Stationary construction
The applicant
SLOCDD shall
Periodically
SLOCDD
equipment that generates noise that
shall designate on
spot check to
during
exceeds 65 dBA at the project
building and
ensure
project
boundaries shall be shielded with a
grading plans an
compliance.
construction.
barrier that meets a sound transmission
equipment area
class (STC) rating of 25.
with acoustical
shielding.
Equipment and
shielding shall
remain
throughout
construction.
N-1(b) All diesel equipment shall be
The applicant
SLOCDD shall
Periodically
SLOCDD
operated with closed engine doors and
shall comply with
spot check to
during
shall be equipped with factory-
the required
ensure
project
recommended mufflers.
equipment
compliance.
construction.
specifications.
N-1 c Whenever feasible, electrical
The applicant
SLOCDD shall
Periodically
SLOCDD
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San LUIS odiapo
27
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
power shall be used to run air
shall comply with
spot check to
during
compressors and similar power tools.
the required
ensure
project
equipment
compliance.
construction.
specifications.
N-1(d) Construction activity for site
The applicant
SLOCDD shall
Periodically
SLOCDD
preparation and for future development
shall provide and
spot check and
during
shall be limited to the hours between
post signs stating
respond to
project
7:00 AM and 7:00 PM, Monday through
construction
complaints.
construction
Friday and Saturday 8:00 AM to 6:00
activity
and in
PM. No construction shall occur on
restrictions prior
response to
Sundays or State holidays (i.e.
to and throughout
complaints.
Thanksgiving, Labor Day). Construction
grading and
equipment maintenance shall be limited
construction
to the same hours.
activities.
N-I(e) For all construction activity on
The applicant
SLOCDD shall
Periodically
SLOCDD
the project site, additional noise
shall implement
spot check and
during
attenuation techniques shall be
noise reduction
respond to
project
employed as needed to ensure that
techniques as
complaints.
construction
noise remains within levels allowed by
necessary during
and in
the City of San Luis Obispo noise
construction.
response to
standards. Such techniques may
complaints.
include, but are not limited to, the use of
sound blankets on noise generating
equipment and the construction of
temporary sound barriers between
construction sites and affected uses.
N-1(f) The movement of construction-
The applicant
SLOCDD,shall
Periodically
SLOCDD
related vehicles, with the exception of
shall provide and
spot check and
during
passenger vehicles, along roadways
post signs stating
respond to
project
adjacent to sensitive receptors shall be
construction
complaints.
construction
limited to the hours between 7:00 AM
activity
and in
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department ofTozic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
G►ry or Jan LUIS VDISPO
28
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
and 7:00 PM, Monday through Friday
restrictions prior
response to
and Saturday 8:00 AM to 6:00 PM. No
to and throughout
complaints.
movement of heavy equipment shall
grading and
occur on Sundays or State holidays (i.e.
construction
Thanksgiving, Labor Day). This
activities.
measure does not apply to roadways
where sound walls are currently in
place.
N-2(a) The applicant must contribute its
The applicant
SLOCDD shall
Once.
SLOCDD
fair share, as determined by the City, to
shall provide
receive funds
the implementation of one or more of the
applicable funds
prior to
mitigation approaches listed in policy N-
to SLOCDD.
occupancy
1.2.16 of the Noise Element (refer to
clearance.
Appendix G of this EIR).
Implementation of the measures must
occur prior to project occupancy.
These measures may include rerouting
traffic onto streets that do not adjoin
sensitive receptors, construction of
noise barriers, retrofitting buildings with
noise -reducing features, and the
establishment of financial programs to
pay for noise mitigation and trip
reduction programs.
BIOLOGICAL RESOURCES
13I0-1(a) Prior to development of fallow
The applicant
Prior to
Review of
SLOCDD,
agricultural fields, surveys for
shall submit a
commencement
special- .
CDFG
Congdon's tarplant should be performed
Congdon's
of construction;, .
status,pl.ant .
during the blooming period of this aster
tarplant survey
SLOCDD shall
species
(June- November). If the species is
consistent with
verify that the
survey, and
found, avoidance is the preferred option.
the above survey
survey has been
preparation
If avoidance is not feasible, on -site
criteria. The
I conducted by a
I of. plant
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
29
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
mitigation is preferred if suitable habitat
survey shall be
City approved
mitigation
is present. A restoration plan shall be
conducted by a
biologist. If
monitoring
prepared by a qualified plant ecologist.
City approved
speciakstatus
plan, if
The restoration plan shall identify the
biologist. If
species are
Ithe
needed, .
number of plants to be replanted and
special -status
found, City
would occur
the methods that will be used to
plants are
shall verify that
once.
preserve this species in this location.
identified, the
DFG has been
The plan shall also include a monitoring
applicant shall
notified, and that
program so that the success of the effort
submit written
a mitigation
can be measured. If off -site mitigation
proof that the
monitoring plan
must be performed, Laguna Lake Park
DFG has been
has been
may contain appropriate habitat and
contacted. If
prepared by a
would be a preferred site. Restoration
special -status
City -approved
efforts shall be coordinated with
plants are found,
biologist.
applicable federal, state, and local
a mitigation
agencies.
monitoring plan
which includes
the above
requirements
shall be prepared
by a City
approved
biologist.
13I0-1(b) All proposed site disturbance
The applicant
SLOCDD shall
Review plans
SLOCDD,
shall be set back at least 200-feet
shall design
review final
once. Site
CDFG
(radius) from great blue heron active
improvements to
design plans for
inspect as
nest sites. The perimeter of the setback
be setback at
compliance with
necessary
area shall include a buffer and signage
least 200 feet
setback
during
regarding the sensitivity of the great
from active nest
requirements
construction.
blue heron rookery. The buffer shall be
sites and at least
prior to issuance
of split rail fencing to discourage random
50feet from
of grading
human entry but to allow the passage of
roosting sites.
permits.
wildlife. The setback around great blue
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis.Obispo Fire.Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional: Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
city Or Sall LUIS UDISPO
30
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
heron roosting sites shall be 50 feet.
Eucalyptus or nesting trees within the
nesting area shall not be removed
unless they are a threat to human health
or safety.
BIO-1(c) Prior to construction during
The applicant
Review survey
Review
SLOCDD
the migratory bird/heron/raptor nesting
shall submit the
results prior to
survey results
season, a survey for active nests shall
results of the
issuance of the
once. Site
be conducted by a qualified biologist at
above surveys, as
grading permits.
inspect as
the site no more than two weeks prior to
applicable, for
Site inspect as
necessary
any scheduled development. If active
approval by the
necessary during
during
nests are located, construction within
SLOCDD.
construction.
construction.
500 feet of Migratory Bird Treaty Act-
SLOCDD to
bird, heron, or raptor nest trees (e.g.,
check plans for
stands of Monterey pines, cypress, and
compliance with
eucalyptus, and the riparian corridors
any mitigation
along San Luis Obispo Creek and
measures
Prefumo Creek) shall be limited to the
recommended by
time period after young have fledged
the surveys and
and prior to next season's breeding.
site inspect during
This is generally September 1 to
construction.
February 1, although a qualified
biologist shall confirm that
breeding/nesting is completed and
young have fledged the nest prior to the
start of construction. Nest trees shall
only be removed outside the nesting
season, or after a qualified wildlife
biologist verifies that the nest is empty
and the nest tree is no longer used by a
raptor.
BIO-1 d During both the wintering and
i The applicant
Prior to
Review of
SLOCDD,
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOP" - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
31
DalidiolSan Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
nesting seasons (unless the species is
shall submit a
commencement
burrowing
CDFG
detected on the first survey), a qualified
burrowing owl
of construction,
owl survey,
biologist shall conduct surveys for
survey consistent
SLOCDD shall
and
burrowing owls in potential habitat areas
with the above
verify that the
preparation
prior to construction in accordance with
survey criteria.
survey has been
of mitigation
the guidelines described in the CDFG
The survey shall
conducted by a
monitoring
Staff Report on Burrowing Owl
be conducted by
City approved
plan, if
Mitigation, 1995. Winter surveys shall
a City approved
biologist. If
needed,
be conducted between December 1 and
biologist. If
burrowing owls
would occur
January 31, and the nesting season
burrowing owls
are found, the
once.
survey shall be conducted between April
are identified, the
City shall verify
15 and July 15. If burrowing owls are
applicant shall
that DFG has
detected within the proposed
submit written
been notified, and
disturbance area, CDFG shall be
proof that the
that a mitigation
contacted immediately to develop and
DFG has been
monitoring plan
implement a mitigation plan to protect
contacted. If
has been
owls and their nest sites.
burrowing owls
prepared by a
are found, a
City -approved
mitigation
biologist.
monitoring plan
which includes
the above
requirements
shall be prepared
by a City
approved
biologist.
13I0-1(e) The setback around Monarch
The applicant
SLOCDD shall
Review. plans
SLOCDD,
butterfly wintering site habitat shall be
shall design
review final.
and survey
CDFG
50 feet from the perimeter of the habitat.
improvements to
design plans for
results once.
A survey to determine the extent of the
be setback at
compliance with
Site inspect
Monarch butterfly habitat shall be
least 50 feet from
setback
as necessary
conducted between the months of
wintering site
requirements
during
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD — Air Pollution Control District
wry or Jan Luis VDlspo
32
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
January and March within 1 year prior to
habitat. A
prior to issuance
construction.
construction by a qualified biologist or
Monarch butterfly
of grading
lepidopterist.
survey shall be
permits.
conducted.
SLOCDD shall
verify completion
of Monarch
butterfly survey.
BIO-1(f) Trees removed for project
The applicant
SLOCDD shall
Once prior to
SLOCDD,
development shall be replaced at a ratio
shall prepare a
review the plan
occupancy
CDFG
of at least 1:1 and of a height to shield
tree replacement
and tree
clearance.
on -site Monarch butterfly wintering sites
plan and replace
replacement prior
Review the.
and sensitive avian nesting habitat. In
trees in the
to occupancy
establishment
addition to review by the City Arborist, a
vicinity of
clearance.
of replaced
qualified biologist shall review the
identified
trees annually
replacement plan. Evergreen trees shall
Monarch butterfly
for the first
be selected that reach a height capable
wintering sites.
five years
of forming a suitable windbreak, as
following
determined by a qualified biologist.
planting.
13I0-1(g) The proposed permanent
Prohibit active
SLOCDD shall
Once prior to
SLOCDD
Open Space area along Prefumo Creek
uses within the
review plans prior
occupancy
shall preserve the habitat and allow only
proposed
to occupancy
clearance
those passive recreational uses that will
permanent open
clearance and
and as
not significantly disturb sensitive wildlife
space area along
site inspect as
necessary
species.
Prefumo Creek.
necessary during
project
during
project
construction and
construction
operations._
and ,. _ . .,..
operations. .
13I0-1(h) Prior to recordation of the final
The applicant
Review plans
Review plans
SLOCDD
map or issuance of building permits, the
shall submit a
prior to final map
once. Site
applicant shall prepare a detailed
lighting Ian for
clearance. Site
inspect once.
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — . California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
33
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
lighting plan for review and approval by
approval by the
inspect.one year
City staff, a qualified biologist, and the
SLOCDD.
after completion
Architectural Review Board to ensure
SLOCDD shall
of development
the size and brightness of fixtures is
check plans and
for compliance.
minimized and that lights are hooded
site inspect for
and directed toward the ground.
compliance.
13I0-1(i) If riparian vegetation is
The applicant
Review plans
Review plans
SLOCDD,
removed for construction of the
shall submit to ,
prior to issuance
once.
CDFG
secondary road connecting to Los Osos
SLOCDD Written
of grading
Valley Road or the Prado Road
confirmation of
permits.
interchange, it shall be replaced with
compliance with
locally occurring native species
applicable CDFG
according to a restoration plan prepared
permitting
by a qualified plant ecologist (See
programs or
Mitigation Measure BIO-3(d) below).
written
This plan shall be subject to the
confirmation from
approval by the City of San Luis Obispo,
CDFG that such
specifically by the City's Natural
permitting is not
Resources Manager and the City
required.
Arborist. Construction for the portion of
the road through Prefumo Creek and
any riparian habitat shall not be
conducted until all required federal,
state and local permitting is approved
and issued by those agencies with
jurisdiction, (e.g. USACE, CDFG,
NMFS, and USFWS). Best
Management Practices shall be
employed to reduce impacts to water
quality (see Section 4.2 of this EIR).
BI0-10) Prior to development of the
A eucalyptus tree
Prior to
Once.
SLOCDD,
office/business park or park components
survey shall be
occupancy
SLOPWD
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD — Air Pollution Control District
Glty Or San LUIS VDISPO
34
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
of the proposed project or any roadway
conducted and
clearance.
modifications, including but not limited to
the results
modifications to Madonna Road, or the
submitted to
site's internal roadway system, a
SLOCDD and
qualified arborist, selected by the City,
SLOPWD. Upon
shall survey the eucalyptus grove on the
SLOCDD and
Dalidio Property. The purpose of the
SLOPWD
survey shall be to identify trees whose
verification, the
health status would pose a risk to the
eucalyptus tree
health and safety of residents,
thinning program
employees, or people present within the
shall be "
park or open space areas. Based on
implemented.
the results of this survey a tree -thinning
program shall be created, which
provides for the thinning or maintenance
of the unhealthy trees only. The
thinning program shall be reviewed and
approved by the City of San Luis Obispo
Community Development and Public
Works Departments. No thinning
-"
activities shall occur that conflict with the
previous or following mitigation
measures in this document regarding
time constraints on construction
activities and/or sensitive species
utilizing these trees.
BIO-2(a) With the submittal of a precise
Submit tree
Prior to issuance
Once.
SLOCDD
development plan for the project, the
information with
of grading
developer shall submit plans for review
precise
permits.
by the City Arborist and for eventual
development
review and approval by the Architectural
plan.
Review Commission, which show the
following information:
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
35
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
1. The locations of all existing trees,
noting location, species, diameter,
and condition;
2. Note whether existing trees will be
retained, removed, or relocated;
and
3. The location of proposed utilities,
driveways, street tree locations, and
the size and species of proposed
street trees.
4. A landscaping plan which shows the
size and species of all trees
proposed to be planted in the
project.
13I0-2(b) The developer shall abide by
Implement the
During
As necessary
SLOCDD
the requirements of the City Arborist for
recommendations
construction.
during
construction. Requirements shall
of the City
construction.
include but not be limited to: the
Arborist during
protection of trees with construction
construction.
setbacks from trees; construction
fencing around trees; grading limits
around the base of trees as required;
and a Replacement Plan for trees
removed including replacement at a
minimum 1:1 ratio.
BI0-3(a) Proposed site disturbances
The applicant
SLOCDD shall
Review: plans
SLOCDD
shall be set back at least 35 feet from
shall design
review final .
and survey
Prefumo Creek and 20 feet from the
improvements to
design plans for
results once.
drainage channel on the Dalidio
be setback at
compliance with
Site inspect
property as measured from the top of
least 35 feet from
setback
as necessary
bank or from the edge of the
Prefumo Creek
I requirements
I during
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
utry or zian Luis vorspo
36
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
predominant pattern of riparian
and 20 feet from
prior to issuance
construction.
vegetation, whichever is farther from the
the drainage
of grading
creek's flowline.
channel.
permits.
BIO-3(b) The location of top of bank
Depict the top of
SLOCDD shall
Review plans
SLOCDD
and of riparian vegetation shall be
bank and riparian
review plans for
once.
shown on all project plans, subject to
vegetation on
compliance.
the review and approval of the City's
project plans.
Natural Resources Manager.
BI0-3(c) If wetlands and/or riparian
The applicant
Review plans
Review plans
SLOCDD,
habitat are subject to permitting or
shall submit to
prior to issuance
once.
CDFG,
consultation with public agencies, such
SLOCDD written
of grading
USFWS, NMFS
as USFWS, CDFG, or NMFS, required
confirmation of
permits.
setbacks or conditions regarding
compliance with
wetlands and riparian habitat shall be
applicable
observed.
permitting
programs -
written
confirmation from
permitting
agencies that
permitting is not
required.
13I0-3(d) If wetlands and/or riparian
The applicant
Evidence of
Plan check
SLOCDD,
habitat are removed for project
shall submit the
permits or.
shall occur
CDFG,
development, the following shall apply:
habitat Mitigation
confirmation that
once. Site
RWQCB,
Plan and a copy
permits.are not
inspections
USACE
The applicant shall submit a Mitigation
of the Corps
required to be
shall be . .
Plan for areas of disturbance to
permit, RWQCB
submitted prior to
conducted
wetlands and/or riparian habitat. The
401 water quality
issuance of
throughout
plan shall be designed by a biologist
certification, and
grading permits.
all phases of
familiar with restoration and mitigation
CDFG Streambed
development.
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California.Department of Fish and Game APCD — Air Pollution Control District
City of San Luis vbtspo
37
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
techniques. Restoration and mitigation
Alteration
Monitoring of
shall be with locally occurring native
Agreement or
grading and
species at a ratio of 1:1 for riparian
written
construction
habitat and 2:1 for delineated wetland
confirmation that
activities shall
habitat. The plan shall include, but not
all sensitive
occur throughout
be limited to the following components:
biological
construction.
resources on the
1. Performance criteria (i.e.: what is an
site have been
acceptable success level of
avoided and a
revegetation to mitigate past
permit is not
impacts);
required to
2. Monitoring effort (who is to check on
SLOCDD for
the success of the revegetation
review and
plan, how frequently);
approval. All
3. Contingency planning (if the effort
aspects of the
fails to reach the performance
plan shall be
crfteria, what remediation steps
implemented as
need to be taken);
approved.
4. Irrigation method /schedule for
A qualified
wetland elements (how much water
biologist/
is needed where and for how long);
wetland scientist
and
knowledgeable
5. Provisions for the removal of non-
about wetland
native invasive species (including
permit
details regarding the type and use of
requirements, and
herbicides in and near aquatic
approved by
habitat and sensitive species).
SLOPBD shall
oversee
In addition to the above mitigation
monitoring of all
measures, measures included in
grading activities
Section 4.2, Drainage and Water
within 100 feet of
Quality, would also serve to reduce
any jurisdictional
potentially significant long and short-
Waters of the
term impacts to wetlands and biological
I U.S., including
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD — Air Pollution Control District
city of San Luis ObiSPO
38
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
resources to less than significant.
wetlands, to
These mitigation measures include DW
ensure
1(a); DW.2(a) through (c); and DW-3(a)
compliance with
through (c).
permit conditions.
The monitor shall
prepare
inspection reports
and submit them
to SLOCDD on a
quarterly; basis.
AGRICULTURAL RESOURCES
AG-1(a) Access for agricultural
All applicable
Prior to
Review plans
SLOCDD
equipment shall be provided to the
project plans shall
occupancy
once.
remaining agricultural land from the
identify the
clearance.
proposed collector street and from
provision of
Dalidio Road and Elks Lane. Curbing
agricultural
shall be designed or cut to provide wide
access..
"driveway - like" access to the cropland
for all farm equipment.
AG-1(b) Irrigation water sources and
infrastructure shall be provided to the
Provide irrigation
water sources
During project
operations.
As necessary
during project
SLOPWD
remaining 58.8 acres of prime farmland
and infrastructure
operations.
on the Dalidio property. Water cost
to the remaining
shall be at current rates.
on -site farmland
at current rates.
The proposed project's development
plan states that water for continuing
agricultural operations shall be supplied
through existing wells from the
underlying aquifer. This is consistent
with how water is currently provided for
on -site agricultural operations and would
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Udispo
39
Dalidio/San Luis Marketplace Annexation and Development Project EAR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
fulfill the requirements of the above
measure.
AGA(c) Agricultural Easement. The
Provide an
Prior to issuance
Review
SLOCDD
remaining approximately 58.8 acres of
agricultural
of grading
easement
prime agricultural land on the Dalidio
easement over
permits.
once. Site
Property shall remain as a single parcel
the remaining on-
inspect as
and be placed under a permanent
site agricultural
necessary
agricultural easement held by the Land
parcel.
during project
Conservancy of San Luis Obispo
operations.
County, Coastal San Luis Resource
Conservation District, or other qualified
conservation organization. Fee title to
the property may continue to be held by
a private party or may be transferred to
the City of San Luis Obispo. Cropland
production shall have preference over
all other open space uses and shall be
encouraged through competitive lease
rates and protection through the San
Luis Obispo County Right to Farm
Ordinance. The current farmer would
consider the 52 acres as an
agriculturally viable unit for row crop
production and has expressed interest
in continuing to farm on -site.
AGA(d) Off -Site Open Space
Dedicate off -site
Prior to
Once.
SLOCDD
Dedication Agricultural
open space with
occupancy:
Characteristics. The 20 acres of off-
similar overall
clearance.
site open space proposed to be funded
agricultural
by the applicant shall be characterized
suitability as the
by similar overall agricultural suitability
on -site
as the on -site agricultural lands.
agricultural lands.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD — Air Pollution Control District
wry or san LUIS UO/SPO
40
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
AG-2(a) A 100-foot buffer between
Depict 100-foot
Prior to issuance
Once.
SLOCDD
urban and agricultural uses shall be
buffer between
of building
incorporated into the design the San
on -site urban and
permits.
Luis Marketplace, and other urban uses
agricultural uses
on the Dalidio property. Agricultural
on all site plans.
buffers can include non -habitable
structures, roadways, parking,
landscaped areas, and non -habitable
buildings.
AG-2(b) All future uses on the
Depict 100-foot
Prior to issuance
Once.
SLOCDD
designated open space areas shall be
buffer between
of building
compatible with continued farming of the
on -site urban and
permits.
remaining cropland. Adequate buffer
agricultural uses
zones of at least 100 feet between
on all site plans.
human occupied structures, or other
areas as required by the Agricultural
Commissioners Office, and the
-
remaining cropland shall be provided
and landscaping along the west side of
the potential collector road shall be part
of the project approval requirements.
These buffer zones shall be provided
within the designated open space areas,
and shall not diminish the amount of
farmland available for use.
AG-2(c) For the construction activities
on the Dalidio property as well as for the
Confine
construction
During
construction
Review
construction
SLOCDD,
SLOPWD
Prado Road interchange, construction
staging to non-
plans once.
equipment storage and construction
open space or
Site inspect
staging shall be confined to the areas
agricultural areas.
as necessary
planned for conversion from agricultural
during
to urban uses. All construction
construction.
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
41
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
equipment maintenance shall be
confined to these areas. No
construction equipment staging or
storage shall occur on areas designated
as Open Space or in agricultural
production.
In addition, Section 4.3, Air Quality,
specifies dust control measures during
project construction. These measures
would incrementally reduce potential
impacts to the productivity of
neighboring agricultural uses.
AESTHETICS
AES-1(a) Foreground Views of
Plant replacement
Prior to
Review
SLOCDD
Madonna Road. As thinning of the
trees to provide
occupancy
annually for
eucalyptus groves occurs for every tree
visual screening.
clearance.
the
removed the applicant shall replace the
establishment
tree on a 1:1 basis with a tree of
of trees for
minimum 36-inch box size. As feasible,
each of the
the replacement trees shall be placed in
first five years
an area where they will continue to
following
screen the proposed development from
replanting.
existing views.
AES-1(b) Foreground Views from
Plant landscaping
Prior to
Review
SLOCDD
U.S. Highway 101. At the time of
to provide visual
occupancy
annually for
occupancy planted landscaping shall
screening.
clearance.
the
screen views of structures at 30% of
establishment
their designed intent. Within five years
of landscape
of planting, landscaping shall screen
screening for
75% of the commercial structures of the
each of the
project. All failed specimens shall be
I
first five years
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Glty Or Sail LUIS UDISPO
42
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
replaced within one month. Screening
following
ratio and landscape vegetation health
planting.
shall be achieved under the supervision
of a qualified arborist, which shall be
approved by the Community
Development Director in consultation
with the City Arborist.
AES-3(a) The applicant shall submit
Submit for
Prior to issuance
Once.
SLOCDD
plans to the Architectural Review
SLOCDD and
of building
Committee (ARC) for review prior to
ARC review the
permits.
applying for construction permits. Plans
designs of retail
shall specifically be evaluated.for
structures.
consistency with Chapter 3.2, Large -
Scale Retail Projects, of the City's
Community Design Guidelines.
AES-3(b) The applicant shall submit
Submit for
Prior to issuance
Once.
SLOCDD
plans with design measures to conceal
SLOCDD and
of building
rooftop equipment, before issuance of
ARC review the
permits.
construction permits. The plans shall
designs of retail
depict precise cross -sections and
structures.
sightline indicators to assure that the
rooftop equipment will not be visible
from surrounding locations.
AES-3(c) Areas within commercial
Submit for
Prior to issuance
Once.
SLOC.DD
development for outdoor storage, truck
SLOCDD and
of building
parking, trash collection, or loading shall
ARC review the
permits..
not be visible from abutting streets.
designs of retail
Such facilities shall be thematically
structures.
incorporated into the overall site design,
and non -enclosed areas shall be
permanently defined and screened with
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Gify of San Luis UDIspo
43
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
walls and/or fences. Materials, colors
and design of screening walls shall
conform to those used as predominant
materials and colors on the building,
subject to Architectural Review
Commission approval.
AES-4(a) All lighting fixtures in
The applicant
SLOCDD shall
Once.
SLOCDD
customer parking and rear loading areas
shall submit
site inspect prior
that are visible from surrounding
lighting plan
to occupancy
residences shall be designed to fully
subject to the
clearance
contain glare on -site. All lighting poles
review of
shall be hooded, shielded, and located
SLOCDD.
to direct light pools downward and
prevent glare on the nearby residential
lots. Non -glare lighting shall be used
throughout the proposed project.
Searchlights and strobe lights shall be
prohibited.
AES-4(b) All windows shall be of low-
Submit for
Prior to issuance
Once.
SLOCDD
glare specification. Paint used for
SLOCDD and
of building
exterior fagades shall be of low-
ARC review the
permits.
reflectivity. Metal surfaces shall be
designs of
brush -polished, and not highly reflective.
structures.
AES-4(c) The Architectural Review
Submit for
Prior to issuance
Once.
SLOCDD
Committee shall review all proposed
SLOCDD and
of building
buffering methods, including exterior
ARC review the
permits.
wall and landscape treatments, along
designs of
the western edge of the site to ensure
structures,
that all automobile and parking lot lights
including all
are prevented from spilling over the
I buffering
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
f_1W Or Jan Lens UL115PO
44
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
property line. This may include, but is
methods.
not limited to, the use of mature trees
throughout the site. All ARC
recommendations shall be implemented.
It should be noted that mature trees
often grow more slowly than smaller
more vigorous trees, and that the
younger trees often overtake the larger
trees within a matter of years.
Therefore, it is recommended that a mix
of mature and immature trees be
planted as part of the buffering methods.
AES-4(d) The Architectural Review
Submit for
Prior to issuance
Once.
SLOCDD
Committee shall review proposed
SLOCDD and
of building
material and color plans to be submitted
ARC review the
permits.
by the project applicant prior to issuance
designs of
of building permits. These plans shall
structures.
indicate that proposed exterior wall
surfaces that face public viewing
corridors, such as U.S. Highway 101,
Los Osos Valley Road, and Madonna
Road, would be of materials and colors
that would not produce substantial glare,
as determined by the ARC.
AES-5(a) Prior to approval by Caltrans
of final design documents for the
Submit for
SLOCDD and
Prior to issuance
of building
Once.
SLOCDD,
Caltrans
interchange, plans for the proposed
ARC review the
permits.
overpass and retaining walls shall be
designs of the
reviewed by the City's Architectural
Prado Road
Review Commission. The ARC shall
interchange.
make recommendations to Caltrans on
the design of the overpass and retaining
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis vbtspo
45
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
walls. Caltrans shall consider and
implement all feasible design
recommendations from the ARC. The
bridge and retaining wall design should
incorporate features that reflect the
general character of the area. In its
review of the bridge and retaining wall
design, the ARC should focus on, but
not be limited to, the following elements:
massing, decorative treatments,
landscaping, lighting, color and texture.
PUBLIC UTILITIES
PU-1(a) The applicant shall prepare
Submit to
Prior to
Once.
SLOPWD
plans to use reclaimed wastewater for
SLOPWD plans
occupancy
on -site landscaping, when such supplies
for the use of
clearance.
become available. By establishing an
reclaimed
irrigation system which uses reclaimed
wastewater for on -
wastewater, water supply impacts from
site landscaping.
the proposed project, and other
cumulative development, would be
reduced.
PU-3(a) A Utility Relocation Plan shall
Submit for
Prior to the
Review plans
SLOPWD
be prepared by the applicant and
SLOPWD a Utility
issuance of
once. Site
submitted with final construction
Relocation Plan.
grading permits.
inspect as
drawings for the review and approval of
Coordinate with
necessary
the City Utilities Department. The Utility
affected utility
during
Relocation Plan shall identify all existing
agencies.
construction.
and proposed water lines, sewer lines,
telephone, cable, gas, electric or other
services located on the project site. The
applicant shall coordinate with any
affected agencies as part of the design
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
crry or san LUIS UDlspo
46
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
process. The Utility Relocation Plan
shall specify the phasing and scheduling
of utility relocations to ensure minimal
disruption between removal/relocation of
existing utility lines and the installation
of new lines.
PU-3(b) During construction,
The applicant
Prior to issuance
Verify .
SLOPWD
underground utility alert services shall
shall provide
of grading
contract with
be used to identify the location of all
verification to
permits.
utility alert
underground services and to avoid the
SLOPWD that
services
unplanned disruption of pipes or service
utility alert
once. Site
lines.
services'will be
inspect as
used during
necessary
construction.
during
construction.
PU-3(c) A construction period public
Submit to
Prior to issuance
Review plan
SLOPWD
outreach and communications plan and
SLOPWD a draft
of grading
once. Site
program shall be developed by the
construction
permits.
inspect as
applicant for all phases of the project.
period public
necessary
Weekly assessments of upcoming utility
outreach and
during
and service disruptions shall be
communications
construction.
undertaken by the applicant or
plan. Upon
authorized agents thereof. These
receipt of
assessments and an identification of the
SLOPWD
affected service areas shall be
verification of the
coordinated with the public outreach
plan, the
program. The public outreach program
applicant shall
shall ensure that advance notice for any
implement the
utility or service disruptions is extended
plan throughout
to affected businesses and residents.
the construction
period.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
47
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
PU-4(a) Construction Solid Waste
The applicant
Review plans
Review plans
SLOCDD,
Minimization. During the construction
shall submit a
prior to issuance
once, site
SLOPWD
phases of the project, the following
Construction
of a building
inspect
mitigation measures will be
Solid Waste
permit.
periodically
implemented to reduce solid waste
Minimization Plan
during
generation to the maximum extent
to SLOCDD and
construction.
feasible:
SLOPWD for
review.
• Prior to construction, the contractor
will arrange for construction
recycling service with a waste
collection provider. Roll -off bins for
the collection of recoverable
construction materials will be
located onsite. The applicant, or
authorized agent thereof, shall
arrange for pick-up of recycled
materials with a waste collection
provider or shall transport recycled
materials to the appropriate service
center. Wood, concrete, drywall,
metal, cardboard, asphalt, soil, and
land clearing debris may all be
recycled.
• The contractor will designate a
person to monitor recycling efforts
and collect receipts for roll -off bins
and/or construction waste recycling.
All subcontractors will be informed
of the recycling plan, including which
materials are to be source -
separated and placed in proper bins.
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD — Air Pollution Control District
cny or san Luis vo►spo
48
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
The contractor will use recycled
materials in construction wherever
feasible.
The above construction waste recycling
measures will be incorporated into the
construction specifications for the
contractor.
PU-4(b) Operational Solid Waste
The applicant
Review plans
Review plans
SLOCDD,
Minimization. The project applicant or
authorized agent thereof shall provide
shall submit a
Solid Waste
prior to map
recordation.
once. Site
inspect as
SLOPWD
commercial and office/business park
Management
necessary.
tenants with educational material on the
Program to
City's waste management efforts upon
SLOCDD and
occupancy and transfer of ownership.
SLOPWD for
The design of the proposed buildings
review,
and facilities shall include provision of
adequate space and capacity for
recycling containers.
CULTURAL RESOURCES
CRA (a) As part of the annexation
The Cultural
Prior to demolition
Review
SLOCDD
process for the property, the Cultural
Heritage
of any potentially
Cultural
Heritage Committee of the City of San
Committee of the
historic on -site
Heritage
Luis Obispo shall determine if the two
City of San Luis
structures.
Committee
buildings of significance should be
Obispo shall
findings once.
added to the Master List of Historic
determine if the
Properties. As described above, these
two buildings of
buildings fit the criteria in the City
significance
Historical Preservation Program
should be added
Guidelines.
to the Master List
of Historic
Properties.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis vbfspo
49
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
CR-1(b) Future development plans for
Design all project
Prior to demolition
Review
SLOCDD
the property should be designed to
features to
of any potentially
building plans
preserve and interpret the important
preserve and
historic on -site
once.
historical buildings and structures
interpret the on-
structures.
Review
identified in this report. If preservation
site important
preservation
and interpretation are not feasible, then
historical buildings
or relocation
other mitigation measures (e.g., video
and structures. If
measures
documentation, relocation of structures,
necessary, video
once.
etc.) may be necessary.
document and/or
relocate these
structures.
CR-2(a) A qualified historical
The applicant
Prior to issuance
Review
SLOCDD
archaeologist shall survey the portions
shall submit to
of grading
survey report
of the Dalidio property proposed for
SLOCDD a report
permits.
once.
development not covered by the May
of the required
1999 report to search for surface
survey...
evidence of historical archaeological
remains. This shall include the area
along the U.S. Highway 101 frontage, if
development is proposed in this area.
CR-2(b) Prior to development of the
A qualified
Prior to issuance
Once.
SLOCDD
property, test excavation within the
archaeologist
of grading
presumed original track location and
shall test excavate
permits.
other archaeologically sensitive areas
as noted and
shall be conducted to determine if
evaluate the
buried archaeological remains exist. If
importance of any
such remains are discovered, their
identified
importance should be evaluated and
resources.
impacts to significant resources
mitigated.
CR-2 c At the commencement of
A qualified
Prior to issuance
Once.
JSLOCDD
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis UDIspo
50
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
project construction, all workers
archaeologist
of grading
associated with earth disturbing
shall provide
permits.
procedures shall be given an orientation
cultural resources
regarding the possibility of exposing
orientation to
unexpected cultural remains by an
construction
archaeologist and directed as to what
workers.
steps are to be taken if such a find is
encountered.
CR-2(d) A qualified archaeologist and
A qualified
SLOCDD shall
Spot check
SLOCDD
Native American representative shall
archaeologist and
spot check in the
periodically
monitor initial earth moving activities
Native American
field.
during
within native soil. In the event that
representative
construction.
archaeological and historic artifacts are
shall monitor
encountered during project construction,
initial earth
all work in the vicinity of the find will be
moving activities
halted until such time as the find is
within native soil.
evaluated by a qualified archaeologist
The applicant shall
and appropriate mitigation (e.g.,
halt construction if
curation, preservation in place, etc.), if
human remains
necessary, is implemented. After the
are unearthed.
find has been appropriately mitigated,
work in the area may resume.
In the event of the accidental discovery
or recognition of any human remains in
any location other than a dedicated
cemetery, the following steps will be
taken:
I. There shall be no further excavation
or disturbance of the site or any
nearby area reasonably suspected to
overlie adjacent human remains until:
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San LUIS VDISPo
51
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
A. The coroner of the county in
which the remains are
discovered must be contacted to
determine that no investigation
of the cause of death is required,
and
B. If the coroner determines the
remains to be Native American:
1. The coroner has 24 hours to
notify the Native American
Heritage Commission.
2. The Native American Heritage
Commission shall identify the
person or persons it believes
to be most likely descended
from the deceased Native
American.
3. The most likely descendent
may make recommendations
to the landowner or the person
responsible for the excavation
work, for means of treating or
disposing of, with appropriate
dignity, the human remains
and any associated grave
goods as provided in Public
resources Code Section
5097.98.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Glty Or Sall Luis UD/SPO
52
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
Il. Where the following conditions
occur, the landowner. or his
authorized representatives shall
repatriate the Native American
human remains and associated grave
items with appropriate dignity on the
property in a location not subject to
further subsurface disturbance.
However, any such activity will be
pursuant to the discretion of a
Chumash representative if a.
descendent is either not identified or
fails to respond to notification.
A. The Native American Heritage
Commission is unable to identify
a most likely descendent or the
most likely descendent failed to
make a recommendation within
24 hours after being notified by
the commission.
B. The descendent identified fails to
make a recommendation; or
C. The landowner or his authorized
representative rejects the
recommendation of the
descendent, and the mediation
by the Native American Heritage
Commission fails to provide
measures acceptable to the
landowner.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOP" - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
53
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
If human remains are unearthed, State
Health and Safety Code Section 7050.5
requires that no further disturbance of
the site or any nearby area reasonably
suspected to overlie adjacent human
remains shall occur until the County
Coroner has made the necessary
findings as to origin and disposition
pursuant to Public Resources Code
Section 5097.98. If the remains are
determined to be of Native American
descent, the coroner has 24 hours to
notify the Native American Heritage
Commission.
TRAFFIC AND CIRCULATION
T-1(a) To mitigate significant impacts to
The applicant
Prior to
Once.
SLOPWD
the Madonna Road/LOUR intersection
shall construct the
occupancy
resulting in improved LOS F operation
required
clearance.
(with a delay of 46 seconds/vehicle), the
improvements to
project shall construct the following
the Madonna
improvements:
Road/LOVR
intersection
• Provide a westbound right -turn
overlap traffic signal phase
• Prohibit southbound and westbound
U-turn movements,
• Make appropriate modifications to
signal heads, poles, controller
settings, signing and striping, and
bike lanes as necessary to
implement mitigation.
T-1 b To mitigate significant queuing
The applicant
Prior to
Once.
SLOPWD
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOP" - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Glty or San LUIS VDISPO
54
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
on the northbound approach (Dalidio
shall construct the
occupancy
Drive) at the Madonna Road/Dalidio
required
clearance.
Drive intersection resulting in LOS C
improvements to
operation (with a delay of 34
the Madonna
seconds/vehicle), the project shall
Road/Dalidio
construct the following improvements:
Drive intersection
• Install right -turn overlap phasing on
the northbound Dalidio Drive
approach (which would prohibit
westbound U-tums);
• Add a second northbound left-tum
lane on Dalidio Drive;
• Change the permitted phasing on
Dalidio Drive to split phasing
northbound and southbound
• Construct second southbound lane
on Dalidio Drive between Madonna
Road and project boundary which
would eliminate on -street parking.
• Establish bicycle lanes on Dalidio
Drive which would require up to an
additional 10 feet of right-of-way to
accommodate five -travel lane
section (2 southbound receiving
lanes, one northbound left-tum, one
northbound shared left-tumAhrough,
and one northbound right -turn lane)
and bicycle lanes in both directions.
T-1(c) To mitigate significant impacts to
rTheapplicant
Prior to final map
Once.
SLOPWD
the Prado Road/Higuera Street
shall provide
recordation.
intersection resulting in LOS C operation
funding for the
30 seconds of delay/vehicle), the
re uired
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis
55
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
project shall fund the following
improvements to
improvement prior to 50% occupancy of
the Prado
the total project:
Road/Higuera
Street intersection
• Reconstruct curb gutter and
sidewalk (including utility
undegrounding) in order to add a
second northbound left -turn lane on
Higuera Street, which may require
IeadNag phasing with the
souhbound left-tum movement.
Implementation of this measure will
require right-of-way acquisition on
the northwest comer of the
intersection.
A review of the volumes under Baseline
No Project Conditions indicate that the
San Luis Obispo Creek bridge would not
need to be widened to accommodate
the projected volumes. The proposed
project would increase the number of
northbound left -turn vehicles to
approximately 700 vehicles. Due to the
wide receiving lane on Prado Road
between the San Luis Obispo Creek
bridge and Higuera Street, it is possible
to construct two receiving lanes to
accommodate the proposed dual
northbound left -turn lanes. However,
due to the relatively short distance
(approximately 200 to 250 feet) between
the bridge and Higuera Street, vehicles
will have to merge into one lane, which
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
crry or san LUIS UDrspo
56
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
would limit the effectiveness of the two
receiving lanes. Therefore, it is also
recommended that the San Luis Obispo
Creek bridge be widened to
accommodate four lanes in conjunction
with the dual northbound left -turn lanes
at the Prado Road/Higuera Street
intersection.
T-3(a) To mitigate the projected impact
The applicant
Prior to
Once.
SLOPWD
to the Madonna Road/Dalidio Drive
shall construct the
occupancy
intersection (i.e., to maintain LOS D
required
clearance.
operations with 36 seconds of delay),
improvements to
the project shall construct the following
the Madonna
intersection improvements in addition to
Road/Dalidio
Mitigation Measure T-1(b):
Drive intersection
• widen the eastbound approach
(Madonna Road) to provide one left -
turn lane, two through lanes, and
one right -turn lane with overlap
phasing (this would require
prohibition of northbound U-tums
from Dalidio Drive)
T-3(b) To mitigate the projected impact
to the Madonna Road/US 101
The applicant
shall provide
Prior to final map
recordation,
Once.
SLOPWD,
Caltrans
Southbound Ramps intersection the
funding for the
compliance shall
project should contribute it's fair share
required
be monitored by
as calculated by the City to:
improvements to
SLOPWD, in
the Madonna
consultation with
1. Install an additional third
Road/US 101
Caltrans.
northbound left -turn lane on the off-
Southbound
ramp which will result in LOS D
Ramps
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis vbispo
57
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
operation (with 43 seconds of
intersection.
delay). This improvement would
require coordination with Caltrans
and would require widening of the
intersection. Design issues, such as
horizontal curve alignment and
encroachment into the drainage
culvert, would need to be addressed
with the widening: or,
2. Install an exclusive eastbound right-
tum lane pocket which would
reduce the delay to 51.3 seconds
(LOS D). However, this alternative
improvement would also encroach
into the drainage culvert and impact
the adjacent bicycle lane and
sidewalk.
T-4(a) Coordinate with Caltrans to
The applicant
Prior to
Once.
SLOPWD,
include the pedestrian crossing
shall coordinate
occupancy
Caltrans
movement with the northbound off -ramp
with Caltrans to
clearance,
phase in addition to the protected north-
provide the
compliance shall
south pedestrian phase during the
required
be monitored by
eastbound left -turn movement at the US
pedestrian
SLOPWD, in
101/Madonna Road Northbound Ramps
crossing
consultation with
in order to improve operations for
improvements.
Caltrans.
vehicles. This would require
pedestrians to cross during the
northbound off -ramp phase when
pedestrian movement would not be
protected (i.e., right -turning vehicles
from the off -ramp would have to yield to
pedestrians). However, this modification
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
Wry or )an L-uts vw5pu
58
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
may include more pedestrian crossing
time than is currently given to
pedestrians. This phasing modification
would result in LOS D operations (37
seconds of delay).
T-5(a) To mitigate impacts at the LOVR
The applicant
Prior to final map
Once.
SLOPWD,
southbound on -ramp to US 101, the
shall provide
recordation,
Caltrans
project applicant will pay Transportation
funding for the
compliance shall
Impact Fees (TIF), some of which will be
required
be monitored by
applied to reconstruction of the LOVR
improvements to
SLOPWD, in
interchange. The city will incorporate,
the LOUR
consultation with
via the City's TIF program, for the
southbound on-
Caltrans.
lengthening of the merging area for a
ramp to US 101.
total distance of 700 feet [measured
from the gore point (i.e., the point
where the right edge of the freeway
shoulder and left edge of the merge lane
meet) to the end of the merge area] in
the ongoing design of the interchange.
T-6(a) To mitigate significant impacts to
The applicant
Prior to
Once.
SLOPWD
the Madonna Road/Dalidio Drive
shall construct the
occupancy
intersection resulting in LOS D operation
required
clearance.
(delay 32 seconds/vehicle), the project
improvements to
shall construct the following
the Madonna
improvement in addition to Mitigation
Road/Dalidio
Measures T-1(b) and T-3(a):
Drive intersection
• Add a second westbound left -turn
lane on Madonna Road.
T-7(a) To mitigate significant impacts
The applicant
Prior to final map
Once.
SLOPWD,
to the ramp junctions on southbound
shall provide
recordation,
Caltrans
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB—Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis UDISPo
59
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
U.S. 101, the project shall contribute its
funding for the
compliance shall
fair share, as determined by the City, to
required
be monitored by
the construction of a southbound
improvements.
SLOPWD, in
auxiliary lane between Prado Road and
consultation with
LOUR.
Caltrans:
T-7(b) To mitigate significant impacts to
The applicant
Prior to final map
Once.
SLOPWD,
the northbound off -ramp from US 101 to
shall provide
recordation,
Caltrans
LOUR, the project will pay fair share
funding for the
compliance shall
traffic mitigation fees to the City, some
required
be monitored by
of which will be applied to the
improvements to
SLOPWD, in
reconstruction of the LOVR interchange,
the LOVR
consultation with
including the lengthening of the
interchange.
Caltrans.
deceleration area to City and Caltrans
standards in the on -going design of the
interchange.
T-9(a) To mitigate significant impacts to
The applicant
Prior to
Once.
SLOPWD
pedestrian and bicycle safety and
shall construct the
occupancy
facilities, the project should implement
required
clearance.
the following measures:
improvements
bicycle and
• Construct sidewalks along the
pedestrian
project's frontage on Madonna Road
facilities.
to close existing gaps,
• Provide public pedestrian access to
the proposed open space areas and
trail easement along the Laguna
Lake Park Extension southwest of
the project site.
T-10(a) To mitigate potential transit
The applicant
Prior to
Once.
SLOPWD, SLO
impacts, the project shall construct
shall construct the
occupancy
Transit
appropriate transit stops, including
required
clearance.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD— Air Pollution Control District
t;ny Or Jan L.UIS LJOISPO
60
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Monitoring
Frequency
Responsible
Agency or
Compliance Verification
Occur
Party
Initial
Date
Comments
turnouts in and around the project site.
improvements to
Potential locations for transit stops
transit facilities.
include the intersection of
Madonna/Dalidio, Prado Road at the
main project driveway and an internal
project transit stop. Locations for the
shelters/turnouts shall be developed in
consultation with SLO Transit and City
of San Luis Obispo staff. Potential
locations include northbound Madonna
Road adjacent to the multi -family
residential parcel, both sides of Dalidio
Drive near the planned signalized
intersections serving the site, the
intersection of Madonna/Dalidio and an
internal project transit stop.
T-12(a) The proposed project shall fund
The applicant
Prior to final map
Once.
SLOPWD
a monitoring study of the segment of
shall provide
recordation,
Oceanaire Drive between Madonna
funding for the
compliance shall
Road and LOVR to assess the effect of
required
be monitored by
traffic from the retail portion of the
monitoring study
SLOPWD.
proposed project. The study shall
and associated
monitor both traffic volumes and travel
traffic calming
speeds using traffic counts and/or
measures.
origin -destination surveys to determine if
traffic is diverting to Oceanaire Drive
from the adjacent arterial streets.
Surveys should be conducted just prior
to the issuance of occupancy permits
and after one year of full project
occupancy. If the surveys show
evidence of an increase in volume (with
the threshold to be determined by the
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
city or $all Luis uDispo
61
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
City), the project should pay for
appropriate mitigation measures. To
mitigate potentially significant impacts of
excessive speed, traffic calming
measures such as curb extensions,
traffic circles, speed humps, raised
crosswalks or intersections, or street
narrowing could be installed. Horizontal
displacement measures should be
favored over vertical displacement
measures to minimize impacts to
emergency vehicles, and all measures
would have to be acceptable to the
City's Public Works Department. More
drastic measures such as diverters and
street closures could be implemented if
the volume of cut -through traffic
becomes excessive. Implementation of
traffic calming measures should only
occur after a comprehensive
neighborhood participation process.
The City's NTM Guidelines details the
process for citizen participation and
development of neighborhood traffic
improvements.
T-13(a) Install traffic signals at
The applicant
Prior to
Once.
SLOPWD
intersections A and C which provide full
shall construct the
occupancy
access including signal interconnect and
required traffic
clearance.
communications from Madonna Road to
signals and
Higuera Street, and install raised
associated
medians at the intersections B and D to
improvements.
restrict turning movements at those
locations to right turns in and out. No
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— . Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD— Air Pollution Control District
city or Salt LUIS UD/SPO
62
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
left-tum in access should be permitted
at intersections B and D. Provide an
additional exit lane and a second
westbound left -turn lane on Dalidio
Drive at intersection C. Required lane
configurations at each intersection are
illustrated on Figure 4-10-22. All traffic
signals on Dalidio Drive should be
interconnected between Madonna Road
and the U.S. 101 northbound ramps.
T-13(b) Coordinate with the SLO
The applicant
Prior to
Once.
SLOPWD
Promenade to realign the north
shall coordinate
occupancy
approach of intersection A to provide
with the SLO
clearance,
signalized ingress and egress and to
Promenade to
compliance shall
provide a more direct travel path across
realign the north
be monitored by
Dalidio Drive. Obtain reciprocal access
approach of
SLOPWD.
agreements for use of parking drive
intersection A and
aisles.
obtain reciprocal
access
agreements.
T-13(c) Coordinate with the Post Office
The applicant
Prior to
Once.
SLOPWD
to reverse vehicle flow through its lot
shall coordinate
occupancy
(i.e., require vehicles to enter at the east
with the post office
clearance,
end of the property and exit at the west
to revise post
compliance shall
end). In addition, delivery vehicles must
office access.
be monitored by
be required to use the same driveways
SLOPWD.
as customers, or provide a new
connection through the project office
property or construct a new driveway
over the adjacent drainage channel to
intersect with the collector street at least
250 feet south of Dalidio Drive.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOP" - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG— California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis Obispo
63
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
In addition to the measures listed above,
The applicant
Prior to
Once.
SLOPWD
the project will modify its proposed site
shall preserve the
occupancy
plan and construct one of the following
required right -of-
clearance.
improvements in order to mitigate
way or implement
impacts to Dalidio Drive under buildout
Mitigation
conditions:
Measure T-13(e).
T-13(d) To mitigate long-term (Buildout
Plus Project) impacts, the applicant shall
preserve right-of-way to construct
Dalidio Drive from the U.S. 101
southbound ramp intersection to
Madonna Road as a five- to six --lane
Parkway Arterial including appropriate
building setbacks pursuant to City code.
The third westbound travel lane should
begin at the southbound ramps
'intersection and terminate into the
westbound right -turn lane at the Dalidio
Drive/Collector Street intersection. The
third eastbound through lane should
begin immediately east of the signalized
main driveway (intersection C) and
extend to the southbound ramps
intersection. The cross-section should
contain 12-foot wide travel lanes, 10-
foot minimum width left turn bays, and a
6-foot wide Class II bike lane in each
direction separated by a raised median.
On both sides of the street, a 6-foot
Wide sidewalk separated from the
traveled way by an 8-foot wide
landscaped parkway should also be
provided. Initial roadway improvements
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans— California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
Wry yr -)an Ltn5 vui5pv
64
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
should be constructed with sidewalks
curb and gutter in their ultimate location,
with a wider than necessary landscaped
median where future widening for the
additional lanes will take place; or,
T-13(e) To mitigate long-term (Buildout
The applicant
Prior to
Once.
SLOPWD
Plus Project) impacts, the applicant shall
shall redesign the
occupancy
redesign the project site so that the new
site or implement
clearance.
collector street will access Dalidio Drive
Mitigation
at the main signalized project driveway
Measure T-13(d).
(C) and construct Dalidio Drive as a five -
to six --lane Parkway Arterial including
appropriate building setbacks pursuant
to City code from the U.S. 101
southbound ramp intersection to
Driveway C. Construct a raised median
island at the existing Promenade Center
private road/driveway so as to preclude
left turns out (to eastbound Dalidio) but
still maintain left turns onto the private
road from Dalidio Drive. This
realignment is illustrated on Figure 4.10-
23.
T-14(a) Construct the proposed
The applicant
Prior to
Once.
SLOPWD
collector street from Dalidio Drive to the
shall construct the
occupancy
south edge of the property as a two-lane
required collector
clearance.
roadway with sidewalks. Preserve right-
street and provide
of -way and setbacks on -site to
funding for
accommodate a three -lane roadway
associated.
with a center two-way left -turn lane,
sidewalks and bicycle lanes in both
directions from the south edge of the
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
65
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
property to LOVR. The project will be
responsible for bonding or providing
another appropriate security for roadway
improvements not constructed as part of
initial project development.
T-15(a) The office portion of the site
Design the office
Prior to
Once.
SLOPWD
should be designed to provide at least
portion of the
occupancy
two vehicular access driveway on the
project to provide
clearance.
proposed collector street and/or
at least two
Madonna Road. Additional driveways
vehicular access
could be gated with keys provided to fire
driveways on the
department staff for emergency use
proposed
only.
collector street
and/or Madonna
Road.
LAND USE
LU-1(a) Pedestrian Access to
Identify
Prior to
Once.
SLOPWD
Commercial Center. All commercial
pedestrian
occupancy
buildings that abut a public street should
circulation and
clearance.
have an entrance onto the street or
improvements on
provide a continuous sidewalk from the
project access
street to the main entrance of the
plans. Upon
building. The project shall provide
SLOPWD review
explicit and clear pedestrian
of pedestrian
connections from its commercial retail
plans, implement
component to the commercial retail
required
development immediately north across
pedestrian
the Prado Road extension, with safe
improvements.
and visually prominent street crossings
in accordance with the City's Policy on
Pedestrian Crosswalks, adopted
January 2000.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
c►ry or san LUIS VDISpo
66
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
LU-2(a) Avigation easements, which
The avigation
SLOCDD staff
Once.
SLOCDD
provide important disclosure information
easement and
shall review the
to prospective buyers and lessees, shall
disclosure shall
disclosure
be required. Easements shall be in the
be provided by
statement at the
form approved by the County of San
the property
time of project
Luis Obispo, (per Part_150, Airport
transferor to
completion.
Compatibility Planning, of the Federal
prospective
Aviation Regulations) which stipulates
property owners
that commercial and office property on
or lessees upon
the site would be exposed to aircraft
the transfer of
noise, and provides legal protection to
real property or
the airport, City and County against
rental agreements
noise lawsuits. These easements shall
on the project
also grant the airport the right to
site.
maintain the safety of airspace,
including the right to clear any
obstructions into that airspace.
LU-2(b) In accordance with state law,
The disclosure
SLOCDD staff
Once.
SLOCDD
the seller or lessor of property within the
shall be provided
shall review the
project site shall disclose to potential
by the property
disclosure
buyers or lessees that aircraft overflights
transferor to
statement at the
occur, and that such flights may result in
prospective
time of project
periodic increases in noise levels within
property owners
completion.
the area.
or lessees upon
the transfer of
real property or
rental agreements
on the project
site.
LU-2(c) Buildings within the project
Building design
SLOCDD staff
Once.
SLOCDD
area shall incorporate non -reflective
materials shall be
shall review
roofing material and roof -mounted
submitted for
buildinq materials
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
City of San Luis Obispo
67
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
equipment in order to minimize glare
SLOCDD review.
prior to issuance
impacts to passing aircraft.
of building
permits.
LU-3(a) All real property transactions
The applicant
SLOCDD staff
Once.
SLOCDD
shall comply with the property
shall provide to
shall review
acquisition and relocation standards of
SLOCDD
compensation
the State of California, the Caltrans
evidence of
prior to
Relocation Assistance Program, and the
compensation of
displacement.
federal Uniform Relocation Assistance
affected
and Real Property Acquisition Policies
businesses.
Act of 1970, as amended. Property
owners shall be compensated in
accordance with fair market values
based on appraisals. Business owners
shall be compensated based on an
assessment of the value of the business
and any loss of goodwill. All efforts shall
be made to identify relocation
opportunities for affected businesses
that would reduce the loss of goodwill
and historic patronage. Wherever
feasible, assistance shall be made
available in identifying suitable
relocation sites within the service area
of existing businesses.
LU-4(a) Provisions for future access to
The applicant
Prior to issuance
Review plans
SLOPWD
undeveloped parcels located at the
shall design the
of grading permits
once. Site
northeastern quadrant of the
interchange and
for the
inspect. as
interchange (APN 053-04-034) shall be
associated.
interchange.
necessary
incorporated into the design of the
improvements to
during
interchange and associated
maintain future
construction.
improvements.
I access.
Key: SLOCDD- San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
city of Sall LUIS VDISPO
68
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
LU-4(b) Prior to the initiation of
The applicant
Prior to issuance
Review
SLOPWD
construction of the proposed
shall provide a
of grading permits
program
interchange and associated
public
for the
once. Site
improvements, the applicant shall
outreach/commun
interchange.
inspect as
coordinate with the City to establish a
ity liaison
necessary
public outreach/community liaison
program to
during
program to provide a point of contact
provide a. point of
construction.
with businesses that will be affected by
contact with
construction. The program shall
businesses that
maintain a hotline to take messages and
will be affected by
to provide updates in construction
construction.
scheduling and road closures, detours,
and alternative access points.
LU-4(c) As feasible and appropriate,
The project
Prior to issuance
Review
SLOPWD
temporary signage shall be installed by
applicant shall
of grading
signage
the project applicant in consultation with
install .temporary
permits.
once. Site
the City Public Works Department
signage.
inspect as
notifying the public of road closures or
necessary
detours and the expected duration of the
during
closure.
construction.
LU-4(d) The applicant shall minimize
The applicant
During
As necessary
SLOPWD
temporary disruptions of access to
shall coordinate
construction.
during
businesses in the area of the proposed
construction to
construction.
interchange and associated
provide alternate
improvements by coordinating
access points and
construction to provide alternate access
ensure that all
points and by ensuring that all
businesses have
businesses have at least one open
at least one open
driveway during construction.
driveway during
construction.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC— Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD— Air Pollution Control District
City of San Luis Obispo
69
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Approval
Action
Required
When
Monitoring to
Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial
Date
Comments
LU-4(e) Provisions for emergency
The applicant
Review plan prior
Review plan
SLOPWD,
access to the area located south of San
shall prepare a
to issuance of
once. Site
SLOFD
Luis Obispo Creek along Elks Lane shall
Construction
grading permits.
inspect as
be made'by the project applicant
Period Emergency
Site inspect as
necessary
throughout the construction period and
Access Plan and
necessary during
during
following completion of construction.
provide
construction.
construction.
Plans for interim access shall be
emergency
provided by the applicant to the City of
access to the
San Luis Obispo Fire, Police, and Public
area located
Works Departments. Prior to the
south of San Luis
initiation of construction, the applicant
Obispo Creek
shall coordinate with the California
along Elks Lane
Highway Patrol, San Luis Obispo City
Police Department, San Luis Obispo
City Fire Department, San Luis Obispo
City Public Works Department, County
Sheriffs Department, County Fire
Districts, and local public and private
ambulance and paramedic providers in
the area to prepare a Construction
Period Emergency Access Plan. The
Emergency Access Plan shall identify
phases of the project and construction
scheduling, and shall identify
appropriate alternative emergency
access routes. During construction, the
applicant shall review and update the
Emergency Access Plan as necessary
based on the work scheduling. The
public outreach program shall be
responsible for notifying emergency
services of any changes in emergency
access and providing details regarding
alternative access routes. In addition,
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB— Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
ciry Or -)an z-uts vuspu
70
Dalidio/San Luis Marketplace Annexation and Development Project EIR
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of
Action
When
Monitoring
Responsible
Compliance Verification
Approval
Required
Monitoring to
Frequency
Agency or
Occur
Party
Initial
Date
Comments
the Emergency Access Plan shall
specify alternative access routes in the
event of flooding to this area during and
following construction.
Key: SLOCDD - San Luis Obispo Community Development Department SLOFD - San Luis Obispo Fire Department Caltrans — California Department of Transportation
SLOPWD - San Luis Obispo Public Works Department RWQCB — Regional Water Quality Control Board DTSC — Department of Toxic Substances Control
SLOAPCD - San Luis Obispo County Air Pollution Control District CDFG — California Department of Fish and Game APCD — Air Pollution Control District
city of San LUIS UDISp0
71
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ROAD RIGI
rl�4'
0 500 1000
1 INCH = 500 FEET
EXHIBIT B: PREZONING
LEGEND
® C-R-PD, RETAIL - COMMERCIAL WITH THE PLANNED DEVELOPMENT OVERLAY
® OS, OFFICE WITH SPECIAL CONSIDERATION OVERLAY
Ka C/OS-40, CONSERVATION/OPEN SPACE, WITH A 40 -ACRE MINIMUM PARCEL SIZE
AG, AGRICULTURAL
® RJS, MEDIUM - HIGH DENSITY RESIDENTIAL WITH THE SPECIAL CONSIDERATION OVERLAY
® ROAD RIGHT OF WAY
SOURCE: CANNON ASSOCIATES,
JUNE 28, 2004