HomeMy WebLinkAboutPC 08-09-2017 PH ITEM 1
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Public meeting to consider the Avila Ranch project, including related entitlements
and the associated Final Environmental Impact Report (EIR). The project entitlements include
an update to the Airport Area Specific Plan, General Plan Amendment, Rezone, Development
Plan, Vesting Tentative Tract Map, and Development Agreement. (The Development
Agreement will be considered as a separate item by the Planning Commission.)
PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: JFRickenbach@aol.com
FILE NUMBERS: GENP 1319-2015 FROM: Doug Davidson, Deputy Director
SPEC/ER 1318-2015
SBDV 2042-2015
RECOMMENDATION: Recommend to the City Council that they take the following actions
as contained in the attached Resolution (Attachment 1): 1) certify the Final EIR, adopt
appropriate CEQA Findings and Statement of Overriding Considerations, and adopt a Mitigation
Monitoring and Reporting Plan; 2) approve the Airport Area Specific Plan Amendment, General
Plan Amendment and Rezone; 3) approve the Avila Ranch Development Plan based on findings
that the project is consistent with the General Plan and Airport Area Specific Plan as amended;
and 4) approve Vesting Tentative Tract Map No. 3089.
SITE DATA
Applicant
Representative
Proposed General
Plan and Zoning
Site Area
Environmental
Status
Avila Ranch, LLC
Stephen Peck, AICP
Low, Medium, Medium-High, &
High Density Residential (R-1,
R-2, R-3, & R-4); Neighborhood
Commercial (C-N); Public Facility
(PF); & Conservation/Open Space
(C/OS)
150 acres
A Final EIR is available for review.
SUMMARY
Avila Ranch, LLC has proposed a new, primarily residential development with up to 720 units
on a 150-acre site north of Buckley Road within the boundaries of the Airport Area Specific Plan
(“AASP”). The project would also include a “Town Center” with 15,000 square feet of
neighborhood-serving retail and office uses next to a neighborhood park, as well as the
Meeting Date: August 9, 2017
Public Hearing Item Number: 1
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preservation of some of the existing onsite agricultural uses and open space. The project as
proposed is envisioned to implement the policies and development parameters as articul ated in
the recent Land Use and Circulation Elements (LUCE) update, other elements of the General
Plan, AASP, and the City’s Community Design Guidelines.
A Final EIR has been prepared for the project, and is available on the City’s website at:
https://tinyurl.com/yae2byxp
1.0 SITE INFORMATION
Please refer to the staff report for the Planning Commission hearing of June 28 & 29, which is
available for review online at the following location:
http://opengov.slocity.org/WebLink/1/doc/65871/Page1.aspx
2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review and provide a recommendation to City Council on
the Public Hearing Draft Development Plan and related entitlements, including an update to the
Airport Area Specific Plan, as well as a General Plan Amendment, Rezone, Development Plan,
Vesting Tentative Tract Map, Development Agreement, and the Final EIR, which addresses
these project entitlements. The Commission will make recommendations to the City Council on
certifying the Final EIR and various project entitlements as conditioned in the Resolution and
attached to the staff report as Attachment 1. (The Development Agreement will be considered as
a separate item by the Planning Commission, and is not part of the Resolution attached to this
staff report.)
3.0 PREVIOUS PLANNING COMMISSION REVIEW
The June 28 & 29 staff report describes past Planning Commission input on the project prior to
that date. At the public hearings of June 28, June 29, and July 12, 2017, the Commission
provided focused input on the following aspects of the proposed project:
• Final Environmental Impact Report
• Airport Area Specific Plan Amendment
• General Plan Amendment/Rezone
• Avila Ranch Development Plan
• Vesting Tentative Tract Map
There were 28 public speakers at the June 28 hearing, and an additional two speakers on June 29.
There were 17 speakers at the July 12 hearing, 4 of whom had previously given testimony on
June 28. Pursuant to the discussion at the three meetings, the Planning Commission consensus
was that the Final EIR adequately described and analyzed the proposed project, and the
Development Plan was consistent with the intent of the amended General Plan and Airport Area
Specific Plan as it relates to the project site. The Planning Commission also concurred that the
Vesting Tentative Tract Map accurately reflected the intent of the Specific Plan and
Development Plan. However, the Planning Commission made certain recommendations with
respect to the Final EIR/CEQA Findings, as well as the Vesting Tentative Tract Map conditions.
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The Planning Commission also asked for additional clarification on how the project would
provide for affordable housing. These items are addressed below.
3.1 Final Environmental Impact Report Certification and CEQA Findings
The Planning Commission agreed that the Final EIR adequately described and analyzed the
proposed project, and that the document included appropriate mitigation measures to reduce
potential impacts to the extent feasible. These mitigation measures are included in a
Mitigation Monitoring and Reporting Program within the Final EIR, and also included within
the attached Resolution in the CEQA Findings (Attachment 1, Exhibit A).
Based on this, the Planning Commission is asked to recommend that the City Council certify
the Final EIR, including CEQA Findings that support the proposed project and a Statement
of Overriding Considerations to address the identified significant and unavoidable impacts
described in the Final EIR. The Final EIR identifies the following significant and
unavoidable impacts:
• Agricultural Resources – conversion of historically cultivated farmland to urban
development. (Note that this issue was previously evaluated in the Final EIR for both
the AASP and LUCE. As a result of both actions, the site was redesignated to non -
agricultural uses, and annexed to the City as such. However, the impact addresses
the physical conversion of the land itself, not the pre-existing regulatory change.)
• Air Quality – short and long-term construction emissions of ROG and NOx, and
operational air pollutant emissions associated with vehicle trips from the project;
consistency with the Clean Air Plan.
• Noise – short-term construction noise.
• Transportation and Traffic – impacts to intersection capacities at Buckley Road/SR
227.
With respect to the CEQA Findings, the Planning Commission recommended that the
Statement of Overriding Considerations be augmented to address the following additional
public benefits that would be realized as a result of project approval to offset the potentially
unmitigated environmental impacts described above:
• That local employees will be given first preference to purchase a residence within the
project, which is intended to improve the local jobs-housing balance, and reduce
commute lengths and resulting impacts related to air quality and greenhouse gas
emissions; and
• In order to promote housing affordability, owner occupancy will be required, which
will reduce pressure from outside speculative buyers, a phenomenon that tends to
drive up housing prices.
The Planning Commission’s recommendations regarding the CEQA Findings and Statement
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of Overriding Considerations will be forwarded to the City Council, which will need to adopt
them as the basis of CEQA compliance if it chooses to approve the proposed project.
3.2 Recommended Modifications to the Vesting Tentative Tract Map Conditions
As noted above, the Planning Commission concurred with the Vesting Tentative Tract Map
as conditioned, but asked for clarification on two proposed conditions that relate to roadway
design. The first relates to the design of Earthwood Lane, specifically that it be designed to
allow for sufficient on-street parking to minimize potential negative impacts to existing
businesses along that roadway. The Planning Commission consensus was that the roadway
could be designed with on-street parking on one side, and a bike lane on the other, subject to
the Public Works Department outreach to potentially affected businesses.
As a result, the addition of the following language to Condition 101 is proposed:
The existing section of Earthwood lane shall be restriped to add Class II bike lanes by
removing parking on one side of the street. The striping design shall be determined as
part of preparation of the Public Improvement Plans in consultation with surrounding
property owners.
In response to discussion at Planning Commission related to the feasibility and timing of a
possible left turn lane at Venture Drive, staff proposes that Condition 125 be modified as
follows:
Condition 125. The developer shall design and install a southbound left turn lane on
Vachell Lane at Venture per City Engineering Standards if the improvement is
determined to be feasible to the satisfaction of the Public Works director. If determined to
be infeasible this condition is waived. The City Council may consider exercising its
power of eminent domain to acquire any off-site right-of-way dedication necessary to
complete these improvements as provided in the Government Code section 66462.5.
The intent of this modification is to allow for the Public Works Director the discretion to
consider whether or not this roadway modification will actually be needed to address
possible impacts, especially considered in the context of whether necessary right-of-way
acquisition could introduce other impacts related to resource protection.
The US 101 Corridor Mobility Master Plan calls for ramp metering at the Los Osos Valley
Road & S. Higuera Interchanges. Although no project impacts have been identified at these
locations, CalTrans has requested that the project participate in implementation of these
planned improvements. In response to this request staff proposes an additional condition as
follows:
Condition 126. Prior to issuance of building permits for Phase 1, the developer shall
design a ramp meter for the SB 101 On-Ramp at Los Osos Valley Road as identified in
the US 101 Corridor Mobility Master Plan and submit the plans to CalTrans for
approval and encroachment permit to construct. The applicant shall construct the ramp
meter within 6 months of CalTrans issuance of the encroachment permit. The ramp meter
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shall be constructed prior to occupancy of the 75th unit. The applicants share of this cost
is established at 3%, costs above and beyond this fair share proportion are eligible for
crediting against Los Osos Valley Road Interchange Sub Area Impact fees.
Prior to issuance of building permits for Phase 1 the developer shall also design a ramp
meter for the SB 101 On-Ramp at S. Higuera at identified in the US 101 Corridor
Mobility Master Plan and submit the plans to CalTrans for approval.
3.3 Affordable & Workforce Housing
The Planning Commission asked for additional clarification related to the project’s provision
of affordable and workforce housing. The Planning Commission also appointed Vice-Chair
Fowler to represent the Commission and meet with staff to review the affordable and
workforce housing plan in more detail. This meeting was held on July 26th.
As proposed by the applicant in consultation with City staff, and presented at the July 12
Planning Commission meeting, the project’s affordable and workforce housing plan includes
design and development strategies that serve to provide lower cost housing by providing for a
range of housing sizes and types, greater number of lower income Inclusionary housing units
than required by Ordinance, local preference, owner occupancy restrictions, workforce
housing incentive program and down payment assistance. The affordable and workforce
housing plan is included as Attachment 2 to the staff report and it is also a part of the
Development Agreement for the project. In summary, the affordable and workforce housing
plan includes the following key components:
Inclusionary Housing:
• 71 inclusionary housing units required and provided through a combination of
construction, dedicated land and payment of in-lieu fees
• 32 low income units provided where 23 are required by Ordinance
• Majority of units provided in phases 1-3
• Dedicated one acre site for an affordable housing development
Workforce Housing:
• 25 workforce housing units (121-160% of area median income)
• 10 year deed restriction that resets with new income qualified buyer upon sale within
the 10 year period
• Revolving down payment assistance fund (approximately $500,000)
• Workforce housing program and down payment assistance fund administered by the
City
4.0 PROJECT SUMMARY AND DISCUSSION
The project is the development of a major new City neighborhood, which will be governed by a
Development Plan within the framework of the existing Airport Area Specific Plan. Other
necessary project entitlements to allow development of the Avila Ranch area (identified as
Specific Focus Area SP-4 in the City’s General Plan) are listed below:
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• Airport Area Specific Plan (AASP) Amendment
• General Plan Amendment
• Rezone
• Development Plan
• Vesting Tentative Tract Map
• Development Agreement
The first five of these were discussed and analyzed in the Planning Commission staff reports for
June 28 & 29, and July 12th. In the case of the Development Plan, recommended modifications
arising from the June 28 and 29 Planning Commission hearings were discussed in Section 3.1 of
the July 12 staff report.
The Development Agreement will be described and analyzed in a separate staff report for the
Planning Commission’s consideration as part of the August 9th meeting agenda.
5.0 NEXT STEPS
If the Planning Commission recommends project approval in accordance with the attached
Resolution, and it recommends approval of the related Development Agreement in a separate
agenda item, these are the next steps in the process:
• City Council Considers Project. The City Council will review the Planning Commission
and Architectural Review Commission recommendations, and consider the project.
• AB 1600 Fee Program Update and Community Facilities District Formation. Based in
part on input received at a future joint Planning Commission/City Council workshop, the
City’s AB 1600 fee program will be updated. A CFD is also proposed for the project,
which will require City Council action.
• Project Development. Once the Development Agreement is approved, and necessary fee
structures are in place, the City’s approved project entitlements will become effective.
6.0 ATTACHMENTS
1. Resolution recommending approval of project-related entitlements to the City Council
(including CEQA Findings, Statement of Overriding Considerations, and mitigation
measures and project conditions associated with the Vesting Tentative Tract Map)
2. Affordable and Workforce Housing Plan
The Avila Ranch Final EIR, Development Plan, Vesting Tentative Tract Map and Airport Area
Specific Plan Legislative Draft are available for review online at the following location:
https://tinyurl.com/ydx3d52r
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RESOLUTION NO. ______ (2017 Series)
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SAN LUIS OBISPO
RECOMMENDING CERTIFICATION OF THE FINAL EIR FOR, AND
APPROVAL OF, THE AVILA RANCH DEVELOPMENT PLAN, AIRPORT
AREA SPECIFIC PLAN AMENDMENT, GENERAL PLAN AMENDMENT,
REZONE, AND VESTING TENTATIVE TRACT MAP NO. 3089
FOR PROPERTY LOCATED AT 175 VENTURE DRIVE
(GENP 1319-2015; SPEC/ER-1318-2015; SBDV 2042-2015
a.k.a. “AVILA RANCH PROJECT”)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings on the Avila Ranch project June 28, June 29, July 12, and August 9, 2017; and
WHEREAS, the Planning Commission hearings were for the purpose of formulating and
forwarding recommendations to the City Council of the City of San Luis Obispo regarding the
project; and
WHEREAS, notices of said public hearing were made at the time and in the manner required
by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo to
recommend to the City Council certification of the Final Environmental Impact Report (EIR) and
approval of the Avila Ranch Development Plan, Airport Area Specific Plan Amendment, General
Plan Amendment, Rezone, and Vesting Tentative Tract Map (“Avila Ranch Project”). This
resolution is based on the following CEQA Findings, Mitigation Measures, Development Plan
Modifications, and Map Conditions, with associated project findings:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring Program.
Based upon all the evidence, the Planning Commission makes the following CEQA findings in
support of the Avila Ranch Project:
1. The Avila Ranch Development Plan Final Environmental Impact Report (FEIR) was prepared
in accordance with the California Environmental Quality Act (CEQA) and the State CEQA
Guidelines, adequately addressing impacts associated with the proposed project; and
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2. The proposed project is consistent with the requirements of the Avila Ranch Development
Plan Final Environmental Impact Report (FEIR) as proposed based on the attached Findings
and Statement of Overriding Considerations prepared consistent with CEQA Guidelines
Sections 15091 and 15093, and this approval incorporates those FEIR mitigation measures as
applicable to VTM #3089, as detailed below, and described more fully in the attached “Findings
of Fact and Statement of Overriding Considerations” document.
3. All potentially significant effects were analyzed adequately in the referenced FEIR, and
reduced to the extent feasible, provided the following mitigation measures are incorporated
into the project and the mitigation monitoring program.
AVILA RANCH FEIR MITIGATION MEASURES
Agricultural Resources Mitigation
AG-1. The Applicant shall establish an offsite agricultural conservation easement or pay in-lieu fees
to a City designated fund dedicated to acquiring and preserving agricultural land. While the City’s
priority is that such agricultural land be acquired in the closest feasible proximity to the City,
mitigation may be implemented using one of the following options:
a. The Applicant shall ensure permanent protection of farmland of equal area and quality, which
does not already have permanent protection, within the City of San Luis Obispo, consistent with
City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant shall identify and purchase or
place in a conservation easement a parcel of land of at least 71 acres of equal quality farmland,
or provide in-lieu fees to allow the City to complete such an acquisition.
b. If no suitable parcel exists within the City limits, the Applicant shall identify and purchase or
place in a conservation easement a parcel of farmland, of equal quantity and quality, within the
City’s Sphere of Influence that is threatened by development of nonagricultural uses. The parcel
shall be placed in an agricultural conservation easement (refer to Figure 2 in the Land Use
Element for City Sphere of Influence). The Applicant may also provide in-lieu fees to allow the
City to complete such an acquisition.
c. In the event that no suitable land is available within the City limits or City’s Sphere of Influence,
the Applicant shall identify and purchase or place in a conservation easement a parcel of
farmland, of equal quantity and quality, within the City’s urban reserve or greenbelt that is
threatened by development of nonagricultural uses. This parcel shall be placed in an agricultural
conservation easement (refer to Figure 1 in the Land Use Element for City Planning Area). The
Applicant may also provide in-lieu fees to allow the City to complete such an acquisition.
In the event that no suitable land for an agricultural conservation easement is available for purchase
within the City limits, the City’s Sphere of Influence, or urban reserve or greenbel t Planning Area,
the Applicant shall identify and purchase or place in a conservation easement a parcel of farmland,
of equal quantity and quality, within County lands (e.g., agricultural lands north and south of
Buckley Road) that is considered to be threatened by the conversion to nonagricultural use. This
parcel shall be placed in an agricultural conservation easement. The Applicant may also provide in-
lieu fees to allow the City to complete such an acquisition. The Applicant shall demonstrate that
such land is as close in proximity to the City as feasible.
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AG-2a. To address potential agricultural land use conflicts, the Applicant shall coordinate with the
City and County to fund installation of fencing and signs along Buckley Road to minimize potential
for increases in trespass and vandalism of adjacent agricultural areas. Along the south side of Buckley
Road, the use of three strand barbwire fencing would be acceptable. Along the north side of the
Buckley Road extension bordering the Class I bike path, spit rail fencing shall be installed or other
fencing acceptable to the County.
AG-2b. To reduce the potential for noise, dust, and pesticide drift to affect future Project residents,
the Applicant shall ensure that Project landscape plans include planting of a windrow of trees and
shrubs along the proposed southern landscape berm and eastern Project site boundary at a sufficient
density to buffer the site from surrounding agricultural operations.
AG-2c. To augment the existing 100-foot agricultural buffer to the Caltrans property to the west of
the Project site, the Applicant shall add a 20-foot hedgerow/windrow of trees and vegetation along
the east side of Vachell Lane.
Air Quality Mitigation
AQ-1a. A Construction Activity Management Plan (CAMP) shall be included as part of Project
grading and building plans and shall be submitted to the APCD and to the City for review and
approval prior to the start of construction. In addition, the contractor or builder shall designate a
person or persons to monitor the dust control program and to order increased watering, as necessary,
to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when
work may not be in progress. The name and telephone of such persons shall be provided to the APCD
prior to land use clearance for map recordation and grading. The plan shall include but not be limited
to the following elements:
1. A Dust Control Management Plan that encompasses the following dust control measures:
• Reduce the amount of disturbed area where possible;
• Water trucks or sprinkler trucks shall be used during construction to keep all areas of
vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this
would require twice-daily applications. All dirt stock pile areas should be sprayed daily as
needed. Increased watering frequency would be required when wind speeds exceed 15
miles per hour (mph). Reclaimed water or the onsite water well (non-potable) shall be used
when possible. The contractor or builder shall consider the use of an APCD-approved dust
suppressant where feasible to reduce the amount of water used for dust control;
• All dirt stock-pile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved Project revegetation and
landscape plans should be implemented as soon as possible following completion of any
soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with a fast germinating native grass seed and watered until
vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the APCD;
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• All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as
possible. In addition, building pads should be laid as soon as possible after grading unless
seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface
at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard in accordance with California Vehicle Code Section
23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers with reclaimed water should be used where feasible;
• All of these fugitive dust mitigation measures shall be shown on grading and building
plans; and
• The contractor or builder shall designate a person or persons to monitor the fugitive dust
control emissions and enhance the implementation of the measures as necessary to
minimize dust complaints, reduce visible emissions below 20 percent opacity, and to
prevent transport of dust offsite. Their duties shall include holiday and weekend periods
when work may not be in progress. The name and telephone number of such persons shall
be provided to the APCD Compliance Division prior to the start of any grading, earthwork
or demolition.
2. Implementation of the following BACT for diesel-fueled construction equipment, where
feasible. The BACT measures shall include:
• Use of Tier 3 and Tier 4 off-road equipment and 2010 on-road compliant engines;
• Repowering equipment with the cleanest engines available; and
• Installing California Verified Diesel Emission Control Strategies.
3. Implementation of the following standard air quality measures to minimize diesel emissions:
• Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
• Fuel all off-road and portable diesel powered equipment with CARB-certified motor
vehicle diesel fuel (non-taxed version suitable for use off-road).
• Use diesel construction equipment meeting CARB’s Tier 2 certified engines or cleaner
off-road heavy-duty diesel engines, and comply with the State off-Road Regulation;
• Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOx
exempt area fleets) may be eligible by proving alternative compliance;
• On- and off-road diesel equipment shall not be allowed to idle for more than five
minutes. Signs shall be posted in the designated queuing areas to remind drivers and
operators of the five-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors in not permitted;
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• Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and,
• Use alternatively fueled construction equipment onsite where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel.
4. Tabulation of on- and off-road construction equipment (age, horse-power, and miles and/or
hours of operation);
5. Schedule construction truck trips during non-peak hours (as determined by the Public Works
Director) to reduce peak hour emissions;
6. Limit the length of the construction work-day period; and
7. Phase construction activities, if appropriate.
AQ-1b. To reduce ROG and NOx levels during the architectural coating phase, low or no VOC-
emission paint shall be used with levels of 50 g/L or less, such as Benjamin Moore Natura Paint
(Odorless, Zero VOC Paint). The Applicant or builder shall consider additional measures to reduce
daily and quarterly ROG and NOx levels related to architectural coatings, such as extending coating
applications by limiting daily coating activities.
AQ-1c. In order to further reduce Project air quality impacts, an offsite mitigation strategy shall be
developed and agreed upon by the developer, City, and APCD at least three months prior to the
issuance of grading permits, including added funding for circulation improvements and transit
operations. Such funding may be in the form of cash payment or included as part of the obligation of
the Community Facilities District. The Applicant shall provide this funding at least two months prior
to the start of construction to help facilitate emission offsets that are as real-time as possible. Offsite
mitigation strategies shall include one or more of the following:
• Replace/repower San Luis Obispo Regional Transit Authority (SLORTA) transit buses;
• Purchase VDECs for transit buses; and
• Fund expansion of existing SLORTA transit services.
AQ-2a. The Applicant shall include the following:
• Water Conservation Strategy: The Applicant shall install fixtures with the EPA WaterSense
Label, achieving 20 percent reduction indoor. The Project shall install drip, micro, or fixed
spray irrigation on all plants other than turf, also including the EPA WaterSense Label,
achieving 15 percent reduction in outdoor landscaping.
• Solid Waste: The Applicant shall institute recycling and composting services to achieve a 15
percent reduction in waste disposal, and use waste efficient landscaping.
• Fugitive Dust: The Applicant shall replace ground cover of at least 70 percent of area
disturbed in accordance with CARB Rule 403.
• Energy Conservation Strategy: The Applicant shall install additional solar and alternative
energy features (e.g., solar panels on commercial buildings; solar canopies over commercial
parking areas).
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AQ-2b. Consistent with standard mitigation measures set forth by the APCD, Projects generating
more than 50 lbs/day of combined ROG + NOx or PM10 shall implement all feasible measures within
Table 3-5 of the Air Quality Handbook.
Biological Resources Mitigation
BIO-1a. The Applicant shall prepare and implement a Biological Mitigation Plan that identifies
construction-related staging and maintenance areas and includes Project-specific construction best
management practices (BMPs) to avoid or minimize impacts to biological resources, including all
measures needed to protect riparian woodland along Tank Farm Creek, minimize erosion, and retain
sediment on the Project site. Such BMPs shall include (but not be limited to) the following:
1. Construction equipment and vehicles shall be stored at least 100 feet away from Tank Farm
Creek and adjacent riparian habitat, and all construction vehicle maintenance shall be performed
in a designated offsite vehicle storage and maintenance area.
2. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced with
orange construction fencing and signed to prohibit entry of construction equipment and
personnel unless authorized by the City. Fencing should be located a minimum of 20 feet from
the edge of the riparian canopy or top of bank, whichever is further from the creek, and shall be
maintained throughout the construction period for each phase of development.
3. In the event that construction must occur within the creek or 20-foot creek setback, a biological
monitor shall be present during all such activities with the authority to stop or redirect work as
needed to protect biological resources.
4. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset, whichever is
sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk activity period) species.
No construction night lighting shall be permitted within 100 yards of the top of the creek banks.
5. Construction equipment shall be inspected at the beginning of each work day to ensure that no
wildlife species is residing within any construction equipment (e.g., species have not climb ed
into wheel wells, engine compartments, or under tracks since the equipment was last parked).
Any sensitive wildlife species found during inspections shall be gently encouraged to leave the
Project site by a qualified biologist or otherwise trained and City-approved personnel.
6. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned from the
Project site and recycled or disposed of to the satisfaction of the Regional Water Quality Control
Board (RWQCB).
7. All trash and construction debris shall be picked up and properly disposed at the end of each
day and waste dumpsters shall be covered with plastic sheeting at the end of each workday and
during storm events. All sheeting shall be carefully secured to withstand weather conditions.
8. The Applicant shall implement erosion control measures designed to minimize erosion and
retain sediment on the Project site. Such measures shall include installation of silt fencing, straw
waddles, or other acceptable erosion control devices along the perimeter of Tank Farm Creek
and at the perimeter of all cut or fill slopes. All drainage shall be directed to sediment basins
designed to retain all sediment onsite.
9. Concrete truck and tool washout should occur in a designated location such that no runoff will
reach the creek.
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10. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the beginning of
each work day to ensure that no wildlife species is present. Any sensitive wildlife species found
during inspections shall be gently encouraged to leave the Project site by a qualified biologist
or otherwise trained and City-approved personnel. Trenches will remain open for the shortest
period necessary to complete required work.
Existing facilities and disturbed areas shall be used to the maximum extent possible to minimize the
amount of disturbance of undeveloped areas and all construction access roads and staging areas shall
be located to avoid high quality habitat and minimize habitat fragmentation.
BIO-1b. The Applicant shall retain a qualified Environmental Monitor, subject to review and
approval by the City and in consultation with CDFW, RWQCB, and USFWS to oversee compliance
of the construction activities with the Biological Monitoring Plan and applicable laws, regulations,
and policies. The Environmental Monitor shall monitor all construction activities, conduct a
biological resources education program for all construction workers prior to the initiation of any
clearing or construction activities, and provide quarterly reports to the City regarding construction
activities, enforcement issues and remedial measures. The Environmental Monitor shall be
responsible for conducting inspections of the work area each work day to ensure that excavation
areas, restored habitats, and open water habitats in the area do not have oil sheen, liquid oil, or any
other potential exposure risk to wildlife. If any exposure risk is identified, the Environmental Monitor
shall implement measures that could include, but are not limited to, hazing, fencing, and wildlife
removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within 50
feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats to
be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall inspect
construction and sediment control fencing each work day during construction activities to ensure that
sensitive species are not exposed to hazards. Any vegetation clearing activities shall be monitored by
the biologist and/or Environmental Monitor.
BIO-2b. The Biological Mitigation Plan shall provide details on timing and implementation of
required habitat restoration and shall be prepared in consultation with the City’s Natural Resource
Manager and CDFW. A copy of the final plan shall be submitted to the City for review and approval.
The plan shall be implemented by the Project Applicant, under supervision by the City and
Environmental Monitor, and:
1. Characterize the type, species composition, spatial extent, and ecological functions and values
of the wetland and riparian habitat that will be removed, lost, or damaged.
2. Describe the approach that will be used to replace the wetland and riparian habitat removed,
lost, or adversely impacted by the Project, including a list of the soil, plants, and other materials
PH 1 - 13
that will be necessary for successful habitat replacement, and a description of planting
methods, location, spacing, erosion protection, and irrigation measures that will be needed.
Restoration and habitat enhancement shall include use of appropriate native species and
correction of bank stabilization issues. Wetland restoration or enhancement areas shall be
designed to facilitate establishment of wetland plants such as willows, cottonwoods, rushes,
and creeping wild rye.
3. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through 2e below and the findings in the Biological
Report (Appendix I).
4. Describe the program that will be used for monitoring the effectiveness and success of the
habitat replacement approach.
5. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
6. Describe the criteria that will be used to evaluate the effectiveness and success of the habitat
replacement approach.
7. Indicate the timing and schedule for the planting of replacement habitat.
8. Habitat restoration or enhancement areas shall be established within the Project boundaries,
adjacent to and contiguous with existing wetlands to the maximum extent possible. Habitats
suitable for Congdon’s tarplant and other native wetland species shall be created onsite. If
Congdon’s tarplant is found in areas proposed for disturbance, the affected individuals shall
be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space area. A
management plan for the species shall be developed consistent with applicable scientific
literature pertinent to this species.
9. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s), and
shall be maintained and monitored for a minimum of five years. If sufficient onsite mitigation
area is not practicable, an offsite mitigation plan shall be prepared as part of the Biological
Mitigation Plan and approved by permitting agencies.
10. The Biological Mitigation Plan shall identify appropriate restoration and enhanc ement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat, including
a detailed planting plan and maintenance plans using locally obtained native species and
include habitat enhancement to support native wildlife and plant species.
11. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
12. Habitat restoration or enhancement areas shall be maintained weekly for the first three years
after Phase completion and quarterly thereafter. Maintenance shall include eradication of
noxious weeds found on California Department of Food and Agriculture Lists (CDFA) A and
B. Noxious weeds on CDFA list C may be eradicated or otherwise managed.
13. Mitigation implementation and success shall be monitored quarterly for the first two years
after completion of each Phase, semi-annually during the third year, and annually the fourth
and fifth years. Annual reports documenting site inspections and site recovery status shall be
prepared and sent to the County and appropriate agencies.
BIO-2c. Within the required Biological Mitigation Plan, all temporary and permanent impacts to
riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
PH 1 - 14
1. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
2. Permanent impacts to state jurisdictional areas, including isolated wetlands within agricultural
lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored and enhanced habitat
to impacted habitat).
3. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1 area of
created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted habitat).
4. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall be
replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24 inches
or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and cottonwoods
may be planted from live stakes following guidelines provided in the California Salmonid
Stream Habitat Restoration Manual for planting dormant cuttings and container stock (CDFW
2010). Permanent impacts to riparian vegetation shall be mitigated at a 3:1 ratio to ensure no
net loss of acreage and individual plants.
5. Replacement trees shall be planted in the fall or winter of the year in which trees were removed.
All replacement trees will be planted no more than one year following the date upon which the
native trees were removed. Replacement plants shall be monitored for 5 years with a goal of at
least 70 percent survival at the end of the 5-year period. Supplemental irrigation may be
provided during years 1 to 3; however, supplemental watering shall not be provided during the
final two years of monitoring.
BIO-2d. Project design shall be modified to preserve at a minimum the southern 275 feet of the
North-South Creek Segment to protect all existing mature riparian woodland, and the proposed
drainage plan shall be altered to convey remaining surface water flows from areas to the north to this
channel.
BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile sufficient emergent
vegetation (e.g., cattails) for later planting in the realigned reach of Tank Farm Creek. Stockpiled
vegetation shall be placed in earthen basins with the roots covered with moist soil and maintained in
a moist condition during construction operations.
[BIO-2f does not apply to the Mitigated Project.]
BIO-2g. A post-construction landscape and restoration report for each phase shall be prepared by the
Environmental Monitor based on as-built drawings and site inspections to document the final
grading, plantings, and habitat restoration activities. The report shall include as-built plans prepared
after restoration, grading, and mitigation habitat plantings are complete. The as-built plans shall be
prepared by landscape and grading contractors.
BIO-2h. Project activities within Tank Farm Creek and drainage channels, including any tree pruning
or removals, any necessary erosion repairs, or culvert removals, shall be performed when the channel
is dry, planned to the satisfaction of the City Engineer and Natural Resource Manager per City
Drainage Manual Standards, and be subject to monitoring by the Environmental Monitor.
PH 1 - 15
BIO-2i. To reduce erosion and runoff from all exposed soils, all bare disturbed soils shall be
hydroseeded at the completion of grading for each construction phase. The seed mix shall contain a
minimum of three locally native grass species and may contain one or two sterile non-native grasses
not to exceed 25 percent of the total seed mix by count. Seeding shall be completed no later than
November 15 of the year in which Project activities occurred. All exposed areas where seeding is
considered unsuccessful after 90 days shall receive a second application or seeding, straw, or mulch
as soon as is practical to reduce erosion.
BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek crossings shall be placed
outside mapped riparian areas and outside the top of the bank of the channel invert. The Class I
bridges shall be located within areas that have little to no riparian ve getation. No construction
activities or equipment shall occur in the stream channel. The placement of the bridge and footings
shall be indicated on the Development Plan, VTM, and Biological Mitigation Plan, and shall show
the bridges’ placement in relation to existing vegetation and the creek channel and banks.
BIO-3a. The City-approved qualified biologist shall conduct training to all construction personnel to
familiarize construction crews with sensitive species that have the potential to occur within th e
Project site. This may include but is not limited to: California red-legged frog, western pond turtle,
Steelhead trout, bats, migratory birds, and Congdon’s tarplant. The educational program shall include
a description what constitutes take, penalties for take, and the guidelines that would be followed by
all construction personnel to avoid take of species during construction activities. Descriptions of the
California red-legged frog and its habits, Congdon’s tarplant, nesting and migratory birds that may
be encountered, and all other sensitive species that have a potential to occur within the vicinity of
Project construction shall be provided. The construction crew foreman shall be responsible for
ensuring that crew members comply with the guidelines and that all new personnel receive the
training before partaking in construction activities.
BIO-3b. The Biological Mitigation Plan shall address wildlife and special status species movement
as follows:
• Migratory and Nesting Bird Management. Grading and construction activities shall avoid the
breeding season (typically assumed to be from February 15 to August 15) to the extent
practicable, particularly within 50 feet of Tank Farm Creek and riparian or wetland habitat. If
Project activities must be conducted during this period, pre-construction nesting bird surveys
shall take place within one week of habitat disturbance associated with each phase, and if active
nests are located, the following shall be implemented:
o Construction activities within 50 feet of active nests shall be restricted until chicks have
fledged, unless the nest belongs to a raptor, in which case a 200-foot activity restriction
buffer shall be observed.
o A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging of the
buffer zone and make recommendations on additional monitoring requirements. A map of
the Project site and nest locations shall be included with the report.
o The Project biologist conducting the nesting survey shall have the authority to reduce or
increase the recommended buffer depending upon site conditions and the species involved.
A report of findings and recommendations for bird protection shall be submitted to the City
prior to vegetation removal.
PH 1 - 16
• Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-breast-
height (DBH), a survey shall be conducted by a CDFW -approved qualified biologist to
determine if any tree proposed for removal or trimming harbors sensitive bat species or maternal
bat colonies. Maternal bat colonies shall not be disturbed. If a non-maternal roost is found, the
qualified biologist shall install one-way valves or other appropriate passive relocation method.
For each occupied roost removed, one bat box shall be installed in similar habitat and shall have
similar cavities or crevices to those which are removed, including access, ventilation,
dimensions, height above ground, and thermal conditions. If a bat colony is excluded from the
Project site, appropriate alternate bat habitat shall be installed in the Project site. To the extent
practicable, alternate bat house installation shall be installed near the onsite drainage.
• Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant shall fund
a site survey for Congdon’s tarplant, and:
o If Congdon’s tarplant is found in areas proposed for building, the affected individuals shall
be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space area.
o A mitigation and monitoring plan for the species shall be developed consistent with
applicable scientific literature pertinent to this species. The plan shall provide for the annual
success over an area of at least 1,330 square feet with approximately 500-750 individuals
(the current aerial extent) and be implemented to reduce impacts to Congdon’s tarplant to a
less than significant level.
o The mitigation plan shall be incorporated into the Biological Mitigation Plan, wherein
wetland sites shall be created and Congdon’s tarplant seeds from the site shall be
reintroduced.
• Sensitive Species Management. Injury or mortality to the California red-legged frog, western
pond turtle, and steelhead shall be avoided. The plan shall include the following measures: pre-
Project surveys; worker awareness; cessation of work in occupied areas; relocation (if necessary)
of frogs, turtles, and steelhead from the work area by a professional biologist authorized by the
USFWS and/or CDFW; and monitoring by a qualified biologist during construction. Necessary
permits shall be obtained from the state (CDFW) and federal (USACE and USFWS) regulatory
agencies with jurisdiction. Any other sensitive species observed during the pre -construction
surveys shall be relocated out of harm’s way by the qualified biologist into the nearest suitable
habitat as determined in consultation with the jurisdictional resource agency outside the
disturbance area.
BIO-3c. Within 48 hours prior to construction activities within 50 feet of Tank Farm Creek,
drainages, and seasonal wetlands, the Project site shall be surveyed for California red-legged frogs
by a qualified biologist. If any California red-legged frogs are found, work within 25 linear feet in
any direction of the frog shall not start until the frog has been moved from the area. The USFWS
shall be consulted for appropriate action; the Applicant shall obtain a Biological Opinion from the
USFWS and any additional authorization required by other regulatory agencies prior to the
commencement of work. The USFWS-qualified biologist, Environmental Monitor, or USFWS
personnel may determine that frog-exclusion fencing is necessary to prevent overland movement of
frogs if concerns arise that frogs could enter construction areas. Frog-exclusion fencing should
contain no gaps and must extend at least 18 inches above ground; fences may be opened during
periods of no construction (e.g., weekends) to prevent entrapment.
PH 1 - 17
BIO-3d. Within 48 hours prior to construction activities within 50 feet of Tank Farm Creek,
drainages, seasonal wetlands, and riparian habitat, the Project site shall be surveyed for western pond
turtles by a qualified biologist. If any western pond turtles are found, work shall cease until the turtle
is relocated to the nearest suitable habitat. The qualified biologist shall monitor all ground breaking
work conducted within 50 feet of western pond turtle habitat. The City-approved biologist
Environmental Monitor may determine that silt fencing shall be installed adjacent to western pond
turtle habitat if concerns arise that the western pond turtle overland movement could allow them to
access construction areas.
[BIO-3e does not apply to the Mitigated Project.]
BIO-4. The required Biological Mitigation Plan shall address bat colonies for the Buckley Road
Extension site. Bat surveys shall be conducted in buildings proposed for demolition. If surveys
determine bats are present, bat exclusion devices shall be installed between August and November,
and building demolition would occur between November and March. If demolition of structures must
occur during the bat breeding season, buildings must be inspected and deemed clear of bat
colonies/roosts within seven days of demolition and an appropriately trained and approved biologist
must conduct a daily site-clearance during demolition. If bats are roosting in a structure in the Project
site during the daytime but are not part of an active maternity colony, then exclusion measures must
include one-way valves that allow bats to get out but are designed so that the bats may not re -enter
the structure.
BIO-5a. All exterior building lights facing Tank Farm Creek shall be hooded to prevent light
spillover into the creek; all residential street lights over 10 feet in height shall be setback a minimum
of 100 feet from the top of the creek bank and hooded and/or directed away from the creek. Any
night lighting adjacent to the creek (e.g., walkway lights) shall be of low voltage and hooded
downward. Artificial light levels within 20 feet of the top of the creek bank shall not exceed 1 -foot
candle or the lowest level of illumination found to be feasible by the City.
BIO-5b. Tank Farm Creek restoration/enhancement plantings shall include native vegetation, such
as oaks, cottonwoods, willows, and sycamores along the entire length of the Project’s creek frontage
in order to minimize light spillover into the creek.
BIO-6. All work within 100 feet of Tank Farm Creek, including work within the creek setback, shall
occur outside the rainy season (April 15 to October 15, unless approved otherwise by the RWQCB),
during periods when the creek channel is dry and water flows are absent.
Cultural Resources Mitigation
CR-2a. Data recovery through controlled grading of CA-SLO-2798/H shall occur prior to the start
of construction to seek buried features and additional diagnostic artifacts. The Applicant shall retain
a Registered Professional Archaeologist familiar with the types of historic and prehistoric resources
that could be encountered within the Project site and a Native American monitor to supervise the
controlled grading, which shall occur in 10-centimeter lifts to culturally sterile sediments or
maximum construction depth (whichever is reached first).
PH 1 - 18
• Any formed tools exposed during grading shall be collected. If archaeological features are
exposed (including but not limited to hearths, storage pits, midden deposits, or structural
remains), the archaeologist shall temporarily redirect grading to another area so the features can
be exposed, recorded, and sampled according to standard archaeological procedures. Organic
remains shall be dated using the radiocarbon method and the geochemical source and hydration
rim thickness of any obsidian shall be determined. Technical analyses of plant remains, bone
and shell dietary debris, and other important materials shall also be performed.
• Artifacts, features, and other materials recovered through this process shall be described,
illustrated, and analyzed fully in a technical report of findings; the analysis shall include
comparative research with other sites of similar age. In addition to the technical report, the
findings from this research shall be published in an appropriate scientific journal. The Applicant
shall fund all technical reporting and subsequent publication.
CR-2b. Following completion of controlled grading of CA-SLO-2798/H, the Applicant shall retain
a Registered Professional Archaeologist and a Native American consultant to monitor all further
earth disturbances within Phase 5 to ensure that previously unidentified buried archaeological
deposits are not inadvertently exposed and damaged. In the event archaeological remains are
encountered during grading or other earth disturbance, work in the vicinity shall be stopped
immediately and redirected to another location until the Project archaeologist evaluates the
significance of the find pursuant to City Archaeological Resource Preservation Program Guidelines.
If remains are found to be significant, they shall be subject to a Phase 3 mitigation program consistent
with City Guidelines and funded by the Applicant.
CR-3a. Prior to the issuance of building and grading permits for Phase 1, the Applicant shall retain
a City-approved Registered Professional Archaeologist and a Native American monitor to be present
during all ground disturbing activities within the Project site and Buckley Road Extension site. In the
event of any inadvertent discovery of prehistoric or historic-period archaeological resources during
construction, all work within 50 feet of the discovery shall immediately cease (or greater or lesser
distance as needed to protect the discovery and determined in the field by the Project archaeologist).
The Applicant shall immediately notify the City of San Luis Obispo Community Development
Department. The Project archaeologist shall evaluate the significance of the discovery pursuant to
City Archaeological Resource Preservation Program Guidelines prior to resuming any activities that
could impact the site/discovery. If the Project archaeologist determines that the find may qualify for
listing in the CRHR, the site shall be avoided or shall be subject to a Phase 3 mitigation program
consistent with City Guidelines and funded by the Applicant. Work shall not resume until
authorization is received from the City.
CR-3b. Prior to construction, workers shall receive education regarding the recognition of possible
buried cultural remains and protection of all cultural resources, including prehistoric and historic
resources, during construction. Such training shall provide construction personnel with direction
regarding the procedures to be followed in the unlikely event that previously unidentified
archaeological materials, including Native American burials, are discovered during construction.
Training would also inform construction personnel that exclusion zones must be avoided and that
unauthorized collection or disturbance of artifacts or other cultural materials is not allowed. The
training shall be prepared by the Project archaeologist and shall provide a description of the cultural
resources that may be encountered in the Project site, outline steps to follow in the event that a
PH 1 - 19
discovery is made, and provide contact information for the Project archaeologist, Native American
monitor, and appropriate City personnel. The training shall be conducted concurrent with other
environmental or safety awareness and education programs for the Project, provided that the program
elements pertaining to archaeological resources is provided by a qualified instructor meeting
applicable professional qualifications standards.
Geological Resources (from the Initial Study)
GEO-1. Design and construction of the buildings, roadway infrastructure and all subgrades shall be
engineered to withstand the expected ground acceleration that may occur at this site. The design shall
take into consideration the soil type, potential for liquefaction, and the most current and applicable
seismic attenuation methods that are available. All on-site structures shall comply with applicable
provisions of the 2010 California Building Code, local codes, and the most recent California
Department of Transportation seismic design standards.
GEO-2. For commercial retail stores included in the project, goods for sale may be stacked no higher
than 8 feet from the floor in any area where customers are present, unless provisions are made to
prevent the goods from falling during an earthquake of up to 7.5 magnitude. The stacking or restraint
methods shall be reviewed and approved by the City before approval of occupancy permits, and shall
be a standing condition of occupancy.
GEO-3. A geotechnical study shall be prepared for the project site prior to site development. This
report shall include an analysis of the liquefaction potential of the underlying materials according to
the most current liquefaction analysis procedures. If the site is confirmed to be in an area prone to
seismically-induced liquefaction, appropriate techniques to minimize liquefaction potential shall be
prescribed and implemented. All on-site structures, transportation infrastructure and subgrades shall
comply with applicable methods of State and Local Building Codes and all transportation
infrastructure shall comply with the most current California Department of Transportation design
standards.
Suitable measures to reduce liquefaction impacts could include one or more of the following
techniques, as determined by a registered geotechnical engineer:
• specialized design of foundations by a structural engineer;
• removal or treatment of liquefiable soils to reduce the potential for liquefaction;
• drainage to lower the groundwater table to below the level of liquefiable soil;
• in-situ densification of soils or other alterations to the ground characteristics; or
• other alterations to the ground characteristics.
GEO-4. The Site Geotechnical Investigation shall include an evaluation of the potential for soil
settlement beneath the project site.
If the project site is identified to be in a high potential for settlement zone based on the Site
Geotechnical Investigation, the building foundations, transportation infrastructure and subgrades
shall be designed by a structural engineer to withstand the existing conditions, or the site shall be
graded in such a manner as to address the condition. Suitable measures to reduce settlement impacts
could include one or more of the following techniques, as determined by a qualified geotechnical
engineer:
PH 1 - 20
• excavation and recompaction of on-site or imported soils;
• treatment of existing soils by mixing a chemical grout into the soils prior to recompaction; or
• foundation design that can accommodate certain amounts of differential settlement such as
post tensional slab and/or ribbed foundations designed in accordance with the California
Building Code (CBC).
GEO-5. The Site Geotechnical Investigation shall include an evaluation of the potential for soil
expansion beneath the project site.
If the project site is identified to be in a high expansive soil zone based on the Site Geotechnical
Investigation, the foundations and transportation infrastructure shall be designed by a structural
engineer to withstand the existing conditions, or the site shall be graded in such a manner as to address
the condition. Suitable measures to reduce impacts from expansive soils could include one or more
of the following techniques, as determined by a qualified geotechnical engineer:
• excavation of existing soils and importation of non-expansive soils; and
• foundation design to accommodate certain amounts of differential expansion such as post
tensional slab and/or ribbed foundations designed in accordance with the CBC.
GEO-6. The Site Geotechnical Investigation shall include soil parameter analyses to determine the
potential for subsidence at the project site. If the potential for subsidence is found to be significant,
then structural and grading engineering measures shall be implemented to incorporate the results of
the geotechnical study. These measures would be similar to those recommended to mitigate impacts
to soil settlement.
GEO-7. During drought periods, groundwater pumping limitations for the unconsolidated aquifer
underlying the project site shall be assessed and implemented to prevent soil subsidence.
Hazardous and Hazardous Materials Mitigation
HAZ-1. Prior to earthwork and demolition activities, a site-specific Health and Safety Plan shall be
developed per California Occupational Safety and Health Administration (Cal/OSHA) requirements.
The Health and Safety Plan shall include appropriate best management practices (BMPs) related to
the treatment, handling, and disposal of NOA and ACMs. A NOA Construction and Grading Project
Form shall be submitted to the APCD prior to grading activities. All construction employees that
have the potential to come into contact with contaminated building materials and soil/bedrock shall
be briefed on the safety plan, including required proper training and use of personal protective
equipment. During earthwork and demolition activities, procedures shall be followed to eliminate or
minimize construction worker or general public exposure to heavy hydrocarbons and other potential
contaminants in soil and groundwater, and potential ACMs within potential demolished materials.
Procedures shall include efforts to control fugitive dust, contain and cover excavation debris piles,
appropriate laborator y analysis of soil for waste characterization, segregation of contaminated soil
from uncontaminated soil, and demolished materials. The applicable regulations associated with
excavation, removal, transportation, and disposal of contaminated soil shall be followed (e.g., tarping
of trucks and waste manifesting).
Hydrology and Water Quality Mitigation
PH 1 - 21
HYD-1a. Prior to the issuance of any construction/grading permit and/or the commencement of any
clearing, grading, or excavation, the Applicant shall submit a Notice of Intent (NOI) for discharge
from the Project site to the California SWRCB Storm Water Permit Unit.
HYD-1b. The Applicant shall require the building contractor to prepare and submit a Storm Water
Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of work for approval. The
contractor is responsible for understanding the State General Permit and instituting the SWPPP
during construction. A SWPPP for site construction shall be developed prior to the initiation of
grading and implemented for all construction activity on the Project site in excess of one (1) acre, or
where the area of disturbance is less than one acre but is part of the Project’s plan of development
that in total disturbs one or more acres. The SWPPP shall identify potential pollutant sources that
may affect the quality of discharges to storm water, and shall include specific BMPs to control the
discharge of material from the site. The following BMP methods shall include, but would not be
limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control blankets, silt
fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours prior
to and during inclement weather conditions.
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas to
reduce surface soil movement, as necessary.
• A routine monitoring plan shall be implemented to ensure success of all onsite erosion and
sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to control
fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite (material
and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
Additional BMPs shall be implemented for any fuel storage or fuel handling that could occur onsite
during construction. The SWPPP must be prepared in accordance with the guidelines adopted by the
SWRCB. The SWPPP shall be submitted to the City along with grading/development plans for
review and approval. The Applicant shall file a Notice of Completion for construction of the
development, identifying that pollution sources were controlled during the construction of the Project
and implementing a closure SWPPP for the site.
HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek shall occur within the dry
season (May through October).
HYD-2a. The Applicant shall prepare and submit a Master Drainage Plan. The Master Drainage Plan
shall address cumulative regional drainage and flooding impacts on the Project site, including
construction and stream stability, and set forth measures to coordinate Project drainage with Chevron
Tank Farm remediation and drainage improvements. The Master Drainage Plan shall be implemented
pursuant to the City’s SWMP submitted by the City to the RWQCB under the NPDES Phase II
program and pursuant to the programs developed under the City of San Luis Obispo General Plan
and the City of San Luis Obispo Waterways Management Plan. The Master Drainage Plan shall meet
the following requirements:
PH 1 - 22
• Development of a Construction Drainage Plan that details the control and retention of runoff
for each phase of construction, and clearly displays the location of bioretention facilities, their
retention capacity and relationship to subsurface drainage culv erts, alignment of creek and
drainage channels for each phase.
• Ensure that onsite detention facilities, particularly the pocket park/bioswale, are designed to
safely retain flood flows using either gently sloping exterior slopes (e.g., 4:1) or provide safety
fencing around perimeters, consistent with applicable City standards.
• Characterization of drainage from the East-West Channel and conveyance of flows after
removal of this channel.
• Demonstrate peak flows and runoff for each phase of construction.
• Be coordinated with habitat restoration efforts, including measures to minimize removal of
riparian and wetland habitats, contouring of creek invert to create pools and removal of trash or
debris as appropriate.
• Location and extent of vegetated Swales designed to reduce sediment and particulate forms of
metals and other pollutants along corridors of planted grasses or native vegetation.
• Location and extent of vegetated Filter Strips, 15-foot wide vegetated buffer strips that also
reduce sediment and particulate forms of metals and nutrients.
The use, location and capacity of Hydrodynamic Separation Products to reduce suspended solids
greater than 240 microns, trash and hydrocarbons. These hydrodynamic separators must be sized to
handle peak flows from the Project site consistent with applicable regulatory standards.
[HYD-2b and HYD-2c do not apply to the Mitigated Project.]
HYD-3a. The Applicant shall prepare a Master Drainage Plan which shall consider cumulative
regional drainage and flooding impacts of the Project, and shall be submitted to the City Public Works
Director for approval and shall meet the following requirements:
• There shall be no significant net increase in upstream or downstream floodwater surface
elevations for the 100-year floodplain as a result of changes in floodplain configuration and
building construction. A significant threshold of a 2.5 -inch increase in floodwater surface
elevations or 0.3 feet per second increase in stream velocities shall be used. This shall be
demonstrated to the satisfaction of the City Engineer or County Public Works Director based
on an Applicant furnished hydraulic analysis.
• There shall be no significant net decrease in floodplain storage volume as a result of a new
development or redevelopment projects. This can be achieved by a zero-net fill grading plan,
which balances all fill placed on the 100-year floodplain with cut taken from other portions of
the floodplain within the Project site of the application, or with cut exported offsite.
Specifically, all fill placed in a floodplain shall be balanced with an equal amount of soil
material removal (cut) and shall not decrease floodplain storage capacity at any stage of a flood
(2, 10, 50, or 100-year event).
A net increase in fill in any floodplain is allowed only when all the conditions listed in the Managed
Fill Criteria of the DDM are also met.
HYD-3b. All bridges, culverts, outfalls, and modifications to the existing creek channels must be
designed and constructed in compliance with the City’s Drainage Design Manual and approved by
PH 1 - 23
the City Engineer, USACE, CDFW, and Central Coast RWQCB, and must meet city standards and
policies.
HYD-4a. A site-specific, geotechnical investigation shall be completed in areas proposed for HDD.
Preliminary geotechnical borings shall be drilled to verify that the proposed depth of HDD is
appropriate to avoid frac-outs (i.e., the depth of finest grained sediments and least fractures) and to
determine appropriate HDD methods (i.e., appropriate drilling mud mixtures for specific types of
sediments). The investigation shall include results from at least three borings, a geologic cross
section, a discussion of drilling conditions, and a history and recommendations to prevent frac-outs.
HYD-4b. A Frac-out Contingency Plan shall be completed and shall include measures for training,
monitoring, worst case scenario evaluation, equipment and materials, agency notification and
prevention, containment, clean up, and disposal of released drilling muds. Preventative measures
would include incorporation of the recommendations of the geotechnical investigation to determine
the most appropriate HDD depth and drilling mud mixture. In accordance with the RWQCB, HDD
operations shall occur for non-perennial streams such as Tank Farm Creek only when the stream is
dry, and only during daylight hours. In addition, drilling pressures shall be closely monitored so that
they do not exceed those needed to penetrate the formation. Monitoring by a minimum of two City-
approved monitors (located both upstream and downstream, who will move enough to monitor the
entire area of operations) shall occur throughout drilling operations to ensure swift response in the
event of a frac-out, while containment shall be accomplished through construction of temporary
berms/dikes and use of silt fences, straw bales, absorbent pads, straw wattles, and plastic sheeting.
Clean up shall be accomplished with plastic pails, shovels, portable pumps, and vacuum trucks. The
Frac-out Contingency Plan shall be submitted to the City, and the RWQCB shall review the plan.
HYD-5. A Development Maintenance Manual for the Project shall include detailed procedures for
maintenance and operations of any storm water facilities to ensure long-term operation and
maintenance of post-construction storm water controls. The maintenance manual shall require that
storm water BMP devices be inspected, cleaned and maintained in accordance with the
manufacturer’s maintenance specifications. The manual shall require that devices be cleaned prior to
the onset of the rainy season (i.e., October 15th) and immediately after the end of the rainy season
(i.e., May 15th). The manual shall also require that all devices be checked after major storm events.
The Development Maintenance Manual shall include the following:
• All loading docks and trash storage areas shall be setback a minimum of 150 feet from the top
of the creek bank. No outdoor storage or larger trash receptacles shall be permitted within this
setback area. All trash and outdoor storage areas shall be operated to reduce potential impacts
to riparian areas;
• Runoff shall be directed away from trash and loading dock areas;
• Trash and loading dock areas shall be screened or walled to minimize offsite transport of trash;
• Bins shall be lined or otherwise constructed to reduce leaking of liquid wastes;
• Trash and loading dock areas shall be paved;
• Impermeable berms, drop inlets, trench catch basin, or overflow containment structures around
docks and trash areas shall be installed to minimize the potential for leaks, spills or wash down
water to enter the drainage system and Tank Farm Creek; and,
The developer or acceptable maintenance organization shall complete inspections of the site to ensure
compliance with BMPs and water quality requirements on a semi-annual basis (May 15 and October
PH 1 - 24
15 of each year). A detailed summary report prepared by a licensed Civil Engineer shall be submitted
to the City of San Luis Obispo Public Works Department. The requirements for inspection and report
submittal shall be recorded against the property.
Noise Mitigation
NO-1a. Except for emergency repair of public service utilities, or where an exception is issued by
the Community Development Department, no operation of tools or equipment used in construction,
drilling, repair, alteration, or demolition work shall occur daily between the hours of 7:00 PM and
7:00 AM, or any time on Sundays, holidays, or after sunset, such that the sound creates a noise
disturbance that exceeds 75 dBA for single-family residential, 80 dBA for multi-family residential,
and 85 dBA for mixed residential/commercial land uses, as shown in Table 3.9-8 and Table 3.9-9 of
the FEIR, across a residential or commercial property line.
NO-1b. For all construction activity at the Project site, noise attenuation techniques shall be
employed to ensure that noise levels are maintained within levels allowed by the City of San Luis
Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include:
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the Project
boundaries shall be shielded with a barrier that meets a sound transmission class (a rating of
how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with
factory-recommended mufflers.
• The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 AM
and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall occur on
Sundays or official holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected uses.
NO-1c. The contractor shall inform residents and business operators at properties within 300 feet of
the Project site of proposed construction timelines and noise complaint procedures to minimize
potential annoyance related to construction noise. Noise-related complaints shall be directed to the
City’s Community Development Department.
NO-3a. R-1 and R-2 residential units planned in the area of the Project site within 300 feet of Buckley
Road and R-4 units in the northwest corner of the Project site shall include noise mitigation for any
potential indoor space and outdoor activity areas that are confirmed to be above 60 dBA as indicated
in the Project’s Sound Level Assessment. The following shall be implemented for residential units
with noise levels exceeding 60 dBA:
• Outdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL = 60
dBA, noise reduction measures shall be implemented, including but not limited to:
• Exterior living spaces of residential units such as yards and patios shall be oriented away from
Project boundaries that are adjacent to noise-producing uses that exceed exterior noise levels
of CNEL = 60 dBA, such as roadways and industrial/commercial activities.
PH 1 - 25
• Construction of additional sound barriers/berms with noise-reducing features for affected
residences.
• Exterior Glazing. Exterior window glazing for residential units exposed to potential noise
above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 /
Sound Transmission Class (STC) 30. Glazing systems with dissimilar thickness panes shall be
used.
• Exterior Doors Facing Noise Source. According to Section 1207.7 of the California Building
Code, residential unit entry doors from interior spaces shall have a combined STC 28 rating
for any door and frame assemblies. Any balcony and ground floor entry doors located at
bedrooms shall have an STC 30 rating. Balconies shall be oriented away from the northwest
property line.
• Exterior Walls. Construction of exterior walls shall consist of a stucco or engineered building
skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs, fiberglass batt
insulation in the stud cavity, and one or two layers of 5/8-inch gypsum board on the interior
face of the wall. If possible, electrical outlets shall not be installed in exterior walls exposed to
noise. If not possible, outlet box pads shall be applied to all electrical boxes and sealed with
non-hardening acoustical sealant.
• Supplemental Ventilation. According to the California Building Code, supplemental
ventilation adhering to OITC/STC recommendations shall be provided for residential units
with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the opening of
windows is not necessary to meet ventilation requirements. Supplemental ventilation can also
be provided by passive or by fan-powered, ducted air inlets that extend from the building’s
rooftop into the units. If installed, ducted air inlets shall be acoustically lined through the top-
most 6 feet in length and incorporate one or more 90-degree bends between openings, so as
not to compromise the noise insulating performance of the residential unit’s exterior envelope.
• Sound Walls. Sound walls shall be built on the north and east property lines of the Project in
Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared masonry. Further,
proposed carports with solar canopies shall be installed around the western and northern
perimeter of the R-4 units, and these units shall be setback a minimum of 100 feet from the
property line.
• Landscaping. Landscaping along the north and east Project site boundaries that adjoin
Suburban Road shall include a line of closely space trees and shrubs with sufficient vegetative
density to help reduce sound transmission.
NO-3b. Buckley Road widening improvements shall include the use of rubberized asphalts or
alternative paving technology to reduce noise levels for sensitive receptors near the roadway
Public Services Mitigation
PS-1. The Applicant shall prepare and implement a brief Security Plan for the Project site. The
Security Plan shall be prepared in consultation with the SLOPD and address public safety concerns
in common or public spaces, parks, bike paths and open space areas, the commercial center, and
parking lots. The Security Plan shall set forth lighting requirements, security recommendations for
parks, open space and trails (e.g., visibility, lighting, etc.), and establish rules for use of the public
areas.
PH 1 - 26
PS-2. Fair Share Contribution. The Applicant shall agree to pay a fair share contribution to a future
citywide or area-wide fire protection service protection development impact fee program.
Additionally, the AASP should be amended to include a fee program to fund the City’s fifth fire
station and/or integrate such fair share fee programs into the proposed Community Facilities District
(CFD).
Transportation and Traffic Mitigation
TRANS-1. The Applicant shall prepare a Construction Transportation Management Plan for all
phases of the proposed Project for review and approval by the City prior to issuance of grading or
building permits to address and manage traffic during construction. The Plan shall be designed to:
• Prevent traffic impacts on the surrounding roadway network;
• Restrict construction staging to within the Project site;
• Minimize parking impacts both to public parking and access to private parking to the greatest
extent practicable;
• Ensure safety for both those construction vehicles and works and the surrounding community;
and
• Prevent substantial truck traffic through residential neighborhoods.
The Construction Transportation Management Plan shall be subject to review and approval by the
Public Works Director to ensure that the Plan has been designed in accordance with this mitigation
measure. This review shall occur prior to issuance of grading or building permits. It shall, at a
minimum, include the following ongoing Requirements throughout the Duration of Construction:
• A detailed Construction Transportation Management Plan for work zones shall be maintained.
At a minimum, this shall include parking and travel lane configurations; warning, regulatory,
guide, and directional signage; and area sidewalks, bicycle lanes, and parking lanes. The Plan
shall include specific information regarding the Project’s construction activities that may
disrupt normal pedestrian and traffic flow and the measures to address these disruptions. Such
Plan shall be reviewed and approved by the Community Development Department and
implemented in accordance with this approval.
• Work within the public right-of-way shall be reviewed and approved by the City on a case by
case basis based on the magnitude and type of construction activity. Generally work shall be
performed between 8:30 AM and 4:00 PM. This work includes dirt hauling and construction
material delivery. Work within the public right-of-way outside of these hours shall only be
allowed after the issuance of an after-hours construction permit administered by the Building
and Safety Division. Additionally restrictions may be put in place by Public Works Department
depending on particular construction activities and conditions.
• Streets and equipment shall be cleaned in accordance with established Public Works
requirements.
• Trucks shall only travel on a City-approved construction route. Limited queuing may occur on
the construction site itself.
• Materials and equipment shall be minimally visible to the public; the preferred location for
materials is to be onsite, with a minimum amount of materials within a work area in the public
right-of-way, subject to a current Use of Public Property Permit.
PH 1 - 27
• Provision of off-street parking for construction workers, which may include the use of a remote
location with shuttle transport to the site, if determined necessary by the City.
• Project Coordination Elements That Shall Be Implemented Prior to Commencement of
Construction:
• The traveling public shall be advised of impending construction activities that may substantially
affect key roadways or other facilities (e.g., information signs, portable message signs, media
listing/notification, and implementation of an approved Construction Impact Mitigation Plan).
• A Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize Load Permi t,
as well as any Caltrans permits required for any construction work requiring encroachment into
public rights-of-way, detours, or any other work within the public right-of-way shall be
obtained.
• Timely notification of construction schedules shall be provided to all affected agencies (e.g.,
Police Department, Fire Department, Public Works Department, and Community Development
Department) and to all owners and residential and commercial tenants of property within a
radius of ¼ mile.
• Construction work shall be coordinated with affected agencies in advance of start of work.
Approvals may take up to two weeks per each submittal.
Public Works Department approval of any haul routes for construction materials and equipment
deliveries shall be obtained.
TRANS-2a. The Applicant shall create and submit a Transportation Improvement Phasing Plan to
the City for review and approval, and shall ensure that construction of the Project follows the
sequential phasing order utilized in the TIS for such improvements. The Plan shall address the timing
and general design of all on and offsite transportation improvements.
[TRANS-2b through TRANS-2f do not apply to the Mitigated Project.]
TRANS-3a. Project roadway and driveway design shall be reviewed and approved by the City to
ensure compliance with City engineering standards and not conflict with intersection functional areas
(e.g., aligning driveways on opposite sides of the roadway, position driveways as far upstream from
intersections as possible).
TRANS-3b. The Applicant shall install traffic calming measures (e.g., speed bumps, pedestrian bulb-
outs, etc.) to control speed levels along internal roadways of the Project site, including the extensions
of Venture Drive, Horizon Lane, and Jespersen Road as required by Policy 8.1.3.
TRANS-4. The Applicant shall prepare an improvement plan for Horizon Lane, Earthwood Lane,
and Suburban Road, including roadway, bicycle, and pedestrian improvements. Improvements shall
be constructed by the Applicant in coordination with the phasing plan required by MM TRANS-2a,
to ensure the Applicant constructs all offsite roadway improvements in a timely manner consistent
with Project phasing. The Project Applicant shall:
• Prepare a detailed improvement plan for Horizon Lane to bring this road into conformance with
City standards for a commercial collector of width between 44 to 60 feet from Suburban Road
to the Project boundary. This plan shall be developed in coordin ation with adjacent property
owners and the City Public Works Department. Horizon Lane shall not be connected to the
Project site until such a plan has been completed and improvements are completed in
PH 1 - 28
accordance with the phasing plan, as part of Phase 4. The section of Horizon Lane/Jespersen
Road from the Project boundary to Buckley Road shall be designated as a residential collector
with a width of roadway between 40 and 60 feet. Construction of the Horizon Road from
Suburban Road to Phase 4 of the Project shall be completed and open to travel prior to the
issuance of any occupancy permit for the 100th residential unit of Phase 4 development.
• Design and improve the intersection of Horizon Lane/Suburban Road to be consistent with City
Uniform Design Criteria and Municipal Code Standards.
• Coordinate with the property owners along Earthwood Lane and City staff to complete the
Earthwood Lane Extension to the Project site as part Phase 1. Earthwood Lane shall be
developed to full City standards for a residential collector. Residential collectors shall be 44 to
60 feet wide as required by the City’s Uniform Design Criteria.
• Coordinate with the property owners along Suburban Road and City staff to prepare a detailed
improvement plan for Suburban Road to bring this road into conformance with City standards.
This plan shall address widening of substandard sections near the east end of this roadway,
completion of missing sidewalk segments, installation of street trees, pedestrian crossings (e.g.,
Suburban Road at Earthwood Lane). In accordance to the City’s Engineering Standards and
Specifications – Uniform Design Criteria, a commercial collector road shall be 44 to 68 feet
wide to effectively serve commercial and industrial uses. Improvements from Earthwood Lane
to Higuera Street shall be done as part of Phase 1. Improvements from Earthwood Lane to
Horizon Lane shall be done as part of Phase 4 development, prior to the connection of Horizon
Lane with the Project site.
• Prepare a detailed phasing plan that identifies reasonable timing of such improvements for
Suburban Road, Horizon Lane, and Earthwood Lane. The phasing plan shall be developed in
close coordination with City staff. Construction of the Suburban Road improvements from
Horizon Road from Earthwood shall be completed and open to travel prior to issuance of an
occupancy permit for the 100th residential unit of Phase 4 development. The Suburban Road
improvement from Earthwood to Higuera and the Earthwood improvements on the Project site
and between the Project and Suburban shall be completed prior to issuance of the occupancy
permit for the 1st dwelling unit.
TRANS-5. The Applicant shall pay a pro-rata fair share fee to fund the installation of a roundabout
at the Buckley Road/SR 227 intersection as identified in the SLOCOG SR 227 Operations Study.
The City shall collect the fair share fee and coordinate payment of Project fair share fees to help fund
improvements with the County. Alternatively, the City should consider an amendment of the AASP
impact fee program to establish a new areawide fee to help fund improvements to the intersection to
offset cumulative development impacts. If an amended AASP fee is created by the City it will suffice
as appropriate mitigation for the Project’s participation in these improvements.
TRANS-6. The Applicant shall design and construct the extension of the northbound right turn-lane
at the South Street/Higuera Street intersection, to provide more storage capacity.
TRANS-7a. The Applicant shall design and construct a second northbound left-turn lane at the
intersection of South Higuera Street/Prado Road. The Applicant shall also pay a fair share fee for the
widening of Prado Road Creek Bridge west of South Higuera Street by participating in the citywide
transportation impact fee program.
PH 1 - 29
TRANS-7b. The Applicant shall design and construct a second southbound left-turn lane at the Tank
Farm Road/South Higuera Street intersection.
[TRANS-7c and TRANS-7d do not apply to the Mitigated Project.]
TRANS-8a. The Project is located within the Los Osos Valley Road interchange Sub Area fee
program, and, as such, the Applicant shall pay the Los Osos Valley Road subarea fee, for the cost of
reconstructing the Los Osos Valley Road/U.S. Highway 101 interchange project and improvements
along Los Osos Valley Road. The fee shall be associated with the number of dwelling units and the
square footage of commercial development in the Project site and shall be paid the time of building
permit issuance.
TRANS-8b. In coordination with the Applicant, the City shall retime the traffic signal at Los Osos
Valley Road/South Higuera Street intersection and installation of signage at the South Higuera
Street/Buckley Road intersection (terminus of the Buckley Road Extension) to inform drivers of
additional access to U.S. Highway 101 at Ontario Road. The City Public Works Department shall
ensure the improvements and signage meet safety criteria.
TRANS-10a. The Applicant shall design and construct ADA-compliant sidewalks and ADA ramps
on the east side of South Higuera Street to provide continuous paths of travel from the City limit line
to Los Osos Valley Road.
TRANS-10b. The Applicant shall design and construct continuous sidewalks along the east side of
South Higuera Street from Vachell Lane to Los Osos Valley Road including ADA ramps at the
Vachell Lane and South Higuera Street intersection, as illustrated in Figure 3.12-6 in the FEIR.
TRANS-10c. The Applicant shall design and construct continuous ADA-compliant sidewalks and
ADA ramps along the south side of Suburban Road from South Higuera Street to Earthwood Lane.
A receiving ramp shall be installed on the north side of Suburban Road at Earthwood Lane.
TRANS-11. The Applicant shall construct two (2) separated bicycle bridges on each side of Buckley
Road at Tank Farm Creek and provide connections to Buckley Road so as to provide continuous and
safe bicycle routing along Buckley Road. These sections of roadway and creek crossings are under
the jurisdiction of the County and would need to meet both City and County design standards to the
greatest extent feasible and are subject to approval of the City’s Public Works Director.
TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that adequate service would
be provide to the two proposed bus stops and Project area. The bus stops shall be constructed by the
Applicant within the respective phase’s development area. To assure adequate service is provided to
the two new bus stops onsite, the Applicant shall pay for and install any physic al improvements to
Earthwood Lane and Suburban Road needed to accommodate future service to the site. In addition,
the proposed transit service onsite shall meet standards stated in Policy 3.1.6, Service Standards.
PH 1 - 30
TRANS-13. The City shall amend the Citywide TIF to include a fee program for the installation of
a second southbound right-turn lane at the Los Osos Valley Road/South Higuera Street intersection,
or create a separate mitigation fee for this purpose. The Applicant shall pay its fair share of the
improvement costs through the payment of the Citywide TIF of the ad hoc mitigation fees, as
appropriate, to the City prior to issuance of building permits.
TRANS-14. If approved by City Council, the City shall amend the TIF, or some other fee program,
to include a fee program for the installation of a Class I bicycle path from Buckley Road/South
Higuera Street intersection to Los Osos Valley Road/U.S. Highway 101 southbound ramps
intersection, connecting to the Bob Jones Trail. The Applicant shall pay its fair share fee to fund the
improvement through the adopted fee program. Alternatively, the City may establish a special or ad
hoc mitigation fee program to fund the Project’s share of these improvements.
TRANS-15a. The Applicant shall pay its fair share fee to the City to fund the widening of the Prado
Road/South Higuera Street intersection to accommodate a dual left -turn lane, dual thru-lanes, and a
right-turn lane on all approaches. Part of this share may be contained within existing fee programs or
ultimately incorporated into the Citywide TIF program. If amended into the Citywide TIF an impact
fee program, payment of those fees will address project impacts.
TRANS-15b. The Applicant shall pay its fair share mitigation fees to fund improvements to the
intersection of Higuera/Tank Farm Road to provide: 1) extension of the northbound right -turn lane,
2) the installation of a “pork chop” island to assist pedestrian crossings, and 3) widening on the south
side of Tank Farm to provide a slip lane for right turning traffic. The City should consider
incorporating this improvement into the AASP Fee program.
TRANS-15c. The City shall review the cross sections for improvements to Tank Farm Road/Horizon
Lane intersection as proposed within AASP to ensure long-term geometrics meet the objectives of
the General Plan. The Applicant shall pay fair share mitigation fees to fund the installation of an
additional northbound right-turn lane or a roundabout at the Tank Farm Road/Horizon Lane
intersection. The City should consider incorporating this improvement into the AASP fee program.
TRANS-15d. The Applicant shall pay its fair share fees to fund the installation of a traffic signal or
a single-lane roundabout at the Buckley Road/Vachell Lane intersection. While not required, this
work may be implemented as part of the Buckley Road extension being installed as part of Phase 2
of the Project. The City should consider incorporating this improvement into the AASP fee program.
Utilities Mitigation
UT-2. The size, location, and alignment of all on- and offsite water, wastewater, and energy
infrastructure offsite shall be subject to review and approval by the City’s Public Works and Utilities
Departments. The Applicant shall be responsible for constructing all required onsite and offsite utility
improvements and well as for repaving of damaged roadways.
PH 1 - 31
Section 2. Specific Plan Amendment, General Plan Amendment, Rezone, Development
Plan, and Vesting Tentative Tract Map Approval with Findings & Conditions. The Planning
Commission does hereby recommend approval to City Council of application GENP 1319-2015;
SPEC/ER-1318-2015; SBDV 2042-2015, a Specific Plan Amendment, General Plan Amendment,
Rezone, Development Plan, and Vesting Tentative Tract Map, to allow up to 720 dwelling units,
based on the following findings, and subject to the following conditions being incorporated into the
Vesting Tentative Tract Map:
Findings:
1. The project area was identified as one of four Specific Plan areas designated for development
when the General Plan Land Use and Circulation Elements update were adopted by the City
Council in December 2014. The Avila Ranch Development Plan, which encompasses a portion
of the Airport Area Specific Plan, was prepared to implement this aspect of the General Plan.
2. The Avila Ranch Development Plan and Airport Area Specific Plan as amended are consistent
with policy direction for the area included in the General Plan, specifically Land Use Element
Policy 8.1.6, which identifies the Avila Ranch area as a Special Focus Area (SP-4), subject to
policies for the development of a specific plan and certain broad development parameters and
principles. The Development Plan and Airport Area Specific Plan as amended are also
consistent with all other applicable General Plan policies, as described and analyzed in Section
7.0 of the June 28 & 29, 2017, staff report to the Planning Commission for this project, and as
discussed further within the Final EIR.
3. The Airport Area Specific Plan Amendment, General Plan Amendment and Rezone allow the
implementation of the Avila Ranch Development Plan by:
• Updating the City’s General Plan and Specific Plan land use maps to reflect the
development pattern included in the Avila Ranch Development Plan;
• Updating the City’s General Plan and Specific Plan circulation maps to reflect the
circulation system included in the Specific Plan; and
• Rezoning the site to be consistent with the General Plan, Specific Plan, and Development
Plan.
4. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan and Specific Plan because it is consistent with the Avila Ranch Development Plan, it
respects existing environmental site constraints, will add to the City’s residential housing
inventory, allow for appropriate non -residential development, and provides needed
infrastructure and roadway improvements identified in the City’s General Plan and Airport
Area Specific Plan .
5. The Avila Ranch project was reviewed by various City advisory bodies, including the
Architectural Review Commission, Bicycle Advisory Committee, and Parks and Recreation
Commission, and incorporates input consistent with their direction.
6. The Airport Land Use Commission found the Avila Ranch Development Plan project as
proposed to be consistent with the Airport Land Use Plan.
PH 1 - 32
7. Development will occur consistent with the Vesting Tentative Tract Map and the required
architectural review process, which will allow for detailed review of development plans to
assure compliance with City plans, policies, and standards.
8. As conditioned, the design of the subdivision will not conflict with easements for access through
(or use of property within) the proposed subdivision, and the project is consistent with the
pattern of development prescribed in the Avila Ranch Development Plan.
9. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
10. The Tentative Map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act, as
implemented through the Avila Ranch Final EIR.
Planning Commission Recommended Modifications to the Development Plan or Specific Plan
1. Infrastructure Timing and Connectivity. Include an estimated housing absorption schedule,
and relate it to projected citywide capital improvements, including roadways and bike facilities,
showing this information on a map, in order to better understand long-range connectivity and
potential gaps.
2. Affordable Housing. Applicant to work with City staff to implement additional opportunities
to maximize the number of affordable housing units include in the development.
3. Modal Split and Impact Fees. Impact fees should be connected to modal split objectives.
4. Sustainable Farming. Include provisions to encourage sustainable farming practices within
designated open space areas wherever appropriate.
5. Parks. Applicant to work with City staff to explore the potential for an additional pocket park
in the vicinity of Lots 130, 131 and 132 in the proposed Vesting Tentative Tract Map.
6. Greywater Use. Consistent with the adopted Climate Action Plan, include provisions in the
Development Plan to encourage the use of greywater wherever appropriate.
7. Buckley Road Safety. Include provisions in the design of Buckley Road improvements that
enhance public safety. These could include, but potentially not be limited to rumble strips.
Vesting Tentative Tract Map Conditions:
Planning
1. At the time of submittal of a request for approval of a final map, the subdivider shall
provide a written report detailing the methods and techniques employed for complying
with these conditions of approval and the mitigation measures imposed upon certification
of the EIR for the Project.
2. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
PH 1 - 33
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area consistent with the applicable provisions of
the of the Airport Area Specific Plan and Avila Ranch Development Plan.
3. Prior to final map, County of San Luis Obispo Avigation easements shall be recorded for
each parcel within the development.
4. Prior to the recording of any phase of the final map, the applicant shall enter into and record
an Affordable Housing Agreement with the City, detailing the timing of construction of
affordable units on-site, and with guarantees to ensure timely delivery of all of the required
affordable housing units. The Affordable Housing Agreement must be included as an
exhibit to the Development Agreement, and include appropriate guarantees to ensure the
timely delivery of affordable housing units, dedication of real property, or payment of in-
lieu fees, consistent with the applicable sections of the Airport Area Specific Plan and Avila
Ranch Development Plan.
5. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and
hold harmless the City and/or its agents, officers and employees from any claim, action or
proceeding against the City and/or its agents, officers or employees to attack, set aside,
void or annul, the approval by the City of this map and its related approvals, and all actions
relating thereto, including but not limited to environmental review. The City shall promptly
notify the subdivider of any claim, action, or proceeding and shall cooperate fully in the
defense. If the city fails to promptly notify the subdivider of any claim, action , or
proceeding, or to cooperate fully in the defense, the subdivider shall not thereafter be
responsible to defend, indemnify, or hold the City harmless.
Engineering Development Review
Dedications and Easements
6. Any easements including but not limited to provisions for all public and private utilities,
water wells, access, grading, drainage, agriculture / open space, slope banks, construction,
public and private streets/alleys, pedestrian and bicycle facilities, common driveways, and
maintenance of the same shall be shown on the final map and/or shall be recorded
separately prior to or concurrent with the recordation of the map, unless a deferral is
requested by the subdivider and granted by the City. Said easements may be provided for
in part or in total as blanket easements.
7. The final map and improvement plans shall show the extent of all on-site and known off-
site offers of dedication. Subdivision improvement plans and / or preliminary designs may
be required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and widening,
grading and drainage improvements, stormwater facilities, utility easements, bridges, bike
bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles,
PH 1 - 34
and roundabouts.
8. The final map and improvement plans shall clearly delineate the City-County limit line
along Vachell Lane and Buckley Road. The subdivision boundary shall consider said
limits. The map or an additional map sheet may be required to clearly delineate the limits
and extent of some or all of the off-site dedications to further clarify how and where the
several mitigation measures and conditions will be satisfied. Future, concurrent and/or
prior recordations may need to be included on the map, additional map sheet, or
improvement plans for reference.
9. The subdivider shall dedicate a 10’ wide street tree easement and public utility easement
(P.U.E.) across the frontage of each residential lot. A 10’ wide street tree easement and
15’ P.U.E. shall be provided across the frontage of each commercial or multi-family lot
unless reduced with the approval of the City and of PGE. Said easements shall be adjacent
to and contiguous with all public right-of-way lines bordering each lot.
10. The subdivider shall include a separate offer of dedication for any offsite easements located
outside the tract boundary and/or map phase if needed for orderly development, circulation,
access, and/or utility extensions. The developer may, at the discretion of the City, be
requested to provide a separate offer of dedication for any easements related to a future
map/development phase where said easement(s) may be required for orderly development
and might otherwise sunset with a map offer only.
11. Prior to and at the time of approval of the first final map for the project, a Community
Facilities District (CFD) or other similar financing mechanism acceptable to the City, shall
be fully operational, and all assessments shall be fully authorized and imposed on the project
site which are necessary to fully fund, in perpetuity, the maintenance of the phased public
improvements to the satisfaction of the City. If necessary, the subdivider shall provide start-
up funding for the CFD in an amount to be determined by the City Engineer in the event there
is insufficient funding for City to maintain the public improvements until full build-out of the
project. Avila Ranch shall include within the Covenants, Conditions and Restrictions
(CC&Rs) required for each subdivision of the Property a requirement that the Master
Homeowners’ Association, and or each Homeowners’ Association for a subdivision within
the Property (each, an “HOA”), shall assume responsibilities to maintain, repair and insure
the following items in the event that such financing mechanism is dissolved or in the event
that the fees, assessments, or taxes generated thereby are repealed or reduced other than by
discretionary action by the City Council. In such event the HOA shall assume responsibility
to maintain, repair and insure for the publicly-owned facilities within the Property (as to a
Master HOA) or subdivision (as to another HOA), including but not limited to, Parks A
through F, H and I, and “Stevenson Park”; landscaped parkways and trees; low-impact-
development treatment facilities; riparian open space, but expressly shall not assume
responsibility to maintain, repair and insure streets, curbs, gutters, sidewalks, regional parks
(Park G), farmed agricultural open space, landscape paseos connecting the public parks,
retaining walls adjacent to the open space corridors, bike paths, bike path bridges and bike
path facilities (including bike paths and bike path facilities in the County). Avila Ranch shall
include the City as a third-party beneficiary of these CC&Rs in language acceptable to the
City Attorney, which shall grant the City the right to perform the maintenance, repair and
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insurance obligations and to impose assessments against the affected parcels in the event an
HOA fails to perform its obligations under this subparagraph (4).
12. All private improvements shall be owned and maintained by the individual property
owners, a property owner association, or the Homeowner’s Association (HOA) as
applicable, or by a Community Facilities District if specifically identified upon the
formation of the CFD. Private improvements may include but are not limited to
streets/alleys, parking lots, walks and paths, sewer mains/laterals, drainage systems,
detention basin(s), lighting, landscape, landscape irrigation, common areas, pocket parks,
and linear park improvements.
13. All stormwater treatment facilities shall be owned and maintained by the Homeowners
Association, Property Owner Association, property owner association, and/or by individual
property owners or by a Community Facilities District if specifically identified u pon the
formation of the CFD. All stormdrain facilities shall be private property unless the final
map and subdivision improvement plans specifically designates them as offered to the City
and the City, in fact, accepts maintenance responsibility for them. A separate
encroachment agreement, in a form approved by the City Attorney, shall be recorded for
any private stormwater systems, piping, BMP’s, and other components of such systems
that are approved for location within the public right-of-way.
14. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
shall be recorded upon the City’s written request in conjunction with recordation of each
phase of the Final Map to clarify development restrictions, fee payments, conditions of
development, and references to any pertinent conditions of approval related to this map,
off-site requirements, and/or the interaction of each map phase with a future map and/or
development phase.
15. Off-site dedication/acquisition of property for public right-of-way purposes will be
necessary to facilitate orderly development, anticipated build-out improvements, and/or
to satisfy mitigation measures, conditions of approval, or compliance with City Standards
and policies. The subdivider shall work with the City, County of San Luis Obispo, and the
land owner(s) to acquire the necessary rights-of-way. In the event the subdivider is unable
to acquire said rights-of-way, the City Council may consider lending the subdivider its
powers of condemnation to acquire the off-site right-of-way dedication, including any
necessary slope and drainage easements. If condemnation is required, the subdivider shall
agree to pay all costs associated with the off-site right-of-way acquisition (including
attorney fees and court costs). The developer shall confer with the County of San Luis
Obispo on any condemnation processes necessary for rights-of-way within the County.
16. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
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b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring the
propert y required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462.5 to do so, if
necessary. Subdivider shall also enter into an agreement with the City to pay all costs of
such acquisition including, but not limited to, all costs associated with condemnation.
Said agreement shall be in a form acceptable to the City Engineer and the City Attorney.
If condemnation proceedings are required, the subdivider shall submit, in a form
acceptable to the City Engineer, the following documents regarding the property to be
acquired:
i. Property legal description and sketch stamped and signed by a Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying in the State of
California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of obtaining
such appraisal, the property owner(s) must be given an opportunity to accompany
the appraiser during any inspection of the property or acknowledge in writing that
they knowingly waived the right to do so;
iv. Copies of all written correspondence with off-site property owners including
purchase summary of formal offers and counter offers to purchase at the appraised
price.
v. Prior to submittal of the aforementioned documents for City Engineer approval, the
Subdivider shall deposit with the City all or a portion of the anticipated costs, as
determined by the City Attorney, of the condemnation proceedings. The City does
not and cannot guarantee that the necessary property rights can be acquired or will,
in fact, be acquired. All necessary procedures of law would apply.
Transportation and Subdivision Improvements
17. Secondary access is required from all portions and/or phases of the subdivision where more
than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans or final map approval for each subsequent
map or construction phase. Any temporary or permanent emergency access location,
construction, and controls shall be in accordance with the Fire Code, City Engineering
Standards, and shall be approved to the satisfaction of the Fire Department and Public
Works Department.
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18. Fire Department access shall be provided for each building construction phase to the
satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable
Fire Department hydrant access, circulation routes, passing lanes, and turn-around areas in
accordance with current City codes and standards.
19. All public streets shall conform to City Engineering Standards and the specific plan
including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by
the City Engineer. Where conflicts occur between the City Engineering Standards and
concepts identified in the specific plan and/or represented on the tentative map, the City
Engineer shall make the final determination of design approval and/or exceptions.
20. All subdivision improvements shall be consistent with the City Engineering Standards
except where the applicant has requested and been granted a formal design exception by
the City Engineer. Design exceptions shall be requested in a format approved by the City
and shall be accompanied by the required application and review fee. The applicant shall
summarize the need for the request, alternatives, and may be asked to propose final
construction details, specifications, and minimum construction tolerances/testing for
review and approval by the City Engineer in support of the request. The re quest shall be
approved by the City Engineer prior to submittal of complete public improvement plans.
21. Final street sections shall be approved in conjunction with the review and approval of the
final project drainage report. The final design shall consider drainage, transitions, and
accessibility.
22. Final traffic circle and roundabout geometry shall be consistent with applicable engineering
standards and design guidelines.
23. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivision is not eligible for a
future Residential Parking District or Neighborhood Traffic Management program
processing.
24. The improvement plans shall include a line-of-sight analysis at applicable intersections to
the satisfaction of the Public Works Department. Fence heights and plantings in the areas
of control shall be reviewed in conjunction with the analysis. A separate recorded
agreement or Notice of Requirements for private property owner, HOA, or CFD
maintenance of sight lines may be required as a condition of the City Engineer’s approval
of the development plans.
25. The subdivision improvement plans shall include full on-site and any off-site public and
private improvements as required to satisfy all mitigation measures, specific plan
requirements, and conditions of approval. The plans shall comply with the City
Engineering Standards, Bike Plan, Community Design Guidelines, Cal Trans Highway
Design Manual, Specific Plan, City policies, and applicable County of San Luis Obispo
Public Improvement Standards.
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26. Separate plans and permits are required from the County of San Luis Obispo for work or
construction staging within County public rights-of-way. Said plans shall be provided to
the City of San Luis Obispo for review and approval of consistency with the project
mitigation measures, conditions of approval, Development Plan, Specific Plan, and
conformance with the subdivision improvements.
27. Unless otherwise specifically approved and accepted for over-sight by the City, all
stormwater BMP’s related to the widening and/or extension of Buckley Road shall be
subject to the review and approval of the County of San Luis Obispo. The encroachment
permit issued for this work will establish additional conditions and restrictions that may
require maintenance responsibilities be provided by the CFD or HOA, in perpetuity.
28. Detailed plans shall be provided for any off -site or out-of-phase improvements in
conjunction with the proposed phasing plans unless preliminary or final designs are
needed for orderly development and/or to substantiate the design of an adjoining phase.
29. Any jurisdictional permits from authorities other than the City, including but not limited
to, those from the Army Corps of Engineers, California Fish and Wildlife Service, and the
Regional Water Quality Control Board shall be obtained prior to the City’s approval of
improvement plans and the Developer’s commencing with work for any construction phase
subject to the jurisdiction of such regulatory agencies.
30. Access rights shall be offered for dedication to the City and/or County of San Luis
Obispo along Buckley, South Higuera, Vachell, Earthwood, Venture, and Jespersen
except at approved driveway locations.
31. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and luminaires along all existing
and proposed City streets per City Engineering Standards, and each proposed and existing
intersection with Buckley Road per the County of San Luis Obispo Public Improvement
Standards.
32. Private street lighting may be provided along the private streets/alleys/parking areas,
pocket parks, and linear parks per City Engineering Standards and/or as approved in
conjunction with the final ARC approvals.
33. Street trees are required as a condition of development. Street trees shall generally be
planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage.
Landscape plans may include grouping of trees to vary this standard to honor site/public
improvements, achieve visual variety, or to honor line-of-sight corridors within the
subdivision. Trees and other landscaping proposed in the County right-of-way must be
approved by County Public Works, and the encroachment permit will establish
maintenance and liability conditions, in perpetuity.
34. The public improvement plans shall provide a final analysis of the trees to be removed and
trees to be retained. The existing trees located along or across the tract boundary, within
areas of utility work, and/or within vacant lots proposed for future development shall be
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specifically identified in those plans as removed or retained. The plan/map submittals shall
include a tree preservation plan and/or notice of requirements attached to the final map.
Trees not previously noted and approved for removal shall be retained unless otherwise
specifically approved for removal by the City. A tree preservation plan shall be provided
by a Certified Arborist and approved by the City for any trees to remain or to be relocated.
35. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation. Off-site improvements may include but
are not limited to roadways, sewer mains, water mains, recycled water mains, and storm
drain improvements. Off-site improvements may include off-site access roadways,
transportation improvements, and utility system improvements.
36. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50-years old.
37. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off-site water well and private waste disposal systems that are located
within regulated distances to the proposed drainage and utility improvements. The plan
shall include the proposed disposition of the improvements and any proposed phasing of
their demolition and removal.
38. The map and improvement plans shall show and clarify the extent of all existing public and
private easements. The developer shall provide any additional clarification regarding the
use and disposition of any water wells. Any private water well service piping that crosses
or is proposed to cross an existing or future public right -of-way shall be approved by the
City and shall be covered by an Encroachment Agreement to be recorded in a format
approved by the City. The developer shall provide any additional clarifications,
amendments, and/or quit-claims on any outstanding private easement agreements, as
necessary.
39. Street paving shall be phased in accordance with City Engineering Standard 7110 unless
un-phased construction is otherwise specifically approved by the City Engineer. Phased
construction of the new street pavement shall provide for the ultimate structural street
section and pavement life per the City's Pavement Management Plan and City Engineering
Standards. The engineer of record shall detail the phased paving requirement in the public
improvement plans to the satisfaction of the City Engineer.
40. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the mitigation measures, conditions of approval, City codes, and
standards. A truck circulation plan and construction management and staging plan shall be
included with any demolition, stockpile, grading, or improvement plan submittal. General
truck routes shall be submitted for review and acceptance by the City. The engineer of
record shall provide a summary of the extent of cut and fill with estimates on the yards of
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import and export material. The summary shall include rough grading, utility trench
construction, road construction, AC paving, concrete delivery, and vertical construction
loading estimates on the existing City of San Luis Obispo roadways. The developer shall
either: 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering
Standards and guidelines, or 3) shall propose a pavement repair/replacement program
satisfactory to the City Engineer. The roadway impacts analysis and mitigation strategy
shall be approved prior to commencing with grading or construction.
41. The developer shall acquire and provide a copy of the County as-built or record
improvement plans for Venture Lane and the adjoining improved sections of Vachell Lane.
The as-built condition of improvements and pavement design life analysis shall be
approved to the satisfaction of the City Engineer. The subdivision improvement plans shall
show and note any upgrades to Venture and Vachell Lane, the City Engineer determines
are required to meet current ADA and City Engineering Standards prior to acceptance of
the improvements.
42. Street lighting, signage, striping, and street signage upgrades may be required per City
Engineering Standards for the intersection of Venture and Vachell. Any required
improvements shall be included in the subdivision improvement plans.
43. Retaining wall and/or retaining wall/fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC, Specific
Plan, or separate Fence Height exception process.
44. The ARC plans and public improvement plans shall show the location of the proposed mail
receptacles or mail box units (MBU’s) to the satisfaction of the Post Master and the City
Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all
dwelling units within this development as required by the Post Master. MBU’s shall not
be located within the public right-of-way or public sidewalk area unless specifically
approved by the City Engineer. Contact the Post Master at 543-2605 to establish any
recommendations regarding the number, size, location, and placement for any MBU’s to
serve the several neighborhoods and occupancies.
45. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall
be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent
feasible within the over-all drainage design for water quality treatment/retention in
accordance with the specific plan and General Plan.
46. The subdivision improvement plans shall show that accessibility to all common areas,
linear parkways, and connecting neighborhood paths/trails is achieved per the ADA and
the California Building Code to the satisfaction of the City Engineer and Building Official.
Utilities
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47. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s
Municipal Code. An annual Construction Water Permit is available from the City’s Utilities
Department. Recycled water is readily available near the intersection of South Higuera and
Suburban Road, and shall be stubbed within the project site with a temporary filling station
/ recycled water hydrant assembly before grading operations begin.
48. Prior to issuance of a building permit in phase 1, the development’s recycled water system
shall have: an 8-inch recycled water system along Suburban Road from South Higuera to
Earthwood Lane, and along Earthwood Lane from Suburban Road to Venture Drive.
Subsequent phases of the development will need to add an 8 -inch recycled water system
along Venture Drive from Earthwood Lane to Jespersen Road, along Jespersen Road from
the south end of Horizon Lane to Buckley Road, and along Buckley Road from Jespersen
Road to the east boundary of the subdivision.
49. Water flow rates and velocities shall comply with the requirements of the 2016 Potable
Water Distribution System Operations Master Plan. The City of San Luis Obispo shall be
the sole water purveyor for water services within the proposed development, which shall
comply with all municipal code requirements. Prior to issuance of a building permit in
Phase 1, the development’s water system shall have: a 12-inch water main extending
southerly along Vachell Lane from South Higuera to Earthwood Lane, along Earthwood
Lane from Vachell Lane to Suburban Road. Phase 1 shall also include a pressure reducing
valve (PRV) station at the intersection of Vachell Lane and Venture, and a second PRV at
the intersection of Earthwood Lane and Suburban Road. Each PRV station shall include a
primary and a secondary pressure reducing valve, a radio survey, telemetry radio, control
panel, logic, and all auxiliary infrastructure for creation of a new pressure zone. Subsequent
phases of the development shall add a 12-inch water main extending along Jespersen Road
from Hughes Lane to Buckley Road, and along Buckley Road from Jespersen Road to the
east boundary of the subdivision.
50. Sewer flow rates and velocities shall comply with the requirements of the 2016 Wastewater
Collection System Infrastructure Renewal Strategy. Prior to issuance of a building permit
in Phase 1, the development’s sewer system shall have: an 8-inch corrosion resistant
gravity sewer main extending along Tank Farm Road from the Tank Farm Lift Station to
Long Street; a 6-inch sanitary sewer force-main extending from Tank Farm Road along
Long Street continuing through public roads to the Buckley Lift Station. The Buckley Lift
Station shall be designed to collect and transmit the flow rates of each development phase,
meet scour velocities in the force-main, include a duplex station with pre-rotation basins,
a natural gas stand-by generator, surge control valves, and a block wall around the
perimeter of the station. All associated permits, easements, fees, and appurtenances shall
be provided for construction of a functional lift station. Subsequent phases of the
development shall add a sewer collection system that flows by gravity into the Buckley
Lift Station without the use of siphons, and shall provide additional pump capacity needed
at Tank Farm Lift Station for build out conditions.
51. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
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utility companies. Fiber-optic communication shall be provided from the existing lift
station to the new lift station and proposed park. All public and private sewer
mains/laterals shall be shown on the public improvement plans and shall be constructed
per City Engineering Standards unless a waiver or alternate standard is approved by
the City. The plans shall clearly delineate and distinguish public and private
improvements.
52. All proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time of improvement plan approval, and shall have alignments for
maintenance of public infrastructure acceptable to the Public Works Department. All
public utilities shall be within the public right of way, and final alignments of all water and
sewer mains shall be approved by the Utilities Engineer.
53. All existing sewer and water infrastructure impacted by the proposed road improvements
located outside of the tract boundary shall be relocated by the development per the
Engineering Design Standards and to the satisfaction of the Utilities Director.
54. City utilities proposed for location/encroachment within the County portions of Buckley
Road, Buckley Road extension, and Vachell Lane shall be approved by the City and County
via an encroachment permit issued by the County to the developer or City, and prior to
approval of the improvement plans. If an encroachment permit is not issued by the County,
the plans shall be revised to omit said encroachment(s).
55. The subdivision grading and improvements plans shall clearly show the horizontal and
vertical alignment of the existing high pressure gas main for reference. The plans shall
honor the existing easement provisions, line location and protections to the sati sfaction of
the Gas Company.
56. Final grades and alignments of all public and/or private water, recycled water, sewer and
storm drains shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of on-site service laterals and
meters shall be approved in conjunction with the review of the building plans, fire sprinkler
plans, and/or public improvement plans.
57. The limit, extent, and method of termination for all public utilities shall be approved for
each map/construction phase to the satisfaction of the City Utilities Engineer. Redundant
mains or mainlines located with limited access for maintenance may need to be redesigned
prior to issuance of a building permit and as directed by the Utilities Engineer. The
extension of mainlines along the subdivision boundary/frontage may be required for
orderly development prior to issuance of a building permit and as a directed by the Utilities
Engineer.
58. Unless otherwise approved by the City Engineer, the gas main shall be located in a joint
trench in accordance with PUC and utility company standards to provide additional
clearances within the pavement section of all streets to accommodate the several City
public utility mains.
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59. The improvement plans shall show the location of all domestic and landscape water meters.
The plan shall include service lateral sizes and meter sizes. Sizing calculations shall justify
service and meter sizing prior to issuance of a building permit and to the satisfaction of the
Utilities Director. Water impact fees related to the irrigation water meter(s) shall be paid
prior to approval of the subdivision improvement plans for each map and/or construction
phase depicting that meter or those meters.
60. A final sewer report and supporting documentation for the design of the public sewer
mains shall be approved by the Utilities Department prior to approval of the public
improvement plans. The depth of the off-site and on-site sewer mains shall be approved
to the satisfaction of the Utilities Director. Alternatives to extend the sewer collection
system along the Buckley Road extension from Vachell Lane to South Higuera shall be
included in the sewer report, and sewer easements shall be identified by the developer
from the county to intercept existing se wer mains east of Highway 101.
61. The public improvement plan submittal shall show all existing and proposed overhead wire
utilities. Any existing overhead primary and secondary wiring within the tract boundary
shall be undergrounded in conjunction with the subdivision improvements. Unless
otherwise specifically approved, pole relocation in lieu of undergrounding is not permitted.
Off-site service drops shall be eliminated. The new service feeds for the subdivision shall
be completed by underground wiring without a net increase in utility poles. Terminal end
utility poles shall be located off-site unless otherwise approved by the City.
62. Any widening of streets with existing overhead wire utilities shall include the
undergrounding of the existing wiring. The City Engineer may require replacement
streetlights per City Standards where streetlights exist on wood poles.
63. The developer shall exhaust all reasonable efforts to eliminate or underground the existing
overhead wiring located along the tract boundary. The elimination and/or undergrounding
shall consider existing services and/or utilization equipment to remain. The plan to
eliminate, reduce, or underground the existing services shall be approved to the satisfaction
of the City, Cal Trans, PGE, and billboard easement grantee. Undergrounding service to
any existing or proposed water well shall consider standard farming operations and the
depth of deep ripping. Any proposal for partial undergrounding, waiver, or deferral shall
be subject to the approval of the Community Development Director.
64. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with public improvement
plan submittal. The preliminary PGE plans/memo shall be provided to the engineer of
record and the City for review and approval prior to commencing with the PGE final
handout package. The final PGE handout package shall be approved by the engineer of
record and City prior to commencing with construction.
65. Irrigation systems using recycled water shall be designed and operated as described in the
City’s Procedures for Recycled Water Use, including the requirement that sites utilizing
recycled water require backflow protection on all potable service connections. Three sets of
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irrigation plans shall be submitted for review during the City’s improvement plan and/or
building permit review process. The public neighborhood park within the 11.55-acre parcel
located in the eastern part of the development can have the option of using a groundwater well
for irrigation, in accordance with the municipal code, in addition to the recycled water service
being provided by the vesting tentative map.
66. The project’s Landscape Plan shall be consistent with provisions of the City’s water
conservation efforts in effect at the time of development, requiring an Estimated Total
Water Use (ETWU) below the Maximum Applied Water Allowance (MAWA).
Grading, Drainage, & Stormwater
67. Any permit approvals required from the Army Corps of Engineers, California Fish and
Wildlife Service, or the Regional Water Control Board shall be secured and presented to
the City prior to the approval of any subdivision grading and/or improvements related to
the jurisdictional area for each construction phase. The engineer of record shall review the
permit approvals and any specific permit conditions for compliance with the plans,
subdivision improvement designs, drainage system design/report, and soils report. The
engineer of record shall forward the permits to the City with a notation that he or she has
reviewed the and determined that the design of the improvements are in general
conformance with the permits.
68. The public improvement plans submittal shall clarify how any wetlands, creek corridors,
and riparian habitat areas will be preserved to the satisfaction of the Natural Resources
Manager. Include any specific details for the proposed creek crossings in accordance with
any preservation strategies, mitigation measures, and other requirements and needed
permits from agencies with jurisdiction or permitting authority. Sensitive areas shall be
staked, fenced, or otherwise delineated and protected prior to commencing with
construction, grading, or grubbing.
69. The developer shall exhaust reasonable efforts to eradicate and control the expansion of
any known non-native invasive plant species to the satisfaction of the Natural Resources
Manager. These plants may require treatment in advance and prior to commencing with
ground disturbing activities and grading.
70. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for all
graded pads and for in-situ soils on natural lots in accordance with the current Building
Codes or as otherwise deemed necessary by the City Engineer or Building Official.
71. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public improvements
and/or prior to building permit issuance. The certification shall indicate that the graded
pads are suitable for their intended use.
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72. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches,
drainage collection devices, and drainage piping may be required. The public improvement
plans and final map shall reflect any additional improvements and private easements
necessary for slope protection and maintenance. Unless otherwise approved for public
maintenance by the City Engineer, brow ditches and drainage collection devices shall be
maintained by private property owners, a property owner association, CFD, Homeowners
Association, or funded by another Funding Mechanism.
73. A separate easement agreement for the existing unnamed channels, drainages, and creek
corridors shall be approved to the satisfaction of the City. The easement agreement shall
be in a format provided by the City. The agreement shall include the CFD, Home owners
Association, or private property owner maintenance responsibilities, limitations in use
within the easement area, and City access rights for maintenance in an emergency or if the
responsible party fails to maintain.
74. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and/or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The
submittal shall provide additional analysis if site accessibility will not be provided and for
any feature or element where accessibility is purportedly not required. The accessibility
regulations or guidelines in effect at the time of subdivision improvement construction will
be applied.
75. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, specific plan stormwater provisions, Waterways Management
Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
are more restrictive.
76. The final grading/retaining wall designs proposed along the creek corridors shall by
approved to the satisfaction of the City Engineer, Community Development Director, and
Natural Resources Manager. The developer shall exhaust all reasonable efforts to provide
natural slopes, planted rock slopes, gravity walls, stacked rock walls, or other approved
materials. Wall designs shall comply with City Engineering Standards, the Waterway
Management Plan, and City policy/design guidelines. The preferred wall design(s) may
require additional encroachment into the channel and/or adjoining developed lands.
77. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading, drainage plan, and reports shall consider the proposed
construction phasing. Historic off-site and upslope watersheds tributary to the area of
phased construction shall be considered. Run-on from all adjoining developed or
undeveloped parcels shall be considered.
78. The final drainage report and improvement plans shall consider the drainage impacts from
both the existing phase 1 construction and build-out run-on from Tract 2943 (Earthwood).
PH 1 - 46
79. The final drainage report and improvement plans shall consider run-on from the developed
parcel at 125 Venture. The plans shall clarify the purpose and intent of the existing partially
failed concrete channel located near the toe of slope along the easterly and southerly
property lines of 125 Venture. The developer shall work with the upslope property owner
to resolve any maintenance issues, shall accept the drainage, or shall notify the City of any
alternate strategy to address any current drainage system failures, concentrate drainage,
and erosive outlet(s).
80. The final drainage report and improvement plans shall consider run -on from the
undeveloped parcel located at the northeast corner of Vachell and Venture. The plans shall
clarify how the historic drainage will be collected and conveyed in an approved manner to
a non-erosive outlet. Off-site improvements necessary to re-direct, collect, and/or convey
the drainage shall be included in the subdivision improvement plans.
81. The project plan and reports shall show compliance with the City’s Floodplain
Management Regulations and FEMA requirements. Portions of the project are located
within an unstudied A zone. The required Conditional Letter of Map Revisions Based on
Fill (CLOMR-F) shall be processed and approved by FEMA prior to commencement of
construction or placement of fill within the Special Flood Hazard Area (SFHA). The final
LOMR-F shall be submitted to FEMA, along with the required Community
Acknowledgement form, within 6 months of the completion of the grading for each
pertinent phase of construction. The Community Acknowledgement form may require the
signatures of both the City of San Luis Obispo and County of San Luis Obispo. The
LOMR-F shall be approved by FEMA prior to acceptance of the final building pad and
development grades by the City of San Luis Obispo and prior to building permit issuance.
82. The revised 100-year flood limits shall be shown and noted on the improvement plans and
an additional final map sheet for reference. The drainage report and final plans shall clarify
the 100-year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian/bike bridge, and any pipe bridge crossings of the creek corridors.
83. The improvement plans shall clarify the extent of improvements at each respective water
well site related to the proposed grading, grade lowering, etc. The plan shall include any
alterations to well head and appurtenant electrical service, pumps, and panel boards. The
plans shall show and note compliance with the City’s Floodplain Management Regulations,
adopted Building Code/Electrical Code, and Department of Water Resources requirements
for protection of the service equipment and the well/groundwater.
84. The engineer of record shall provide a digital copy of the final Hydrologic Engineering
Center’s River Analysis System (HEC-RAS) modeling to the City in accordance with
Section 4.0 of the Waterways Management Plan Drainage Design Manual.
85. The final drainage report, Post Construction Stormwater Regulation compliance strategy,
and improvement plans shall include all required design details. The final reports and O
& M Manual shall consider any need for on-going maintenance. The plan shall include
reasonable provisions for the capture of silt, trash, and debris through pre-basins or other
methods to minimize the impacts to the detention basin(s).
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86. The final stormwater reports, plan, and program shall include consideration of solid
waste/trash and floating trash removal from the stormdrain system and BMP’s prior to
discharge to the adjoining creeks and/or waterways. The strategy shall consider any City
or State regulations or guidelines regarding trash removal available at the time of public
improvement plan development and shall be approved to the satisfaction of the City
Engineer.
87. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP’s that
will be maintained by the Homeowners Association, Property Owner Association, CFD, or
by private property owners. A Private Stormwater Conveyance Agreement shall be
recorded in a format provided by the City prior to final inspection approvals and acceptance
of subdivision improvements.
88. The subdivider/developer shall provide notification to private property owners regarding
any individual maintenance responsibility of any parkway or backyard stormwater BMP’s
in accordance with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification
may be by Notice of Requirements or other method acceptable to the City.
89. The stormwater improvements other than City Standard public storm drain infrastructure
shall be maintained by CFD, private property owners, property owner association, and/or
an HOA. A separate encroachment/hold harmless agreement may be required in
conjunction with certain improvements proposed for location within the public rights-of-
way.
90. The final details for any proposed bio-retention facilities or other stormwater BMP’s
located within the public right-of-way shall be approved to the satisfaction of the City
Engineer. The project soils engineer shall review and provide recommendations on any
proposed site-constructed and/or proprietary retention systems. Analysis of impacts to the
public improvements, protection of utilities, and methods to minimize piping and
protection of private properties shall be addressed in the final analysis.
91. The proposed detention basins and any pre-basin shall be designed in accordance with the
Waterways Management Plan Drainage Design Manual. The proposed surface runoff and
drainage from the detention basin(s) shall include a non-erosive outlet to an approved point
of discharge. The outlet(s) design and location should replicate the historic drainage where
feasible. Any off-site detention basin, temporary basin, or other drainage improvements
shall be subject to approval by the City. Any required or proposed off-site grading or
drainage improvements shall be completed within recorded easements or under an
appropriate license or other private agreement.
92. If applicable, the CC&R’s shall entitle the owners of the commercial lots, and any parcels
resulting from the further subdivision of those parcels to annex to the HOA to allow a
common stormwater management strategy for the subdivision, at the option of those
owners unless they will otherwise be self-contained in regards to stormwater requirements.
The subsequent development/re-subdivisions may, at the sole discretion of those
PH 1 - 48
developers or subdividers, annex to the HOA, or demonstrate to the satisfaction of the City
how they will provide storm drainage mitigation through their own development strategies
and/or subdivision designs and their own Homeowners Association/property owner
associations. The association or private property owner shall provide for maintenance of
all private common area drainage channels, on-site and/or sub-regional drainage basins,
water quality treatment and conveyance improvements. The CC&R's shall be approved by
the City and shall be recorded prior to or concurrently with recordation of the Final Map.
A Notice of Annexation or other appropriate mechanism to annex future phases of the
subdivisions into the HOA, including but not limited to any shared regional detention basin,
shall be recorded concurrently with the map.
93. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies. The existing channel shall be cleared of any illegal dumping, construction debris,
grade level crossings, or other deleterious material to the satisfaction of the City Natural
Resources Manager.
94. The project soils engineer shall review the final grading and drainage plans and Low Impact
Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad/foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the Subdivision
Regulations and City Engineering Standards.
95. A Storm Water Pollution Prevention Plan (SWPPP) is required in accordance with State
and local regulations. A hard copy of the SWPPP shall be provided to the City in
conjunction with the Public Improvement Plan submittal and subsequent building plan
submittals. The Water Discharge Identification (WDID) number shall be included by
reference on all construction plans sets. An erosion control plan shall be included with the
improvement plans and all building plan submittals for demolitions, grading, and new
construction.
96. The project development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County Air
Pollution Control District (APCD) to the City regarding compliance with all local, state,
and federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occurring Asbestos
(NOA) prior to plan approval, permits, and commencing with development grading.
Transportation Division - Public Works Department
97. Unless a design exception is approved by the Public Works Director, the final map shall
conform to City adopted Engineering Standards, Engineering Specifications, Policies and
Plans.
98. Project construction and infrastructure shall be completed in the sequential phase order as
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evaluated in the Avila Ranch Final EIR and Transportation Impact Study, or as agreed to
between the City and Developer. If phasing is modified, amendments to the Development
Plan and EIR may be required.
99. The applicant shall submit a final Transportation Improvement Phasing Plan for each final
map development phase of the Project for City review and approval prior to recordation of
the first final map.
100. Buckley Road Extension The Buckley Road Extension from Vachell to South Higuera
Street, which includes a Class I bicycle path to the north side of the road, Class II bicycle
lanes on both sides of the road; improvements to the intersection of Buckley Road at
Higuera Street including widening of Higuera Street for dedicated northbound right turn
lane and southbound left turn lane; installation of a traffic signal with pedestrian crossing
devices (including striping and signage) and streetlights; and improvements to the
intersection of Buckley Road at Vachel Lane including widening of Vachel Lane for
dedicated southbound right and left turn lanes, widening of Buckely Road for a dedicated
eastbound left turn lane, and installation of street lights, shall be constructed by the
subdivider prior to issuance of the occupancy permit for the first unit of Phase 2
development. Design and construction of these improvements shall be initiated by the
applicant prior to issuance of building permits for Phase 2. In conjunction with these
improvements, the applicant shall be responsible for submitting improvement plans for
retiming of the traffic signal at South Higuera & Los Osos Valley Road, and for installation
of signage at the South Higuera & Buckley intersection to inform drivers of additional
access to Highway 101 at Ontario Road. Prior to recordation of the Phase 1 final map, the
applicant shall complete the design of these improvements and exhaust all feasible efforts
to acquire the necessary off-site dedications, easements and agreements for construction,
all to the satisfaction of the Public Works Director. Please refer to Engineering
Development Review condition on dedications and easements.
101. Earthwood Lane Extension The extension of Earthwood Lane from the project site north
to its existing terminus south of Suburban shall be constructed by the subdivider prior to
issuance of building permits for Phase 1 development. This extension shall be constructed
to full City Standards for a residential collector with a width of 44 to 60 feet. The cross
section for the off-site extension of Earthwood shall be modified in the final map to include
eight-foot Class II bike lanes in place of on-street parking. The applicant shall be
responsible for addition of curb markings, striping and signage to prohibit on-street parking
on one side of the street in order to add Class II bike lanes along the existing segment of
Earthwood Lane south of Suburban. Prior to recordation of the final map, the applicant
shall complete the design of these improvements and exhaust all feasible efforts to acquire
the necessary off-site dedications, easements and agreements for construction, all to the
satisfaction of the Public Works Director. Please refer to Engineering Development
Review condition on dedications and easements.
The existing section of Earthwood lane shall be restriped to add Class II bike lanes by
removing parking on one side of the street. The striping design shall be determined as part
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of preparation of the Public Improvement Plans in consultation with surrounding property
owners.
102. Suburban Road Improvements The subdivider shall prepare a detailed improvement plan
for Suburban Road to bring this road into conformance with City Standards for a
commercial collector road with a width of 44 to 68 feet. Improvements include widening
of substandard sections near the east end of the roadway, completion of sidewalk segments,
installation of street trees, pedestrian crossings, addition of Class II bike lanes, and striping
improvements at the South Higuera & Suburban intersection to extend the length of the
westbound left- and right-turn lanes. Improvements from South Higuera to Earthwood shall
be designed and construction shall be initiated prior to issuance of building permits for
Phase 1 development. Improvements shall be completed prior to issuance of an occupancy
permit for the 1st residential unit of Phase 1 development. Improvements from Earthwood
to Horizon/Jespersen shall be designed and construction shall be initiated prior to issuance
of building permits for Phase 4 development. Improvements shall be completed prior to
issuance of an occupancy permit for the 100th residential unit of Phase 4 development. Prior
to recordation of the final map for each phase, the applicant shall complete the design of
these improvements and exhaust all feasible efforts to acquire the necessary off-site
dedications, easements, and agreements for construction all to the satisfaction of the Public
Works Department. Please refer to Engineering Development Review condition on
dedications and easements.
103. Vachell & Venture, Vachell & Earthwood Ingress and egress to the development in
Phase 1 at the intersections of Vachell & Venture and Vachell & Earthwood shall be
restricted to emergency vehicles, transit, bicycles and pedestrians only. Construction of
access restrictions shall be completed by the subdivider and operational prior to occupancy
of Phase 1 development, but may also need to be completed during construction periods to
mitigate vehicle intrusion to the satisfaction of the Public Works Director. These access
restrictions shall be removed upon completion of the Buckley Road Extension in Phase 2.
104. South Higuera & Vachell Measures to restrict left turns into and out of the intersection of
South Higuera & Vachell shall be constructed by the subdivider after the Buckley Road
Extension is completed under Phase 2 of the Development Plan. Improvements shall be
designed and construction shall be initiated prior to issuance of building permits for Phase
2 development. Improvements shall be completed prior to issuance of the occupancy permit
for the first residential unit of Phase 2 development.
105. Vachell Lane Bike Lanes Unless otherwise approved by the Public Works Director, prior
to issuance of building permits for Phase 1, the subdivider shall install Class II bicycle
lanes along Vachell Lane between Buckley and South Higuera. Work within the County
right-of-way shall require an encroachment permit by the County Department of Public
Works which may establish additional conditions.
PH 1 - 51
106. Jespersen Road/Horizon Lane Connection to Suburban The subdivider shall prepare a
detailed improvement plan for the Jespersen Road/Horizon Lane connection between
Suburban Road and the project boundary to bring this road into conformance with City
standards for a commercial collector of width between 44 and 60 feet. This shall include
improvements to the intersection of Suburban and Horizon/Jespersen to be consistent with
City Engineering Standards. Construction of these improvements shall be initiated prior to
issuance of building permits for Phase 4 development and improvements shall be
completed by the subdivider and open to travel prior to issuance of an occupancy permit
for the 100th residential unit of Phase 4 development. Prior to recordation of the final map
the applicant shall complete the design of this improvement and exhaust all feasible efforts
to acquire the necessary off-site dedications, easements, and agreements for construction
all to the satisfaction of the Public Works Department. Please refer to Engineering
Development Review condition on dedications and easements.
107. Buckley Road Frontage Improvements Design and construction of all Buckley Road
improvements along the project frontage from the Tank Farm Creek Bridge to the eastern
site boundary, including but not limited to, a Class I path to the north side of the road and
Class II bike lanes, shall be initiated prior to issuance of building permits for Phase 4
development. Improvements shall be completed no later than the issuance of an occupancy
permit for the 50th residential unit of Phase 4 development.
108. Buckley Road Intersection Connections All new intersection connections to Buckley
Road shall include, but not be limited to, widening of Buckley Road at each proposed
intersection to the subdivision for a dedicated left turn lane, widening in accordance with
HDM 405.7 for high speed intersections, and installation of street lights. All work shall
require an encroachment permit issued by the County.
109. Buckley Road Bicycle Bridges at Tank Farm Creek. A separate bicycle bridge shall be
constructed on each side of the existing The Buckley Road–Tank Farm Creek bridge (two
total bicycle bridges). Improvements shall be constructed concurrently with the extension
of Buckley Road to South Higuera prior to Phase 2.
110. Earthwood & Venture, Jespersen & Venture, Jespersen & Wright Brothers. Single
lane roundabouts shall be constructed by the subdivider at the intersections of Earthwood
& Venture (Phase 1), Jespersen & Venture (Phase 4) and Jespersen & Wright Brothers
Way. (Phase 4) prior to the issuance of building permits for the phase in which each is to
be constructed. Prior to recordation of the final map, the applicant shall complete the design
of the roundabouts to the satisfaction of the Public Works Director. The final map shall
reflect any lot adjustments resulting from final roundabout design.
111. South Higuera Pedestrian Improvements. The subdivider shall design and construct
ADA-compliant sidewalks and pedestrian ramps on the east side of South Higuera to
provide a continuous path of travel from Vachell Lane to the City Limit. Design and
construction of improvements between Vachell Lane and Los Osos Valley Road shall be
initiated prior to issuance of building permits for Phase 1 development. Improvements shall
PH 1 - 52
be completed prior to issuance of an occupancy permit for the first residential unit of Phase
1 development. Design and construction of improvements between Los Osos Valley Road
and the City Limit shall be initiated prior to issuance building permits for Phase 2
development. Improvements shall be completed prior to issuance of an occupancy permit
for Phase 2 development.
112. South & Higuera. The subdivider shall design and construct the extension of the
northbound right-turn lane from Higuera to South as illustrated in Figure 3.12-4 of the
project EIR. Design and construction of improvements shall be initiated prior to issuance
of building permits for Phase 1 development. Improvements shall be completed and
operational prior to the issuance of occupancy permits for the first residential unit for Phase
1 development. These improvements may be eligible for credits for project payments of
the Citywide TIF program, as determined by the Public Works Director.
113. South Higuera & Prado Near-Term Improvements. The City will undertake widening
of the Prado Road Bridge and installation of a second northbound left-turn lane at the
intersection of South Higuera & Prado as a capital improvement project. The applicant
shall also contribute a fair share fee for widening of the Prado Road Bridge just west of
South Higuera through payment of applicable Citywide transportation impact fees. If the
City amends the Citywide TIF or AASP impact fee program to include installation of a
second northbound left-turn lane at the South Higuera & Prado intersection, payment of
these impact fees shall suffice as appropriate mitigation for the project’s participation in
these improvements. If the Citywide TIF or AASP impact fee programs are not amended
to include this improvement, the City may establish an ad hoc fee program for that purpose.
The applicant shall pay its fair share of the improvement by payment of the amended
Citywide TIF or the ad hoc fee.
114. Tank Farm & South Higuera Near-Term Improvements. The subdivider shall design
and construct the extension of the second southbound left-turn lane from Higuera to Tank
Farm. Design and construction of improvements shall be initiated prior to issuance of
building permits for Phase 1 development. Improvements shall be completed and
operational prior to the issuance of occupancy permits for the first residential unit for Phase
1 development. These improvements are part of the AASP financing plan and may be
eligible for credits or reimbursements, as determined by the Public Works Director.
115. Prior to issuance of building permits, the subdivider shall pay applicable Citywide, Los
Osos Valley Road Subarea and AASP Subarea transportation impact fees.
116. Prior to recordation of the final map for each development phase, the subdivider shall pay
its fair share mitigation costs proportional to each phase for the intersection improvements
prescribed in the project EIR (see Table 29 of Appendix P – Transportation Impact Study).
Additional fair share mitigation contributions for cumulative project impacts are required
as follows:
a. Buckley & State Route 227. The applicant shall pay fair share mitigation fees to
fund the installation of a roundabout at the intersection of Buckley & State Route
227. If the City amends the AASP impact fee program to include this improvement,
PH 1 - 53
this fee will suffice as appropriate mitigation for the project’s participation in the
improvements at this intersection. The applicant shall pay the applicable impact fees
prior to issuance of a building permit for each unit. If the AASP impact fee program
is not amended to include the improvement, the applicant shall pay its fair share
mitigation cost as prescribed in the project EIR prior to recordation of the final map
for Phase 1.
b. South Higuera & Los Osos Valley Road. The applicant shall pay fair share
mitigation fees to fund the installation of a second southbound right-turn lane at the
intersection South Higuera and Los Osos Valley. If the City amends the Citywide
TIF program to include this improvement, this fee will suffice as appropriate
mitigation for the project’s participation in these improvements and shall be paid
prior to issuance of building permits for each phase. If the Citywide TIF is not
amended to include this improvement, the City may establish an ad hoc fee program
for that purpose and the applicant shall pay its fair share mitigation cost prior to final
map recordation for each phase. The applicant shall pay its fair share of the
improvement by payment of the amended Citywide TIF or the ad hoc fee.
c. South Higuera Class I Path. The applicant shall pay fair share mitigation fees to
fund the construction of a Class I bicycle path from the Buckley Road & South
Higuera intersection to the Los Osos Valley & Highway 101 southbound ramps
intersection connecting to the Bob Jones Trail. If the City amends the Citywide TIF
to include this improvement, this fee will suffice as appropriate mitigation for the
project’s participation in these improvements and shall be paid prior to issuance of
building permits for each phase. If the Citywide TIF is not amended to include this
improvement, the City may establish an ad hoc fee program for that purpose and the
applicant shall pay its fair share mitigation cost prior to final map recordation for
each phase. The applicant shall pay its fair share of the improvement by payment of
the amended Citywide TIF or the ad hoc fee.
d. South Higuera & Prado Cumulative Improvements. Prior to issuance of building
permits, the applicant shall pay fair share mitigation fee to the City to fund the
widening of the Prado & South Higuera intersection to accommodate a dual left-turn
lane, dual through lanes, and a right-turn lane on all approaches. Part of this share
may be contained within existing fee programs and may ultimately be incorporated
in full into an amended Citywide TIF program. If amended into the Citywide TIF
fee program, payment of those fees will suffice as appropriate mitigation for the
project’s participation in the improvements at this intersection and shall be paid prior
to issuance of building permits for each phase. If not amended into the Citywide TIF
program, the fair share mitigation fee shall be determined by the City prior to
recordation of final maps and will be adjusted annually based on Engineering News-
Record’s Construction Cost Index (CCI) until final building permits are complete.
Alternatively, the applicant could pay the full fee as part of final map recordation
for each phase of development.
e. South Higuera & Tank Farm Cumulative Improvements. The applicant shall
pay fair share mitigation fees to fund improvements to the intersection of South
PH 1 - 54
Higuera & Tank Farm to provide: 1) the extension of the northbound right-turn lane,
2) the installation of a “pork chop” island to assist pedestrian crossings, and 3)
widening on the south side of Tank Farm to provide a slip lane for right-turning
traffic. If the City amends the AASP program to include this improvement, this fee
will suffice as appropriate mitigation for the project’s participation in these
improvements. If the AASP program is not amended to include this improvement,
the fair share mitigation fee shall be determined by the City prior to recordation of
final maps and will be adjusted annually based on Engineering News -Record’s
Construction Cost Index (CCI) until final building permits are complete.
Alternatively, the applicant could pay the full fee as part of final map recordation
for each phase of development.
f. Tank Farm/Horizon. The applicant shall pay fair share mitigation fees to fund the
installation of an additional northbound right-turn lane or roundabout at the
intersection of Tank Farm & Horizon. If the City amends the AASP program to
include this improvement, this fee will suffice as appropriate mitigation for the
project’s participation in these improvements. If the AASP program is not amended
to include this improvement, the fair share mitigation fee shall be determined by the
City prior to recordation of final maps and will be adjusted annually based on
Engineering News-Record’s Construction Cost Index (CCI) until final building
permits are complete. Alternatively, the applicant could pay the full fee as part of
final map recordation for each phase of development.
g. Buckley/Vachell. The applicant shall pay fair share mitigation fees to fund the
installation of a traffic signal or single-lane roundabout at the intersection of Buckley
& Vachell. While not required, this work may be implemented as part of the
Buckley Road extension being installed prior to Phase 2 development. If the City
amends the AASP program to include this improvement, this fee will suffice as
appropriate mitigation for the project’s participation in these improvements. If the
AASP program is not amended to include this improvement, the fair share mitigation
fee shall be determined by the City prior to recordation of final maps and will be
adjusted annually based on Engineering News-Record’s Construction Cost Index
(CCI) until final building permits are complete. Alternatively, the applicant could
pay the full fee as part of final map recordation for each phase of development.
117. Transit Service. The applicant shall coordinate with SLO Transit to ensure that adequate
service would be provided to the two proposed bus stops and project area. The bus stops
shall be constructed by the applicant within the respective phase’s development area and
shall include on-street turnouts per City Standards. The applicant shall design and pay for
installation any physical improvements to Earthwood and Suburban needed to
accommodate future service to the site. Prior to recordation of the final map, the applicant
shall complete the design of the bus turnouts to the satisfaction of the Public Works
Director. The final map shall reflect any lot adjustments resulting from final bus
stop/turnout design. Proposed on-site transit service shall meet standards stated in General
Plan Circulation Element Policy 3.1.6 (Service Standards). Prior to issuance of an
occupancy permit for the 50th residence of Phase 1 development, the applicant shall ensure
that adequate transit facilities would be available for the project site.
PH 1 - 55
118. Prior to recordation of the final map for each phase, design shall be completed for in -tract
traffic calming to the approval of the Public Works Director, per Final EIR Mitigation
Measures MM TRANS-3b. The final map shall reflect lot adjustments resulting from
completed traffic calming design, where applicable.
119. As part of final map, the subdivider shall dedicate access easements for potential
pedestrian/bicycle connections at the following locations:
a. Between the Tank Farm Creek Class I path and Earthwood Lane (via access
easement between Lots 7-10).
b. Between Earthwood Lane and the Tank Farm Creek Class I path near the Phase 1
bridge crossing Tank Farm Creek (via access easement between Lots 19-22).
c. Between Earthwood Lane and Tango Way (via access easement through Lot 87 and
lots north of park)
d. Between Bravo Court (via easement through Lot 183).
e. Between Foxtrot Court, Earthwood Lane and Tank Farm Creek (via easement
through Lot 230 park).
f. Between Earthwood Lane and Kitty Hawk Court (via easement through Lot 312 or
318)
g. Between Venture Drive and Kitty Hawk Court (via easement through Lot 341/342)
120. With the exception of local streets, on-street parking shall be prohibited on all new streets
within the plan area.
121. The improvement plans shall include striped bike lane buffers along applicable streets with
Class II bike lanes to the satisfaction of the Public Works Department.
122. To minimize traffic impacts, a trip reduction plan and implementation program is required.
The plan shall include at a minimum, a) designation of a coordinator to administer the
program, and b) dissemination of carpool, carshare, bicycling and transit information. The
trip reduction plan information shall be provided to all new occupants as part of home sales,
commercial leases/sales or rental agreements. A draft of the plan shall be submitted for
review as part of the building permit application for Phase 1 development. Occupancy
shall not be granted until the plan has been approved by the Public Works Director.
123. Add a roadway classification sheet to the final map that is consistent with the General Plan
classification system and Avila Ranch project EIR recommendations.
124. The developer shall install continuous sidewalk improvements along Vachell Lane from
Venture northerly to conform to the existing sidewalk improvements. The City Council
may consider exercising its powers of eminent domain to acquire any off-site right-of-way
dedication necessary to complete these improvements as provided in Government Code
section 66462.5.
125. The developer shall design and install a southbound left turn lane on Vachell Lane at
PH 1 - 56
Venture per City Engineering Standards if the improvement is determined to be feasible to
the satisfaction of the Public Works director. If determined to be infeasible this condition
is waived. The City Council may consider exercising its powers of eminent domain to
acquire any off-site right-of-way dedication necessary to complete these improvements as
provided in Government Code section 66462.5.
126. Prior to issuance of building permits for Phase 1 the developer shall design a ramp meter
for the SB 101 On-Ramp at Los Osos Valley Road as identified in the US 101 Corridor
Mobility Master Plan and submit the plans to CalTrans for approval and encroachment
permit to construct. The applicant shall construct the ramp meter within 6 months of
CalTrans issuance of the encroachment permit. The ramp meter shall be constructed prior
to occupancy of the 75th unit. The applicants share of this cost is established at 3%, costs
above and beyond this fair share proportion are eligible for crediting against Los Osos
Valley Road Interchange Sub Area Impact fees.
Prior to issuance of building permits for Phase 1 the developer shall also design a ramp
meter for the SB 101 On-Ramp at S. Higuera at identified in the US 101 Corridor Mobility
Master Plan, submit the plans to CalTrans, adequately respond to comments, and receive
State concurrence on the design. If Caltrans does not respond to submittals within 60
working days this requirement specific to 101 at S. Higuera is considered satisfied.
Natural Resources
127. The developer shall provide the potential for water well irrigation to all areas of the Open
Space/Agricultural zoned and mapped lot(s) to help promote a viable agricultural
operation. The potential for irrigated agriculture shall be pursued unless dryland farming
is otherwise approved by the City. Well irrigation shall be available to the designated
Agricultural land to remain prior to the physical and/or practical displacement of the
existing water well supply. The three distinct agricultural areas shall be served by existing
proven wells or shall be provided with a new water well or wells. The existing or proposed
well development and basic irrigation services shall be approved by the City. The irrigation
well development plan shall be reviewed by a geologist and agriculturist and shall be
submitted with their respective recommendations to the City for review and approval. The
final development shall be certified as being in general conformance with the plan and
recommendations. The well water quality shall be acceptable for the intended use or shall
be treated to achieve the intent. The well development shall include but is not limited to
well construction, development, testing, electrical supply, panel board, controller
equipment, and pumping equipment. Any private irrigation system crossing of a public
street shall be approved by the City Engineer and shall be accompanied by an
encroachment agreement in a format provided by the City.
128. The Agricultural and Open Space areas shall be delineated and protected prior to
commencing with any demolition, stockpile, subdivision grading, and develo pment. The
delineated areas shall be shown and noted in the SWPPP and subdivision improvement
plans and shall not be used for construction staging, stockpile, or borrow areas unless
specifically approved by the City.
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129. The subdivision grading and improvement plans shall include details of the interface
between the agricultural fields/access roads and the adjoining open space, creek corridors,
public roadways, and Class 1 bikeways to the satisfaction of the City. The plan shall
include temporary and appropriate permanent delineation fencing. The plan shall include
a detailed grading and drainage strategy to promote the viability of the agricultural
operations and to protect adjoining public improvements. The submittal shall include a
detailed operational plan and strategy for stabilized ag field access, erosion control, worker
parking, and access controls.
130. Pre-construction surveys for the Vernal Pool Fairy Shrimp (VPFS) shall be conducted
where appropriate (in wetland habitat that could be disturbed through development)
consistent with the requirements of the United States Fish and Wildlife Service (USFWS).
As a result of such surveys, ensure that direct or indirect effects to individuals and their
habitat are avoided, consistent with the requirements of the Endangered Species Act
through appropriate means. The USFWS shall be consulted for appropriate action. The
Applicant shall obtain a Biological Opinion from the USFWS and any additional
authorization required by other regulatory agencies prior to the commencement of work
within or immediately adjacent to potential suitable habitat.
On motion by , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of August, 2017.
_____________________________
Doug Davidson, Secretary
Planning Commission
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SECTION 1. ENVIRONMENTAL DETERMINATION
The City Council of the City of San Luis Obispo considers and relies on the Final Environmental Impact
Report (EIR; State Clearinghouse Number 2015081034) for the Avila Ranch Development Plan in
determining to carry out the Project. The Avila Ranch Development Plan includes a General Plan
Amendment, amendments to the Airport Area Specific Plan (AASP), and a Vesting Tract Map (VTM), as
described in the Final EIR Project description for the development of the 150-acre Project site.
(“Project”). The Final EIR consists of the Draft EIR, responses to comments on the Draft EIR, a list of
persons and agencies commenting on the Draft EIR, a Mitigation Monitoring and Reporting Program, and
technical appendices. The City Council has received, reviewed, considered, and relied on the information
contained in the Final EIR, as well as information provided at hearings and submissions of testimony
from official participating agencies, the public, and other agencies and organizations.
Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section
21081 of the Public Resources Code require a lead agency to adopt findings for each significant
environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must
find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make the mitigation measures or project
alternatives identified in the Final EIR infeasible.
The California Code of Regulations, Title 14, Section 15091(b) requires that the City’s findings be
supported by substantial evidence in the record. Accordingly, the Lead Agency’s record consists of the
following, which are located at the City Community Development Department office, San Luis Obispo,
California:
• Documentary and oral evidence, testimony and staff comments and responses received and
reviewed by the Lead Agency during public review and the public hearings on the Avila Ranch
Development Project.
• The City of San Luis Obispo Avila Ranch Development Project Final Environmental Impact
Report (June 2017).
In addition to making a finding for each significant impact, if the lead agency approves a project without
mitigating all of the significant impacts, it must prepare a statement of overriding considerations, in which
it balances the benefits of the project against the unavoidable environmental risks. The statement of
overriding considerations must explain the social, economic, or other reasons for approving the project
despite its environmental impacts (14 CCR 15093, Pub. Res. Code 21081).
This document contains the findings and statement of overriding considerations for the approval of the
Avila Ranch Development Plan and reflects the City’s independent judgment. This document
incorporates by reference the Final EIR. The EIR, specific plan, and other portions of the administrative
record are available for review at:
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City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Contact: Doug Davidson
(805) 781-7177
Having received, reviewed and considered the foregoing information, as well as any and all information
in the record, the City Council of the City of San Luis Obispo hereby makes these Findings pursuant to,
and in accordance with, Section 21081 of the Public Resources Code.
SECTION 2. PROJECT DESCRIPTION
A. PROJECT OBJECTIVES
As required by the City General Plan, the Avila Ranch Development Plan is intended to contain policies
and standards that will facilitate appropriate development of land, protection of open space, and provision
of adequate public facilities. The overall objective of the Avila Ranch Development Plan is to adopt a
specific plan for the Avila Ranch project site, pursuant to the City General Plan. The City’s objectives for
the Avila Ranch Development Plan include:
1. Development of an economically feasible specific plan that is consistent with, and implements
policies within the City’s LUCE and AASP;
2. Establishment of a complete “linked” community with the inclusion of amenities such as
neighborhood parks and commercial goods and services that can serve the neighborhood;
3. Provision of a variety of housing opportunities for a wide range of socioeconomic groups and
affordability levels;
4. Provision of a well-connected open space network that includes the addition of community
gardens, neighborhood parks, bicycle paths, pedestrian sidewalks, open space buffers, and
spaces for recreational activities;
5. Establishment of an internal transportation and circulation network of collector and residential
roads, Class I and II bicycle paths, and pedestrian sidewalks that is integrated with, and
enhances the regional transportation system;
6. Restoration of Tank Farm Creek with improvements to the riparian creek corridor and
establishment of open space buffers; and,
7. Model sustainable development practices and design features and achieve compliance with
Leadership in Energy and Environmental Design Neighborhood Development (LEED-ND) Silver
standards and the County of San Luis Obispo’s Emerald certification rating.
B. PROPOSED PROJECT (MITIGATED PROJECT ALTERNATIVE)
The Applicant intends to seek approval of the version of the Avila Ranch Development Plan studied in
the Mitigated Project Alternative (MPA) (described and analyzed in Section 5.4.2.2 of the EIR) rather
than the original proposed Project. Similar to the proposed Project, the MPA consists of a General Plan
Amendment, and AASP Amendment, and a Vesting Tract Map (VTM) for a 150-acre Project site. A
comparison of the MPA to the original proposed Project is located in Table 5 -1 of the FEIR. The MPA
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would also address a Development Agreement/Memorandum of Understanding, which provides a
mechanism for Project implementation. The Avila Ranch Development Plan is intended to be consistent
with the development parameters described in the City’s Land Use an d Circulation Element (adopted in
December 2014). The MPA includes construction of up to 720 residential units and 15,000 square feet of
commercial development, with a portion of the site preserved for agriculture and open space uses. In
addition, the MPA would include the following features, which were either previously required as
mitigation for significant impacts under the Project or have been included as design features to enhance
consistency with applicable plans and policies; more specifically, the following features have been
included as aspects of the MPA to reduce or avoid impacts attributed to realignment of Tank Farm Creek
or phasing of transportation and circulation improvements:
1. The North-South Tank Farm Creek Segment alignment would be retained and widened to
accommodate flood flows to reduce impacts to riparian habitat, rather than realignment and
extension of Tank Farm Creek through the site under the proposed Project (removes the need for
MM BIO-2f and MM BIO-3e).
2. The East-West Channel alignment would be retained to reduce hydrological impacts and preserve
in-channel wetland habitat, rather than removing the channel under the proposed Project
(removes the need for MM HYD-2c).
3. Creek/riparian buffer setbacks would be established at 35 feet, with a minimum 20-foot buffer
along no more than 700 linear feet to improve habitat and the wildlife corridor, rather than a
general varying 5 – 25-foot setback under the proposed Project.
4. The Tank Farm Creek Class I Bicycle Path would be set back a minimum of 35 feet from the top
of the creek bank/riparian canopy with a 20-foot minimum setback along no more than 700 linear
to improve habitat and the wildlife corridor, rather than allowing the Tank Farm Creek Class I
Bicycle Path within the creek/riparian buffer under the proposed Project.
5. Retaining/flood walls would be setback along the east side of the creek at the toe of the slope
along the creek corridor to improve erosion protection and bio-filtration for runoff, rather than not
including any retaining/flood walls along Tank Farm Creek under the proposed Project.
6. Implement turn restrictions on Vachell Lane/South Higuera Street under Phase 2 after the
Buckley Road Extension is completed (removes the need for MM TRANS-2b).
7. Restricted ingress and egress during Phase 1 at the Project site border on Venture Drive and the
Vachell Lane/Earthwood Lane intersection, which would be removed under Phase 2, concurrent
with the Buckley Road Extension (removes the need for MM TRANS-2c).
8. Construction of an interim bus turn-around location within the Project site or other measures as
deemed appropriate by the City to accommodate this interim transit access due to required site
access limitations during Phase 1 construction; the roundabout at Venture Drive/Earthwood Lane
has been designed to serve this purpose and no interim improvements should be needed (removes
the need for MM TRANS-2c).
9. Construction of Class II bicycle lanes that connect to the regional bicycle network along the
entire stretch of Vachell Lane, between Buckley Road and South Higuera Street, as part of Phase
1 development (removes the need for MM TRANS-2d).
10. Construction of Buckley Road frontage improvements from Tank Farm Creek to Phase 1
development from Vachell Lane to the Class II bicycle lane to bicycle path diversion, Phase 5
from the diversion up to and including the Jesperson/Buckley intersection, and the remaining
portion with Phase 6 (removes the need for MM TRANS-2f).
11. Extension of the Jespersen Road/Horizon Lane connection as well as improvements to bring this
road segment to City standards for a residential collector as part of Phase 4 (removes the need for
MM TRANS-2e).
The Avila Ranch Development Plan under the MPA is proposed to be constructed in six phases. Phases 1,
2, and 3 would consist of development of 422 R-2 and R-4 residential units, along with Project site
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preparation/grading, and utility and infrastructure improvements, with construction planned to begin in
2020 and anticipated to be completed by 2025. In addition, Phase 3 would include development of the
Interim Fire Station to provide service to the Project site and vicinity pending completion of City Fire
Station 5. Phases 4 and 5 would include development of the remaining 298 R-3 and R-1 residential units,
while Phase 6 would consist primarily of build out of commercial development, with construction
planned to begin in 2026 and anticipated to be completed by 2030. The proposed phasing plan is shown in
Figure 2-14 (Project Phasing Plan) of the Final EIR.
These MPA elements are further described in the EIR, specifically Section 5.4.2.2, Mitigated Project
Alternative. The Avila Ranch Development Plan for the MPA is included in the EIR as Appendix Q, and
is available at the following link: http://www.slocity.org/government/department-directory/community-
development/planning-zoning/specific-area-plans/avila-ranch. Because the Applicant seeks approval of
the MPA, rather than the Project as originally proposed, the findings below relate to the MPA.
SECTION 3. ENVIRONMENTAL IMPACT REPORT
A. BACKGROUND
The Final EIR was prepared in compliance with CEQA and State CEQA Guidelines. In accordance with
Section 15121 of the State CEQA Guidelines, the purpose of this Final EIR is to serve as an informational
document for the public and City of San Luis Obispo decision makers.
Pursuant to CEQA Guidelines Section 15182, “where a public agency has prepared an EIR on a specific
plan after January 1, 1980, no EIR or negative declaration need be prepared for a residential project
undertaken pursuant to and in conformity to that specific plan if the project,” as long as the residential
project is within the scope of the EIR, no new environmental effects are anticipated to occur, and no new
mitigation measures are required for the residential project.
In accordance with Section 15088 of the State CEQA Guidelines, Draft EIR was circulated for a 55-day
public review period that began November 23, 2016 and concluded on January 18, 2017. The original 45-
day comment period was scheduled to end on January 8, 2017, but was extended 10 days. The City held a
public Planning Commission hearing on December 14, 2016, which was continued on January 11, 2017,
to allow for additional time for the public to review the project and to receive public testimony in the
form of verbal comments on the Draft EIR.
In addition, Section 5.0, Other CEQA-Related Discussions, of the Draft EIR was recirculated for a 45-day
public review period that began February 21, 2017 and concluded on April 7, 2017. This section of the
Draft EIR was revised to include an updated discussion of energy use and conservation related to the
project. This recirculation also included the relevant portions of Appendix H as originally contained in the
Draft EIR. It should be noted that as a result of this new discussion, no new significant impacts or
mitigation measures were identified. Pursuant to Section 15088.5(c) of the State CEQA Guidelines, if the
revisions subject to recirculation are limited to a few portions of the Draft EIR, the lead agency need only
recirculate the portions that have been modified.
Responses to each written and verbal comment that the City received are included in Section 8.0,
Response to Comments of Final EIR. The Draft EIR and Responses to Comments collectively comprise
the Final EIR for the project.
PH 1 - 62
B. IMPACT ANALYSIS
Five categories of impacts are identified in the Environmental Impact Report:
Significant and Unavoidable (Class I) – a significant impact to the environment that remains
significant even after mitigation measures are applied. To approve a project resulting in
significant and unavoidable impacts, the CEQA Guidelines require decision makers to
make findings of overriding consideration that “specific legal, technological, economic,
social, or other considerations make infeasible the mitigation measures or alternatives
identified in the EIR.”
Significant but Mitigable (Class II) – a significant impact that can be avoided or reduced to a less than
significant level with mitigation. When approving a project with significant but mitigable
impact, the decision makers must make findings that changes, mitigation measures, or
alternatives to the project have been incorporated that reduce the impacts to a less than
significant level.
Less than Significant (Class III) – a potential impact that would not meet or exceed the identified
thresholds of significance for the resource area.
No Impact (Class IV) – no impact would occur for the resource area.
Beneficial Impact (Class IV) – a positive effect on the natural or human environment would occur.
SECTION 4. FINDINGS FOR NON-ADVERSE OR BENEFICIAL
IMPACTS OF THE MITIGATED PROJECT ALTERNATIVE
The findings below are for impacts that would not result in adverse environmental effects or have a
beneficial effect on the natural and human environment (Class IV).
The City Council has concluded that the following impacts would not result in adverse effects on the
natural or human environment.
A. POPULATION AND HOUSING
1. Impact PH-2: The construction of 720 units under the MPA would provide additional housing for
the City of San Luis Obispo, having beneficial impacts related to the jobs/housing imbalance. (Refer
to pages 3.10-24 and 5-66 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have a beneficial effect.
PH 1 - 63
SECTION 5. FINDINGS FOR LESS THAN SIGNIFICANT
ENVIRONMENTAL EFFECTS OF THE MITIGATED PROJECT
ALTERNATIVE
The findings below are for impacts that are adverse, but would not result in significant effects on the
natural and human environment.
The City Council concluded that the following impacts would result in adverse, but less than significant
effects on the natural or human environment.
A. AESTHETICS
1. Impact VIS-1: Implementation of the MPA would result in impacts to the existing scenic resources
present at the site, particularly due to conversion of agricultural land to urban development, loss of
mature native trees along Tank Farm Creek, and impairment of distant views of Santa Lucia
Mountains, Islay Hill, and Irish Hills from adjacent public roads. (Refer to pages 3.1-21 and 5-44 of
the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Impact VIS-2: The MPA would result in a change in the existing visual character of the site with the
change of the rural character to a commercial and residential neighborhood. (Refer to pages 3.1-25
and 5-44 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Impact VIS-3: Construction of the MPA would create short-term disruption of the visual
appearance of the site for travelers along Buckley Road, Vachell Lane, and Venture Drive. (Refer
to pages 3.1-27 and 5-44 of the Final EIR.)
a. Mitigation: The following measure was included as mitigation for the Project and is considered
an MPA project design feature to reduce visual disruption of the site and proposed development
for travelers along local roadways. City planning staff will confirm incorporation of this feature
on plan sets and submittals.
— Mitigation Measure VIS-3 (Project). The Applicant shall include the development of the entire
landscape and open space buffer outside of the URL within Phase 1 of the construction period.
Vegetation within the buffer would provide partial screening of ongoing construction.
b. Finding: The City finds that the impact would have an adverse, but less than significant effect .
The MPA includes an open space buffer and landscaped berm along Buckley Road that would be
constructed during Phase 1. This would reduce visual impacts from construction within the MPA
site from viewpoints along Buckley Road.
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4. Impact VIS-4: The MPA would introduce a major new source of nighttime light, impacting the
quality of the nighttime sky and increasing ambient light. (Refer to pages 3.1-28 and 5-45 of the Final
EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
5. Cumulative Aesthetic and Visual Resources Impacts: As determined in the LUCE Update EIR, all
development that adheres to applicable General Plan policies would result in less than significant
aesthetic impacts. Therefore, the overall aesthetic impact of cumulative development in the Project
vicinity would be less than significant. Cumulative effects under the MPA would be similar to those
of the Project as described on page 3.1-28 of the Final EIR.
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
B. AIR QUALITY
1. Impact AQ-3: Release of toxic diesel emissions during initial construction and long-term operation
of the Project could expose nearby sensitive receptors to such emissions. (Refer to pages 3.3-42 and
5-49 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Cumulative Greenhouse Gas Emissions Impact: Due to the cumulative nature of greenhouse gas
emissions and the less than significant effects of the project, cumulative greenhouse gas e missions are
considered adverse, but less than significant. (Refer to pages 3.3-51 and 5-55 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
C. CULTURAL RESOURCES
1. Impact CR-1: The MPA would result in adverse impacts to the octagonal silo foundation, historic
feature P-40-038310. (Refer to pages 3.5-15 and 5-56 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
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D. HAZARDS AND HAZARDOUS MATERIALS
1. Impact HAZ-2: The MPA would not create a hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials. (Refer to pages 3.6-26 and 5-58 of the Final
EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Impact HAZ-3: The MPA site is located within the LUCE defined AOZs and ALUP Safety Areas
and would potentially result in an airport-related safety hazard for people residing or working in the
Project site. (Refer to pages 3.6-26 and 5-58 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
c. Impact HAZ-4: Implementation of the MPA could expose people or structures to a significant risk of
loss, injury, or death involving wildfire. (Refer to pages 3.6-28 and 5-58 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
d. Cumulative Hazards and Hazardous Materials Impacts: As described in the LUCE Update EIR,
adherence to applicable General Plan policies and applicable State and federal regulatory
requirements would reduce any cumulative hazards and hazardous materials impacts resulting from
buildout of the City under the General Plan, including buildout of the Avila Ranch Development Plan,
to a less than significant level. Cumulative effects under the MPA would be similar to those of the
Project as described on page 3.6-28 of the Final EIR.
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
E. HYDROLOGY AND WATER QUALITY
1. Impact HYD-6: The MPA would potentially deplete groundwater supplies or interfere with
groundwater recharge. (Refer to pages 3.7-52 and 5-61 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Cumulative Hydrology and Water Quality Impacts: The MPA, in combination with approved,
pending, and proposed development within the City, would not contribute a substantial increase in
development and associated water quality impacts, or alteration of the existing hydrologic
environment, such that the abundance and natural flow of water resources of the area would be
PH 1 - 66
diminished. When properly implemented, water quality requirements of the Central Coast RWQCB
and the City and County of San Luis Obispo would be expected to mitigate any adverse impacts
resulting from new cumulative development. (Refer to pages 3.7-58 and 5-61 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
E. LAND USE AND PLANNING
1. Impact LU-1: MPA development would include residential uses located within the LUCE-defined
Airport Overlay Zones (AOZs) that would be consistent with AOZ density and use restrictions and
that would not interfere with airport operations or create safety impacts under recognized state and
federal guidance for airport operations and safety. (Refer to pages 3.8-53 and 5-62 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Impact LU-2: The proposed MPA would include development within ALUP Safety Areas S-1B, S-
1C, and S-2; however, the Project would be potentially consistent with the ALUP. (Refer to pages
3.8-55 and 5-63 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Cumulative Land Use and Planning Impacts: The proposed MPA, in combination with
pending/future developments, is aligned with the City’s plans for build-out around the year 2057, as
foreseen in the LUCE. All pending/future projects would be required to adhere to City developments
regulations and General Plan policies in order to retain character of the City and mitigate
environmental impacts where feasible. In addition, all pending and future projects would be reviewed
for consistency with the City General Plan and all other applicable regulatory land use actions prior to
approval. As such, cumulative impacts are considered less than significant (Refer to page s 3.8-55 and
5-65 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
F. NOISE
1. Impact NO-2: Short-term noise construction activities could result in exposure of persons to or
generation of excessive groundborne vibration. (Refer to pages 3.9-27 and 5-66 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
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2. Impact NO-4: Development within the ALUP noise contours could cause persons within the MPA
site to be exposed to unacceptable noise levels. (Refer to pages 3.9-33 and 5-66 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Cumulative Noise Impacts: Cumulative projects in the area would increase traffic levels and
subsequent noise levels mainly on arterials and major roadways, and the noise-related impacts to
residential and local streets would be nominal. Implementation of the LUCE Update could
cumulatively increase stationary source noise levels from new development, but because the City’s
Noise Element contains policies and programs that would address and mitigate potential site -specific
impacts for individual projects in the future, and because the MPA would contribute a marginal
increase in stationary source noise, this cumulative impact would be considered less than significant.
Cumulative effects under the MPA would be similar to those of the Project as described on page 3.9-
34 of the Final EIR.
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
G. POPULATION AND HOUSING
1. Impact PH-1: Residential development and associated population growth resulting from the MPA
would not exceed the adopted annual growth rate threshold. (Refer to pages 3.10-22 and 5-67 of the
Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Impact PH-3: The construction of affordable housing units under the MPA would provide additional
affordable housing for the City of San Luis Obispo. (Refer to pages 3.10-26 and 5-67 of the Final
EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Cumulative Population and Housing Impacts: Cumulative buildout permitted under the LUCE
Update would include development of areas within existing City boundaries, as well as identified
expansion areas. The Land Use Element can accommodate over 98 percent of projected demand for
nonresidential square footage under the MPA, proposed cumulative development projects, and
cumulative buildout under the LUCE Update. Therefore, cumulative impacts are considered less than
significant. Cumulative effects under the MPA would be similar to those of the Project as described
on page 3.10-26 of the Final EIR.
c. Mitigation: None
d. Finding: The City finds that the impact would have an adverse, but less than significant effect.
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H. PUBLIC SERVICES
1. Impact PS-3: Development of 720 new homes as part of the MPA would generate increases in
enrollment at public schools (Los Ranchos Elementary, Laguna Middle, and San Luis High). (Refer
to pages 3.11-19 and 5-68 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
2. Impact PS-4: Implementation of the MPA would potentially increase the demand for public parks
beyond current capacity. (Refer to pages 3.11-21 and 5-69 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Cumulative Public Services Impacts: The proposed project and other cumulative development
would increase demand for public services. However, new demand for these services could be met
through existing service availability, planned service improvements, and development project fee
requirements. Cumulative effects under the MPA would be similar to those of the Project as described
on page 3.11-21 of the Final EIR.
c. Mitigation: None
d. Finding: The City finds that the impact would have an adverse, but less than significant effect.
I. TRANSPORTATION AND TRAFFIC
1. Impact TRANS-9: The proposed MPA would generate and attract trips to and from U.S. Highway
101, incrementally increasing congestion of the region’s main highway. (Refer to pages 3.12-67 and
5-73 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
J. UTILITIES
1. Impact UT-1: MPA generated wastewater would contribute to demand for wastewater collection
facilities and remaining capacity of the City’s Water Resource Recovery Facility (WRRF). (Refer to
pages 3.13-24 and 5-75 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
PH 1 - 69
2. Impact UT-3: MPA-related increases in water use would incrementally increase demand for the
City’s potable water supply. (Refer to pages 3.13-29 and 5-76 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Impact UT-4: The MPA would generate additional solid waste for disposal at the Cold Canyon
Landfill. (Refer to pages 3.13-32 and 5-78 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
3. Cumulative Utility Impacts: As indicated by the LUCE Update EIR, the MPA and other planned
development would not result in any significant or adverse effects on the supply of water, solid waste,
or energy utilities. Therefore, the cumulative impact of this project and pending cumulative projects
within the vicinity on water supply, solid waste management, and the energy utilities would be less
than significant. Further, the pending WRRF upgrades would also increase capacity to handle both
wet-weather and dry-weather flow, which would reduce the impact of cumulative development on the
WRRF’s capacity to sufficiently treat the City’s wastewater to meet RWQCB standard and avoid
periodic spills into San Luis Obispo Creek. Cumulative effects under the MPA would be similar to
those of the Project as described on page 3.13-32 of the Final EIR.)
a. Mitigation: None
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.
SECTION 6. FINDINGS FOR SIGNIFICANT ENVIRONMENTAL
EFFECTS OF THE MITIGATED PROJECT ALTERNATIVE THAT HAVE
BEEN MITIGATED TO A LESS THAN SIGNIFICANT LEVEL
The findings below are for impacts that would result in potentially significant effects on the natural and
human environment, but could be reduced to a less than significant level through feasible changes or
alternations to the project or implementation of mitigation measures. When approving a project with
significant but mitigable impacts, the decision-makers must make findings that changes or alterations to
the project have been incorporated that reduce the impacts to a less than significant level.
This section presents the MPA’s significant environmental impacts and feasible mitigation measures.
Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section
21081 of the Public Resources Code require a lead agency to make findings for each significant
environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must
find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
PH 1 - 70
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make the mitigation measures or project
alternatives identified in the Final EIR infeasible.
Each of these findings must be supported by substantial evidence in the administrative record. This
section identifies impacts that can be fully avoided or reduced to a less-than-significant level through the
incorporation of feasible mitigation measures into the project, as identified in the Final EIR. The impacts
identified in this section are considered in the same sequence in which they appear in the EIR.
A. AGRICULTURAL RESOURCES
1. Impact AG-2: Development of the proposed MPA would create potential land use conflicts with
continued agricultural operations to the south and east of the Project site. (Refer to pages 3.2-24 and
4-45 of the Final EIR.)
a. Mitigation: The following mitigation measures are required to reduce land use conflicts between
existing agricultural uses and the residential and commercial development proposed for the site.
— Mitigation Measure AG-2a. To address potential agricultural land use conflicts, the
Applicant shall coordinate with the City and county to fund installation of fencing and signs
along Buckley Road to minimize potential for increases in trespass and vandalism of adjacent
agricultural areas. Along the south side of Buckley Road, the use of three strand barbwire
fencing would be acceptable. Along the north side of the Buckley Road extension bordering
the Class I bike path, spit rail fencing shall be installed or other fencing acceptable to the
County.
— Mitigation Measure AG-2b. To reduce the potential for noise, dust, and pesticide drift to
affect future Project residents, the Applicant shall ensure that Project landscape plans include
planting of a windrow of trees and shrubs along the proposed southern landscape berm and
eastern Project site boundary at a sufficient density to buffer the site from surrounding
agricultural operations.
— Mitigation Measure AG-2c. To augment the existing 100-foot agricultural buffer to the
Caltrans property to the west of the Project site, the Applicant shall add a 20-foot
hedgerow/windrow of trees and vegetation along the east side of Vachell Lane.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. The mitigation measures will reduce land use conflicts by buffering
the site from surrounding land uses.
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B. AIR QUALITY AND GREENHOUSE GAS EMISSIONS
1. Impact AQ-4: Construction and operation of the MPA would result in impacts to global climate
change from the emissions of GHGs and would be potentially inconsistent with the City’s Climate
Action Plan. (Refer to page 5-49 of the Final EIR.)
a. Mitigation: To reduce MPA short-term construction and long-term operational greenhouse gas
emissions to level below adopted Climate Action Plan policies and greenhouse gas emission
reduction targets, the following measures are required:
— Mitigation Measure AQ-2a. The Applicant shall include the following:
• Water Conservation Strategy: The Applicant shall install fixtures with the EPA WaterSense
Label, achieving 20 percent reduction indoor. The Project shall install drip, micro, or fixed
spray irrigation on all plants other than turf, also including the EPA WaterSense Label,
achieving 15 percent reduction in outdoor landscaping.
• Solid Waste: The Applicant shall institute recycling and composting services to achieve a 15
percent reduction in waste disposal, and use waste efficient landscaping.
• Fugitive Dust: The Applicant shall replace ground cover of at least 70 percent of area
disturbed in accordance with CARB Rule 403.
• Energy Conservation Strategy: The Applicant shall install additional solar and alternative
energy features (e.g., solar panels on commercial buildings; solar canopies over commercial
parking areas).
— Mitigation Measure AQ-2b. Consistent with standard mitigation measures set forth by the
APCD, Projects generating more than 50 lbs/day of combined ROG + NOx or PM10 shall
implement all feasible measures within Table 3-5 of the Air Quality Handbook.
— Mitigation Measure TRANS-10a. The Applicant shall design and construct ADA-compliant
sidewalks and ADA ramps on the east side of South Higuera Street to provide continuous paths of
travel from the City limit line to Los Osos Valley Road.
— Mitigation Measure TRANS-10b. The Applicant shall design and construct continuous sidewalks
along the east side of South Higuera Street from Vachell Lane to Los Osos Valley Road including
ADA ramps at the Vachell Lane and South Higuera Street intersection, as indicated in Figure
3.12-6.
— Mitigation Measure TRANS-10c. The Applicant shall design and construct continuous ADA-
compliant sidewalks and ADA ramps along the south side segment of Suburban Road from South
Higuera Street to Earthwood Lane. A receiving ramp shall be installed on the north side Suburban
Road at Earthwood Lane.
— Mitigation Measure TRANS-11. The Applicant shall construct two (2) separated bicycle bridges
on each side of Buckley Road at Tank Farm Creek and provide connections to Buckley Road so
as to provide continuous and safe bicycle routing along Buckley Road. These sections of roadway
and creek crossings are under the jurisdiction of the County and would need to meet both City
and County design standards to the greatest extent feasible and are subject to approval of the
City’s Public Works Director.
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— Mitigation Measure TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that
adequate service would be provide to the two proposed bus stops and Project area. The bus stops
shall be constructed by the Applicant within the respective phase’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install a fair share to fund any physical improvements needed to accommodate future service to
the site. In addition, the proposed transit service onsite shall meet standards stated in Policy 3.1.6,
Service Standards.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. The mitigation measure will reduce the MPA’s greenhouse gas
impacts by reducing water usage; ensuring consistency with the Climate Action Plan’s water
usage, solid waste and transportation goals; reducing the Project’s operational energy usage; and
improving bicycle and pedestrian connections to reduce reliance on automobiles.
C. BIOLOGICAL RESOURCES
1. Impact BIO-1: Construction activities within the MPA site and Buckley Road Extension site,
including extensive grading, excavation, and fill, would result in permanent and temporary impacts to
sensitive habitats and species, particularly in areas within or near Tank Farm Creek. (Refer to pages
3.4-32 and 5-52 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit
Unit.
— Plan Requirements and Timing. Prior to issuance of grading permits for Phase 1 the Applicant
shall submit a copy of the NOI to the City.
— Mitigation Measure HYD-1b. The Applicant shall require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP for site construction shall be d eveloped
prior to the initiation of grading and implemented for all construction activity on the Project site
in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify
potential pollutant sources that may affect the quality of discharges to storm water, and shall
include specific BMPs to control the discharge of material from the site. The following BMP
methods shall include, but would not be limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
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• A routine monitoring plan shall be implemented to ensure success of all onsite erosion
and sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
• Additional BMPs shall be implemented for any fuel storage or fuel handling that could
occur onsite during construction. The SWPPP must be prepared in accordance with the
guidelines adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for
the site.
• Plan Requirements and Timing. The Applicant shall prepare a SWPPP that includes the
above and any additional required BMPs. The SWPPP and notices shall be submitted for
review and approval by the City prior to the issuance of grading permits for Phase 1
construction. The SWPPP shall be designed to address erosion and sediment control
during all phases of development of the site until all disturbed areas are permanently
stabilized.
— Mitigation Measure HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek
shall occur within the dry season (May through October).
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
1. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
2. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
3. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
4. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
PH 1 - 74
5. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species hav e
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
6. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
7. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
8. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
9. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
10. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
11. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
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The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM HYD-1a through 1c would help reduce
significant impacts to sensitive biological resources within the creek corridor with
implementation of a Storm Water Pollution Prevention Plan (SWPPP) and noticing to reduce
construction impacts to water quality. In addition, MM BIO-1a would reduce or avoid
construction-related impacts to sensitive habitats and species, and MM BIO -1b would require a
qualified Environmental Monitor and/ or a California Department of Fish and Wildlife (CDFW)-
approved biologist to oversee compliance of the construction activities with the Biological
Monitoring Plan and applicable laws, regulations, and policies. With implementation of the
aforementioned mitigation measures, impacts to biological resources during construction would
remain potentially significant but mitigable. (See FEIR pp. 5-54 through 5-55.)
2. Impact BIO-2. Onsite MPA development would result in permanent loss of habitats within the
Project site, including protected wetlands and riparian areas associated with Tank Farm Creek. (Refer
to pages 3.4-39 and 5-52 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
12. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
13. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
14. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
15. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
PH 1 - 76
16. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
17. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
18. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
19. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
20. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
21. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
22. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habita ts
to be avoided (see also, MM BIO-3 and all subparts below).
PH 1 - 77
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Far m Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
— Mitigation Measure BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to the
City for review and approval. The plan shall be implemented by the Project Applicant, under
supervision by the City and Environmental Monitor, and:
1. Characterize the type, species composition, spatial extent, and ecological functions and
values of the wetland and riparian habitat that will be removed, lost, or damaged.
2. Describe the approach that will be used to replace the wetland and riparian habitat
removed, lost, or adversely impacted by the Project, including a list of the soil, plants,
and other materials that will be necessary for successful habitat replacement, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use of
appropriate native species and correction of bank stabilization issues. Wetland restoration
or enhancement areas shall be designed to facilitate establishment of wetland plants such
as willows, cottonwoods, rushes, and creeping wild rye.
3. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through BIO-2e below and the findings in the
Biological Report (Appendix I).
4. Describe the program that will be used for monitoring the effectiveness and success of
the habitat replacement approach.
5. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
6. Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
7. Indicate the timing and schedule for the planting of replacement habitat.
8. Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species shall
be created onsite. If Congdon’s tarplant is found in areas proposed for disturbance, the
affected individuals shall be replaced at a 1:1 ratio through seeding in a suitable
conserved natural open space area. A management plan for the species shall be developed
consistent with applicable scientific literature pertinent to this species.
PH 1 - 78
9. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s),
and shall be maintained and monitored for a minimum of five years. If sufficient onsite
mitigation area is not practicable, an offsite mitigation plan shall be prepared as part of
the Biological Mitigation Plan and approved by permitting agencies.
10. The Biological Mitigation Plan shall identify appropriate restoration and enhancement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat,
including a detailed planting plan and maintenance plans using locally obtained native
species and include habitat enhancement to support native wildlife and plant species.
11. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
12. Habitat restoration or enhancement areas shall be maintained weekly for the first three
years after Phase completion and quarterly thereafter. Maintenance shall include
eradication of noxious weeds found on California Department of Food and Agriculture
Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated or otherwise
managed.
13. Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and annually
the fourth and fifth years. Annual reports documenting site inspections and site recovery
status shall be prepared and sent to the County and appropriate agencies.
— Mitigation Measure BIO-2c. Within the required Biological Mitigation Plan, all temporary and
permanent impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
1. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
2. Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored
and enhanced habitat to impacted habitat).
3. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted
habitat).
4. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24
inches or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following guidelines provided in the
California Salmonid Stream Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010). Permanent impacts to riparian vegetation shall be
mitigated at a 3:1 ratio to ensure no net loss of acreage and individual plants.
5. Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the date
upon which the native trees were removed. Replacement plants shall be monitored for 5
years with a goal of at least 70 percent survival at the end of the 5 -year period.
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
— Mitigation Measures BIO-2d. Project design shall be modified to preserve at a minimum the
southern 275 feet of the North-South Creek Segment to protect all existing mature riparian
woodland, and the proposed drainage plan shall be altered to convey remaining surface water
flows from areas to the north to this channel.
PH 1 - 79
— Mitigation Measure BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile
sufficient emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank
Farm Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
— Mitigation Measure BIO-2g. A post-construction landscape and restoration report for each phase
shall be prepared by the Environmental Monitor based on as-built drawings and site inspections
to document the final grading, plantings, and habitat restoration activities. The report shall
include as-built plans prepared after restoration, grading, and mitigation habitat plantings are
complete. The as-built plans shall be prepared by landscape and grading contractors responsible
for realignment and restoration within Tank Farm Creek.
— Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
— Mitigation Measure BIO-2i. To reduce erosion and runoff from all exposed soils, all bare
disturbed soils shall be hydroseeded at the completion of grading for each construction phase.
The seed mix shall contain a minimum of three locally native grass species and may contain one
or two sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities occurred. All
exposed areas where seeding is considered unsuccessful after 90 days shall receive a second
application or seeding, straw, or mulch as soon as is practical to reduce erosion.
— Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
— Mitigation Measure AG-1. The Applicant shall establish an offsite agricultural conservation
easement or pay in-lieu fees to a City designated fund dedicated to acquiring and preserving
agricultural land. While the City’s priority is that such agricultural land be acquired in the closest
feasible proximity to the City, mitigation may be implemented using one of the following
options:
a. The Applicant shall ensure permanent protection of farmland of equal area and quality,
which does not already have permanent protection, within the City of San Luis Obispo,
consistent with City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant shall
identify and purchase or place in a conservation easement a parcel of land of at least 71
acres of equal quality farmland, or provide in-lieu fees to allow the City to complete such
an acquisition.
b. If no suitable parcel exists within the City limits, the Applicant shall identify and
purchase or place in a conservation easement a parcel of farmland, of equal quantity and
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quality, within the City’s Sphere of Influence that is threatened by development of
nonagricultural uses. The parcel shall be placed in an a gricultural conservation easement
(refer to Figure 2 in the Land Use Element for City Sphere of Influence). The Applicant
may also provide in-lieu fees to allow the City to complete such an acquisition.
c. In the event that no suitable land is available within the City limits or City’s Sphere of
Influence, the Applicant shall identify and purchase or place in a conservation easement a
parcel of farmland, of equal quantity and quality, within the City’s urban reserve or
greenbelt that is threatened by development of nonagricultural uses. This parcel shall be
placed in an agricultural conservation easement (refer to Figure 1 in the Land Use
Element for City Planning Area). The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition.
d. In the event that no suitable land for an agricultural conservation easement is available
for purchase within the City limits, the City’s Sphere of Influence, or urban reserve or
greenbelt Planning Area, the Applicant shall identify and purchase or place in a
conservation easement a parcel of farmland, of equal quantity and quality, within County
lands (e.g., agricultural lands north and south of Buckley Road) that is considered to be
threatened by the conversion to nonagricultural use. This parcel shall be placed in an
agricultural conservation easement. The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition. The Applicant shall demonstrate that such land
is as close in proximity to the City as feasible.
— Mitigation Measure HYD-4a. A site-specific, geotechnical investigation shall be completed in
areas proposed for HDD. Preliminary geotechnical borings shall be drilled to verify that the
proposed depth of HDD is appropriate to avoid frac-outs (i.e., the depth of finest grained
sediments and least fractures) and to determine appropriate HDD methods (i.e., appropriate
drilling mud mixtures for specific types of sediments). The investigation shall include results
from at least three borings, a geologic cross section, a discussion of drilling conditions, and a
history and recommendations to prevent frac-outs.
— Mitigation Measure HYD-4b. A Frac-out Contingency Plan shall be completed and shall include
measures for training, monitoring, worst case scenario evaluation, equipment and materials,
agency notification and prevention, containment, clean up, and disposal of released drilling muds.
Preventative measures would include incorporation of the recommendations of the geotechnical
investigation to determine the most appropriate HDD depth and drilling mud mixture. In
accordance with the RWQCB, HDD operations shall occur for non-perennial streams such as
Tank Farm Creek only when the stream is dry, and only during daylight hours. In addition,
drilling pressures shall be closely monitored so that they do not exceed those needed to penetrate
the formation. Monitoring by a minimum of two City-approved monitors (located both upstream
and downstream, who will move enough to monitor the entire area of operations) shall occur
throughout drilling operations to ensure swift response in the event of a frac-out, while
containment shall be accomplished through construction of temporary berms/dikes and use of silt
fences, straw bales, absorbent pads, straw wattles, and plastic sheeting. Cle an up shall be
accomplished with plastic pails, shovels, portable pumps, and vacuum trucks. The Frac -out
Contingency Plan shall be submitted to the City, and the RWQCB shall review the plan.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. MM BIO-1a will avoid or minimize impacts to biological resources,
minimize erosion and retain sediment by implementing best management practices. MM BIO-2a
would avoid the potential impacts of manufactured slopes and the Class I bicycle path intruding
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into the bank of Tank Farm Creek or its riparian habitat by establishing setbacks for a wider
wildlife corridor. This would also protect the creek and riparian habitat from potential impacts
associated with temporary or permanent loss of habitat, construction impacts, siltation and
erosion, and operational impacts associated with increased human activity. Implementation of
MM BIO-2b through 2c would offset the loss of sensitive habitat and trees and compensates at
appropriate replacement ratios onsite consistent with appropriate agencies, to the maximum
extent feasible. Impacts to riparian vegetation would be reduced within implementation of MM
BIO-2d and 2e. MM BIO-2g would ensure appropriate restoration of riparian habitat. MM BIO -
2h would reduce potential erosion and siltation impacts within the creek. Implementation of MM
BIO-2i in combination with MM BIO-1a and 1b and all subparts, would reduce temporary
impacts to jurisdictional aquatic features from construction activities by requiring work to be
completed when water flow in the creek is dry, and appropriate measures are taken to prevent
sedimentation. MM BIO-2j would address potential impacts to Tank Farm Creek from the
proposed Class I bicycle path footings placement. MM HYD-4a and b would address potential
impacts of frac-outs. Implementation of MM BIO-2a through MM BIO-2e, MM BIO-2g through
BIO-2j, in combination with MM BIO-1a and b and MM HYD-4a and b, would reduce impacts to
sensitive habitats to less than significant after mitigation.
3. Impact BIO-3. Onsite MPA development would interfere with the movement of common wildlife
and special status species through establishment of confined wildlife corridors within the Project site.
(Refer to pages 3.4-53 and 5-55 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
23. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
24. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
25. In the event that construction must occur within the creek or 20-foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
26. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
27. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
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was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
28. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
29. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
30. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
31. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
32. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
33. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
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inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Farm Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less tha n 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
— Mitigation Measure BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to the
City for review and approval. The plan shall be implemented by the Project Applicant, under
supervision by the City and Environmental Monitor, and:
1. Characterize the type, species composition, spatial extent, and ecological functions and
values of the wetland and riparian habitat that will be removed, lost, or damaged.
2. Describe the approach that will be used to replace the wetland and riparia n habitat
removed, lost, or adversely impacted by the Project, including a list of the soil, plants,
and other materials that will be necessary for successful habitat replacement, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use of
appropriate native species and correction of bank stabilization issues. Wetland restoration
or enhancement areas shall be designed to facilitate establi shment of wetland plants such
as willows, cottonwoods, rushes, and creeping wild rye.
3. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through BIO-2e below and the findings in the
Biological Report (Appendix I).
4. Describe the program that will be used for monitoring the effectiveness and success of
the habitat replacement approach.
5. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
6. Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
7. Indicate the timing and schedule for the planting of replacement habitat.
8. Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species shall
be created onsite. If Congdon’s tarplant is found in areas proposed for disturbance, the
affected individuals shall be replaced at a 1:1 ratio through seeding in a suitable
conserved natural open space area. A management plan for the species shall be developed
consistent with applicable scientific literature pertinent to this species.
9. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s),
and shall be maintained and monitored for a minimum of five years. If sufficient onsite
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mitigation area is not practicable, an offsite mitigation plan shall be prepared as part of
the Biological Mitigation Plan and approved by permitting agencies.
10. The Biological Mitigation Plan shall identify appropriate restoration and enhan cement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat,
including a detailed planting plan and maintenance plans using locally obtained native
species and include habitat enhancement to support native wildlife and plant species.
11. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
12. Habitat restoration or enhancement areas shall be maintained weekly for the first three
years after Phase completion and quarterly thereafter. Maintenance shall include
eradication of noxious weeds found on California Department of Food and Agriculture
Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated or otherwise
managed.
13. Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and annually
the fourth and fifth years. Annual reports documenting site inspections and site recovery
status shall be prepared and sent to the County and appropriate agencies.
— Mitigation Measure BIO-2c. Within the required Biological Mitigation Plan, all temporary and
permanent impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
1. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
2. Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored
and enhanced habitat to impacted habitat).
3. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted
habitat).
4. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24
inches or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following guidelines provided in the
California Salmonid Stream Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010). Permanent impacts to riparian vegetation shall be
mitigated at a 3:1 ratio to ensure no net loss of acreage and individual plants.
5. Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the date
upon which the native trees were removed. Replacement plants shall be monitored for 5
years with a goal of at least 70 percent survival at the end of the 5 -year period.
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
— Mitigation Measures BIO-2d. Project design shall be modified to preserve at a minimum the
southern 275 feet of the North-South Creek Segment to protect all existing mature riparian
woodland, and the proposed drainage plan shall be altered to convey remaining surface water
flows from areas to the north to this channel.
— Mitigation Measure BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile
sufficient emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank
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Farm Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
— Mitigation Measure BIO-2g. A post-construction landscape and restoration report for each phase
shall be prepared by the Environmental Monitor based on as-built drawings and site inspections
to document the final grading, plantings, and habitat restoration activities. The report shall
include as-built plans prepared after restoration, grading, and mitigation habitat plantings are
complete. The as-built plans shall be prepared by landscape and grading contractors responsible
for realignment and restoration within Tank Farm Creek.
— Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
— Mitigation Measure BIO-2i. To reduce erosion and runoff from all exposed soils, all bare
disturbed soils shall be hydroseeded at the completion of grading for each construction phase.
The seed mix shall contain a minimum of three locally native grass species and may contain one
or two sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities occurred. All
exposed areas where seeding is considered unsuccessful after 90 days shall receive a second
application or seeding, straw, or mulch as soon as is practical to reduce erosion.
— Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
— Mitigation Measure BIO-3a. The City-approved qualified biologist shall conduct training to all
construction personnel to familiarize construction crews with sensitive species that have the
potential to occur within the Project site. This may include but is not limited to: Californi a red-
legged frog, western pond turtle, Steelhead trout, bats, migratory birds, and Congdon’s tarplant.
The educational program shall include a description what constitutes take, penalties for take, and
the guidelines that would be followed by all construction personnel to avoid take of species
during construction activities. Descriptions of the California red-legged frog and its habits,
Congdon’s tarplant, nesting and migratory birds that may be encountered, and all other sensitive
species that have a potential to occur within the vicinity of Project construction shall be provided.
The construction crew foreman shall be responsible for ensuring that crew members comply with
the guidelines and that all new personnel receive the training before partaking in construction
activities.
— Mitigation Measure BIO-3b. The Biological Mitigation Plan shall address wildlife and special
status species movement as follows:
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• Migratory and Nesting Bird Management. Grading and construction activities shall
avoid the breeding season (typically assumed to be from February 15 to August 15) to the
extent practicable, particularly within 50 feet of Tank Farm Creek and riparian or wetland
habitat. If Project activities must be conducted during this period, pre-construction
nesting bird surveys shall take place within one week of habitat disturbance associated
with each phase, and if active nests are located, the following shall be implemented:
• Construction activities within 50 feet of active nests shall be restricted until chicks have
fledged, unless the nest belongs to a raptor, in which case a 200-foot activity restriction
buffer shall be observed.
• A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging of the
buffer zone and make recommendations on additional monitoring requirements. A map of
the Project site and nest locations shall be included with the report.
• The Project biologist conducting the nesting survey shall have the authority to reduce or
increase the recommended buffer depending upon site conditions and the species
involved. A report of findings and recommendations for bird protection shall be
submitted to the City prior to vegetation removal.
• Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-
breast-height (DBH), a survey shall be conducted by a CDFW-approved qualified
biologist to determine if any tree proposed for removal or trimming harbors sensitive bat
species or maternal bat colonies. Maternal bat colonies shall not be disturbed. If a non-
maternal roost is found, the qualified biologist shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
shall be installed in similar habitat and shall have similar cavities or crevices to those
which are removed, including access, ventilation, dimensions, height above ground, and
thermal conditions. If a bat colony is excluded from the Project site, appropriate alternate
bat habitat shall be installed in the Project site. To the extent practicable, alternate bat
house installation shall be installed near the onsite drainage.
• Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant
shall fund a site survey for Congdon’s tarplant, and:
• If Congdon’s tarplant is found in areas proposed for building, the affected individuals
shall be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space
area.
• A mitigation and monitoring plan for the species shall be developed consistent with
applicable scientific literature pertinent to this species. The plan shall provide for the
annual success over an area of at least 1,330 square feet with approximately 500-750
individuals (the current aerial extent) and be implemented to reduce impacts to
Congdon’s tarplant to a less than significant level.
• The mitigation plan shall be incorporated into the Biological Mitigation Plan, wherein
wetland sites shall be created and Congdon’s tarplant seeds from the site shall be
reintroduced.
• Sensitive Species Management. Injury or mortality to the California red-legged frog,
western pond turtle, and steelhead shall be avoided. The plan shall include the foll owing
measures: pre-Project surveys; worker awareness; cessation of work in occupied areas;
relocation (if necessary) of frogs, turtles, and steelhead from the work area by a
professional biologist authorized by the USFWS and/or CDFW; and monitoring by a
qualified biologist during construction. Necessary permits shall be obtained from the state
(CDFW) and federal (USACE and USFWS) regulatory agencies with jurisdiction. Any
other sensitive species observed during the pre-construction surveys shall be relocated
out of harm’s way by the qualified biologist into the nearest suitable habitat as
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determined in consultation with the jurisdictional resource agency outside the disturbance
area.
— Mitigation Measure BIO-3c. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, and seasonal wetlands, the Project site shall be surveyed for
California red-legged frogs by a qualified biologist. If any California red -legged frogs are found,
work within 25 linear feet in any direction of the frog shall not start until the frog has been moved
from the area. The USFWS shall be consulted for appropriate action; the Applicant shall obtain a
Biological Opinion from the USFWS and any additional authorization required by other
regulatory agencies prior to the commencement of work. The USFWS-qualified biologist,
Environmental Monitor, or USFWS personnel may determine that frog-exclusion fencing is
necessary to prevent overland movement of frogs if concerns arise that frogs could enter
construction areas. Frog-exclusion fencing should contain no gaps and must extend at least 18
inches above ground; fences may be opened during periods of no construction (e.g., weekends) to
prevent entrapment.
— Mitigation Measure BIO-3d. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, seasonal wetlands, and riparian habitat, the Project site shall be
surveyed for western pond turtles by a qualified biologist. If any western pond turtles are found,
work shall cease until the turtle is relocated to the nearest suitable habitat. The qualified biologist
shall monitor all ground breaking work conducted within 50 feet of western pond turtle habitat.
The City-approved biologist Environmental Monitor may determine that silt fencing shall be
installed adjacent to western pond turtle habitat if concerns arise that the western pond turtle
overland movement could allow them to access construction areas.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.4-61 through 3.4-62 and 5-55.) MM BIO-3a
through 3d would reduce potential direct permanent impacts to wildlife species from loss of
habitat and loss of species. MM BIO-3a would provide educational training all construction
personnel in order for them to identify sensitive species, take appropriate actions, and avoid
“take”. MM BIO-3b through 3d would reduce potential impacts to special status birds and bats to
less than significant by avoiding disturbance during the breeding season and roosting times when
these species are most vulnerable to disturbance and ensuring compliance with appropriate
avoidance buffers if construction during the season cannot be avoided. Mitigation would limit
construction in the creek during nesting season and peak activity periods, thus reducing impacts
to migrating species. Implementation of MM BIO-3b through 3d would also reduce potential
impacts to special status amphibians, reptiles, and fish by requiring plan preparation with
requirements for pre-construction surveys for the species, including development of necessary
additional avoidance and minimization measures, and onsite monitoring during construction to
prevent construction runoff from contaminating aquatic habitats. MM BIO -3b would minimize or
avoid impacts to Congdon’s tarplant. MM BIO-1a will avoid or minimize impacts to biological
resources and sensitive species by implementing best management practices. MM BIO-2a would
avoid the potential impacts of manufactured slopes and the Class I bicycle path intruding into the
bank of Tank Farm Creek or its riparian habitat by establishing setbacks for a wider wildlife
corridor. This would also protect sensitive species from potential impacts associated with
temporary or permanent loss of habitat, construction impacts, siltation and erosion, and
operational impacts associated with increased human activity. Implementation of MM BIO-2b
through 2c would offset the loss of sensitive habitat and trees and compensates at appropriate
replacement ratios onsite consistent with appropriate agencies, to the maximum extent feasible.
PH 1 - 88
Impacts to sensitive species would be reduced with implementation of MM BIO-2d and 2e. MM
BIO-2g would ensure appropriate restoration of riparian habitat. MM BIO-2h would reduce
potential erosion and siltation impacts within the creek. Implementation of MM BIO -2i in
combination with MM BIO-1a and 1b and all subparts, would reduce temporary impacts to
sensitive species from construction activities, and appropriate measures are taken to prevent
sedimentation. MM BIO-2j would address potential impacts to Tank Farm Creek from the
proposed Class I bicycle path footings placement. Impacts would be less than significant after
mitigation. .
4. Impact BIO-4. Offsite improvements to and extension of Buckley Road and associated bicycle and
pedestrian paths have the potential to create permanent impacts to special status species through
removal of suitable habitat. (Refer to page 3.4-62 and 5-55 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
34. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
35. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
36. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
37. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
38. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipme nt (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
39. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
40. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
PH 1 - 89
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
41. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
42. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
43. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
44. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area d o
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-3a. The City-approved qualified biologist shall conduct training to all
construction personnel to familiarize construction crews with sensitive species that have the
potential to occur within the Project site. This may include but is not limited to: Californi a red-
legged frog, western pond turtle, Steelhead trout, bats, migratory birds, and Congdon’s tarplant.
The educational program shall include a description what constitutes take, penalties for take, and
PH 1 - 90
the guidelines that would be followed by all construction personnel to avoid take of species
during construction activities. Descriptions of the California red-legged frog and its habits,
Congdon’s tarplant, nesting and migratory birds that may be encountered, and all other sensitive
species that have a potential to occur within the vicinity of Project construction shall be provided.
The construction crew foreman shall be responsible for ensuring that crew members comply with
the guidelines and that all new personnel receive the training before partaking in construction
activities.
— Mitigation Measure BIO-3b. The Biological Mitigation Plan shall address wildlife and special
status species movement as follows:
o Migratory and Nesting Bird Management. Grading and construction activities shall
avoid the breeding season (typically assumed to be from February 15 to August 15) to the
extent practicable, particularly within 50 feet of Tank Farm Creek and riparian or wetland
habitat. If Project activities must be conducted during this period, pre -construction
nesting bird surveys shall take place within one week of habitat disturbance associated
with each phase, and if active nests are located, the following shall be implemented:
o Construction activities within 50 feet of active nests shall be restricted until chicks have
fledged, unless the nest belongs to a raptor, in which case a 200-foot activity restriction
buffer shall be observed.
o A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging of the
buffer zone and make recommendations on additional monitoring requirements. A map of
the Project site and nest locations shall be included with the report.
o The Project biologist conducting the nesting survey shall have th e authority to reduce or
increase the recommended buffer depending upon site conditions and the species
involved. A report of findings and recommendations for bird protection shall be
submitted to the City prior to vegetation removal.
o Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-
breast-height (DBH), a survey shall be conducted by a CDFW-approved qualified
biologist to determine if any tree proposed for removal or trimming harbors sensitive bat
species or maternal bat colonies. Maternal bat colonies shall not be disturbed. If a non-
maternal roost is found, the qualified biologist shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
shall be installed in similar habitat and shall have similar cavities or crevices to those
which are removed, including access, ventilation, dimensions, height above ground, and
thermal conditions. If a bat colony is excluded from the Project site, appropriate alternate
bat habitat shall be installed in the Project site. To the extent practicable, alternate bat
house installation shall be installed near the onsite drainage.
o Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant
shall fund a site survey for Congdon’s tarplant, and:
o If Congdon’s tarplant is found in areas proposed for building, the affected individuals
shall be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space
area.
o A mitigation and monitoring plan for the species shall be developed consistent with
applicable scientific literature pertinent to this species. The plan shall provide for the
annual success over an area of at least 1,330 square feet with approximately 500-750
individuals (the current aerial extent) and be implemented to reduce impacts to
Congdon’s tarplant to a less than significant level.
PH 1 - 91
o The mitigation plan shall be incorporated into the Biological Mitigation Plan, wherein
wetland sites shall be created and Congdon’s tarplant seeds from the site shall be
reintroduced.
o Sensitive Species Management. Injury or mortality to the California red-legged frog,
western pond turtle, and steelhead shall be avoided. The plan shall include the following
measures: pre-Project surveys; worker awareness; cessation of work in occupied areas;
relocation (if necessary) of frogs, turtles, and steelhead from the work area by a
professional biologist authorized by the USFWS and/or CDFW; and monitoring by a
qualified biologist during construction. Necessary permits shall be obtained from the state
(CDFW) and federal (USACE and USFWS) regulatory agencies with jurisdiction. Any
other sensitive species observed during the pre-construction surveys shall be relocated
out of harm’s way by the qualified biologist into the nearest suitable habitat as
determined in consultation with the jurisdictional resource agency outside the disturbance
area.
— Mitigation Measure BIO-4. The required Biological Mitigation Plan shall address bat colonies
for the Buckley Road Extension site. Bat surveys shall be conducted in buildings proposed for
demolition. If surveys determine bats are present, bat exclusion devices shall be installed between
August and November, and building demolition would occur between November and March. If
demolition of structures must occur during the bat breeding season, buildings must be inspected
and deemed clear of bat colonies/roosts within seven days of demolition and an appropriately
trained and approved biologist must conduct a daily site-clearance during demolition. If bats are
roosting in a structure in the Project site during the daytime but are not part of an active maternity
colony, then exclusion measures must include one-way valves that allow bats to get out but are
designed so that the bats may not re-enter the structure.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See pages 3.4-63 and 5-55 of the Final EIR.) With the
implementation of mitigation measures MM BIO-3a through 3b, as well as MM BIO-4, which
require pre-construction surveys and exclusion measures for sensitive bats and protection or
replacement of the Congdon’s tarplant, impacts to bat colonies and sensitive plant species due to
the Buckley Road Extension would be less than significant after mitigation. Additionally, with
MM BIO-1a and 1b, which provide best management practices during construction, impacts to
sensitive species in the offsite Buckley Road Extension site would be less than significant after
mitigation.
5. Impact BIO-5. Long-term operation of the MPA has the potential to create significant impacts to
biological resources as a result of increased light, noise, and increased human presence and other
urban edge effects. (Refer to pages 3.4-64 and 5-55- of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure BIO-5a. All exterior building lights facing Tank Farm Creek shall be
hooded to prevent light spillover into the creek; all residential street lights over 10 feet in height
shall be setback a minimum of 100 feet from the top of the creek bank and hooded and/or directed
away from the creek. Any night lighting adjacent to the creek (e.g., walkway lights) shall be of
low voltage and hooded downward. Artificial light levels within 20 feet of the top of the creek
bank shall not exceed 1-foot candle or the lowest level of illumination found to be feasible by the
City.
PH 1 - 92
— Mitigation Measure BIO-5b. Tank Farm Creek restoration/enhancement plantings shall include
native vegetation, such as oaks, cottonwoods, willows, and sycamores along the entire length of
the Project’s creek frontage in order to minimize light spillover into the creek.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM BIO-5a will restrict lighting near Tank Farm
Creek and MM BIO-5b will ensure native vegetation is installed along the creek frontage to
minimize light spillover, reducing the impact to less than significant. (See F EIR pages 3.4-65 and
5-55 to 5-56.)
6. Impact BIO-6. MPA development could impact offsite biological resources from sedimentation into
Tank Farm Creek. (Refer to pages 3.4-66 and 5-56 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
1. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
2. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
3. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
4. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
5. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
6. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
PH 1 - 93
7. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
8. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
9. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
10. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
11. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinit y of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tan k Farm Creek or edge of riparian
PH 1 - 94
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
Mitigation Measure BIO-6. All work in and within 100 feet of Tank Farm Creek, including work
within the creek setback, shall occur outside the rainy season (April 15 to October 15, unless
approved otherwise by RWQCB), during periods when the creek channel is dry and water flows
are absent.
— Mitigation Measure HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit
Unit.
— Plan Requirements and Timing. Prior to issuance of grading permits for Phase 1 the Applicant
shall submit a copy of the NOI to the City.
— Mitigation Measure HYD-1b. The Applicant shall require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP for site construction shall be developed
prior to the initiation of grading and implemented for all construction activity on the Project site
in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify
potential pollutant sources that may affect the quality of discharges to storm water, and shall
include specific BMPs to control the discharge of material from the site. The following BMP
methods shall include, but would not be limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
PH 1 - 95
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
• A routine monitoring plan shall be implemented to ensure success of all onsite erosion
and sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
• Additional BMPs shall be implemented for any fuel storage or fuel handling that could
occur onsite during construction. The SWPPP must be prepared in accordance with the
guidelines adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for
the site.
• Plan Requirements and Timing. The Applicant shall prepare a SWPPP that includes the
above and any additional required BMPs. The SWPPP and notices shall be submitted for
review and approval by the City prior to the issuance of grading permits for Phase 1
construction. The SWPPP shall be designed to address erosion and sediment control
during all phases of development of the site until all disturbed areas are permanently
stabilized.
— Mitigation Measure HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek
shall occur within the dry season (May through October).
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Significant impacts to downstream biological resources from
construction related sedimentation would be reduced to less than significant with the
implementation of MM BIO-1a and 1b, MM BIO-6, MM HYD-1a through -1c. (See FEIR pages
3.4-67 and 5-56.)
7. Cumulative Biological Resources Impacts. With retention of open space along the creek corridor
and incorporation of project specific mitigation measures, the project would be consistent with the
LUCE’s determination for a less than significant cumulative effect, and the MPA’s contribution to
regional cumulative impacts to biological resources would be significant but mitigable. (Refer to
pages 3.4-67 and 5-56 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required to reduce the Project’s
cumulatively considerable impacts to biological resources to a less than significant level.
— Mitigation Measure AG-1. The Applicant shall establish an offsite agricultural conservation
easement or pay in-lieu fees to a City designated fund dedicated to acquiring and preserving
agricultural land. While the City’s priority is that such agricultural land be acquired in the c losest
feasible proximity to the City, mitigation may be implemented using one of the following
options:
PH 1 - 96
e. The Applicant shall ensure permanent protection of farmland of equal area and quality,
which does not already have permanent protection, within the City of San Luis Obispo,
consistent with City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant shall
identify and purchase or place in a conservation easement a parcel of land of at least 71
acres of equal quality farmland, or provide in-lieu fees to allow the City to complete such
an acquisition.
f. If no suitable parcel exists within the City limits, the Applicant shall identify and
purchase or place in a conservation easement a parcel of farmland, of equal quantity and
quality, within the City’s Sphere of Influence that is threatened by development of
nonagricultural uses. The parcel shall be placed in an agricultural conservation easement
(refer to Figure 2 in the Land Use Element for City Sphere of Influence). The Applicant
may also provide in-lieu fees to allow the City to complete such an acquisition.
g. In the event that no suitable land is available within the City limits or City’s Sphere of
Influence, the Applicant shall identify and purchase or place in a conservation easement a
parcel of farmland, of equal quantity and quality, within the City’s urban reserve or
greenbelt that is threatened by development of nonagricultural uses. This parcel shall be
placed in an agricultural conservation easement (refer to Figure 1 in the Land Use
Element for City Planning Area). The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition.
h. In the event that no suitable land for an agricultural conservation easement is available
for purchase within the City limits, the City’s Sphere of Influence, or urban reserve or
greenbelt Planning Area, the Applicant shall identify and purchase or place in a
conservation easement a parcel of farmland, of equal quantity and quality, within County
lands (e.g., agricultural lands north and south of Buckley Road) that is considered to be
threatened by the conversion to nonagricultural use. This parcel shall be placed in an
agricultural conservation easement. The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition. The Applicant shall demonstrate that such land
is as close in proximity to the City as feasible.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
1. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
2. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
3. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
4. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
PH 1 - 97
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
5. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
6. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
7. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
8. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
9. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
10. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
11. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforcement issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
PH 1 - 98
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Farm Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
— Mitigation Measure BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to the
City for review and approval. The plan shall be implemented by the Project Applicant, under
supervision by the City and Environmental Monitor, and:
1. Characterize the type, species composition, spatial extent, and ecological functions and
values of the wetland and riparian habitat that will be removed, lost, or damaged.
2. Describe the approach that will be used to replace the wetland and riparian habitat
removed, lost, or adversely impacted by the Project, including a list of th e soil, plants,
and other materials that will be necessary for successful habitat replacement, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use of
appropriate native species and correction of bank stabilization issues. Wetland restoration
or enhancement areas shall be designed to facilitate establishment of wetland plants such
as willows, cottonwoods, rushes, and creeping wild rye.
3. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through BIO-2e below and the findings in the
Biological Report (Appendix I).
4. Describe the program that will be used for monitoring the effectiveness and success of
the habitat replacement approach.
5. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
6. Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
7. Indicate the timing and schedule for the planting of replacement habitat.
8. Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species shall
be created onsite. If Congdon’s tarplant is found in areas proposed for disturbance, the
affected individuals shall be replaced at a 1:1 ratio through seeding in a suitable
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conserved natural open space area. A management plan for the species shall be developed
consistent with applicable scientific literature pertinent to this species.
9. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s),
and shall be maintained and monitored for a minimum of five years. If sufficient onsite
mitigation area is not practicable, an offsite mitigation plan shall be prepared as part of
the Biological Mitigation Plan and approved by permitting agencies.
10. The Biological Mitigation Plan shall identify appropriate restoration and enhancement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat,
including a detailed planting plan and maintenance plans using locally obtained native
species and include habitat enhancement to support native wildlife and plant species.
11. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
12. Habitat restoration or enhancement areas shall be maintained weekly for the first three
years after Phase completion and quarterly thereafter. Maintenance shall include
eradication of noxious weeds found on California Department of Food and Agriculture
Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated or otherwise
managed.
13. Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and annually
the fourth and fifth years. Annual reports documenting site inspections and site recovery
status shall be prepared and sent to the County and appropriate agencies.
— Mitigation Measure BIO-2c. Within the required Biological Mitigation Plan, all temporary and
permanent impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
6. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
7. Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored
and enhanced habitat to impacted habitat).
8. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted
habitat).
9. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24
inches or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following guidelines provided in the
California Salmonid Stream Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010). Permanent impacts to riparian vegetation shall be
mitigated at a 3:1 ratio to ensure no net loss of acreage and individual plants.
10. Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the date
upon which the native trees were removed. Replacement plants shall be monitored for 5
years with a goal of at least 70 percent survival at the end of the 5 -year period.
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
— Mitigation Measures BIO-2d. Project design shall be modified to preserve at a minimum the
southern 275 feet of the North-South Creek Segment to protect all existing mature riparian
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woodland, and the proposed drainage plan shall be altered to convey remaining surface water
flows from areas to the north to this channel.
— Mitigation Measure BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile
sufficient emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank
Farm Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
— Mitigation Measure BIO-2g. A post-construction landscape and restoration report for each phase
shall be prepared by the Environmental Monitor based on as-built drawings and site inspections
to document the final grading, plantings, and habitat restoration activities. The report shall
include as-built plans prepared after restoration, grading, and mitigation habitat plantings are
complete. The as-built plans shall be prepared by landscape and grading contractors responsible
for realignment and restoration within Tank Farm Creek.
— Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
— Mitigation Measure BIO-2i. To reduce erosion and runoff from all exposed soils, all bare
disturbed soils shall be hydroseeded at the completion of grading for each construction phase.
The seed mix shall contain a minimum of three locally native grass species and may contain one
or two sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities occurred. All
exposed areas where seeding is considered unsuccessful after 90 days shall receive a second
application or seeding, straw, or mulch as soon as is practical to reduce erosion.
— Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
— Mitigation Measure BIO-3a. The City-approved qualified biologist shall conduct training to all
construction personnel to familiarize construction crews with sensitive species that have the
potential to occur within the Project site. This may include but is not limited to: California red -
legged frog, western pond turtle, Steelhead trout, bats, migratory birds, and Congdon’s tarplant.
The educational program shall include a description what constitutes take, penalties for take, and
the guidelines that would be followed by all construction personnel to avoid take of species
during construction activities. Descriptions of the California red-legged frog and its habits,
Congdon’s tarplant, nesting and migratory birds that may be encountered, and all other sensitive
species that have a potential to occur within the vicinity of Project construction shall be provided.
The construction crew foreman shall be responsible for ensuring that crew members comply with
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the guidelines and that all new personnel receive the training before partaking in construction
activities.
— Mitigation Measure BIO-3b. The Biological Mitigation Plan shall address wildlife and special
status species movement as follows:
• Migratory and Nesting Bird Management. Grading and construction activities shall
avoid the breeding season (typically assumed to be from February 15 to August 15) to the
extent practicable, particularly within 50 feet of Tank Farm Creek and riparian or wetland
habitat. If Project activities must be conducted during this period, pre-construction
nesting bird surveys shall take place within one week of habitat disturbance associated
with each phase, and if active nests are located, the following shall be implemented:
• Construction activities within 50 feet of active nests shall be restricted until chicks have
fledged, unless the nest belongs to a raptor, in which case a 200-foot activity restriction
buffer shall be observed.
• A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging of the
buffer zone and make recommendations on additional monitoring requirements. A map of
the Project site and nest locations shall be included with the report.
• The Project biologist conducting the nesting survey shall have the authority to reduce or
increase the recommended buffer depending upon site conditions and the species
involved. A report of findings and recommendations for bird protection shall be
submitted to the City prior to vegetation removal.
• Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-
breast-height (DBH), a survey shall be conducted by a CDFW-approved qualified
biologist to determine if any tree proposed for removal or trimming harbors sensitive bat
species or maternal bat colonies. Maternal bat colonies shall not be disturbed. If a non-
maternal roost is found, the qualified biologist shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
shall be installed in similar habitat and shall have similar cavities or crevices to those
which are removed, including access, ventilation, dimensions, height above ground, and
thermal conditions. If a bat colony is excluded from the Project site, appropriate alternate
bat habitat shall be installed in the Project site. To the extent practicable, alternate bat
house installation shall be installed near the onsite drainage.
• Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant
shall fund a site survey for Congdon’s tarplant, and:
• If Congdon’s tarplant is found in areas proposed for building, the affected individuals
shall be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space
area.
• A mitigation and monitoring plan for the species shall be developed consistent with
applicable scientific literature pertinent to this species. The plan shall provide for the
annual success over an area of at least 1,330 square feet with approximately 500-750
individuals (the current aerial extent) and be implemented to reduce impacts to
Congdon’s tarplant to a less than significant level.
• The mitigation plan shall be incorporated into the Biological Mitigation Plan, wherein
wetland sites shall be created and Congdon’s tarplant seeds from the site shall be
reintroduced.
• Sensitive Species Management. Injury or mortality to the California red-legged frog,
western pond turtle, and steelhead shall be avoided. The plan shall include the following
measures: pre-Project surveys; worker awareness; cessation of work in occupied areas;
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relocation (if necessary) of frogs, turtles, and steelhead from the work area by a
professional biologist authorized by the USFWS and/or CDFW; and monitoring by a
qualified biologist during construction. Necessary permits shall be obtained from the state
(CDFW) and federal (USACE and USFWS) regulatory agencies with jurisdiction. Any
other sensitive species observed during the pre-construction surveys shall be relocated
out of harm’s way by the qualified biologist into the nearest suitable habitat as
determined in consultation with the jurisdictional resource agency outside the disturbance
area.
— Mitigation Measure BIO-3c. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, and seasonal wetlands, the Project site shall be surveyed for
California red-legged frogs by a qualified biologist. If any California red-legged frogs are found,
work within 25 linear feet in any direction of the frog shall not start until the frog has been moved
from the area. The USFWS shall be consulted for appropriate action; the Applicant shall obtain a
Biological Opinion from the USFWS and any additional authorization required by other
regulatory agencies prior to the commencement of work. The USFWS-qualified biologist,
Environmental Monitor, or USFWS personnel may determine that frog-exclusion fencing is
necessary to prevent overland movement of frogs if concerns arise that frogs could enter
construction areas. Frog-exclusion fencing should contain no gaps and must extend at least 18
inches above ground; fences may be opened during periods of no construction (e.g., weekends) to
prevent entrapment.
— Mitigation Measure BIO-3d. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, seasonal wetlands, and riparian habitat, the Project site shall be
surveyed for western pond turtles by a qualified biologist. If any western pond turtles are found,
work shall cease until the turtle is relocated to the nearest suitable habitat. The qualified biologist
shall monitor all ground breaking work conducted within 50 feet of western pond turtle habitat.
The City-approved biologist Environmental Monitor may determine that silt fencing shall be
installed adjacent to western pond turtle habitat if concerns arise that the western pond turtle
overland movement could allow them to access construction areas.
— Mitigation Measure BIO-4. The required Biological Mitigation Plan shall address bat colonies
for the Buckley Road Extension site. Bat surveys shall be conducted in buildings proposed for
demolition. If surveys determine bats are present, bat exclusion devices shall be installed between
August and November, and building demolition would occur between November and March. If
demolition of structures must occur during the bat breeding season, buildings must be inspected
and deemed clear of bat colonies/roosts within seven days of demolition and an appropriately
trained and approved biologist must conduct a daily site-clearance during demolition. If bats are
roosting in a structure in the Project site during the daytime but are not part of an active maternity
colony, then exclusion measures must include one-way valves that allow bats to get out but are
designed so that the bats may not re-enter the structure.
— Mitigation Measure BIO-5a. All exterior building lights facing Tank Farm Creek shall be
hooded to prevent light spillover into the creek; all residential street lights over 10 feet in height
shall be setback a minimum of 100 feet from the top of the creek bank and hooded and/or directed
away from the creek. Any night lighting adjacent to the creek (e.g., walkway lights) shall be of
low voltage and hooded downward. Artificial light levels within 20 feet of the top of the creek
bank shall not exceed 1-foot candle or the lowest level of illumination found to be feasible by the
City.
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— Mitigation Measure BIO-5b. Tank Farm Creek restoration/enhancement plantings shall include
native vegetation, such as oaks, cottonwoods, willows, and sycamores along the entire length of
the Project’s creek frontage in order to minimize light spillover into the creek.
—
— Mitigation Measure BIO-6. All work in and within 100 feet of Tank Farm Creek, including work
within the creek setback, shall occur outside the rainy season (April 15 to October 15, unless
approved otherwise by RWQCB), during periods when the creek channel is dry and water flows
are absent.
— Mitigation Measure HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit
Unit.
— Mitigation Measure HYD-1b. The Applicant shall require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start o f
work for approval. The contractor is responsible for understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP for site construction shall be developed
prior to the initiation of grading and implemented for all construction activity on the Project site
in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify
potential pollutant sources that may affect the quality of discharges to storm water, and shall
include specific BMPs to control the discharge of material from the site. The following BMP
methods shall include, but would not be limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
• A routine monitoring plan shall be implemented to ensure success of all onsite erosion
and sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of poll utants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
• Additional BMPs shall be implemented for any fuel storage or fuel handling that could
occur onsite during construction. The SWPPP must be prepared in accordance with the
guidelines adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for
the site.
• Plan Requirements and Timing. The Applicant shall prepare a SWPPP that includes the
above and any additional required BMPs. The SWPPP and notices shall be submitted for
review and approval by the City prior to the issuance of grading permits for Phase 1
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construction. The SWPPP shall be designed to address erosion and sediment control
during all phases of development of the site until all disturbed areas are permanently
stabilized.
— Mitigation Measure HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek
shall occur within the dry season (May through October).
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM BIO-2a would avoid the potential impacts of
manufactured slopes and the Class I bicycle path intruding into the bank of Tank Farm Creek or
its riparian habitat by establishing setbacks for a wider wildlife corridor. This would also protect
the creek and riparian habitat from potential impacts associated with temporary or permanent loss
of habitat, construction impacts, siltation and erosion, and operational impacts associated with
increased human activity. Implementation of MM BIO-2b and 2c would offset the loss of
sensitive habitat and trees and compensates at appropriate replacement ratios onsite consistent
with appropriate agencies, to the maximum extent feasible. Impacts to riparian vegetation would
be reduced within implementation of MM BIO-2d and 2e. MM BIO-2g would ensure appropriate
restoration of riparian habitat. MM BIO-2h would reduce potential erosion and siltation impacts
within the creek. Implementation of MM BIO-2i in combination with MM BIO-1a and 1b and all
subparts, would reduce temporary impacts to jurisdictional aquatic features from construction
activities by requiring work to be completed when water flow in the creek is dry, and appropriate
measures are taken to prevent sedimentation. MM BIO-2j would address potential impacts to
Tank Farm Creek from the proposed Class I bicycle path footings placement. MM HYD -4a and b
would address potential impacts of frac-outs. MM BIO-3a would provide educational training all
construction personnel in order for them to identify sensitive species, take appropriate actions,
and avoid “take”. MM BIO-3b through 3d would reduce potential impacts to special status birds
and bats to less than significant by avoiding disturbance during the breed ing season and roosting
times when these species are most vulnerable to disturbance and ensuring compliance with
appropriate avoidance buffers if construction during the season cannot be avoided. Mitigation
would limit construction in the creek during nesting season and peak activity periods, thus
reducing impacts to migrating species. MM BIO -4, which requires pre-construction surveys and
exclusion measures for sensitive bats and protection or replacement of the Congdon’s tarplant,
would minimize cumulative impacts to bat colonies and sensitive plant species. Implementation
of MM BIO-5a and 5b would reduce long-term impacts to the habitat value and wildlife corridor
functions associated with increased disturbance from light and glare in the Project vicinity. MM
BIO-6 and MM BIO-2h and 2j, address measures to avoid degradation of water quality in the
creek from sedimentation and construction. Implementation of these mitigations, would mitigate
the Project’s contribution towards cumulative impacts to biological resources.
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D. CULTURAL RESOURCES
1. Impact CR-2. Development and grading would result in direct significant impacts to known
prehistoric resources within the Project site. (Refer to pages 3.5-15 and 5-56 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure CR-2a. Data recovery through controlled grading of CA-SLO-2798/H shall
occur prior to the start of construction to seek buried features and additional diagnostic artifacts.
The Applicant shall retain a Registered Professional Archaeologist familiar with the types of
historic and prehistoric resources that could be encountered within the Project site and a Native
American monitor to supervise the controlled grading, which shall occur in 10 -centimeter lifts to
culturally sterile sediments or maximum construction depth (whichever is reached first).
• Any formed tools exposed during grading shall be collected. If archaeological features
are exposed (including but not limited to hearths, storage pits, midden deposits, or
structural remains), the archaeologist shall temporarily redirect grading to another area so
the features can be exposed, recorded, and sampled according to standard archaeological
procedures. Organic remains shall be dated using the radiocarbon method and the
geochemical source and hydration rim thickness of any obsidian shall be determined.
Technical analyses of plant remains, bone and shell dietary debris, and other important
materials shall also be performed.
• Artifacts, features, and other materials recovered through this process shall be described,
illustrated, and analyzed fully in a technical report of findings; the analysis shall include
comparative research with other sites of similar age. In addition to the technical report,
the findings from this research shall be published in an appropriate scientific journal. The
Applicant shall fund all technical reporting and subsequent publication.
— Mitigation Measure CR-2b. Following completion of controlled grading of CA-SLO-2798/H,
the Applicant shall retain a Registered Professional Archaeologist and a Native American
consultant to monitor all further earth disturbances within Phase 5 to ensure that previously
unidentified buried archaeological deposits are not inadvertently exposed and damaged. In the
event archaeological remains are encountered during grading or other earth disturbance, work in
the vicinity shall be stopped immediately and redirected to another location until the Project
archaeologist evaluates the significance of the find pursuant to City Archaeological Resource
Preservation Program Guidelines. If remains are found to be significant, they shall be subject to
a Phase 3 mitigation program consistent with City Guidelines and funded by the Applicant.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.5-19 and 5-56 to 5-57.) As avoidance of
prehistoric resource site CA-SLO-2798/H would result in conflicts with LUCE goals and Project
Objectives, controlled grading and artifact recovery would take place within the prehistoric site
area allowing for documentation for the site and preservation of recovered artifacts. While
prehistoric sites such as CA-SLO-2798/H are uncommon in the area, monitoring, adherence to
the City-approved archaeological testing and mitigation program, and artifact recovery and
documentation would reduce impacts to a less than significant level after mitigation.
PH 1 - 106
3. Impact CR-3. Earthwork and ground disturbing construction activities for the MPA could potentially
uncover significant unknown prehistoric or historic archaeological resources. If improperly handled,
such resources could be adversely impacted. (Refer to pages 3.5-19 and 5-57 of the Final EIR.)
— Mitigation Measure CR-3a. Prior to the issuance of building and grading permits for Phase 1, the
Applicant shall retain a City-approved Registered Professional Archaeologist and a Native
American monitor to be present during all ground disturbing activities within the Project site and
Buckley Road Extension site. In the event of any inadvertent discovery of prehistoric or historic-
period archaeological resources during construction, all work within 50 feet of the discovery shall
immediately cease (or greater or lesser distance as needed to protect the discovery and determined
in the field by the Project archaeologist). The Applicant shall immediately notify the City of San
Luis Obispo Community Development Department. The Project archaeologist shall evaluate the
significance of the discovery pursuant to City Archaeological Resource Preservation Program
Guidelines prior to resuming any activities that could impact the site/discovery. If the Project
archaeologist determines that the find may qualify for listing in the CRHR, the site shall be
avoided or shall be subject to a Phase 3 mitigation program consistent with City Guidelines and
funded by the Applicant. Work shall not resume until authorization is received from the City.
— Mitigation Measure CR-3b. Prior to construction, workers shall receive education regarding the
recognition of possible buried cultural remains and protection of all cultural resources, including
prehistoric and historic resources, during construction. Such training shall provide construction
personnel with direction regarding the procedures to be followed in the unlikely event that
previously unidentified archaeological materials, including Native American burials, are
discovered during construction. Training would also inform construction personnel that
unauthorized collection or disturbance of artifacts or other cultural materials is not allowed. The
training shall be prepared by the Project archaeologist and shall provide a description of the
cultural resources that may be encountered in the Project site, outline steps to follo w in the event
that a discovery is made, and provide contact information for the Project archaeologist, Native
American monitor, and appropriate City personnel. The training shall be conducted concurrent
with other environmental or safety awareness and education programs for the Project, provided
that the program elements pertaining to archaeological resources is provided by a qualified
instructor meeting applicable professional qualifications standards.
Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.5-21 and 5-57.) Implementation of the above
mitigation would ensure that appropriate precautions and protection measures are taken to avoid
potentially significant impacts to unknown or undiscovered archaeological resources during
construction activities on- and offsite. After mitigation, impacts would result less than significant
residual impacts.
4. Cumulative Cultural Resources Impacts. The MPA would mitigate impacts to cultural resources
with implementation of Mitigation Measures CR-2a and 2b, and CR-3a and b, and therefore would
not contribute to cumulatively considerable impacts to cultural resources. Cumulative projects would
be required to comply with General Plan Policies relating to historic and archaeological resources,
and would be subject to review by the City Cultural Heritage Commission for conformanc e with
guidelines for cultural resources protection. Further, cumulative projects would be subject to
environmental review under CEQA, which requires avoidance of significant historical resources
whenever feasible; if avoidance is not feasible, then appropriate mitigation measures would be
PH 1 - 107
applied. As such, cumulative impacts are considered significant but mitigable . Cumulative effects
under the MPA would be similar to those of the Project as described on page 3.5-22 of the Final EIR.)
Mitigation: Mitigation Measures CR-2a and 2b, and CR-3a and 3b would be required to reduce the
project’s contribution to cumulatively considerable impacts to cultural resources to a less than
significant level.
— Mitigation Measure CR-2a. Data recovery through controlled grading of CA-SLO-2798/H shall
occur prior to the start of construction to seek buried features and additional diagnostic artifacts.
The Applicant shall retain a Registered Professional Archaeologist familiar with the type s of
historic and prehistoric resources that could be encountered within the Project site and a Native
American monitor to supervise the controlled grading, which shall occur in 10 -centimeter lifts to
culturally sterile sediments or maximum construction depth (whichever is reached first).
• Any formed tools exposed during grading shall be collected. If archaeological features
are exposed (including but not limited to hearths, storage pits, midden deposits, or
structural remains), the archaeologist shall temporarily redirect grading to another area so
the features can be exposed, recorded, and sampled according to standard archaeological
procedures. Organic remains shall be dated using the radiocarbon method and the
geochemical source and hydration rim thickness of any obsidian shall be determined.
Technical analyses of plant remains, bone and shell dietary debris, and other important
materials shall also be performed.
• Artifacts, features, and other materials recovered through this process shall be described,
illustrated, and analyzed fully in a technical report of findings; the analysis shall include
comparative research with other sites of similar age. In addition to the technical report,
the findings from this research shall be published in an appropriate scientific journal. The
Applicant shall fund all technical reporting and subsequent publication.
— Mitigation Measure CR-2b. Following completion of controlled grading of CA-SLO-2798/H,
the Applicant shall retain a Registered Professional Archaeologist and a Native American
consultant to monitor all further earth disturbances within Phase 5 to ensure that previously
unidentified buried archaeological deposits are not inadvertently exposed and damaged. In the
event archaeological remains are encountered during grading or other earth disturbance, work in
the vicinity shall be stopped immediately and redirected to another location until the Project
archaeologist evaluates the significance of the find pursuant to City Archaeological Resource
Preservation Program Guidelines. If remains are found to be significant, they shall be subject to
a Phase 3 mitigation program consistent with City Guidelines and funded by the Applicant.
— Mitigation Measure CR-3a. Prior to the issuance of building and grading permits for Phase 1, the
Applicant shall retain a City-approved Registered Professional Archaeologist and a Native
American monitor to be present during all ground disturbing activities within the Project site and
Buckley Road Extension site. In the event of any inadvertent discovery of prehistoric or historic-
period archaeological resources during construction, all work within 50 feet of the discovery shall
immediately cease (or greater or lesser distance as needed to protect the discovery and determined
in the field by the Project archaeologist). The Applicant shall immediately notify the City of San
Luis Obispo Community Development Department. The Project archaeologist shall evaluate the
significance of the discovery pursuant to City Archaeological Resource Preservation Program
Guidelines prior to resuming any activities that could impact the site/discovery. If the Project
PH 1 - 108
archaeologist determines that the find may qualify for listing in the CRHR, the site shall be
avoided or shall be subject to a Phase 3 mitigation program consistent with City Guidelines and
funded by the Applicant. Work shall not resume until authorization is received from the City.
— Mitigation Measure CR-3b. Prior to construction, workers shall receive education regarding the
recognition of possible buried cultural remains and protection of all cultural resources, including
prehistoric and historic resources, during construction. Such training shall provide construction
personnel with direction regarding the procedures to be followed in the unlikely event that
previously unidentified archaeological materials, including Native American burials, are
discovered during construction. Training would also inform construction personnel that
unauthorized collection or disturbance of artifacts or other cultural mate rials is not allowed. The
training shall be prepared by the Project archaeologist and shall provide a description of the
cultural resources that may be encountered in the Project site, outline steps to follow in the event
that a discovery is made, and provide contact information for the Project archaeologist, Native
American monitor, and appropriate City personnel. The training shall be conducted concurrent
with other environmental or safety awareness and education programs for the Project, provided
that the program elements pertaining to archaeological resources is provided by a qualified
instructor meeting applicable professional qualifications standards.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the above mitigation would ensure that appropriate
precautions and protection measures are taken to mitigate the MPA’s contribution to cumulative
impacts to unknown or undiscovered archaeological resources. (
E. HAZARDS AND HAZARDOUS MATERIALS
1. Impact HAZ-1: During grading/construction activities and Project operations, the MPA would
potentially expose persons to potentially toxic, hazardous, or otherwise harmful chemicals through
reasonably foreseeable upset and accidental conditions involving the release of hazardous materials
into the environment. (Refer to pages 3.6-22 and 5-57 of the Final EIR.)
a. Mitigation: The following mitigation measure would be required.
— Mitigation Measure HAZ-1. Prior to earthwork and demolition activities, a site-specific Health
and Safety Plan shall be developed per California Occupational Safety and Health Administration
(Cal/OSHA) requirements. The Health and Safety Plan shall include appropriate best
management practices (BMPs) related to the treatment, handling, and disposal of NOA and
ACMs. A NOA Construction and Grading Project Form shall be submitted to the APCD prior to
grading activities. All construction employees that have the potential to come into contact with
contaminated building materials and soil/bedrock shall be briefed on the safety plan, including
required proper training and use of personal protective equipment. During earthwork and
demolition activities, procedures shall be followed to eliminate or minimize construction worker
or general public exposure to heavy hydrocarbons and other potential contaminants in soil and
groundwater, and potential ACMs within potential demolished materials. Procedures shall include
efforts to control fugitive dust, contain and cover excavation debris piles, appropriate laboratory
analysis of soil for waste characterization, segregation of contaminated soil from uncontaminated
soil, and demolished materials. The applicable regulations associated with excavation, removal,
PH 1 - 109
transportation, and disposal of contaminated soil shall be followed (e.g., tarping of trucks and
waste manifesting).
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.6-25 and 5-57 to 5-58.) MM HAZ-1 would
facilitate the safe removal of potentially hazardous building materials and the cleanup of
contaminated soils, thus reducing the level of risk within the MPA site.
F. HYDROLOGY AND WATER QUALITY
1. Impact HYD-1: The MPA would result in potentially significant impacts to water quality due to
polluted runoff during construction activities. (Refer to pages 3.7-32 and 5-59 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit
Unit.
— Mitigation Measure HYD-1b. The Applicant shall require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP for site construction shall be developed
prior to the initiation of grading and implemented for all construction activity on the Project site
in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify
potential pollutant sources that may affect the quality of discharges to storm water, and shall
include specific BMPs to control the discharge of material from the site. The following BMP
methods shall include, but would not be limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
• A routine monitoring plan shall be implemented to ensure success of all onsite erosion
and sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
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• Additional BMPs shall be implemented for any fuel storage or fuel handling that could
occur onsite during construction. The SWPPP must be prepared in accordance with the
guidelines adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for
the site.
— Mitigation Measure HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek
shall occur within the dry season (May through October).
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the proposed mitigation measures would reduce the
potentially significant construction runoff and erosion, reducing the impact to less than
significant. (See FEIR pages 3.7-36 and 5-59.)
2. Impact HYD-2: MPA development would substantially alter existing drainage patterns on the
Project site and Buckley Road Extension property, which could potentially result in substantial
flooding, erosion, or siltation onsite and offsite. (Refer to pages 3.7-36 and 5-59 of the Final EIR.)
a. Mitigation: The following mitigation measures shall be required.
— Mitigation Measure HYD-2a. The Applicant shall prepare and submit a Master Drainage Plan.
The Master Drainage Plan shall address cumulative regional drainage and flooding impacts on the
Project site, including construction and stream stability, and set forth measures to coordinate
Project drainage with Chevron Tank Farm remediation and drainage improvements. The Master
Drainage Plan shall be implemented pursuant to the City’s SWMP submitted by the City to the
RWQCB under the NPDES Phase II program and pursuant to the programs developed under the
City of San Luis Obispo General Plan and the City of San Luis Obispo Waterways Management
Plan. The Master Drainage Plan shall meet the following requirements:
• Development of a Construction Drainage Plan that details the control and retention of
runoff for each phase of construction, and clearly displays the location of bioretention
facilities, their retention capacity and relationship to subsurface drainage culverts,
alignment of creek and drainage channels for each phase.
• Ensure that onsite detention facilities, particularly the pocket park/bioswale, are designed
to safely retain flood flows using either gently sloping exterior slopes (e.g., 4:1) or
provide safety fencing around perimeters, consistent with applicable City standards.
• Characterization of drainage from the East-West Channel and conveyance of flows after
removal of this channel.
• Demonstrate peak flows and runoff for each phase of construction.
• Be coordinated with habitat restoration efforts, including measures to minimize removal
of riparian and wetland habitats, contouring of creek invert to create pools and removal of
trash or debris as appropriate.
• Location and extent of vegetated Swales designed to reduce sediment and particulate
forms of metals and other pollutants along corridors of planted grasses or native
vegetation.
• Location and extent of vegetated Filter Strips, 15-foot wide vegetated buffer strips that
also reduce sediment and particulate forms of metals and nutrients.
PH 1 - 111
• The use, location and capacity of Hydrodynamic Separation Products to reduce
suspended solids greater than 240 microns, trash and hydrocarbons. These hydrodynamic
separators must be sized to handle peak flows from the Proj ect site consistent with
applicable regulatory standards.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Farm Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.7-44 through 3.7-45 and 5-59.) Preparation of the
Master Drainage Plan and would ensure coordination of drainage improvements with the Chevron
Tank Farm property to the north, and establish the schedule and timing of onsite improvements.
MM BIO-2a, relocation of the Class I path outside of the 35-foot creek buffe, would reduce
erosion and siltation.
3. Impact HYD-3: The MPA could potentially result in flooding, including increased flood water
surface elevations across the Project site, adjacent properties, and within Tank Farm Creek.
(Refer to pages 3.7-45 and 5-60 of the Final EIR.)
a. Mitigation: The following measures would be required.
— Mitigation Measure HYD-3a. The Applicant shall prepare a Master Drainage Plan which shall
consider cumulative regional drainage and flooding impacts of the Project, and shall be submitted
to the City Public Works Director for approval and shall meet the following requirements:
• There shall be no significant net increase in upstream or downstream floodwater surface
elevations for the 100-year floodplain as a result of changes in floodplain configuration
and building construction. A significant threshold of a 2.5-inch increase in floodwater
surface elevations or 0.3 feet per second increase in stream velocities shall be used. This
shall be demonstrated to the satisfaction of the City Engineer or County Public Works
Director based on an Applicant furnished hydraulic analysis.
• There shall be no significant net decrease in floodplain storage volume as a result of a
new development or redevelopment projects. This can be achieved by a zero-net fill
grading plan, which balances all fill placed on the 100-year floodplain with cut taken
from other portions of the floodplain within the Project site of the application, or with cut
exported offsite. Specifically, all fill placed in a floodplain shall be balanced with an
equal amount of soil material removal (cut) and shall not decrease floodplain storage
capacity at any stage of a flood (2, 10, 50, or 100-year event).
• A net increase in fill in any floodplain is allowed only when all the conditions listed in
the Managed Fill Criteria of the Drainage Design Manual (DDM) are also met.
PH 1 - 112
— Mitigation Measure HYD-3b. All bridges, culverts, outfalls, and modifications to the existing
creek channels must be designed and constructed in compliance with the City’s Drainage Design
Manual and approved by the City Engineer, USACE, CDFW, and Central Coast RWQCB, and
must meet city standards and policies.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the proposed mitigation measures above would
reduce the potentially significant flooding impact to less than significant by ensuring floodplain
storage within the MPA site is not substantially decreased. (See FEIR p. 3.7-48 and 5-60.)
4. Impact HYD-4: Installation of at least two utility lines using horizontal directional drilling would
bisect Tank Farm Creek and has the potential to impact water quality. (Refer to pages 3.7-48 and 5-60
of the Final EIR.)
a. Mitigation: The following measures would be required.
— Mitigation Measure HYD-4a. A site-specific, geotechnical investigation shall be completed in
areas proposed for HDD. Preliminary geotechnical borings shall be drilled to verify that the
proposed depth of HDD is appropriate to avoid frac-outs (i.e., the depth of finest grained
sediments and least fractures) and to determine appropriate HDD methods (i.e., appropriate
drilling mud mixtures for specific types of sediments). The investigation shall include results
from at least three borings, a geologic cross section, a discussion of drilling conditions, and a
history and recommendations to prevent frac-outs.
— Mitigation Measure HYD-4b. A Frac-out Contingency Plan shall be completed and shall include
measures for training, monitoring, worst case scenario evaluation, equipment and materials,
agency notification and prevention, containment, clean up, and disposal of released drilling muds.
Preventative measures would include incorporation of the recommendations of the geotechnical
investigation to determine the most appropriate HDD depth and drilling mud mixture. In
accordance with the RWQCB, HDD operations shall occur for non-perennial streams such as
Tank Farm Creek only when the stream is dry, and only during daylight hours. In addition,
drilling pressures shall be closely monitored so that they do not exceed those needed to penetrate
the formation. Monitoring by a minimum of two City-approved monitors (located both upstream
and downstream, who will move enough to monitor the entire area of operations) shall occur
throughout drilling operations to ensure swift response in the event of a frac-out, while
containment shall be accomplished through construction of temporary berms/dikes and use of silt
fences, straw bales, absorbent pads, straw wattles, and plastic sheeting. Clean up shall be
accomplished with plastic pails, shovels, portable pumps, and vacuum trucks. The Frac -out
Contingency Plan shall be submitted to the City, and the RWQCB shall review the plan.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of mitigation measures MM HYD-4a and b would
ensure that water quality within Tank Farm Creek is not adversely impacted by HDD drilling
activities. (See FEIR pages 3.7-50 and 5-60 to 5-61.)
5. Impact HYD-5: Operation of the Project would result in potentially significant impacts to water
quality of Tank Farm and San Luis Obispo Creeks due to polluted urban runoff and sedimentation.
(Refer to page 3.7-50 and 5-61 of the Final EIR.)
PH 1 - 113
a. Mitigation: The following measures would be required.
— Mitigation Measure HYD-2a. The Applicant shall prepare and submit a Master Drainage Plan.
The Master Drainage Plan shall address cumulative regional drainage and flooding impacts on the
Project site, including construction and stream stability, and set forth measures to coordinate
Project drainage with Chevron Tank Farm remediation and drainage improvements. The Master
Drainage Plan shall be implemented pursuant to the City’s SWMP submitted by the City to the
RWQCB under the NPDES Phase II program and pursuant to the programs developed under the
City of San Luis Obispo General Plan and the City of San Luis Obispo Waterways Management
Plan. The Master Drainage Plan shall meet the following requirements:
• Development of a Construction Drainage Plan that details the control and retention of
runoff for each phase of construction, and clearly displays the location of bioretention
facilities, their retention capacity and relationship to subsurface drainage culverts,
alignment of creek and drainage channels for each phase.
• Ensure that onsite detention facilities, particularly the pocket park/bioswale, are designed
to safely retain flood flows using either gently sloping exterior slopes (e.g., 4:1) or
provide safety fencing around perimeters, consistent with applicable City standards.
• Characterization of drainage from the East-West Channel and conveyance of flows after
removal of this channel.
• Demonstrate peak flows and runoff for each phase of construction.
• Be coordinated with habitat restoration efforts, including measures to minimize removal
of riparian and wetland habitats, contouring of creek invert to create pools and removal of
trash or debris as appropriate.
• Location and extent of vegetated Swales designed to reduce sediment and particulate
forms of metals and other pollutants along corridors of planted grasses or native
vegetation.
• Location and extent of vegetated Filter Strips, 15-foot wide vegetated buffer strips that
also reduce sediment and particulate forms of metals and nutrients.
• The use, location and capacity of Hydrodynamic Separation Products to reduce
suspended solids greater than 240 microns, trash and hydrocarbons. These hydrodynamic
separators must be sized to handle peak flows from the Project site consistent with
applicable regulatory standards.
— Mitigation Measure HYD-5. A Development Maintenance Manual for the Project shall include
detailed procedures for maintenance and operations of any storm water facilities to ensure long-
term operation and maintenance of post-construction storm water controls. The maintenance
manual shall require that storm water BMP devices be inspected, cleaned and maintained in
accordance with the manufacturer’s maintenance specifications. The manual shall require that
devices be cleaned prior to the onset of the rainy season (i.e., October 15th) and immediately after
the end of the rainy season (i.e., May 15th). The manual shall also require that all devices be
checked after major storm events. The Development Maintenance Manual shall include the
following:
• All loading docks and trash storage areas shall be setback a minimum of 150 feet from
the top of the creek bank. No outdoor storage or larger trash receptacles shall be
permitted within this setback area. All trash and outdoor storage areas shall be operated
to reduce potential impacts to riparian areas;
• Runoff shall be directed away from trash and loading dock areas;
PH 1 - 114
• Trash and loading dock areas shall be screened or walled to minimize offsite transport of
trash;
• Bins shall be lined or otherwise constructed to reduce leaking of liquid wastes;
• Trash and loading dock areas shall be paved;
• Impermeable berms, drop inlets, trench catch basin, or overflow containment structures
around docks and trash areas shall be installed to minimize the potential for leaks, spills
or wash down water to enter the drainage system and Tank Farm Creek; and,
• The developer or acceptable maintenance organization shall complete inspections of the
site to ensure compliance with BMPs and water quality requirements on a semi -annual
basis (May 15 and October 15 of each year). A detailed summary report prepared by a
licensed Civil Engineer shall be submitted to the City of San Luis Obispo Public Works
Department. The requirements for inspection and report submittal shall be recorded
against the property.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the proposed mitigation measures listed above
would reduce runoff entering Tank Farm Creek and reduce the impacts to less than significant.
(See FIER page 3.7-52 and 5-61.)
G. LAND USE AND PLANNING
1. Impact LU-3: The proposed Project would be potentially inconsistent with adopted City policies in
the General Plan designed to protect biological resources and agricultural resources and ensure
provision of adequate utilities and public services. (Refer to pages 3.8-57 and 5-63of the Final EIR.)
a. Mitigation: The following mitigation measures would be required to ensure Project consistency
with applicable City General Plan policies.
— Mitigation Measure AG-1. The Applicant shall establish an offsite agricultural conservation
easement or pay in-lieu fees to a City designated fund dedicated to acquiring and preserving
agricultural land. While the City’s priority is that such agricultural land be acquired in the closest
feasible proximity to the City, mitigation may be implemented using one of the following
options:
i. The Applicant shall ensure permanent protection of farmland of equal area and quality,
which does not already have permanent protection, within the City of San Luis Obispo,
consistent with City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant shall
identify and purchase or place in a conservation easement a parcel of land of at least 71
acres of equal quality farmland, or provide in-lieu fees to allow the City to complete such
an acquisition.
j. If no suitable parcel exists within the City limits, the Applicant shall identify and
purchase or place in a conservation easement a parcel of farmland, of equal quantity and
quality, within the City’s Sphere of Influence that is threatened by development of
nonagricultural uses. The parcel shall be placed in an a gricultural conservation easement
(refer to Figure 2 in the Land Use Element for City Sphere of Influence). The Applicant
may also provide in-lieu fees to allow the City to complete such an acquisition.
k. In the event that no suitable land is available within the City limits or City’s Sphere of
Influence, the Applicant shall identify and purchase or place in a conservation easement a
PH 1 - 115
parcel of farmland, of equal quantity and quality, within the City’s urban reserve or
greenbelt that is threatened by development of nonagricultural uses. This parcel shall be
placed in an agricultural conservation easement (refer to Figure 1 in the Land Use
Element for City Planning Area). The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition.
l. In the event that no suitable land for an agricultural conservation easement is available
for purchase within the City limits, the City’s Sphere of Influence, or urban reserve or
greenbelt Planning Area, the Applicant shall identify and purchase or place in a
conservation easement a parcel of farmland, of equal quantity and quality, within County
lands (e.g., agricultural lands north and south of Buckley Road) that is considered to be
threatened by the conversion to nonagricultural use. This parcel shall be placed in an
agricultural conservation easement. The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition. The Applicant shall demonstrate that such land
is as close in proximity to the City as feasible.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Farm Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obi spo
Zoning Regulations.
— Mitigation Measure BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to the
City for review and approval. The plan shall be implemented by the Project Applicant, under
supervision by the City and Environmental Monitor, and:
14. Characterize the type, species composition, spatial extent, and ecological functions and
values of the wetland and riparian habitat that will be removed, lost, or damaged.
15. Describe the approach that will be used to replace the wetland and riparian habitat
removed, lost, or adversely impacted by the Project, including a list of the soil, plants,
and other materials that will be necessary for successful habitat replacement, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use of
appropriate native species and correction of bank stabilization issues. Wetland restoration
or enhancement areas shall be designed to facilitate establishment of wetland plants such
as willows, cottonwoods, rushes, and creeping wild rye.
16. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through BIO-2e below and the findings in the
Biological Report (Appendix I).
17. Describe the program that will be used for monitoring the effectiveness and success of
the habitat replacement approach.
18. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
19. Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
PH 1 - 116
20. Indicate the timing and schedule for the planting of replacement habitat.
21. Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species shall
be created onsite. If Congdon’s tarplant is found in areas proposed for disturbance, the
affected individuals shall be replaced at a 1:1 ratio through seeding in a suitable
conserved natural open space area. A management plan for the species shall be developed
consistent with applicable scientific literature pertinent to this species.
22. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s),
and shall be maintained and monitored for a minimum of five years. If sufficient onsite
mitigation area is not practicable, an offsite mitigation plan shall be prepared as part of
the Biological Mitigation Plan and approved by permitting agencies.
23. The Biological Mitigation Plan shall identify appropriate restoration and enhancement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat,
including a detailed planting plan and maintenance plans using locally obtained native
species and include habitat enhancement to support native wildlife and plant species.
24. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
25. Habitat restoration or enhancement areas shall be maintained weekly for the first three
years after Phase completion and quarterly thereafter. Maintenance shall include
eradication of noxious weeds found on California Department of Food and Agriculture
Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated or otherwise
managed.
26. Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and annually
the fourth and fifth years. Annual reports documenting site inspections and site recovery
status shall be prepared and sent to the County and appropriate agencies.
— Mitigation Measure BIO-2c. Within the required Biological Mitigation Plan, all temporary and
permanent impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
11. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
12. Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored
and enhanced habitat to impacted habitat).
13. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted
habitat).
14. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24
inches or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following guidelines provided in the
California Salmonid Stream Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010). Permanent impacts to riparian vegetation shall be
mitigated at a 3:1 ratio to ensure no net loss of acreage and individual plants.
15. Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the date
upon which the native trees were removed. Replacement plants shall be monitored for 5
years with a goal of at least 70 percent survival at the end of the 5 -year period.
PH 1 - 117
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
— Mitigation Measures BIO-2d. Project design shall be modified to preserve at a minimum the
southern 275 feet of the North-South Creek Segment to protect all existing mature riparian
woodland, and the proposed drainage plan shall be altered to convey remaining surface water
flows from areas to the north to this channel.
— Mitigation Measure BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile
sufficient emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank
Farm Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
— Mitigation Measure BIO-2g. A post-construction landscape and restoration report for each phase
shall be prepared by the Environmental Monitor based on as-built drawings and site inspections
to document the final grading, plantings, and habitat restoration activities. The report shall
include as-built plans prepared after restoration, grading, and mitigation habitat plantings are
complete. The as-built plans shall be prepared by landscape and grading contractors responsible
for realignment and restoration within Tank Farm Creek.
— Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
— Mitigation Measure BIO-2i. To reduce erosion and runoff from all exposed soils, all bare
disturbed soils shall be hydroseeded at the completion of grading for each construction phase.
The seed mix shall contain a minimum of three locally native grass species and may contain one
or two sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities occurred. All
exposed areas where seeding is considered unsuccessful after 90 days shall receive a second
application or seeding, straw, or mulch as soon as is practical to reduce erosion.
— Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within areas that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
— Mitigation Measure PS-2. Fair Share Contribution. The Applicant shall agree to pay a fair share
contribution to a future citywide or area-wide fire protection service protection development
impact fee program. Additionally, the AASP should be amended to include a fee program to fund
the City’s fifth fire station and/or integrate such fair share fee programs into the proposed
Community Facilities District (CFD).
PH 1 - 118
— Mitigation Measure TRANS-4. The Applicant shall prepare an improvement plan for Horizon
Lane, Earthwood Lane, and Suburban Road, including roadway, bicycle, and pedestrian
improvements. Improvements shall be constructed by the Applicant in coordination with the
phasing plan required by MM TRANS-2a, to ensure the Applicant constructs all offsite roadway
improvements in a timely manner consistent with Project phasing. The Project Applicant shall:
• Prepare a detailed improvement plan for Horizon Lane to bring this road into
conformance with City standards for a commercial collector of width between 44 to 60
feet from Suburban Road to the Project boundary. This plan shall be developed in
coordination with adjacent property owners and the City Public Works Department.
Horizon Lane shall not be connected to the Project site until such a plan has been
completed and improvements are completed in accordance with the phasing plan, as part
of Phase 4. The section of Horizon Lane/Jespersen Road from the Project boundary to
Buckley Road shall be designated as a residential collector with a width of roadway
between 40 and 60 feet. Per MM TRANS-2e, construction of the Horizon Road from
Suburban Road to Phase 4 of the Project shall be completed and open to travel prior to
the issuance of any occupancy permit for the 100th residential unit of Phase 4
development.
• Design and improve the intersection of Horizon Lane/Suburban Road to be consistent
with City Engineering Standards and Specifications – Uniform Design Criteria and
Municipal Code Standards.
• Coordinate with the property owners along Earthwood Lane and City staff to complete
the Earthwood Lane Extension to the Project site as part Phase 1. Earthwood Lane shall
be developed to full City standards for a residential collector. Residential collectors shall
be 44 to 60 feet wide as required by the City’s Uniform Design Criteria.
• Coordinate with the property owners along Suburban Road and City staff to prepare a
detailed improvement plan for Suburban Road to bring this road into confor mance with
City standards. This plan shall address widening of substandard sections near the east end
of this roadway, completion of missing sidewalk segments, installation of street trees,
pedestrian crossings (e.g., Suburban Road at Earthwood Lane). In accordance to the
City’s Engineering Standards and Specifications – Uniform Design Criteria, a
commercial collector road shall be 44 to 68 feet wide to effectively serve commercial and
industrial uses. Improvements from Earthwood Lane to Higuera Street shal l be done as
part of Phase 1. Improvements from Earthwood Lane to Horizon Lane shall be done as
part of Phase 4 development, prior to the connection of Horizon Lane with the Project
site.
• Prepare a detailed phasing plan that identifies reasonable timing of such improvements
for Suburban Road, Horizon Lane, and Earthwood Lane. The phasing plan shall be
developed in close coordination with City staff. Per MM TRANS 2e, construction of the
Suburban Road improvements from Horizon Road from Earthwood shall be completed
and open to travel prior to issuance of an occupancy permit for the 100th residential unit
of Phase 4 development. The Suburban Road improvement from Earthwood to Higuera
and the Earthwood improvements on the Project site and between the Project and
Suburban shall be completed prior to issuance of the occupancy permit for the 1st
dwelling unit.
— Mitigation Measure TRANS-10a. The Applicant shall design and construct ADA-compliant
sidewalks and ADA ramps on the east side of South Higuera Street to provide continuous paths of
travel from the City limit line to Los Osos Valley Road.
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— Mitigation Measure TRANS-10b. The Applicant shall design and construct continuous sidewalks
along the east side of South Higuera Street from Vachell Lane to Los Osos Valley Road including
ADA ramps at the Vachell Lane and South Higuera Street intersection, as illustrated in Figure
3.12-6.
— Mitigation Measure TRANS-10c. The Applicant shall design and construct continuous ADA-
compliant sidewalks and ADA ramps along the south side of Suburban Road from South Higuera
Street to Earthwood Lane. A receiving ramp shall be installed on the north side of Suburban Road
at Earthwood Lane.
— Mitigation Measure TRANS-11. The Applicant shall construct two (2) separated bicycle bridges
on each side of Buckley Road at Tank Farm Creek and provide connections to Buckley Road so
as to provide continuous and safe bicycle routing along Buckley Road. These sections of roadway
and creek crossings are under the jurisdiction of the County and would need to meet both City
and County design standards to the greatest extent feasible and are subject to approval of the
City’s Public Works Director.
— Mitigation Measure TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that
adequate service would be provided to the two proposed bus stops and Project area. The bus stops
shall be constructed by the Applicant within the respective phase’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install any physical improvements to Earthwood Lane and Suburban Road needed to
accommodate future service to the site. In addition, the proposed transit service onsite shall meet
standards stated in Policy 3.1.6, Service Standards.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of mitigation measure MM AG-1 would protect
agricultural lands consistent with LU Policies 1.8.1 and 1.9.2. Implementation of Mitigation
Measures BIO-2a through 2e, and BIO-2g through 2j, would achieve consistency with policies
that protect wildlife corridors and Tank Farm Creek. Implementation of Mitigation Measure PS -2
would offset the MPA’s contribution to increased demand on fire protection services.
Implementation of mitigation measures within Section 3.12, Transportation and Traffic would
result in Project consistency with General Plan Circulation policies and standards, and would
result in less than significant impacts. (See FEIR pages 3.8 -61 through 3.8-60 and FEIR page 5-
63.)
H. NOISE
1. Impact NO-3: Long-term operational noise impacts would include higher roadway noise levels from
increased vehicle traffic generated by the MPA, MPA operational noise, and exposure of future
residents to high noise levels that could result in the exceedance of thresholds in the City’s General
Plan Noise Element and Noise Guidebook. (Refer to pages 3.9-28 and 5-66 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure NO-3a. R-1 and R-2 residential units planned in the area of the Project site
within 300 feet of Buckley Road and R-4 units in the northwest corner of the Project site shall
include noise mitigation for any potential indoor space and outdoor activity areas that are
PH 1 - 120
confirmed to be above 60 dBA as indicated in the Project’s Sound Level Assessment. The
following shall be implemented for residential units with noise levels exceeding 60 dBA:
• Outdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL = 60
dBA, noise reduction measures shall be implemented, including but not limited to:
• Exterior living spaces of residential units such as yards and patios shall be
oriented away from Project boundaries that are adjacent to noise-producing uses
that exceed exterior noise levels of CNEL = 60 dBA, such as roadways and
industrial/commercial activities.
• Construction of additional sound barriers/berms with noise-reducing features for
affected residences.
• Exterior Glazing. Exterior window glazing for residential units exposed to potential noise
above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class
(OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar
thickness panes shall be used.
• Exterior Doors Facing Noise Source. According to Section 1207.7 of the California
Building Code, residential unit entry doors from interior spaces shall have a combined
STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry
doors located at bedrooms shall have an STC 30 rating. Balconies shall be oriented away
from the northwest property line.
• Exterior Walls. Construction of exterior walls shall consist of a stucco or engineered
building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs,
fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum
board on the interior face of the wall. If possible, electrical outlets shall not be installed in
exterior walls exposed to noise. If not possible, outlet box pads shall be applied to all
electrical boxes and sealed with non-hardening acoustical sealant.
• Supplemental Ventilation. According to the California Building Code, supplemental
ventilation adhering to OITC/STC recommendations shall be provided for residential
units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the
opening of windows is not necessary to meet ventilation requirements. Supplemental
ventilation can also be provided by passive or by fan-powered, ducted air inlets that
extend from the building’s rooftop into the units. If installed, ducted air inlets shall be
acoustically lined through the top-most 6 feet in length and incorporate one or more 90-
degree bends between openings, so as not to compromise the noise insulating
performance of the residential unit’s exterior envelope.
• Sound Walls. Sound walls shall be built on the north and east property lines of the Project
in Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared masonry.
Further, proposed carports with solar canopies shall be installed around the western and
northern perimeter of the R-4 units, and these units shall be setback a minimum of 100
feet from the property line.
• Landscaping. Landscaping along the north and east Project site boundaries that adjoin
Suburban Road shall include a line of closely space trees and shrubs with sufficient
vegetative density to help reduce sound transmission.
— Mitigation Measure NO-3b. Buckley Road widening improvements shall include the use of
rubberized asphalts or alternative paving technology to reduce noise levels for sensitive receptors
near the roadway.
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b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.9-33 and 5-66.) The mitigation above would
ensure that lower indoor space noise levels would not exceed the threshold of 45 dBA.
I. PUBLIC SERVICES
1. Impact PS-1: Implementation of the MPA would potentially increase demand on the SLOPD for
police protection services. (Refer to pages 3.11-14 and 5-67 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure PS-1. The Applicant shall prepare and implement a brief Security Plan for
the Project site. The Security Plan shall be prepared in consultation with the SLOPD and address
public safety concerns in common or public spaces, parks, bike paths and open space areas, the
commercial center, and parking lots. The Security Plan shall set forth lighting requirements,
security recommendations for parks, open space and trails (e.g., visibility, lighting, etc.), and
establish rules for use of the public areas.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.11-16 and 5-68.) Implementation of the above
mitigation measure, in combination with the ability to consider increases in future police staffing,
would reduce demand on SLOPD police protection services.
2. Impact PS-2: MPA implementation would increase the demand for SLOFD fire protection services,
create potential declines in firefighter to resident ratios, be located outside of accepted res ponse time
performance area and necessitate construction of an additional fire protection facility, with potential
for secondary environmental impacts. (Refer to pages 3.11-16 and 5-68 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure PS-2. Fair Share Contribution. The Applicant shall agree to pay a fair share
contribution to a future citywide or area-wide fire protection service protection development
impact fee program. Additionally, the AASP should be amended to include a fee program to fund
the City’s fifth fire station and/or integrate such fair share fee programs into the proposed
Community Facilities District (CFD).
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. (See FEIR pages 3.11-19 and 5-67.)
J. TRANSPORTATION AND TRAFFIC
1. Impact TRANS-1: Project construction activities would potentially create traffic impacts due to
congestion from construction vehicles (e.g., construction trucks, construction worker vehicles,
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equipment, etc.) as well as temporary traffic lane and sidewalk closures. (Refer to pages 3.12-38 and
5-71 of the Final EIR.)
a. Mitigation: The following mitigation measure would be required.
— Mitigation Measure TRANS-1. The Applicant shall prepare a Construction Transportation
Management Plan for all phases of the proposed Project for review and approval by the City prior
to issuance of grading or building permits to address and manage traffic during construction. The
Plan shall be designed to:
• Prevent traffic impacts on the surrounding roadway network;
• Restrict construction staging to within the Project site;
• Minimize parking impacts both to public parking and access to private parking to
the greatest extent practicable;
• Ensure safety for both those construction vehicles and works and the surrounding
community; and
• Prevent substantial truck traffic through residential neighborhoods.
• The Construction Transportation Management Plan shall be subject to review and
approval by the Public Works Director to ensure that the Plan has been designed in
accordance with this mitigation measure. This review shall occur prior to issuance of
grading or building permits. It shall, at a minimum, include the following:
Ongoing Requirements throughout the Duration of Construction:
• A detailed Construction Transportation Management Plan for work zones shall
be maintained. At a minimum, this shall include parking and travel lane
configurations; warning, regulatory, guide, and directional signage; and area
sidewalks, bicycle lanes, and parking lanes. The Plan shall include specific
information regarding the Project’s construction activities that may disrupt
normal pedestrian and traffic flow and the measures to address these disruptions.
Such Plan shall be reviewed and approved by the Community Development
Department and implemented in accordance with this approval.
• Work within the public right-of-way shall be reviewed and approved by the City
on a case by case basis based on the magnitude and type of construction activity.
Generally work shall be performed between 8:30 AM and 4:00 PM. This work
includes dirt hauling and construction material delivery. Work within the public
right-of-way outside of these hours shall only be allowed after the issuance of an
after-hours construction permit administered by the Building and Safety
Division. Additionally restrictions may be put in place by Public Works
Department depending on particular construction activities and conditions.
• Streets and equipment shall be cleaned in accordance with established Public
Works requirements.
• Trucks shall only travel on a City-approved construction route. Limited queuing
may occur on the construction site itself.
• Materials and equipment shall be minimally visible to the public; the preferred
location for materials is to be onsite, with a minimum amount of materials within
a work area in the public right-of-way, subject to a current Use of Public
Property Permit.
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• Provision of off-street parking for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined necessary
by the City.
Project Coordination Elements That Shall Be Implemented Prior to Commencement of
Construction:
• The traveling public shall be advised of impending construction activities that
may substantially affect key roadways or other facilities (e.g., information signs,
portable message signs, media listing/notification, and implementation of an
approved Construction Impact Mitigation Plan).
• A Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize
Load Permit, as well as any Caltrans permits required for any construction work
requiring encroachment into public rights-of-way, detours, or any other work
within the public right-of-way shall be obtained.
• Timely notification of construction schedules shall be provided to all affected
agencies (e.g., Police Department, Fire Department, Public Works Department,
and Community Development Department) and to all owners and residential and
commercial tenants of property within a radius of ¼ mile.
• Construction work shall be coordinated with affected agencies in advance of start
of work. Approvals may take up to two weeks per each submittal.
• Public Works Department approval of any haul routes for construction materials
and equipment deliveries shall be obtained
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the MPA to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR. Preparation of a Construction
Transportation Management Plan as part of MM TRANS-1 would reduce construction-
related traffic impacts to the maximum extent feasible by establishing truck routes and
parking locations for construction workers. (See FEIR page 3.12-41 and 5-71.)
2. Impact TRANS-2: Phased MPA development combined with limited site access and related
increases in congestion on surrounding roadways would have the potential to cause transportation
deficiencies throughout the Project vicinity. (Refer to pages 3.12-41 and 5-71 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-2a. The Applicant shall create and submit a Transportation
Improvement Phasing Plan to the City for review and approval, and shall ensure that construction
of the Project follows the sequential phasing order utilized in the TIS for such improvements. The
Plan shall address the timing and general design of all on and offsite transportation
improvements.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM TRANS-2a would require the Applicant to
follow the sequencing of the approved phasing construction plan, which would ensure that any
potential impacts during Phase 1, 2, and 4 are mitigated.
PH 1 - 124
3. Impact TRANS-3: MPA-generated traffic would potentially create turning movement conflicts at
driveways and intersections on the Project site. (Refer to pages 3.12-49 and 5-71 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-3a. Project roadway and driveway design shall be reviewed and
approved by the City to ensure compliance with City engineering standards and not conflict with
intersection functional areas (e.g., aligning driveways on opposite sides of the roadway, position
driveways as far upstream from intersections as possible).
— Mitigation Measure TRANS-3b. The Applicant shall install traffic calming measures (e.g., speed
bumps, pedestrian bulb-outs, etc.) to control speed levels along internal roadways of the Project
site, including the extensions of Venture Drive, Horizon Lane, and Jespersen Road as required by
Policy 8.1.3.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM TRANS-3a and -3b, would ensure that the
design and operation of these roads are consistent with safety regulations on residential roads and
this impact would be less than significant.
4. Impact TRANS-4: MPA-generated traffic would exceed Circulation Element maximum volume
thresholds at Vachell Lane, Earthwood Lane, Horizon Lane, and Suburban Road. (Refer to pages
3.12-51 and 5-72 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-2a. The Applicant shall create and submit a Transportation
Improvement Phasing Plan to the City for review and approval, and shall ensure that construction
of the Project follows the sequential phasing order utilized in the TIS for such improvements. The
Plan shall address the timing and general design of all on and offsite transportation
improvements.
— Mitigation Measure TRANS-3b. The Applicant shall install traffic calming measures (e.g., speed
bumps, pedestrian bulb-outs, etc.) to control speed levels along internal roadways of the Project
site, including the extensions of Venture Drive, Horizon Lane, and Jespersen Road as required by
Policy 8.1.3.
— Mitigation Measure TRANS-4. The Applicant shall prepare an improvement plan for Horizon
Lane, Earthwood Lane, and Suburban Road, including roadway, bicycle, and pedestrian
improvements. Improvements shall be constructed by the Applicant in coordination with the
phasing plan required by MM TRANS-2a, to ensure the Applicant constructs all offsite roadway
improvements in a timely manner consistent with Project phasing. The Project Applicant shall:
• Prepare a detailed improvement plan for Horizon Lane to bring this road into
conformance with City standards for a commercial collector of width between 44 to 60
feet from Suburban Road to the Project boundary. This plan shall be developed in
coordination with adjacent property owners and the City Public Works Department.
Horizon Lane shall not be connected to the Project site until such a plan has been
PH 1 - 125
completed and improvements are completed in accordance with the phasing plan, as part
of Phase 4. The section of Horizon Lane/Jespersen Road from the Project boundary to
Buckley Road shall be designated as a residential collector with a width of roadway
between 40 and 60 feet. Per MM TRANS-2e, construction of the Horizon Road from
Suburban Road to Phase 4 of the Project shall be completed and open to travel prior to
the issuance of any occupancy permit for the 100th residential unit of Phase 4
development.
• Design and improve the intersection of Horizon Lane/Suburban Road to be consistent
with City Engineering Standards and Specifications – Uniform Design Criteria and
Municipal Code Standards.
• Coordinate with the property owners along Earthwood Lane and City staff to complete
the Earthwood Lane Extension to the Project site as part Phase 1. Earthwood Lane shall
be developed to full City standards for a residential collector. Residential collectors shall
be 44 to 60 feet wide as required by the City’s Uniform Design Criteria.
• Coordinate with the property owners along Suburban Road and City staff to prepare a
detailed improvement plan for Suburban Road to bring this road into conformance with
City standards. This plan shall address widening of substandard sections near the east end
of this roadway, completion of missing sidewalk segments, installation of street trees,
pedestrian crossings (e.g., Suburban Road at Earthwood Lane). In accordance to the
City’s Engineering Standards and Specifications – Uniform Design Criteria, a
commercial collector road shall be 44 to 68 feet wide to effectively serve commercial and
industrial uses. Improvements from Earthwood Lane to Higuera Street shall be done as
part of Phase 1. Improvements from Earthwood Lane to Horizon Lane shall be done as
part of Phase 4 development, prior to the connection of Horizon Lane with the Project
site.
• Prepare a detailed phasing plan that identifies reasonable timing of such improvements
for Suburban Road, Horizon Lane, and Earthwood Lane. The phasing plan shall be
developed in close coordination with City staff. Per MM TRANS 2e, construction of the
Suburban Road improvements from Horizon Road from Earthwood shall be completed
and open to travel prior to issuance of an occupancy permit for the 100th residential unit
of Phase 4 development. The Suburban Road improvement from Earthwood to Higuera
and the Earthwood improvements on the Project site and between the Project and
Suburban shall be completed prior to issuance of the occupancy permit for the 1st
dwelling unit.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the MPA to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR. MM TRANS-3b would require speed
calming measures on internal roadways to ensure speed limits do not exceed thresholds.
The construction of these roadways is described in Impact TRANS-2 and associated
mitigation measures address phasing impacts on these roadways. To assure Suburban
Road operates at acceptable levels, MM TRANS-4 would require widening of the
roadway.
5. Impact TRANS-6: MPA-generated traffic would exacerbate existing queuing at the South
Street/Higuera Street intersection northbound right-turn lane, resulting in significant impacts. (Refer
to pages 3.12-58 and 5-72 of the Final EIR.)
a. Mitigation: The following mitigation measure would be required.
PH 1 - 126
— Mitigation Measure TRANS-6. The Applicant shall design and construct the extension of the
northbound right turn-lane at the South Street/Higuera Street intersection, to provide more storage
capacity.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. MM TRANS-6 would require the Applicant to construct the extension
of the northbound turn-lane at South Street/Higuera Street, providing more storage capacity and
reducing the impact to less than significant. (See FEIR pages 3.12-58 to -59 and 5-72.)
6. Impact TRANS-7: MPA-generated traffic would cause exceedance of storage capacities at several
intersections along South Higuera Street. (Refer to pages 3.12-59 and 5-72 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-7a. The Applicant shall design and construct a second northbound
left-turn lane at the intersection of South Higuera Street/Prado Road. The Applicant shall also pay
a fair share fee for the widening of Prado Road Creek Bridge west of South Higuera Street by
participating in the citywide transportation impact fee program.
— Mitigation Measure TRANS-7b. The Applicant shall design and construct a second southbound
left-turn lane at the Tank Farm Road/South Higuera Street intersection.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM TRANS-7a, and 7b, would require the
Applicant to install roadway improvements at multiple intersections along South Higuera Street
to avoid traffic impacts at these intersections.
7. Impact TRANS-8: MPA-generated traffic would cause delays and exceedance of intersection
capacities at several intersections along Los Osos Valley Road. (Refer to pages 3.12-64 and 5-73 of
the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-8a. The Project is located within the Los Osos Valley Road
interchange Sub Area fee program, and, as such, the Applicant shall pay the Los Osos Valley
Road subarea fee, for the cost of reconstructing the Los Osos Valley Road/U.S. Highway 101
interchange project and improvements along Los Osos Valley Road. The fee shall be associated
with the number of dwelling units and the square footage of commercial development in the
Project site and shall be paid the time of building permit issuance.
— Mitigation Measure TRANS-8b. In coordination with the Applicant, the City shall retime the
traffic signal at Los Osos Valley Road/South Higuera Street intersection and installation of
signage at the South Higuera Street/Buckley Road intersection (terminus of the Buckley Road
Extension) to inform drivers of additional access to U.S. Highway 101 at Ontario Road. The City
Public Works Department shall ensure the improvements and signage meet safety criteria.
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b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. The recently completed Los Osos Valley Road/U.S. Highway 101
interchange project has improved interchange operations to an acceptable LOS that the Project is
substantially benefitting from and residual impacts associated with Project traffic would be less
than significant. Retiming of the traffic signal at the intersection of South Higuera Street/Buckley
Road and installing directional signage to inform drivers of additional U.S. Highway 101 access
at Ontario Road, as part of the Buckley Road Extension, would alleviate existing queues by
diverting traffic away from this intersection. All improvements would mitigate impacts to
acceptable levels, resulting in a less than significant impact.
8. Impact TRANS-10: The proposed MPA would potentially degrade level of service for various
pedestrian facilities serving the Project vicinity. (Refer to page 5-73 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-3b. The Applicant shall install traffic calming measures (e.g., speed
bumps, pedestrian bulb-outs, etc.) to control speed levels along internal roadways of the Project
site, including the extensions of Venture Drive, Horizon Lane, and Jespersen Road as required by
Policy 8.1.3.
— Mitigation Measure TRANS-4. The Applicant shall prepare an improvement plan for Horizon
Lane, Earthwood Lane, and Suburban Road, including roadway, bicycle, and pedestrian
improvements. Improvements shall be constructed by the Applicant in coordination with the
phasing plan required by MM TRANS-2a, to ensure the Applicant constructs all offsite roadway
improvements in a timely manner consistent with Project phasing. The Project Applicant shall:
• Prepare a detailed improvement plan for Horizon Lane to bring this road into
conformance with City standards for a commercial collector of width between 44 to 60
feet from Suburban Road to the Project boundary. This plan shall be developed in
coordination with adjacent property owners and the City Public Works Department.
Horizon Lane shall not be connected to the Project site until such a plan has been
completed and improvements are completed in accordance with the phasing plan, as part
of Phase 4. The section of Horizon Lane/Jespersen Road from the Project boundary to
Buckley Road shall be designated as a residential collector with a width of roadway
between 40 and 60 feet. Per MM TRANS-2e, construction of the Horizon Road from
Suburban Road to Phase 4 of the Project shall be completed and open to travel prior to
the issuance of any occupancy permit for the 100th residential unit of Phase 4
development.
• Design and improve the intersection of Horizon Lane/Suburban Road to be consistent
with City Engineering Standards and Specifications – Uniform Design Criteria and
Municipal Code Standards.
• Coordinate with the property owners along Earthwood Lane and City staff to complete
the Earthwood Lane Extension to the Project site as part Phase 1. Earthwood Lane shall
be developed to full City standards for a residential collector. Residential collectors shall
be 44 to 60 feet wide as required by the City’s Uniform Design Criteria.
• Coordinate with the property owners along Suburban Road and City staff to prepare a
detailed improvement plan for Suburban Road to bring this road into conformance with
City standards. This plan shall address widening of substandard sections near the east end
of this roadway, completion of missing sidewalk segments, installation of street trees,
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pedestrian crossings (e.g., Suburban Road at Earthwood Lane). In accordance to the
City’s Engineering Standards and Specifications – Uniform Design Criteria, a
commercial collector road shall be 44 to 68 feet wide to effectively serve commercial and
industrial uses. Improvements from Earthwood Lane to Higuera Street shall be done as
part of Phase 1. Improvements from Earthwood Lane to Horizon Lane shall be done as
part of Phase 4 development, prior to the connection of Horizon Lane with the Project
site.
• Prepare a detailed phasing plan that identifies reasonable timing of such improvements
for Suburban Road, Horizon Lane, and Earthwood Lane. The phasing plan shall be
developed in close coordination with City staff. Per MM TRANS 2e, construction of the
Suburban Road improvements from Horizon Road from Earthwood shall be completed
and open to travel prior to issuance of an occupancy permit for the 100th residential unit
of Phase 4 development. The Suburban Road improvement from Earthwood to Higuera
and the Earthwood improvements on the Project site and between the Project and
Suburban shall be completed prior to issuance of the occupancy permit for the 1st
dwelling unit.
— Mitigation Measure TRANS-8a. The Project is located within the Los Osos Valley Road
interchange Sub Area fee program, and, as such, the Applicant shall pay the Los Osos Valley
Road subarea fee, for the cost of reconstructing the Los Osos Valley Road/U.S. Highway 101
interchange project and improvements along Los Osos Valley Road. The fee shall be as sociated
with the number of dwelling units and the square footage of commercial development in the
Project site and shall be paid the time of building permit issuance.
— Mitigation Measure TRANS-10a. The Applicant shall design and construct ADA-compliant
sidewalks and ADA ramps on the east side of South Higuera Street to provide continuous paths of
travel from the City limit line to Los Osos Valley Road.
— Mitigation Measure TRANS-10b. The Applicant shall design and construct continuous sidewalks
along the east side of South Higuera Street from Vachell Lane to Los Osos Valley Road including
ADA ramps at the Vachell Lane and South Higuera Street intersection, as illustrated in Figure
3.12-6.
— Mitigation Measure TRANS-10c. The Applicant shall design and construct continuous ADA-
compliant sidewalks and ADA ramps along the south side of Suburban Road from South Higuera
Street to Earthwood Lane. A receiving ramp shall be installed on the north side of Suburban Road
at Earthwood Lane.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the proposed mitigation measures would require
installation of pedestrian facilities, continuous sidewalks and ADA ramps, where needed,
ensuring that pedestrian facilities in the Project vicinity operate at acceptable levels and reducing
the impact to less than significant. (See FEIR pages 3.12-70 and 5-73.)
9. Impact TRANS-11: MPA development would increase demand for bicycle facilities in an
underserved area and would potentially conflict with the City’s Bicycle Transportation Plan
regulations and General Plan thresholds. (Refer to page 5-73 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
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— Mitigation Measure TRANS-8a. The Project is located within the Los Osos Valley Road
interchange Sub Area fee program, and, as such, the Applicant shall pay the Los Osos Valley
Road subarea fee, for the cost of reconstructing the Los Osos Valley Road/U.S. Highway 101
interchange project and improvements along Los Osos Valley Road. The fee shall be as sociated
with the number of dwelling units and the square footage of commercial development in the
Project site and shall be paid the time of building permit issuance.
— Mitigation Measure TRANS-11. The Applicant shall construct two (2) separated bicycle bridges
on each side of Buckley Road at Tank Farm Creek and provide connections to Buckley Road so
as to provide continuous and safe bicycle routing along Buckley Road. These sections of roadway
and creek crossings are under the jurisdiction of the County and would need to meet both City
and County design standards to the greatest extent feasible and are subject to approval of the
City’s Public Works Director.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
project to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of MM TRANS-8a and -11 would require that all
proposed bicycle lanes are design to meet BTP requirements and ensure consistency with General
Plan thresholds and the BTP goals and guidelines.
10. Impact TRANS-12. The proposed MPA would increase demand for transit services in an
underserved area, presenting a barrier to both transit dependent and non-transit dependent households
for using transit. (Refer to page 3.12-74 of the Final EIR.)
a. Mitigation: The following mitigation measures are required to reduce the project’s impacts from
increases in demand for transit services.
— Mitigation Measure TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that
adequate service would be provided to the two proposed bus stops and Project area. The bus stops
shall be constructed by the Applicant within the respective phase’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install any physical improvements to Earthwood Lane and Suburban Road needed to
accommodate future service to the site. In addition, the proposed transit service onsite shall meet
standards stated in Policy 3.1.6, Service Standards.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of the proposed mitigation measure will meet the
increased demand for transit service and reduce the impact to less than significant. (See FEIR
page 3.12-75 and 5-73.)
11. Cumulative Impact TRANS-14: Under near-term conditions, the proposed MPA would
cumulatively contribute incrementally to increased demand for bicycle and pedestrian facilities,
potentially conflicting with the City’s BTP regulations and General Plan thresholds. (Refer to page 5-
74 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
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— Mitigation Measure TRANS-10b. The Applicant shall design and construct continuous sidewalks
along the east side of South Higuera Street from Vachell Lane to Los Osos Valley Road including
ADA ramps at the Vachell Lane and South Higuera Street intersection, as illustrated in Figure
3.12-6.
— Mitigation Measure TRANS-14. If approved by City Council, the City shall amend the TIF, or
some other fee program, to include a fee program for the installation of a Class I bicycle path
from Buckley Road/South Higuera Street intersection to Los Osos Valley Road/U.S. Highway
101 southbound ramps intersection, connecting to the Bob Jones Trail. The Applicant shall pay its
fair share fee to fund the improvement through the adopted fee program. Alternatively, the City
may establish a special or ad hoc mitigation fee program to fund the Project’s share of these
improvements.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the cumulatively significant environmental
effects identified in the Final EIR. Implementation of MM-TRANS-10b would require the
Applicant to install continuous sidewalks to improve pedestrian LOS on Higuera Street from
LOVR to Vachell Lane. In addition, MM TRANS-14 would require the Applicant to pay its fair
share fee to fund the design and installation of a Class I bike path connection from Buckley
Road/South Higuera Street intersection to the Los Osos Valley Road/U.S. Highway 101
southbound ramps intersection if approved by Council. The Class I bicycle path would provide a
parallel route to South Higuera Street and avoid intersections along that segment. Therefore, with
the installation of Class I bicycle paths and continuous pedestrian facilities, cumulative impacts
would be less than significant.
12. Cumulative Impact TRANS-15: Under long-term cumulative plus Project conditions, MPA-
generated traffic would result in a cumulatively considerable contribution to potentially significant
impacts to the operational conditions at four intersections. (Refer to page 5-74 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure TRANS-5. The Applicant shall pay a pro-rata fair share fee to fund the
installation a roundabout at the Buckley Road/SR 227 intersection as identified in the SLOCOG
SR 227 Operations Study. The City shall collect the fair share fee and coordinate payment of
Project fair share fees to help fund improvements with the County. Alternatively, the City should
consider an amendment of the AASP impact fee program to establish a new areawide fee to help
fund improvements to the intersection to offset cumulative development impacts. If an amended
AASP fee is created by the City it will suffice as appropriate mitigation for the Project’s
participation in these improvements.
— Mitigation Measure TRANS-15a. The Applicant shall pay its fair share fee to the City to fund
the widening of the Prado Road/South Higuera Street intersection to accommodate a dual left-
turn lane, dual thru-lanes, and a right-turn lane on all approaches. Part of this share may be
contained within existing fee programs or ultimately incorporated into the Citywide TIF program.
If amended into the Citywide TIF fee program, payment of those fees will address project
impacts.
— Mitigation Measure TRANS-15b. The Applicant shall pay its fair share mitigation fees to fund
improvements to the intersection of Higuera/Tank Farm Road to provide: 1) extension of the
northbound right-turn lane, 2) the installation of a “pork cop” island to assist pedestrian crossings,
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and 3) widening on the south side of Tank Farm to provide a slip lane for right turning traffic.
The City should consider incorporating this improvement into the AASP Fee program.
— Mitigation Measure TRANS-15c. The City shall review the cross sections for improvements to
Tank Farm Road/Horizon Lane intersection as proposed within AASP to ensure long-term
geometrics meet the objectives of the General Plan. The Applicant shall pay its fair share
mitigation fees to fund the installation of an additional northbound right-turn lane or a roundabout
at the Tank Farm Road/Horizon Lane intersection. The City should consider incorporating this
improvement into the AASP fee program.
— Mitigation Measure TRANS-15d. The Applicant shall pay fair share mitigation fees to fund the
installation of a traffic signal or a single-lane roundabout at the Buckley Road/Vachell Lane
intersection. While not required, this work may be implemented as part of the Buckley Road
extension being installed as part of Phase 2 of the Project. T he City should consider incorporating
this improvement into the AASP fee program.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
MPA to avoid or lessen to a less than significant level the cumulatively significant environmental
effects identified in the Final EIR. The above measures would ensure that study intersections
continue to operate at acceptable levels. Therefore, impacts to roadways under the cumulative
plus Project conditions for Tank Farm Road/South Higuera Street, Tank Farm Road/Horizon
Lane, and Buckley Road/Vachell Lane would be less than significant after mitigation.
K. UTILITIES
1. Impact UT-2: The MPA would require the expansion of utility infrastructure to serve new
development, including water, sewer, gas and electricity into the site; the construction of which could
cause environmental effects. (Refer to page 5-75 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required.
— Mitigation Measure UT-2. The size, location, and alignment of all on- and offsite water,
wastewater, and energy infrastructure offsite shall be subject to review and approval by the City’s
Public Works and Utilities Departments. The Applicant shall be responsible for constructing all
required onsite and offsite utility improvements and well as for repaving of damaged roadways.
— Mitigation Measure AQ-1a. A Construction Activity Management Plan (CAMP) shall be
included as part of Project grading and building plans and shall be submitted to the APCD and to
the City for review and approval prior to the start of construction. In addition, the contractor or
builder shall designate a person or persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in progress. The name and telephone of
such persons shall be provided to the APCD prior to land use clearance for map recordation and
grading. The plan shall include but not be limited to the following elements:
1. A Dust Control Management Plan that encompasses the following dust control measures:
• Reduce the amount of disturbed area where possible;
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• Water trucks or sprinkler trucks shall be used during construction to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site. At
a minimum, this would require twice-daily applications. All dirt stock pile areas
should be sprayed daily as needed. Increased watering frequency would be
required when wind speeds exceed 15 miles per hour (mph). Reclaimed water or
the onsite water well (non-potable) shall be used when possible. The contractor
or builder shall consider the use of an APCD-approved dust suppressant where
feasible to reduce the amount of water used for dust control;
• All dirt stock-pile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved Project revegetation
and landscape plans should be implemented as soon as possible following
completion of any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast germinating native grass
seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
• All roadways, driveways, sidewalks, etc. to be paved should be completed as
soon as possible. In addition, building pads should be laid as soon as possible
after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or
shall maintain at least two feet of freeboard in accordance with California
Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets,
or wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be used
where feasible;
• All of these fugitive dust mitigation measures shall be shown on grading and
building plans; and
• The contractor or builder shall designate a person or persons to monitor the
fugitive dust control emissions and enhance the implementation of the measures
as necessary to minimize dust complaints, reduce visible emissions below 20
percent opacity, and to prevent transport of dust offsite. Their duties shall include
holiday and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD Compliance
Division prior to the start of any grading, earthwork or demolition.
2. Implementation of the following BACT for diesel-fueled construction equipment, where
feasible. The BACT measures shall include:
• Use of Tier 3 and Tier 4 off-road equipment and 2010 on-road compliant
engines;
• Repowering equipment with the cleanest engines available; and
• Installing California Verified Diesel Emission Control Strategies.
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3. Implementation of the following standard air quality measures to minimize diesel
emissions:
• Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
• Fuel all offroad and portable diesel powered equipment with CARB-certified
motor vehicle diesel fuel (non-taxed version suitable for use off-road).
• Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner
certification standard for on-road heavy-duty diesel engines and comply with the
State On-Road Regulation;
• Construction or trucking companies with fleets that do not have engines in their
fleet that meet the engine standards identified in the above two measures (e.g.
captive or NOx exempt area fleets) may be eligible by proving alternative
compliance;
• On- and off-road diesel equipment shall not be allowed to idle for more than five
minutes. Signs shall be posted in the designated queuing areas to remind drivers
and operators of the five-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors in not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where
feasible; and,
• Use alternatively fueled construction equipment onsite where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane or
biodiesel.
4. Tabulation of on- and off-road construction equipment (age, horse-power, and miles
and/or hours of operation);
5. Schedule construction truck trips during non-peak hours (as determined by the Public
Works Director) to reduce peak hour emissions;
6. Limit the length of the construction work-day period; and
7. Phase construction activities, if appropriate.
— Mitigation Measure AQ-1b. To reduce ROG and NOx levels during the architectural coating
phase, low or no VOC-emission paint shall be used with levels of 50 g/L or less, such as
Benjamin Moore Natura Paint (Odorless, Zero VOC Paint). The Applicant or builder shall
implement additional measures to reduce daily and quarterly ROG and NOx levels related to
architectural coatings to the extent determined feasible by the City and APCD, such as extending
coating applications by limiting daily coating activities.
— Mitigation Measure AQ-1c. In order to further reduce Project air quality impacts, an offsite
mitigation strategy shall be developed and agreed upon by the developer, City, and APCD at least
three months prior to the issuance of grading permits, including added funding for circulation
improvements and transit operations. Such funding may be in the form of cash payment or
included as part of the obligation of the Community Facilities District. The Applicant shall
provide this funding at least two months prior to the start of construction to help facilitate
emission offsets that are as real-time as possible. Offsite mitigation strategies shall include one or
more of the following:
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• Replace/repower San Luis Obispo Regional Transit Authority (SLORTA) transit buses;
• Purchase VDECs for transit buses; and
• Fund expansion of existing SLORTA transit services.
— Mitigation Measure BIO-1a. The Applicant shall prepare and implement a Biological Mitigation
Plan that identifies construction-related staging and maintenance areas and includes Project-
specific construction best management practices (BMPs) to avoid or minimize impacts to
biological resources, including all measures needed to protect riparian woodland along Tank
Farm Creek, minimize erosion, and retain sediment on the Project site. Such BMPs shall include
(but not be limited to) the following:
12. Construction equipment and vehicles shall be stored at least 100 feet away from Tank
Farm Creek and adjacent riparian habitat, and all construction vehicle maintenance shall
be performed in a designated offsite vehicle storage and maintenance area.
13. Prior to construction activities adjacent to Tank Farm Creek, the creek shall be fenced
with orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of 20
feet from the edge of the riparian canopy or top of bank, whichever is further from the
creek, and shall be maintained throughout the construction period for each phase of
development.
14. In the event that construction must occur within the creek or 20 -foot creek setback, a
biological monitor shall be present during all such activities with the authority to stop or
redirect work as needed to protect biological resources.
15. Construction shall occur during daylight hours (7:00 AM to 7:00 PM or sunset,
whichever is sooner) to avoid impacts to nocturnal and crepuscular (dawn and dusk
activity period) species. No construction night lighting shall be permitted within 100
yards of the top of the creek banks.
16. Construction equipment shall be inspected at the beginning of each work day to ensure
that no wildlife species is residing within any construction equipment (e.g., species have
not climbed into wheel wells, engine compartments, or under tracks since the equipment
was last parked). Any sensitive wildlife species found during inspections shall be gently
encouraged to leave the Project site by a qualified biologist or otherwise trained and City-
approved personnel.
17. Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall be cleaned
from the Project site and recycled or disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
18. All trash and construction debris shall be picked up and properly disposed at the end of
each day and waste dumpsters shall be covered with plastic sheeting at the end of each
workday and during storm events. All sheeting shall be carefully secured to withstand
weather conditions.
19. The Applicant shall implement erosion control measures designed to minimize erosion
and retain sediment on the Project site. Such measures shall include installation of silt
fencing, straw waddles, or other acceptable erosion control devices along the perimeter of
Tank Farm Creek and at the perimeter of all cut or fill slopes. All drainage shall be
directed to sediment basins designed to retain all sediment onsite.
20. Concrete truck and tool washout should occur in a designated location such that no runoff
will reach the creek.
21. All open trenches shall be constructed with appropriate exit ramps to allow species that
incidentally fall into a trench to escape. All open trenches shall be inspected at the
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beginning of each work day to ensure that no wildlife species is present. Any sensitive
wildlife species found during inspections shall be gently encouraged to leave the Project
site by a qualified biologist or otherwise trained and City-approved personnel. Trenches
will remain open for the shortest period necessary to complete required work.
22. Existing facilities and disturbed areas shall be used to the maximum extent possible to
minimize the amount of disturbance of undeveloped areas and all construction access
roads and staging areas shall be located to avoid high quality habitat and minimize habitat
fragmentation.
— Mitigation Measure BIO-1b. The Applicant shall retain a qualified Environmental Monitor,
subject to review and approval by the City and in consultation with CDFW, RWQCB, and
USFWS to oversee compliance of the construction activities with the Biological Monitoring Plan
and applicable laws, regulations, and policies. The Environmental Monitor shall monitor all
construction activities, conduct a biological resources education program for all construction
workers prior to the initiation of any clearing or construction activities, and provide quarterly
reports to the City regarding construction activities, enforce ment issues and remedial measures.
The Environmental Monitor shall be responsible for conducting inspections of the work area each
work day to ensure that excavation areas, restored habitats, and open water habitats in the area do
not have oil sheen, liquid oil, or any other potential exposure risk to wildlife. If any exposure risk
is identified, the Environmental Monitor shall implement measures that could include, but are not
limited to, hazing, fencing, and wildlife removals to eliminate the exposure risk.
In addition, a CDFW-approved biologist shall be present during all construction occurring within
50 feet of Tank Farm Creek, riparian habitat, drainages, and seasonal or permanent wetlands. The
biologist shall also conduct sensitive species surveys immediately prior to construction activities
(within the appropriate season) and shall monitor construction activities in the vicinity of habitats
to be avoided (see also, MM BIO-3 and all subparts below).
The work area boundaries and other off-limit areas shall be identified by the biologist and/or
Environmental Monitor on a daily basis. The biologist and/or Environmental Monitor shall
inspect construction and sediment control fencing each work day during construction activities to
ensure that sensitive species are not exposed to hazards. Any vegetation clearing activities shall
be monitored by the biologist and/or Environmental Monitor.
— Mitigation Measure BIO-2a. Project designs shall be modified to realign the Tank Farm Class I
bicycle path and relocate manufactured slopes for housing pads in order to create a minimum of a
35-foot creek setback from either the top of the bank of Tank Farm Creek or edge of riparian
habitat, whichever is further, for at least 90 percent of corridor length. No more than 10 percent of
the length of the corridor (700 linear feet) shall have a setback of less than 35 feet, but at least 20
feet from the top of the bank or edge of riparian canopy, whichever is further. However, in any
instance the creek setback shall be no less than 20 feet from the edge of riparian canopy or top of
bank, whichever is further, consistent with Section 17.16.025 of the City of San Luis Obispo
Zoning Regulations.
— Mitigation Measure BIO-2b. The Biological Mitigation Plan shall provide details on timing and
implementation of required habitat restoration and shall be prepared in consultation with the
City’s Natural Resource Manager and CDFW. A copy of the final plan shall be submitted to the
City for review and approval. The plan shall be implemented by the Project Applicant, under
supervision by the City and Environmental Monitor, and:
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27. Characterize the type, species composition, spatial extent, and ecological functions and
values of the wetland and riparian habitat that will be removed, lost, or damaged.
28. Describe the approach that will be used to replace the wetland and riparian habitat
removed, lost, or adversely impacted by the Project, including a list of the soil, plants,
and other materials that will be necessary for successful habitat replacement, and a
description of planting methods, location, spacing, erosion protection, and irrigation
measures that will be needed. Restoration and habitat enhancement shall include use of
appropriate native species and correction of bank stabilization issues. Wetland restoration
or enhancement areas shall be designed to facilitate establishment of wetland plants such
as willows, cottonwoods, rushes, and creeping wild rye.
29. Describe the habitat restoration ratio to be used in calculating the acreage of habitat to be
planted, consistent with MM BIO-2c through BIO-2e below and the findings in the
Biological Report (Appendix I).
30. Describe the program that will be used for monitoring the effectiveness and success of
the habitat replacement approach.
31. Describe how the habitat replacement approach will be supplemented or modified if the
monitoring program indicates that the current approach is not effective or successful.
32. Describe the criteria that will be used to evaluate the effectiveness and success of the
habitat replacement approach.
33. Indicate the timing and schedule for the planting of replacement habitat.
34. Habitat restoration or enhancement areas shall be established within the Project
boundaries, adjacent to and contiguous with existing wetlands to the maximum extent
possible. Habitats suitable for Congdon’s tarplant and other native wetland species shall
be created onsite. If Congdon’s tarplant is found in areas proposed for disturbance, the
affected individuals shall be replaced at a 1:1 ratio through seeding in a suitable
conserved natural open space area. A management plan for the species shall be developed
consistent with applicable scientific literature pertinent to this species.
35. Habitat restoration or enhancement sites shall be placed within deed-restricted area(s),
and shall be maintained and monitored for a minimum of five years. If sufficient onsite
mitigation area is not practicable, an offsite mitigation plan shall be prepared as part of
the Biological Mitigation Plan and approved by permitting agencies.
36. The Biological Mitigation Plan shall identify appropriate restoration and enhancement
activities to compensate for impacts to seasonal creek, wetland, and riparian habitat,
including a detailed planting plan and maintenance plans using locally obtained native
species and include habitat enhancement to support native wildlife and plant species.
37. A weed management plan and weed identification list shall be included in the Biological
Mitigation Plan.
38. Habitat restoration or enhancement areas shall be maintained weekly for the first three
years after Phase completion and quarterly thereafter. Maintenance shall include
eradication of noxious weeds found on California Department of Food and Agriculture
Lists (CDFA) A and B. Noxious weeds on CDFA list C may be eradicated or otherwise
managed.
39. Mitigation implementation and success shall be monitored quarterly for the first two
years after completion of each Phase, semi-annually during the third year, and annually
the fourth and fifth years. Annual reports documenting site inspections and site recovery
status shall be prepared and sent to the County and appropriate agencies.
— Mitigation Measure BIO-2c. Within the required Biological Mitigation Plan, all temporary and
permanent impacts to riparian trees, wetlands, and riparian habitat shall be mitigated, as follows:
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16. Temporary impacts to wetland and riparian habitat shall be mitigated at a minimum 1:1
mitigation ratio for restoration (area of restored habitat to impacted habitat).
17. Permanent impacts to state jurisdictional areas, including isolated wetlands within
agricultural lands and riparian habitat will be mitigated at a 1.5:1 ratio (area of restored
and enhanced habitat to impacted habitat).
18. Permanent impacts to federal wetlands shall be mitigated at a minimum 3:1 ratio (1:1
area of created to impacted habitat plus 2:1 area of created/enhanced habitat to impacted
habitat).
19. Riparian trees four inches or greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced: removed). Trees measured at 24
inches or greater DBH shall be replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following guidelines provided in the
California Salmonid Stream Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010). Permanent impacts to riparian vegetation shall be
mitigated at a 3:1 ratio to ensure no net loss of acreage and individual plants.
20. Replacement trees shall be planted in the fall or winter of the year in which trees were
removed. All replacement trees will be planted no more than one year following the date
upon which the native trees were removed. Replacement plants shall be monitored for 5
years with a goal of at least 70 percent survival at the end of the 5 -year period.
Supplemental irrigation may be provided during years 1 to 3; however, supplemental
watering shall not be provided during the final two years of monitoring.
— Mitigation Measures BIO-2d. Project design shall be modified to preserve at a minimum the
southern 275 feet of the North-South Creek Segment to protect all existing mature riparian
woodland, and the proposed drainage plan shall be altered to convey remaining surface water
flows from areas to the north to this channel.
— Mitigation Measure BIO-2e. To minimize impacts to riparian habitat, the Project shall stockpile
sufficient emergent vegetation (e.g., cattails) for later planting in the realigned reach of Tank
Farm Creek. Stockpiled vegetation shall be placed in earthen basins with the roots covered with
moist soil and maintained in a moist condition during construction operations.
— Mitigation Measure BIO-2g. A post-construction landscape and restoration report for each phase
shall be prepared by the Environmental Monitor based on as-built drawings and site inspections
to document the final grading, plantings, and habitat restoration activities. The report shall
include as-built plans prepared after restoration, grading, and mitigation habitat plantings are
complete. The as-built plans shall be prepared by landscape and grading contractors responsible
for realignment and restoration within Tank Farm Creek.
— Mitigation Measure BIO-2h. Project activities within Tank Farm Creek and drainage channels,
including any tree pruning or removals, any necessary erosion repairs, or culvert removals, shall
be performed when the channel is dry, planned to the satisfaction of the City Engineer and
Natural Resource Manager per City Drainage Manual Standards, and be subject to monitoring by
the Environmental Monitor. Upon removal of the existing steel culvert currently used for farm
access across Tank Farm Creek, the channel shall be restored to match conditions immediately
upstream and downstream including channel width, gradient, and vegetation.
— Mitigation Measure BIO-2i. To reduce erosion and runoff from all exposed soils, all bare
disturbed soils shall be hydroseeded at the completion of grading for each construction phase.
The seed mix shall contain a minimum of three locally native grass species and may contain one
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or two sterile non-native grasses not to exceed 25 percent of the total seed mix by count. Seeding
shall be completed no later than November 15 of the year in which Project activities occurred. All
exposed areas where seeding is considered unsuccessful after 90 days shall receive a second
application or seeding, straw, or mulch as soon as is practical to reduce erosion.
— Mitigation Measure BIO-2j. The Tank Farm Creek Class I bicycle path bridge footings for creek
crossings shall be placed outside mapped riparian areas and outside the top of the bank of the
channel invert. The Class I bridges shall be located within area s that have little to no riparian
vegetation. No construction activities or equipment shall occur in the stream channel. The
placement of the bridge and footings shall be indicated on the Development Plan, VTM, and
Biological Mitigation Plan, and shall show the bridges’ placement in relation to existing
vegetation and the creek channel and banks.
— Mitigation Measure BIO-3a. The City-approved qualified biologist shall conduct training to all
construction personnel to familiarize construction crews with sensitive species that have the
potential to occur within the Project site. This may include but is not limited to: California red -
legged frog, western pond turtle, Steelhead trout, bats, migratory birds, and Congdon’s tarplant.
The educational program shall include a description what constitutes take, penalties for take, and
the guidelines that would be followed by all construction personnel to avoid take of species
during construction activities. Descriptions of the California red-legged frog and its habits,
Congdon’s tarplant, nesting and migratory birds that may be encountered, and all other sensitive
species that have a potential to occur within the vicinity of Project construction shall be provided.
The construction crew foreman shall be responsible for ensuring that crew members comply with
the guidelines and that all new personnel receive the training before partaking in construction
activities.
— Mitigation Measure BIO-3b. The Biological Mitigation Plan shall address wildlife and special
status species movement as follows:
• Migratory and Nesting Bird Management. Grading and construction activities shall
avoid the breeding season (typically assumed to be from February 15 to August 15) to the
extent practicable, particularly within 50 feet of Tank Farm Creek and riparian or wetland
habitat. If Project activities must be conducted during this period, pre -construction
nesting bird surveys shall take place within one week of habitat disturbance associated
with each phase, and if active nests are located, the following shall be implemented:
• Construction activities within 50 feet of active nests shall be restricted until chicks have
fledged, unless the nest belongs to a raptor, in which case a 200-foot activity restriction
buffer shall be observed.
• A pre-construction survey report shall be submitted to the City immediately upon
completion of the survey. The report shall detail appropriate fencing or flagging of the
buffer zone and make recommendations on additional monitoring requirements. A map of
the Project site and nest locations shall be included with the report.
• The Project biologist conducting the nesting survey shall have the authority to reduce or
increase the recommended buffer depending upon site conditions and the species
involved. A report of findings and recommendations for bird protection shall be
submitted to the City prior to vegetation removal.
• Bat Colony Management. Prior to removal of any trees over 20 inches diameter-at-
breast-height (DBH), a survey shall be conducted by a CDFW-approved qualified
biologist to determine if any tree proposed for removal or trimming harbors sensitive bat
species or maternal bat colonies. Maternal bat colonies shall not be disturbed. If a non-
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maternal roost is found, the qualified biologist shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
shall be installed in similar habitat and shall have similar cavities or crevices to those
which are removed, including access, ventilation, dimensions, height above ground, and
thermal conditions. If a bat colony is excluded from the Project site, appropriate alternate
bat habitat shall be installed in the Project site. To the extent practicable, alternate bat
house installation shall be installed near the onsite drainage.
• Congdon’s Tarplant Management. Prior to initiation of construction, the Applicant
shall fund a site survey for Congdon’s tarplant, and:
• If Congdon’s tarplant is found in areas proposed for building, the affected individuals
shall be replaced at a 1:1 ratio through seeding in a suitable conserved natural open space
area.
• A mitigation and monitoring plan for the species shall be developed c onsistent with
applicable scientific literature pertinent to this species. The plan shall provide for the
annual success over an area of at least 1,330 square feet with approximately 500-750
individuals (the current aerial extent) and be implemented to reduce impacts to
Congdon’s tarplant to a less than significant level.
• The mitigation plan shall be incorporated into the Biological Mitigation Plan, wherein
wetland sites shall be created and Congdon’s tarplant seeds from the site shall be
reintroduced.
• Sensitive Species Management. Injury or mortality to the California red-legged frog,
western pond turtle, and steelhead shall be avoided. The plan shall include the following
measures: pre-Project surveys; worker awareness; cessation of work in occupied areas;
relocation (if necessary) of frogs, turtles, and steelhead from the work area by a
professional biologist authorized by the USFWS and/or CDFW; and monitoring by a
qualified biologist during construction. Necessary permits shall be obtained from the state
(CDFW) and federal (USACE and USFWS) regulatory agencies with jurisdiction. Any
other sensitive species observed during the pre-construction surveys shall be relocated
out of harm’s way by the qualified biologist into the nearest suitable habitat as
determined in consultation with the jurisdictional resource agency outside the disturbance
area.
— Mitigation Measure BIO-3c. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, and seasonal wetlands, the Project site shall be surveyed for
California red-legged frogs by a qualified biologist. If any California red -legged frogs are found,
work within 25 linear feet in any direction of the frog shall not start until the frog has been moved
from the area. The USFWS shall be consulted for appropriate action; the Applicant shall obtain a
Biological Opinion from the USFWS and any additional authorization required by other
regulatory agencies prior to the commencement of work. The USFWS-qualified biologist,
Environmental Monitor, or USFWS personnel may determine that frog-exclusion fencing is
necessary to prevent overland movement of frogs if concerns arise that frogs could enter
construction areas. Frog-exclusion fencing should contain no gaps and must extend at least 18
inches above ground; fences may be opened during periods of no construction (e.g., weekends) to
prevent entrapment.
— Mitigation Measure BIO-3d. Within 48 hours prior to construction activities within 50 feet of
Tank Farm Creek, drainages, seasonal wetlands, and riparian habitat, the Project site shall be
surveyed for western pond turtles by a qualified biologist. If any western pond turtles are found,
work shall cease until the turtle is relocated to the nearest suitable habitat. The qualified biologist
shall monitor all ground breaking work conducted within 50 feet of western pond turtle habitat.
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The City-approved biologist Environmental Monitor may determine that silt fencing shall be
installed adjacent to western pond turtle habitat if concerns arise that the western pond turtle
overland movement could allow them to access construction areas.
— Mitigation Measure BIO-6. All work in and within 100 feet of Tank Farm Creek, including work
within the creek setback, shall occur outside the rainy season (April 15 to October 15, unless
approved otherwise by RWQCB), during periods when the creek channel is dry and water flows
are absent.
— Mitigation Measure CR-2a. Data recovery through controlled grading of CA-SLO-2798/H shall
occur prior to the start of construction to seek buried features and additional diagnostic artifacts.
The Applicant shall retain a Registered Professional Archaeologist familiar with the types of
historic and prehistoric resources that could be encountered within the Project site and a Native
American monitor to supervise the controlled grading, which shall occur in 10 -centimeter lifts to
culturally sterile sediments or maximum construction depth (whichever is reached first).
• Any formed tools exposed during grading shall be collected. If archaeological features
are exposed (including but not limited to hearths, storage pits, midden deposits, or
structural remains), the archaeologist shall temporarily redirect grading to another area so
the features can be exposed, recorded, and sampled according to standard archaeological
procedures. Organic remains shall be dated using the radiocarbon method and the
geochemical source and hydration rim thickness of any obsidian shall be determined.
Technical analyses of plant remains, bone and shell dietary debris, and other important
materials shall also be performed.
• Artifacts, features, and other materials recovered through this process shall be described,
illustrated, and analyzed fully in a technical report of findings; the analysis shall include
comparative research with other sites of similar age. In addition to the technical report,
the findings from this research shall be published in an appropriate scientific journal. The
Applicant shall fund all technical reporting and subsequent publication.
— Mitigation Measure CR-2b. Following completion of controlled grading of CA-SLO-2798/H,
the Applicant shall retain a Registered Professional Archaeologist and a Native American
consultant to monitor all further earth disturbances within Phase 5 to ensure that previously
unidentified buried archaeological deposits are not inadvertently exposed and damaged. In the
event archaeological remains are encountered during grading or other earth disturbance, work in
the vicinity shall be stopped immediately and redirected to another location until the Project
archaeologist evaluates the significance of the find pursuant to City Archaeological Resource
Preservation Program Guidelines. If remains are found to be significant, they shall be subject to
a Phase 3 mitigation program consistent with City Guidelines and funded by the Applicant.
— Mitigation Measure CR-3a. Prior to the issuance of building and grading permits for Phase 1, the
Applicant shall retain a City-approved Registered Professional Archaeologist and a Native
American monitor to be present during all ground disturbing activities within the Project site and
Buckley Road Extension site. In the event of any inadvertent discovery of prehistoric or historic-
period archaeological resources during construction, all work within 50 feet of the discovery shall
immediately cease (or greater or lesser distance as needed to protect the discovery and determined
in the field by the Project archaeologist). The Applicant shall immediately notify the City of San
Luis Obispo Community Development Department. The Project archaeologist shall evaluate the
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significance of the discovery pursuant to City Archaeological Resource Preservation Program
Guidelines prior to resuming any activities that could impact the site/discovery. If the Project
archaeologist determines that the find may qualify for listing in the CRHR, the site shall be
avoided or shall be subject to a Phase 3 mitigation program consistent with City Guidelines and
funded by the Applicant. Work shall not resume until authorization is received from the City.
— Mitigation Measure CR-3b. Prior to construction, workers shall receive education regarding the
recognition of possible buried cultural remains and protection of all cultural resources, including
prehistoric and historic resources, during construction. Such training shall provide construction
personnel with direction regarding the procedures to be followed in the unlikely event that
previously unidentified archaeological materials, including Native American burials, are
discovered during construction. Training would also inform construction personnel that
unauthorized collection or disturbance of artifacts or other cultural materials is not allowed. The
training shall be prepared by the Project archaeologist and shall provide a description of the
cultural resources that may be encountered in the Project site, outline steps to follow in the event
that a discovery is made, and provide contact information for the Project archaeologist, Native
American monitor, and appropriate City personnel. The training shall be conducted concurrent
with other environmental or safety awareness and education programs for the Project, provided
that the program elements pertaining to archaeological resources is provided by a qualified
instructor meeting applicable professional qualifications standards.
— Mitigation Measure HAZ-1. Prior to earthwork and demolition activities, a site-specific Health
and Safety Plan shall be developed per California Occupational Safety and Health Administration
(Cal/OSHA) requirements. The Health and Safety Plan shall include appropriate best
management practices (BMPs) related to the treatment, handling, and disposal of NOA and
ACMs. A NOA Construction and Grading Project Form shall be submitted to the APCD prior to
grading activities. All construction employees that have the potential to come into contact with
contaminated building materials and soil/bedrock shall be briefed on the safety plan, including
required proper training and use of personal protective equipment. During earthwork and
demolition activities, procedures shall be followed to eliminate or minimize construction worker
or general public exposure to heavy hydrocarbons and other potential contaminants in soil and
groundwater, and potential ACMs within potential demolished materials. Procedures shall include
efforts to control fugitive dust, contain and cover excavation debris piles, appropriate laboratory
analysis of soil for waste characterization, segregation of contaminated soil from uncontaminated
soil, and demolished materials. The applicable regulations associated with excavation, removal,
transportation, and disposal of contaminated soil shall be followed (e.g., tarping of trucks and
waste manifesting).
— Mitigation Measure HYD-1a. Prior to the issuance of any construction/grading permit and/or the
commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit
Unit.
— Mitigation Measure HYD-1b. The Applicant shall require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP for site construction shall be developed
prior to the initiation of grading and implemented for all construction activity on the Project site
in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify
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potential pollutant sources that may affect the quality of discharges to storm water, and shall
include specific BMPs to control the discharge of material from the site. The following BMP
methods shall include, but would not be limited to:
• Temporary detention basins, straw bales, sand bagging, mulching, erosion control
blankets, silt fencing, and soil stabilizers shall be used.
• Soil stockpiles and graded slopes shall be covered after 14 days of inactivity and 24 hours
prior to and during inclement weather conditions.
• Fiber rolls shall be placed along the top of exposed slopes and at the toes of graded areas
to reduce surface soil movement, as necessary.
• A routine monitoring plan shall be implemented to ensure success of all onsite erosion
and sedimentation control measures.
• Dust control measures shall be implemented to ensure success of all onsite activities to
control fugitive dust.
• Streets surrounding the Project site shall be cleaned daily or as necessary.
• BMPs shall be strictly followed to prevent spills and discharges of pollutants onsite
(material and container storage, proper trash disposal, construction entrances, etc.).
• Sandbags, or other equivalent techniques, shall be utilized along graded areas to prevent
siltation transport to the surrounding areas.
• Additional BMPs shall be implemented for any fuel storage or fuel handling that could
occur onsite during construction. The SWPPP must be prepared in accordance with the
guidelines adopted by the SWRCB. The SWPPP shall be submitted to the City along with
grading/development plans for review and approval. The Applicant shall file a Notice of
Completion for construction of the development, identifying that pollution sources were
controlled during the construction of the Project and implementing a closure SWPPP for
the site.
— Mitigation Measure HYD-1c. Installation of the eight drainage outlets within Tank Farm Creek
shall occur within the dry season (May through October).
— Mitigation Measure HYD-4a. A site-specific, geotechnical investigation shall be completed in
areas proposed for HDD. Preliminary geotechnical borings shall be drilled to verify that the
proposed depth of HDD is appropriate to avoid frac-outs (i.e., the depth of finest grained
sediments and least fractures) and to determine appropriate HDD methods (i.e., appropriate
drilling mud mixtures for specific types of sediments). The investigation shall include results
from at least three borings, a geologic cross section, a discussion of drilling conditions, and a
history and recommendations to prevent frac-outs.
— Mitigation Measure HYD-4b. A Frac-out Contingency Plan shall be completed and shall include
measures for training, monitoring, worst case scenario evaluation, equipment and mate rials,
agency notification and prevention, containment, clean up, and disposal of released drilling muds.
Preventative measures would include incorporation of the recommendations of the geotechnical
investigation to determine the most appropriate HDD depth and drilling mud mixture. In
accordance with the RWQCB, HDD operations shall occur for non-perennial streams such as
Tank Farm Creek only when the stream is dry, and only during daylight hours. In addition,
drilling pressures shall be closely monitored so that they do not exceed those needed to penetrate
the formation. Monitoring by a minimum of two City-approved monitors (located both upstream
and downstream, who will move enough to monitor the entire area of operations) shall occur
throughout drilling operations to ensure swift response in the event of a frac-out, while
containment shall be accomplished through construction of temporary berms/dikes and use of silt
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fences, straw bales, absorbent pads, straw wattles, and plastic sheeting. Clean up shall be
accomplished with plastic pails, shovels, portable pumps, and vacuum trucks. The Frac -out
Contingency Plan shall be submitted to the City, and the RWQCB shall review the plan.
— Mitigation Measure NO-1a. Except for emergency repair of public service utilities, or where an
exception is issued by the Community Development Department, no operation of tools or
equipment used in construction, drilling, repair, alteration, or demolition work shall occur daily
between the hours of 7:00 PM and 7:00 AM, or any time on Sundays, holidays, or after sunset,
such that the sound creates a noise disturbance that exceeds 75 dBA for single-family residential,
80 dBA for multi-family residential, and 85 dBA for mixed residential/commercial land uses, as
shown in Table 3.9-8 and Table 3.9-9, across a residential or commercial property line.
— Mitigation Measure NO-1b. For all construction activity at the Project site, noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the
Project boundaries shall be shielded with a barrier that meets a sound transmission class
(a rating of how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped
with factory-recommended mufflers.
• The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected
uses.
— Mitigation Measure NO-1c. The contractor shall inform residents and business operators at
properties within 300 feet of the Project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Noise -
related complaints shall be directed to the City’s Community Development Department.
— Mitigation Measure TRANS-1. The Applicant shall prepare a Construction Transportation
Management Plan for all phases of the proposed Project for review and approval by the City prior
to issuance of grading or building permits to address and manage traffic during construction. The
Plan shall be designed to:
• Prevent traffic impacts on the surrounding roadway network;
• Restrict construction staging to within the Project site;
• Minimize parking impacts both to public parking and access to private parking to
the greatest extent practicable;
• Ensure safety for both those construction vehicles and works and the surrounding
community; and
• Prevent substantial truck traffic through residential neighborhoods.
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• The Construction Transportation Management Plan shall be subject to review and
approval by the Public Works Director to ensure that the Plan has been designed in
accordance with this mitigation measure. This review shall occur prior to issuance of
grading or building permits. It shall, at a minimum, include the following:
Ongoing Requirements throughout the Duration of Construction:
• A detailed Construction Transportation Management Plan for work zones shall
be maintained. At a minimum, this shall include parking and travel lane
configurations; warning, regulatory, guide, and directional signage; and area
sidewalks, bicycle lanes, and parking lanes. The Plan shall include specific
information regarding the Project’s construction activities that may disrupt
normal pedestrian and traffic flow and the measures to address these disruptions.
Such Plan shall be reviewed and approved by the Community Development
Department and implemented in accordance with this approval.
• Work within the public right-of-way shall be reviewed and approved by the City
on a case by case basis based on the magnitude and type of construction activity.
Generally, work shall be performed between 8:30 AM and 4:00 PM. This work
includes dirt hauling and construction material delivery. Work within the public
right-of-way outside of these hours shall only be allowed after the issuance of an
after-hours construction permit administered by the Building and Safety
Division. Additionally, restrictions may be put in place by Public Works
Department depending on particular construction activities and conditions.
• Streets and equipment shall be cleaned in accordance with established Public
Works requirements.
• Trucks shall only travel on a City-approved construction route. Limited queuing
may occur on the construction site itself.
• Materials and equipment shall be minimally visible to the public; the preferred
location for materials is to be onsite, with a minimum amount of materials within
a work area in the public right-of-way, subject to a current Use of Public
Property Permit.
• Provision of off-street parking for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined necessary
by the City.
Project Coordination Elements That Shall Be Implemented Prior to Commencement of
Construction:
• The traveling public shall be advised of impending construction activities that
may substantially affect key roadways or other facilities (e.g., information signs,
portable message signs, media listing/notification, and implementation of an
approved Construction Impact Mitigation Plan).
• A Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize
Load Permit, as well as any Caltrans permits required for any construction work
requiring encroachment into public rights-of-way, detours, or any other work
within the public right-of-way shall be obtained.
• Timely notification of construction schedules shall be provided to all affected
agencies (e.g., Police Department, Fire Department, Public Works Department,
and Community Development Department) and to all owners and residential and
commercial tenants of property within a radius of ¼ mile.
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• Construction work shall be coordinated with affected agencies in advance of start
of work. Approvals may take up to two weeks per each submittal.
• Public Works Department approval of any haul routes for construction materials
and equipment deliveries shall be obtained.
b. Finding: The City finds that changes or alterations have been required in, or incorporated into, the
project to avoid or lessen to a less than significant level the significant environmental effects
identified in the Final EIR. Implementation of mitigation measure MM UT-2, as well as
construction-related mitigation measures for air quality, biological resources, cultural resources,
hazards and hazardous materials, hydrology and water quality, noise, and transportation and
traffic, would ensure that installation of utility lines does not result in the exceedance of
environmental thresholds.
SECTION 7. SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL
EFFECTS OF THE PROPOSED MITIGATED PROJECT ALTERNATIVE
FOR WHICH SUFFICIENT MITIGATION IS NOT AVAILABLE
The findings below are for impacts that would result in potentially significant effects on the natural or
human environment that could not be lessened to a less than significant level through changes or
alternations in the project or implementation of mitigation measures. To approve a project resulting in
significant and unavoidable impacts, the CEQA Guidelines require decision makers to make findings of
overriding consideration that "... specific legal, technological, economic, social, or other considerations
make infeasible the mitigation measures or alternatives identified in the EIR...".
This section presents the project’s significant environmental impacts and feasible mitigation measures.
Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section
21081 of the Public Resources Code require a lead agency to make findings for each significant
environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must
find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make the mitigation measures or project
alternatives identified in the Final EIR infeasible.
Each of these findings must be supported by substantial evidence in the administrative record. This
section identifies impacts that can be reduced, but not to a less -than-significant level, through the
incorporation of feasible mitigation measures into the project, and which therefore, remain significant and
unavoidable, as identified in the Final EIR. The impacts identified in this section are considered in the
same sequence in which they appear in the EIR. Where adoption of feasible mitigation measures is not
effective in avoiding an impact or reducing it to a less-than-significant level, the feasibility of adopting
alternatives to the proposed project is considered in Section 7 of this document.
PH 1 - 146
A. AGRICULTURAL RESOURCES
1. Impact AG-1: The proposed Project would impact agricultural land within the Project site and offsite
Buckley Road Extension with the direct conversion of historically cultivated farmland to urban
development. (Refer to page 5-45 of the Final EIR.)
a. Mitigation: The incorporation of the following mitigation measure is required to ensure the
Project’s consistency with policies of the City General Plan Land Use Element and Conservation
and Open Space Element, which require the acquisition and conservation of an equivalent area of
prime farmland soils offsite that would be converted from non-agricultural use with development
of the Project site:
— Mitigation Measure AG-1. The Applicant shall establish an offsite agricultural conservation
easement or pay in-lieu fees to a City designated fund dedicated to acquiring and preserving
agricultural land. While the City’s priority is that such agricultural land be acquired in the closest
feasible proximity to the City, mitigation may be implemented using one of the following
options:
m. The Applicant shall ensure permanent protection of farmland of equal area and quality,
which does not already have permanent protection, within the City of San Luis Obispo,
consistent with City Policy 8.6.3(C) and AASP Policy 3.2.18. The Applicant shall
identify and purchase or place in a conservation easement a parcel of land of at least 71
acres of equal quality farmland, or provide in-lieu fees to allow the City to complete such
an acquisition.
n. If no suitable parcel exists within the City limits, the Applicant shall identify and
purchase or place in a conservation easement a parcel of farmland, of equal quantity and
quality, within the City’s Sphere of Influence that is threatened by development of
nonagricultural uses. The parcel shall be placed in an a gricultural conservation easement
(refer to Figure 2 in the Land Use Element for City Sphere of Influence). The Applicant
may also provide in-lieu fees to allow the City to complete such an acquisition.
o. In the event that no suitable land is available within the City limits or City’s Sphere of
Influence, the Applicant shall identify and purchase or place in a conservation easement a
parcel of farmland, of equal quantity and quality, within the City’s urban reserve or
greenbelt that is threatened by development of nonagricultural uses. This parcel shall be
placed in an agricultural conservation easement (refer to Figure 1 in the Land Use
Element for City Planning Area). The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition.
p. In the event that no suitable land for an agricultural conservation easement is available
for purchase within the City limits, the City’s Sphere of Influence, or urban reserve or
greenbelt Planning Area, the Applicant shall identify and purchase or place in a
conservation easement a parcel of farmland, of equal quantity and quality, within County
lands (e.g., agricultural lands north and south of Buckley Road) that is considered to be
threatened by the conversion to nonagricultural use. This parcel shall be placed in an
agricultural conservation easement. The Applicant may also provide in-lieu fees to allow
the City to complete such an acquisition. The Applicant shall demonstrate that such land
is as close in proximity to the City as feasible.
b. Finding: The City finds that while implementation of Mitigation Measure AG-1 would ensure the
MPA is consistent with adopted policies of the City General Plan, the irreversible conversion or
loss of prime farmland soils for non-agricultural use through development of the Project would
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result in significant effects to agricultural resources, as these lost soils could not be replaced or
recreated. Therefore, impacts would remain significant and unavoidable. A statement of
overriding considerations for this impact is made in Section 9.
2. Cumulative Agricultural Resources Impacts: The MPA, and other cumulative development, is
subject to adopted policies of the City General Plan and AASP relating to the protection and
conservation of agricultural resources. However, cumulative development would continue to result in
the irreversible loss of agricultural land and important agricultural soils. Cumulative effects under the
MPA would be similar to those of the Project as described on page 3.2-28 of the Final EIR.
a. Mitigation: No other feasible mitigation is available that would result in the replacement or
recreation of prime farmland soils and other important agricultural resources.
b. Finding: The City finds that cumulative development would continue to result in the irreversible
loss or conversion of agricultural resources. However, no feasible mitigation is available for
cumulative impacts to agricultural resources, and impacts would remain significant and
unavoidable. A statement of overriding considerations for this impact is made in Section 9.
B. AIR QUALITY AND GREENHOUSE GAS EMISSIONS
1. Impact AQ-1: The MPA would result in potentially significant construction-related air quality
impacts from dust and air pollutant emissions generated by grading and construction equipment
operation. (Refer to page 3.3-22 of the Final EIR.)
a. Mitigation: The following mitigation measures are required by the San Luis Obispo APCD to
reduce project construction ROG and NOX and DPM and recommended to improve consistency
with the Clean Air Plan (CAP).
— Mitigation Measure AQ-1a. A Construction Activity Management Plan (CAMP) shall be
included as part of Project grading and building plans and shall be submitted to the APCD and to
the City for review and approval prior to the start of construction. In addition, the contractor or
builder shall designate a person or persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in progress. The name and telephone of
such persons shall be provided to the APCD prior to land use clearance for map recordation and
grading. The plan shall include but not be limited to the following elements:
8. A Dust Control Management Plan that encompasses the following dust control measures:
• Reduce the amount of disturbed area where possible;
• Water trucks or sprinkler trucks shall be used during construction to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site. At
a minimum, this would require twice-daily applications. All dirt stock pile areas
should be sprayed daily as needed. Increased watering frequency would be
required when wind speeds exceed 15 miles per hour (mph). Reclaimed water or
the onsite water well (non-potable) shall be used when possible. The contractor
or builder shall consider the use of an APCD-approved dust suppressant where
feasible to reduce the amount of water used for dust control;
• All dirt stock-pile areas shall be sprayed daily as needed;
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• Permanent dust control measures identified in the approved Project revegetation
and landscape plans should be implemented as soon as possible following
completion of any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast germinating native grass
seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
• All roadways, driveways, sidewalks, etc. to be paved should be completed as
soon as possible. In addition, building pads should be laid as soon as possible
after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or
shall maintain at least two feet of freeboard in accordance with California
Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets,
or wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be used
where feasible;
• All of these fugitive dust mitigation measures shall be shown on grading and
building plans; and
• The contractor or builder shall designate a person or persons to monitor the
fugitive dust control emissions and enhance the implementation of the measures
as necessary to minimize dust complaints, reduce visible emissions below 20
percent opacity, and to prevent transport of dust offsite. Their duties shall include
holiday and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD Compliance
Division prior to the start of any grading, earthwork or demolition.
9. Implementation of the following BACT for diesel-fueled construction equipment, where
feasible. The BACT measures shall include:
• Use of Tier 3 and Tier 4 off-road equipment and 2010 on-road compliant
engines;
• Repowering equipment with the cleanest engines available; and
• Installing California Verified Diesel Emission Control Strategies.
10. Implementation of the following standard air quality measures to minimize diesel
emissions:
• Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
• Fuel all offroad and portable diesel powered equipment with CARB-certified
motor vehicle diesel fuel (non-taxed version suitable for use off-road).
• Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner
certification standard for on-road heavy-duty diesel engines and comply with the
State On-Road Regulation;
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• Construction or trucking companies with fleets that do not have engines in their
fleet that meet the engine standards identified in the above two measures (e.g.
captive or NOx exempt area fleets) may be eligible by proving alternative
compliance;
• On- and off-road diesel equipment shall not be allowed to idle for more than five
minutes. Signs shall be posted in the designated queuing areas to remind drivers
and operators of the five-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors in not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where
feasible; and,
• Use alternatively fueled construction equipment onsite where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane or
biodiesel.
11. Tabulation of on- and off-road construction equipment (age, horse-power, and miles
and/or hours of operation);
12. Schedule construction truck trips during non-peak hours (as determined by the Public
Works Director) to reduce peak hour emissions;
13. Limit the length of the construction work-day period; and
14. Phase construction activities, if appropriate.
— Mitigation Measure AQ-1b. To reduce ROG and NOx levels during the architectural coating
phase, low or no VOC-emission paint shall be used with levels of 50 g/L or less, such as
Benjamin Moore Natura Paint (Odorless, Zero VOC Paint). The Applicant or builder shall
implement additional measures to reduce daily and quarterly ROG and NOx levels related to
architectural coatings to the extent determined feasible by the City and APCD, such as extending
coating applications by limiting daily coating activities.
— Mitigation Measure AQ-1c. In order to further reduce Project air quality impacts, an offsite
mitigation strategy shall be developed and agreed upon by the developer, City, and APCD at least
three months prior to the issuance of grading permits, including added funding for circulation
improvements and transit operations. Such funding may be in the form of cash payment or
included as part of the obligation of the Community Facilities District. The Applicant shall
provide this funding at least two months prior to the start of construction to help facilitate
emission offsets that are as real-time as possible. Offsite mitigation strategies shall include one or
more of the following:
• Replace/repower San Luis Obispo Regional Transit Authority (SLORTA) transit buses;
• Purchase VDECs for transit buses; and
• Fund expansion of existing SLORTA transit services.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measures AQ-1a through 1c are feasible and have been adopted. However,
no additional mitigation is available that would reduce the project’s anticipated construction
emissions below established APCD Tier 1 Quarterly Thresholds. Therefore, impacts related to
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project construction emissions are significant and unavoidable. A statement of overriding
considerations for this impact is made in Section 9.
2. Impact AQ-2. The MPA would result in significant long-term operation-related air quality impacts
generated by area, energy, and mobile emissions. (Refer to page 5-48 of the Final EIR.)
a. Mitigation: The following mitigation measures are required by the San Luis Obispo APCD to
reduce project operational emissions.
— Mitigation Measure AQ-2a. The Applicant shall include the following:
• Water Conservation Strategy: The Applicant shall install fixtures with the EPA
WaterSense Label, achieving 20 percent reduction indoor. The Project shall install drip,
micro, or fixed spray irrigation on all plants other than turf, also including the EPA
WaterSense Label, achieving 15 percent reduction in outdoor landscaping.
• Solid Waste: The Applicant shall institute recycling and composting services to achieve a
15 percent reduction in waste disposal, and use waste efficient landscaping.
• Fugitive Dust: The Applicant shall replace ground cover of at least 70 percent of a rea
disturbed in accordance with CARB Rule 403.
• Energy Conservation Strategy: The Applicant shall install additional solar and alternative
energy features (e.g., solar panels on commercial buildings; solar canopies over
commercial parking areas).
— Mitigation Measure AQ-2b. Consistent with standard mitigation measures set forth by the
APCD, Projects generating more than 50 lbs/day of combined ROG + NOx or PM10 shall
implement all feasible measures within Table 3-5 of the Air Quality Handbook.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measures AQ-2a and 2b are feasible and have been adopted. However, no
additional mitigation is available that would reduce the project’s anticipated operational long-
term emissions below established APCD maximum daily emissions thresholds. Therefore,
impacts related to project construction emissions are significa nt and unavoidable. A statement of
overriding considerations for this impact is made in Section 9.
3. Impact AQ-5. The MPA is potentially inconsistent with the County of San Luis Obispo APCD’s
2001 Clean Air Plan. (Refer to page 5-52 of the Final EIR.)
a. Mitigation: The following mitigation measures are required to improve consistency with the
CAP.
— Mitigation Measure AQ-2b. Consistent with standard mitigation measures set forth by the
APCD, Projects generating more than 50 lbs/day of combined ROG + NOx or PM10 shall
implement all feasible measures within Table 3-5 of the Air Quality Handbook.
— Mitigation Measure TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that
adequate service would be provide to the two proposed bus stops and Project area. The bus stops
shall be constructed by the Applicant within the respective phase’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install a fair share to fund any physical improvements needed to accommodate future service to
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the site. In addition, the proposed transit service onsite shall meet standards stated in Policy 3.1.6,
Service Standards.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measure AQ-2b and TRANS-12 are feasible and has been adopted.
However, mitigation is not available that would reduce projected population growth such that the
project’s increase in vehicle trips rate would be consistent with overall land use planning
principles contained in the 2001 CAP. Therefore, impacts related to consistency with the 2001
CAP would remain significant and unavoidable. A statement of overriding considerations for this
impact is made in Section 9.
4. Cumulative Air Quality Impacts: As analyzed in the LUCE Update EIR, full buildout under the
LUCE would not be consistent with the 2001 Clean Air Plan. Mitigation Measure AQ-2b and
Mitigation Measure TRANS-12 would reduce the project’s contribution to this cumulative impact to
the maximum extent feasible. However, no additional mitigation is available to address cumulative air
quality impacts. As such, cumulative impacts on air quality would remain significant and
unavoidable. (Refer to page 3.3-50 of the Final EIR.)
a. Mitigation: The following mitigation measures would be required to reduce the project’s
cumulative impact to the maximum extent feasible.
— Mitigation Measure AQ-2b. Consistent with standard mitigation measures set forth by the
APCD, Projects generating more than 50 lbs/day of combined ROG + NOx or PM10 shall
implement all feasible measures within Table 3-5 of the Air Quality Handbook.
— Mitigation Measure TRANS-12. The Applicant shall coordinate with SLO Transit to ensure that
adequate service would be provide to the two proposed bus stops and Project area. The bus stops
shall be constructed by the Applicant within the respective phase’s development area. To assure
adequate service is provided to the two new bus stops onsite, the Applicant shall pay for and
install a fair share to fund any physical improvements needed to accommodate future service to
the site. In addition, the proposed transit service onsite shall meet standards stated in Policy 3.1.6,
Service Standards.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measure AQ-2b and Mitigation Measure TRANS-12 are feasible and has
been adopted. However, no additional feasible mitigation is available for cumulative air quality
impacts, which would remain significant and unavoidable. A statement of overriding
considerations for this impact is made in Section 9.
C. NOISE
1. Impact NO-1: Short-term construction activities would generate noise levels that would exceed
thresholds established in the City’s General Plan Noise Element and Noise Guidebook, with potential
impacts to sensitive receptors. (Refer to page 5-65 of the Final EIR.)
a. Mitigation: The following mitigation measures are required to reduce project construction -related
noise to the maximum extent feasible:
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— Mitigation Measure NO-1a. Except for emergency repair of public service utilities, or where an
exception is issued by the Community Development Department, no operation of tools or
equipment used in construction, drilling, repair, alteration, or demolition work shall occur daily
between the hours of 7:00 PM and 7:00 AM, or any time on Sundays, holidays, or after sunset,
such that the sound creates a noise disturbance that exceeds 75 dBA for single-family residential,
80 dBA for multi-family residential, and 85 dBA for mixed residential/commercial land uses, as
shown in Table 3.9-8 and Table 3.9-9, across a residential or commercial property line.
— Mitigation Measure NO-1b. For all construction activity at the Project site, noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the
Project boundaries shall be shielded with a barrier that meets a sound transmission class
(a rating of how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped
with factory-recommended mufflers.
• The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected
uses.
— Mitigation Measure NO-1c. The contractor shall inform residents and business operators at
properties within 300 feet of the Project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Noise -
related complaints shall be directed to the City’s Community Development Department.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measures NO-1a through NO-1c are feasible and have been adopted.
Available mitigation would not reduce periodic construction-noise below the applicable City
standards over the 10-year MPA construction period. Therefore, temporary noise impacts
associated with on-site construction activity would be significant and unavoidable. A statement of
overriding considerations for this impact is made in Section 9.
D. TRANSPORTATION AND TRAFFIC
1. Impact TRANS-5: MPA-generated traffic would cause increase delays and cause exceedance of
intersection capacity at the Buckley Road/SR 227 intersection in both the AM and PM peak hours.
(Refer to page 5-72 of the Final EIR.)
a. Mitigation: The following mitigation measure is required to reduce project impacts to traffic
operations at the Buckley Road/SR 227 intersection to the maximum extent feasible.
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— Mitigation Measure TRANS-5. The Applicant shall pay a pro-rata fair share fee to fund the
installation a roundabout at the Buckley Road/SR 227 intersection as identified in the SLOCOG
SR 227 Operations Study. The City shall collect the fair share fee and coordinate payment of
Project fair share fees to help fund improvements with the County. Alternatively, the City should
consider an amendment of the AASP impact fee program to establish a new areawide fee to help
fund improvements to the intersection to offset cumulative development impacts. If an amended
AASP fee is created by the City it will suffice as appropriate mitigation for the Project’s
participation in these improvements.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measure TRANS-5 is feasible and has been adopted. However, because
improvements to this intersection have not yet been funded or planned, the MPA would continue
to contribute to exceedance of thresholds at this intersection until such improvements are
completed. A statement of overriding considerations for this impact is made in Section 9.
2. Cumulative Impact TRANS-13. Under near-term plus Project conditions, MPA-generated traffic
would cause contribute to delays and exceedance of storage capacities at Buckley/SR 227. The
Project would also contribute to exceedance of storage capacities along Los Osos Valley Road/South
Higuera Street and contribute to road segment congestion; however, impacts to Los Osos Valley Road
would be mitigated to a less than significant level. (Refer to page 5-74 of the Final EIR.)
a. Mitigation: The following mitigation measure is required to reduce project impacts to the
maximum extent feasible.
— Mitigation Measure TRANS-5. The Applicant shall pay a pro-rata fair share fee to fund the
installation a roundabout at the Buckley Road/SR 227 intersection as identified in the SLOCOG
SR 227 Operations Study. The City shall collect the fair share fee and coordinate payment of
Project fair share fees to help fund improvements with the County. Alternatively, the City should
consider an amendment of the AASP impact fee program to establish a new areawide fee to help
fund improvements to the intersection to offset cumulative development impacts. If an amended
AASP fee is created by the City it will suffice as appropriate mitigation for the Project’s
participation in these improvements.
— Mitigation Measure TRANS-13. The City shall amend the Citywide TIF to include a fee program
for the installation of a second southbound right-turn lane at the Los Osos Valley Road/South
Higuera Street intersection, or create a separate mitigation fee for this purpose. The Applicant
shall pay its fair share of the improvement costs through the payment of the Citywide TIF of the
ad hoc mitigation fees, as appropriate, to the City prior to issuance of building permits.
b. Findings: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in the Final EIR
infeasible. Mitigation Measure TRANS-5 and TRANS-13 are feasible and have been adopted.
However, because improvements to Buckley Road/SR 227 Intersection have not yet been funded
or planned, the project would continue to contribute to exceedance of thresholds at this
intersection until such improvements are completed. A statement of overriding considerations for
this impact is made in Section 9.
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SECTION 8. FINDINGS FOR ALTERNATIVES TO THE PROPOSED
MITIGATED PROJECT ALTERNATIVE
A. INTRODUCTION
As identified in Section 7 of this document, the proposed project will cause the following significant and
unavoidable environmental impacts to occur:
• Impact AG-1: Irreversible conversion of prime farmland soils
• Cumulative Agricultural Resources Impacts
• Impact AQ-1: Exceedance of APCD construction-emissions thresholds
• Impact AQ-2: Exceedance of APCD operational-emissions thresholds
• Impact AQ-5: Inconsistency with the 2001 CAP
• Cumulative Air Quality Impacts: Cumulative inconsistencies in the 2001 CAP from buildout of
the LUCE
• Impact NO-1: Unacceptable short-term construction noise
• Impact TRANS-5: Exceedance of capacity at Buckley Road/SR 227 intersection
• Cumulative Impact TRANS-13: Exceedance of capacity at Buckley Road/SR 227 intersection
under Cumulative conditions
Because the proposed project will cause significant and unavoidable environmental impacts to occur as
identified above, the City must consider the feasibility of any environmentally superior alternatives to the
project, as proposed. The City must evaluate whether one or more of these alternatives could substantially
lessen or avoid the unavoidable significant environmental effects.
As such, the environmental superiority and feasibility of each alternative to the project is considered in
this section. Specifically, this section evaluates the effectiveness of these alternatives in reducing the
significant and unavoidable impacts of the proposed project.
B. DESCRIPTION OF THE ALTERNATIVES
The Final EIR for the project evaluates the following three alternatives to the MPA: (1) the original
Proposed Project (2); a No Project Alternative, which could result in one of two scenarios; and (3) a
Residential Plus Business Park Land Use Alternative.
1. Originally Proposed Project: Under the originally proposed project, which is the basis of the Project
Description in the Final EIR, the Avila Ranch Development Plan dated December 18, 2015 would be
adopted, including an amendment to the AASP, a rezone, and related actions to permit a mix of
residential uses (68.23 acres), neighborhood commercial (3.34 acres), and open space/park uses
(71.30 acres) with construction of 720 units and 15,000 sf commercial space. In addition the Project
would include realignment of the North-South Segment of Tank Farm Creek, burial of 600 feet of the
northern creek segment, restoration of disturbed areas, and enhancement of existing retained habitats.
Key drainage improvements would include installation of a culvert through the existing 15- to 20-foot
high berm along the Project site/Chevron Tank Farm property boundary to convey runoff water via
Tank Farm Creek to San Luis Obispo Creek.
2. Alternative 1: No Project Alternative. As required by CEQA, this EIR evaluates the environmental
consequences of not proceeding with the project. This alternative assumes that the Avila Ranch
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Development Plan is not adopted and that none of the proposed entitlements are implemented. This
alternative could result in one of two scenarios: a No Development scenario (Alternative 1A); and, a
General Plan Development Alternative (Alternative 1B).
Under the No Project Alternative A, ongoing agricultural production would continue, with associated
water use, application of pesticides and herbicides and other ongoing impacts (e.g., dust generation).
Tank Farm Creek would not be restored and no substantial new source of new automobile trips would
be generated with associated impacts to congestion, air pollutant and GHG emissions. Development
of the site would not contribute to the City’s housing supply, the potential for displacement of City
residents would increase, and a greater jobs/housing imbalance would result.
Under the No Project Alternative B, the project site would be developed in-line with the 2014 LUCE
identification of the site as a Special Focus Area – SP-4, which contains guidelines for development
of the site with between 500 and 700 residential units, along with requirements for the provision of
15,000 to 25,000 square feet of commercial space and retention of large areas of open space for
agricultural buffers, provision of parks and creek restoration. The Buckley Road Extension, as
envisioned in the updated LUCE, would occur under this alternative. Lastly, it is assumed the
realignment of the North-South Creek Segment of Tank Farm Creek would not occur.
3. Alternative 3: Residential Plus Business Park Land Use Alternative. This alternative would
combine development of the site as a residential area with development of the site as a business park
with supporting commercial development. This alternative would provide for development of a
business area, following the site’s current zoning for “BP-SP”, or Business Park – Specific Plan,
encouraging employment growth in the eastern region of the Project site. The residential component
of the alternative would allow up to 700 units, located in the western and northeastern regions of the
Project site, contained within the Airport Land Use Plan Safety Areas S-1C and S-2.
C. EFFECTIVENESS OF ALTERNATIVES IN AVOIDING SIGNIFICANT PROJECT
IMPACTS
This section evaluates the effectiveness of the alternatives in reducing the significant and unavoidable
impacts of the proposed project.
1. Significant and Unavoidable Agricultural Resources Impacts. The MPA would result in
significant and unavoidable project-level impacts related to the permanent conversion and loss of
agricultural land and prime farmland soils. Under Alternative 1A, no development would occur and
the site would continue to support agricultural uses; therefore, agricultural resource impacts would be
substantially reduced. Under Alternative 1B, the Proposed Project, and Alternative 3, the site would
be developed and would no longer be available to support agricultural uses, resulting in the
conversion or loss of agricultural resources at a similar level; therefore resulting in similar significant
and unavoidable impacts.
2. Significant and Unavoidable Air Quality Impacts. The MPA would result in significant and
unavoidable project-level impacts related to construction emissions, operational emissions, and
project-level and cumulative impacts related to Clean Air Plan (CAP) inconsistency. Under
Alternative 1A, no development would occur, and no additional vehicle trips would be generated;
therefore, air quality impacts would be substantially reduced. Under Alternative 1B, the site would be
developed with residential and commercial uses at a slightly smaller scale than the proposed project,
resulting in negligible decreases in construction and operational emission; therefore, air quality
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impacts would remain significant and unavoidable. Under the Proposed Project, construction and
operation would result in a similar level of air quality emissions; therefore, air quality impacts would
remain significant and unavoidable. Alternative 3 would result in a similar amount of residential
development and a greater amount of Neighborhood Commercial development in addition to
development of a 120,000 square-foot Business Park, increasing vehicle trips to and from the site and
associated vehicle miles traveled, resulting in greater amounts of air pollutant emissions; therefore
resulting in greater significant and unavoidable impacts.
3. Significant and Unavoidable Noise Impacts. The MPA would result in significant and unavoidable
impacts to the noise environment from the generation of construction-related noise which could
exceed established noise standards periodically over the 10-year construction period. Under
Alternative 1A, no development would occur and the site would continue to support agricultural uses
and associated activities which generate a minor amount of noise which would be consistent with the
rural agricultural nature of the surrounding vicinity; therefore, impacts from noise would be
substantially reduced. Alternative 1B, the Proposed Project, and Alternative 3 would result in a
similar degree of construction activity on the project site. Development of the site under these
alternatives would result in similar construction schedules and associated noise-generated activities,
and would therefore result in similar significant and unavoidable impacts associated with temporary
construction activity.
4. Significant and Unavoidable Transportation Impacts. The MPA would result in project-level and
cumulative transportation impacts associated with exceedances of capacity at the Buckley Road/SR
227 intersection. Under Alternative 1A, no development would occur; therefore, the significant and
unavoidable transportation impacts would be avoided. Alternative 1B would result in a similar
number of vehicle trips to and from the project site; therefore, this alternative would result in similar
transportation impacts that would remain significant and unavoidable. The Proposed Project would
include all mitigation measures identified in the EIR; however, this alternative would result in similar
significant and unavoidable impacts to Buckley Road/SR 227 intersection. Therefore, impacts are
less, but are considered similar and remain significant and unavoidable. Alternative 3 would result in
a greater amount of development and a substantial number of estimated net new ADT which would
greatly increase the potential significant and unavoidable impacts of the project; therefore, impacts to
transportation under these alternatives would greater and would remain significant and unavoidable.
D. ENVIRONMENTALLY SUPERIOR ALTERNATIVE AND FEASIBILITY OF
PROJECT ALTERNATIVES
1. Finding: The original Proposed Project would result in similar physical environmental impacts when
compared to the MPA. With a similar level of residential and commercial development, the original
Proposed Project results in the same amount of disturbed area, resulting in similar physical impacts to
the environment. However, the original Proposed Project includes realignment of Tank Farm Creek
which would result in several significant impacts. The original Proposed Project would not reduce or
avoid any of the significant and unavoidable impacts of the MPA; however, the original Proposed
Project would meet all of the Project objectives. As a result, the City finds that the original Proposed
Project is feasible, and would satisfy all of the Project objectives, but would result in g reater
environmental impacts.
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2. Finding: Alternative 1A (No Development) is environmentally superior overall, since no
development would occur under the City jurisdiction. However, Alternative 1A fails to meet the
City’s objectives for the Project area as well as any of the Project objectives. As a result, the City
finds that Alternative 1 would be infeasible to implement.
3. Finding: Alternative 1B (General Plan Development) would result in similar physical environmental
impacts when compared to the MPA. With a similar degree of residential and commercial
development, this alternative could have environmental effects but would likely result in similar
significant and unavoidable impacts associated with construction and operational air quality
emissions, construction-related noise levels, and transportation and traffic. However, this alternative
would not fully meet the objectives and goals of the Project. As a result, the City finds that
Alternative 1B would not satisfy the Project objectives.
4. Finding: Alternative 2 (Mitigated Project Alternative) would result in similar physical environmental
impacts when compared to the originally proposed Project. With a similar level of residential and
commercial development, this alternative results in the same amount of disturbed area, resulting in
similar physical impacts to the environment. However, this alternative would include several
development features which would reduce or eliminate several significant impacts of the Project,
including impacts resulting from realignment of Tank Farm Creek under the proposed Project, as the
current alignment of Tank Farm Creek would remain in place under this alternative. Alternative 2
would not reduce or avoid any of the significant and unavoidable impacts of the proposed Project;
however, Alternative 2 would meet all of the objectives of the Project and would reduce the degree of
impacts associated with biological resources, hydrology and water quality, transportation and traffic,
and utilities, but would. As a result, the City finds that Alternative 2 is feasible, environmentally
superior to the proposed Project, and would satisfy all of the project objectives.
5. Finding: Alternative 3 (Residential Plus Business Park Land Use) would result in greater physical
environmental impacts when compared to the MPA. With a greater amount of Neighborhood
Commercial and Business Park development, this alternative results in a greater amount of disturbed
area, resulting in greater physical impacts to the environment. However, this alternative would avoid
or reduce potentially significant impacts to hydrologic and biological resources by retaining much of
the existing alignment of Tank Farm Creek. Alternative 3 would not reduce or avoid any of the
significant and unavoidable impacts of the project and would result in greater impacts to aesthetics
and visual resources, air quality, cultural resources, hazards and hazardous materials, land use and
planning, noise, transportation and traffic, and utilities. Alternative 3 would meet all of the objectives
of the project and would reduce the degree of impacts associated with biological resources and
hydrology and water quality. As a result, the City finds that Alternative 3 is environmentally superior
to the Project, but is not feasible.
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SECTION 9. STATEMENT OF OVERRIDING CONSIDERATIONS
A. INTRODUCTION
The Final EIR for the MPA identifies the following significant and unavoidable impacts of the MPA:
1. The MPA would result in the irreversible conversion and loss of prime farmland soils which
could not be replaced or recreated.
2. The MPA, in addition to other cumulative projects within the City, would result in the irreversible
loss of agricultural land and important agricultural soils.
3. Construction of the MPA would exceed established SLO APCD Tier 1 Quarterly thresholds for
ROG, NOX, and DPM construction vehicle exhaust.
4. Operation of the MPA would exceed established SLO APCD thresholds for operational ROG,
NOX, PM10, and DPM air pollutants.
5. The MPA would be inconsistent with the SLO APCD 2001 Clean Air Plan because it would
result in an increase in projected population growth, resulting in an increase in vehicle trips and
vehicle miles traveled, which would conflict with overall land use planning principles contained
in the 2001 Clean Air Plan.
6. The MPA is inconsistent with the 2001 Clean Air Plan, which SLO APCD guidance states is a
cumulative air quality impact.
7. Temporary construction activity would create noise that could exceed City of San Luis Obispo
Municipal Code regulations, and mitigation may not be feasible to reduce the impact to less than
the applicable threshold.
8. The MPA would result in the generation of new vehicle trips which would contribute to
exceedance of storage capacity at the Buckley Road/SR 227 intersection during both the AM and
PM peak hour. Mitigation is required to reduce the project contribution to exceedances at this
intersection. However, Project traffic could be generated and result in exceedance of capacity at
this intersection prior to the planning or installation of necessary intersection improvements.
9. Under Near-Term Cumulative conditions, the volume of traffic at the Buckley Road/SR 227
intersection would exceed storage capacities. Mitigation would reduce impacts the MPA
contribution to exceedances at this intersection. However, exceedances could occur prior to the
planning or installation of necessary intersection improvements and impacts would be significant
and unavoidable.
For projects which would result in significant environmental impacts that cannot be avoided, CEQA
requires that the lead agency balance the benefits of these projects against the unavoidable environmental
risks in determining whether to approve the projects. If the benefits of these projects outweigh the
unavoidable impacts, those impacts may be considered acceptable (CEQA Guidelines Section 15093[a]).
CEQA requires that, before adopting such projects, the public agency adopt a Statement of Overriding
Considerations setting forth the reasons why the agency finds that the benefits of the project outweigh the
significant environmental effects caused by the project. This statement is provided below.
B. REQUIRED FINDINGS
The City has incorporated all feasible mitigation measures into the Project. Although these measures will
lessen the unavoidable impacts listed above, the measures will not fully avoid these impacts.
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The City has also examined a reasonable range of alternatives to the project and has determined that
Alternative 2 (Mitigated Project Alternative) is feasible, environmentally superior, and would satisfy the
all of the Project objectives to the same or greater extent as the original Proposed Project.
The MPA would reduce the effects of several of the significant impacts of the project and would achieve
all of the City’s objectives for the project and considered feasible. The MPA is therefore considered to be
environmentally superior to the proposed Project. Alternative 3 would allow a greater amount of
development and physical environmental effects, resulting in greater impacts to aesthetics and visual
resources, air quality, cultural resources, hazards and hazardous materials, land use and planning, noise,
transportation and traffic, and utilities. However, Alternative 3 would achieve the City’s objectives for the
Project, including establishment of a “linked” community with a variety of housing opportunities and a
well-connected vehicle, bicyclist, and pedestrian network, as well as a number of amenities such as
neighborhood parks and commercial goods and services that can serve the neighborhood.
In preparing this Statement of Overriding Considerations, the City has balanced the benefits of the
proposed project against its unavoidable environmental risks. For the reasons specified below, the City
finds that the considerations below outweigh the proposed MPA’s unavoidable environmental risks. The
City further finds that each of these findings is individually sufficient to support the approval of the MPA.
A determination that one of more of these findings is not supported by substantial evidence shall not
affect the validity of the remaining findings.
1. Provision of new Residential and Commercial Uses. The Avila Ranch Development Plan will
develop a new residential neighborhood that fulfills a portion of the City’s unmet housing needs and
that designates sufficient land for neighborhood serving commercial uses and recreational
opportunities to provide for the convenience and enjoyment of area residents, consistent with City
General Plan Land Use Element Policies 3.3.1, and 8.1.6 and Airport Area Specific Plan policy
7.10.1.
2. Provision of a Variety of Housing Types for all Income Levels. The Avila Ranch Development
Plan provides a variety of housing types and costs to meet the needs of renters and buyers with a
variety of income-levels, including inclusionary affordable housing for residents with moderate, low ,
and very-low income levels, consistent with General Plan Land Use Element Goal 2, Affordability.
3. Open Space and Agricultural Protection: Implementation of the Avila Ranch Development Plan
would preserve approximately 27 acres of the site for irrigated agriculture under the MPA, and a total
of 55.3 acres of land as open-space.
4. Protection and Restoration of Tank Farm Creek. The Avila Ranch Development Plan will protect
and restore sensitive biological resources within Tank Farm Creek, improving the overall quality of
this habitat over the long term.
5. Provision of Park and Recreational Facilities. The Avila Ranch Development Plan will provide a
variety of park and recreational facilities for residents of the City, such as parks, trails, pathways and
other recreational facilities, and passive recreational opportunities within open space, both by
constructing facilities on site and providing needed funding for enhancement of existing offsite City
park and recreational facilities.
6. Well-Planned Neighborhood Would Reduce Per-Capita Vehicle Trips: The Avila Ranch
Development Plan would develop a new residential neighborhood to meet the City’s housing needs
and that designates sufficient land for neighborhood serving commercial uses to reduce vehicle trips
and provide for the convenience of area residents. In addition, the Avila Ranch Development Plan
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encourages the use of bicycles and walking within the project site by including specific policies and
development standards that will result in subdivision and building designs that facilitate bike use and
pedestrian access and incorporating multiple classes of bike lanes which provide critical connections
in the existing bicycle network and including bike and pedestrian paths through the parks and open
space areas.
7. Provision of New Jobs: The MPA would create new construction-related and permanent jobs in the
project area. Planned Neighborhood Commercial development would provide jobs in close proximity
to housing, consistent with Community Goal 34 in the General Plan Land Use Element and Land Use
Element Policy 1.5, which states that the gap between housing demand and supply should not
increase.
8. Sales Tax: Development of Neighborhood Commercial development would contribute sales tax
revenues that help fund needed City services.
9. Implementation of the General Plan: As required by the City General Plan, the Avila Ranch
Development Plan contains policies and standards that will facilitate appropriate development of land,
protection of open space, and provision of adequate public facilities consistent with the City’s recent
LUCE update and the housing and transportation objectives.
10. Local Preference for Housing: Through its affordable housing plan, the project would include a
preference for those who are employed in businesses that are located in geographic areas that are
customarily included in the City’s annual jobs-housing balance analysis in its General Plan Status
Report, which will not only have local economic and housing benefits, but by improving the local
balance of housing and jobs will reduce commute distances, and thus reduce air emissions and
address potential traffic impacts.
11. Owner Occupancy: Through its affordable housing plan, the project will require owner occupancy
for many of the housing units, which will discourage outside speculative investment that tends to
drive housing prices higher than the market would otherwise indicate. In this way, the project will
help the local economy by keeping housing as affordable as possible for local employees, and
encouraging them to remain within the community, which will help support and retain skilled
employees for local businesses.
Accordingly, the City finds that the MPA’s adverse, unavoidable environmental impacts are outweighed
by these considerable benefits.
Dated: ___________, 2017
Heidi Harmon
Mayor, City of San Luis Obispo
PH 1 - 161
Exhibit G
Affordable & Workforce Housing Plan
Affordable Housing Plan
The Avila Ranch project will encourage long term housing affordability by including design and develop-
ment strategies that serve to provide lower cost housing, by including a range of housing sizes and types
that are not typically provided in the community, and by providing a greater number of lower income
inclusionary units than required by the City Inclusionary Housing Ordinance. Since the price of houses
over time is most closely related to the size of the dwelling unit, the size of the lot, and costs of mainte-
nance, the project has concentrated on lowering the overall size of market rate dwelling units, and reduc-
ing lot size for market rate units.
Within each of the residential zones there will be dwelling unit sizes ranging from 550 square foot studios
to 1,150 square foot family apartments in the R-4 area, to 2,500 square foot single family detached units
in the R-1 development area. A predominant individual share of the project is in small lot single family R-
2 units (297 out of 720) and attached single family ownership and rental R-3 units (197 units out of 720).
Consequently, the average size of the units across the development is approximately 1,525 square feet.
Maintenance expenses, to the extent feasible, will be included in a Community Facilities District to reduce
the necessity for Homeowner’s Associations, and the higher costs associated with that maintenance and
governance structure. Landscape maintenance and cost of water and utilities will also be reduced because
of the drought tolerant landscaping, smaller lots and other sustainable and cost reducing features.
The City’s Housing Element provides incentives to develop housing in a denser pattern (R3/R4), and with
smaller unit sizes to encourage affordability across the low, mod and workforce income ranges. These
incentives include reduced inclusionary housing requirements for denser projects and for projects with
lower dwelling unit square footages. Conversely, more inclusionary housing is required for projects with
dwelling units that exceed unit sizes of 2,000 square feet. Table 2A of the Housing Element contains these
adjustment factors.
According to the City’s Inclusionary Housing Ordinance and Table 2A, the inclusionary housing require-
ment for the residential component of the project is a total of 67 units, with 22 low and 45 moderate
income units. The project proposes to meet and exceed the residential component requirement by
providing 32 lower income units and 35 moderate income units as show in Table 1 below, which will pro-
vide for deeper affordability and more lower income units than required. In addition, the commercial
component of the project requires a total of 4 units, with 1 low and 3 moderate income units. The project
proposes to meet commercial component requirement by either constructing the units in the project or
by paying an affordable housing in-lieu fee.
PH 1 - 162
Table 1
Inclusionary Housing Requirements
Units Required and Units Provided
Units Avg Size Total Floor
Area
Net
Acres
Net Den-
sity
Density
Units
Density
Units/Acre
R-1 Alley 33 2,250 74.250 4.7 7.02 33 7.02
R-1 Front 68 2,250 153,000 8.07 8.43 68 8.43
R-2 Pocket Cottage 76 1,200 91,200 5.67 13.40 76 13.40
R-2 Standard 221 1,750 386,750 21.62 10.22 221 10.22
R-3 Duplex 38 1,750 66,500 4.13 9.20 57 13.80
R-3 Townhome 159 1,375 218,625 6.49 24.50 173 26.66
R-4 Apartments 125 850 106,250 4.39 28.47 115 26.20
Neighborhood Commercial 15,000 1.85
Total 720 1,525 1,096,575 55.07 13.07 743 13.49
Nominal Requirement 108
HE Table 2A Adjustment -41
Constructed Fee Total
Commercial 4
Requirement: 71 Provided: 67
71
Low 23
32 1 33
Moderate 48 35 3 38
The Avila Ranch project will address housing affordability in several ways, most notably through the design
itself, which includes cluster development and many medium and high-density housing units (197 R-3
units and 125 R-4 units), as well as R-2 units that have floor areas that are well below the typical average
for single-family detached units in the community.
The City’s Inclusionary Housing Requirement will be addressed through deed restrictions on some low
income and moderate-income units to be constructed by Avila Ranch, while others will be provided by
dedicating and donating improved land to a non-profit affordable housing provider. However, should an
affordable housing provider fail to construct the units, the obligation to provide for the 24 deed-restricted
low-income affordable housing units remains with Avila Ranch to complete. The following highlights are
summarized from the Development Plan:
• Mix of Residential Densities and Small Lots. There is an intentional mix of residential densities in the
Avila Ranch project that includes a range of R-1 lot sizes, R-2 “four-packs”, “six-packs”, and “eight-
pack” cluster units, and R-3 and R-4 multifamily dwellings, with an emphasis on smaller lot, higher
density units. R-2 small lot single family detached units comprise over forty percent of the residential
units (with building living areas ranging from 1,050 SF for a 2B/1B unit to 2,200 SF 3B/2B unit), and
medium density and above units will comprise over 85 percent of the units in the project. The average
unit size across the entire project is less than 1,550 square feet.
PH 1 - 163
• Pocket Cottage Units. The Plan includes 76 “Pocket Cottage” units, which are intended to meet the
needs of young professionals, empty nesters and young families. These units have floor plans ranging
from 1,050 to 1,300 square feet in 2BR/1B, 2BR/2B and 3BR/2B configurations. These units, like the
other cluster units, are arranged around a common landscaped courtyard, and will have access from
a common driveway. These smaller units also have a one-car garage and an adjacent uncovered guest
parking space. This parking reduction is justified by the lower expected occupancy for these smaller
units and the multimodal features of the overall development. A portion of these units will be re-
served for income-qualified workforce households through the Workforce Housing Incentive Program
(WHIP) described below. Nine of the Pocket Cottage units (5 2-bedroom and 4 3-bedroom units)
would be dedicated for Moderate Income, and 13 of these units (6 2-bedroom/1-bath units and 7 3-
bedroom/2-bath units) will be dedicated for the project’s Workforce Housing Incentive Program
(WHIP) program described below. The nine inclusionary moderate-income units will be provided on
in Phases 1 and 3 of the project on Lots 37, 51, 65, 76, 91, 121, 364, 378 and 392. The Workforce units
in the Pocket Cottage series will be provided on Lots 32, 46, 60, 74, 79, 89, 90, 117, 365, 379, 393, 315
or 316.
• R-3 Units and Inclusionary Housing Requirements. The project includes 197 R-3 multifamily units on
11 acres that range in size from 700 square foot for-sale and for-rent studios to 1,750 square foot
duplexes. The R-3 portion will include eighteen (18) for-sale moderate-income units (10 2-bedroom/1-
bath units and 8 3-bedroom, 2-bath units) and twelve (12) WHIP units (6 2-bedroom/1-bath units and
6 3-bedroom/2-bath units). The inclusionary units will be provided on Lot 405 as part of the first 80
R-3 townhomes (and the first 116 R-3 units overall), and the 12 Workforce units will be provided on
Lot 407.
• R-4 Housing and Affordable Housing Development. Finally, the project will include a substantial
number of apartment units that are near employment and shopping at Suburban and Higuera. The R-
4 apartment portion of the project will be directly served by an on-street transit stop and will be within
walking distance of nearby shopping. A one-acre portion of R-4 project (adequate for 24 density units-
-and 25-30 actual dwelling units) will be dedicated to an affordable housing provider (either Lot 300
or Lot 301 of the VTM) at the time that the final map for Phase 1 is recorded to address the local need
for lower income housing and to satisfy, in part, the project’s inclusionary housing requirements.
However, should an affordable housing provider fail to construct the units, the obligation to provide
for the 24 deed-restricted low-income affordable housing units remains with Avila Ranch to complete.
Unit sizes in the R-4 apartment portion will range from 550 square foot studios to 1,150 square foot
units for larger families. The number of units required by the inclusionary housing requirement is
twenty-four (24)) lower income units, and the City’s Inclusionary Housing Ordinance requires that a
site be dedicated that is adequate in size for the required units plus 35 percent for anticipated density
bonus. The site to be dedicated is zoned for 24 density units (and 32-35 “doors”), and is adequate to
meet this requirement. This site will be improved as part of Phase 1 of the project since it is served
by Earthwood, and can be conveyed to the affordable housing provider during Phase 1. Its develop-
ment is not dependent on the completion of improvements in Phase 3 of the project (where it is
located), and construction can start on it after the Buckley Road Extension improvements are com-
pleted. This will allow completion of these low income inclusionary units early in the project, rather
than leaving them to the end. In addition, eight (8) Low Income 2-bedroom/1-bath and eight (8)
PH 1 - 164
Moderate Income 2-bedroom/1-bath units will be provided on Lot 360, a market rate apartment de-
velopment.
• Neighborhood Commercial. The 1.8-acre Neighborhood Commercial portion of the project will gen-
erate a requirement for four additional inclusionary units (1 lower income and 3 moderate income).
Development of this site is anticipated 10+ years, and will be based on market demand. Most of the
NC site is currently located in ALUP Safety Zone S-1-B that precludes residential development; how-
ever, there is a 0.25-acre portion of Lot 603 that is outside and that can accommodate residential
development. The project will include the four inclusionary units in its design, if possible, and subject
to the restrictions of the Specific Plan. If that is infeasible, the project will pay an affordable housing
in-lieu fee per the Inclusionary Housing Ordinance and Table 2 of the Housing Element.
Overall, the project will provide a total of thirty-two (32) low and thirty-five (35) Moderate Income inclu-
sionary units compared to the city’s requirement for twenty-two (22) Low Income units and forty-five (45)
Moderate Income units. The inclusionary housing product mix has been intentionally skewed toward the
low-income units to ensure that this income group is adequately represented in the project, and to rec-
ognize that the moderate-income groups have adequate market rate opportunities in the R-3, R-2 Pocket
Cottage and R-4 rental portions of the project. Table 2 shows the phasing of the affordable units, and
Exhibit 1 shows the location of these units.
Table 2
Assisted Affordable Housing Phasing Plan
Phase
Program 1 2 3 4 5 6* Total
Low Income Rentals 24
8
1 33
Mod Income Rentals
8
3 11
Moderate Income For-Sale 6
3 18
27
Workforce For-Sale-WHIP 13
12
25
Other Market Rate Work-
force
For Sale 36
18 70
124
Rental
83 86
169
Total 79 - 120 186 - 385
Units in Phase 179 29 214 197 101 4 724
Total-Inclusionary Low 33
Total-Inclusionary Mod 38
Total-Workforce WHIP 25
Total--Market Rate Work-
force
293
Total
389
*Phase 6 represents the Commercial Development and associated Inclusionary Housing Requirement. This will be
met either by development of units within the commercial project or by payment of affordable housing in -lieu fee.
PH 1 - 165
Workforce Housing Plan
A special four-point program will be provided to create workforce housing and increase the supply of
housing available to local employees. This program will include providing local preferences for individuals
who work within the City of San Luis Obispo and immediately surrounding area the priority to purchase
or rent a residence within the Project, owner-occupancy restrictions in the single-family detached units,
and a special Workforce Housing Incentive Program which will provide deed-restricted units for workforce
housing eligible households (households earning 121-160% of the Area Median income). This workforce
housing program seeks to target the Project to local employees, reduce the influence of investors in the
limitation of housing choice and availability, provide a down payment assistance program for Workforce
Income families, and provide a certain number of units that will be deed-restricted. The elements of the
program are as follows:
• Local Preference (“SLO Workers First”). Program 10.4 of the City’s Housing Element encourages res-
idential developers to “…sell or rent their projects to those residing or employed in the City first before
outside markets.” Further, the City and project applicants recognize that one of the principal reasons
for the designation of additional residential land in the community in the 2014 Land Use and Circula-
tion Element update was to address the current jobs-housing imbalance. One direct and effective
way of achieving this is to provide priority for existing employees to rent or purchase residences within
the Project. To that end, an interest list has been developed for the Project. Currently, seventy per-
cent (70%) of those on the interest list work in the San Luis Obispo area. Avila Ranch agrees to give
first preference to rent or purchase a residence within the Project to local employees identified on
the interest list. For purposes of this program, the term “local employees” shall include individuals
who are employed in business that are located in geographic areas that are customarily included in
the City’s annual jobs-housing balance analysis in its General Plan Status Report. These areas include
the City’s corporate limits and areas outside the City limits such as Cal Poly, California Men’s Colony,
Cuesta College, agricultural lands within the Edna Valley area and business parks on South Broad
Street. New employees to businesses in these geographic areas with bonafide employment offers will
be considered “local employees” as well. Avila Ranch agrees to maintain and update the interest list
through full build-out of the Project. City and Avila Ranch agree that, operationally, this program will
be administered as follows:
a. Avila Ranch shall maintain the interest list and shall separate and prioritize names of local
employees based on interest in product type.
b. When product becomes available, usually 270-360 days prior to certificate of occupancy
(assuming a 180-day construction period), Avila Ranch shall notify those individuals of the
opportunity to purchase a residence starting with the “top of the list.” Those individuals
shall have approximately 60 days to get pre-qualified to purchase the residence and to
provide Avila Ranch with proof that the individual is a local employee and the time notice
(i.e. paycheck or bonafide offer of employment from a local employer.)
c. If an individual fails to get pre-qualified or fails to provide Avila Ranch with proof of local
employment within the time periods above, then Avila Ranch may remove or put that
name at the end of the interest list.
PH 1 - 166
d. Except for the multi-family apartments, Avila Ranch agrees not to sell any units within the
Project to any individual without first offering the unit to a local employee who is on the
interest list for that product type. Upon exhausting all local employees on the interest list
for a product type, Avila Ranch agrees to give priority in the sale of such units to individ-
uals residing in the County (but within Fair Housing constraints and state and local regu-
lations), and finally to individuals from outside the county.
Nothing herein shall preclude Avila Ranch from notifying multiple individuals with the opportunity to
purchase a residence and prioritizing the purchase and sale based on “first in line” principles. Nothing
herein shall preclude Avila Ranch from taking all reasonable actions necessary in order to facilitate
the sale of units within the Project provided such actions are consistent with the “SLO Workers First”
program described herein. Avila Ranch shall, upon request, update the City on its implementation of
this program and provide City with the interest list and proof of employment for all sales made under
this program.
City and Avila Ranch acknowledge that this program described above will accomplish three important
objectives: 1) use new housing to address the current imbalance between existing jobs and housing;
2) ensure that, to the maximum extent practicable, that the increased housing in San Luis Obispo
results in a decline in the current commute traffic; and, 3) reduce competition from outside buyers in
the initial offering and sales.
• Owner-Occupancy Restrictions. Avila Ranch agrees to include restrictions in the purchase agreement
and Covenants Conditions and Restrictions (CC&Rs) for the single family detached units (R-1 and R-2)
substantially in the form as set forth in Attachment “A” requiring these units to be restricted to owner-
occupants only for the first five years after sale. In the case of units with Accessory Dwelling Units
(ADUs), the Principal Dwelling or the ADU will need to be occupied by the property owner. The final
form of these agreements will be determined at the time of development of the first final map, and
will provide for appropriate monitoring and enforcement. This component of the CC&Rs may not be
modified without the City’s written consent. The City of San Luis Obispo shall be a designated third
party beneficiary to these contractual rights and shall have the right to enforce the owner occupancy
requirement. Enforcement and monitoring of the owner occupancy requirement on all single-family
dwellings however, Avila Ranch and/ or in coordination with a qualified housing non-profit. Upon re-
quest, Avila Ranch shall provide City with any information related to Avila Ranch’s implementation
and enforcement of this program.
Workforce Housing Incentive Program (WHIP). Avila Ranch agrees to provide 25 deed restricted
units, including thirteen (13) Pocket Cottage units and twelve (12) R-3 Townhomes, to families in the
Workforce Housing category, defined by the City of San Luis Obispo as household incomes of 121% to
160% of Area Median Income (AMI). This program would require that eligible households have in-
comes no greater than 160% of the then-current Area Median Income (AMI) (Currently estimated at
$133,000 per year) and are income-certified by the Housing Authority of San Luis Obispo or other
qualified housing non-profit. For these units, prices would be limited to no more than that required
to achieve an Index of Affordability (“Index”) of 31 percent (cost of housing including mortgage prin-
cipal, mortgage interest, taxes and insurance divided by 140% of AMI). The Housing Element does
not specify an Index of Affordability for Above Moderate household; however, the proposed index is
consistent with the requirements of Policy 2.2 of the Housing Element which specifies a 30% Index for
PH 1 - 167
Moderate Income units, with FHA guidelines, and recognizes the energy and occupancy costs savings
proposed as part of the “Net Zero” features of the project. The maximum purchase price would be
equal to 5.65 times (140% of 4.05 multiplier) the median income for each household size. For exam-
ple, the current 4-person (3 bedroom) median household is $83,200 and the associated maximum
price of a 3-bedroom unit would be $470,200, and the maximum purchase price for a two-bedroom
unit would be $423,200. These units would have to be occupied by an income qualifying Workforce
Housing household for a minimum of ten (10) years; if resold within this ten-year period, the units
would need to be sold to another income-qualifying Workforce Housing buyer, and the ten-year af-
fordability period would reset. Thirteen (13) of these Workforce units (6 2-bedroom/1-bath units and
7 3-bedroom/2-bath units) will be provided in the R-2 Pocket Cottage portion of the development and
twelve (12) units will be provided in the R-3 Townhome portion of the project (6 2-bedroom/1-bath
units and 6 3-bedroom/2-bath units). The Workforce units in the Pocket Cottage series will be pro-
vided on Lots 32, 46, 60, 74, 79, 89, 90, 117, 365, 379, 393, 315 or 316, and the 12 Workforce units
will be provided as on Lot 407 (see Exhibit 1).
The deed restrictions and enforcement would be administered in the same manner that the City does
the inclusionary housing requirements. More specifically, prior to recordation of any final map for the
Project, Avila Ranch shall enter into and record an Affordable Housing Agreement and Declaration of
Restrictive Covenants on title for the Property per City form incorporating the affordability provisions
set forth herein. Avila Ranch and City acknowledge that as each workforce housing unit is constructed,
a note and deed of trust would be recorded against title to the unit per City form. Avila Ranch acknowl-
edges that the note will be in the amount of the difference between the fair market value of the unit
and the restricted sale price and will be in favor of City. The City of San Luis Obispo Community Devel-
opment Department shall monitor all deed-restricted WHIP units.
Down Payment Assistance Program. Avila Ranch agrees to provide a matching down payment assistance
(DPA) of five percent of the purchase price up to $20,000 as a “silent second” on the initial sale of the 25
Workforce homes. These units would have to be occupied by an income qualifying Workforce Housing
household for a minimum of ten (10) years; if resold within this ten-year period, the units would need to
be sold to another income qualifying Workforce Housing buyer and the 10-year deed restriction would
reset to 10 more years with the new buyer of the home. The DPA loan would be repaid upon sale of the
unit or refinancing, and the proceeds would be placed in a revolving loan fund to assist future workforce,
moderate, or lower income home buyers in Avila Ranch. Unlike a reduction in price that would be cap-
tured by a future seller at the end of the affordability term, this assistance would continue throughout
the life of the funds to assist buyers in the development. The intent is that these funds will be used in
conjunction with the initial 25 Workforce units, but these funds could be used for any income qualifying
household who purchases a home in Avila Ranch after the initial ten-year workforce affordability period.
This will establish a revolving loan fund of approximately $500,000 to be administered by the City of San
Luis Obispo.
PH 1 - 168
Attachment A
Sample Owner Occupancy Limitation in
Conditions, Covenants and Restrictions (CCRs)
Leases: No agreement for the leasing or rental (a "Lease") of a Principal Dwelling Unit or an Ac-
cessory Dwelling Unit shall be permitted except as provided herein. Within five years of the date of first
occupancy of the Principal Dwelling Unit, there shall be no Lease of the Principal Dwelling Unit without
the prior and express approval of the Board based on the determination of the Board that the Lease is
reasonably necessary to avoid substantial hardship to the Owner (e.g., ownership and leasing of a Princi-
pal Dwelling - Unit for normal investment income purposes would not be permitted). Such hardship may
include temporary reassignment of employment to another location, extended requirements for out of
state personal commitments, and other factors. A Lease of a Principal Dwelling Unit or an Accessory
Dwelling Unit shall be permitted so long as the owner also occupies either the Principal Dwelling Unit or
the Accessory Dwelling Unit and the Accessory Dwelling units meets all of the City’s requirements.
Any Owner who leases a Principal Dwelling Unit or an Accessory Dwelling Unit (after receiving approval
to do so) shall promptly notify the Association and shall advise the Association of the term of the Lease
and the name of each tenant. Any Lease shall be subject in all respects to the provisions of this Declaration,
the Articles, the Bylaws, the Association Rules, the Architectural Rules and applicable agreements be-
tween the Association and any state, local municipal agency; and any Lease shall expressly provide that
the Lease is subject to all such instruments and matters. Said Lease shall further provide that any failure
by the tenant thereunder to comply with the terms of the foregoing documents shall be a default under
the Lease. All Leases shall be in writing.
Any Owner who shall lease or rent his Dwelling Unit shall be responsible for assuring compliance by such
Owner's tenant with this Declaration, the Articles, the Bylaws, the Association Rules and the Architectural
Rules, and shall be jointly and severally responsible for any violation thereof by his tenant. No Dwelling
Unit shall be leased for transient or hotel purposes, for short term vacation rentals, which shall be defined
as rental for any period less than thirty (30) days, or any rental whatsoever. No Dwelling Unit shall be
leased or rented to more than a single family at any time. Tenants under Leases shall not have voting
rights in the Association, but may utilize Common Areas in the same manner as Owners.
PH 1 - 169
Attachment B
Sample Purchase Agreement Occupancy Addendum
ADDENDUM “__” to
CONTRACT FOR PURCHASE AND SALE OF REAL PROPERTY
(_______________)
OCCUPANCY PERIOD AND USE AS PRINCIPAL RESIDENCE addendum
PROPERTY: Lot ___ of Tract No.
Address: _____________________________________________________ ________
This is an addendum (the “Addendum”) to the Contract for Purchase and Sale of Real Property (the “Con-
tract”) dated , 20______, between __________________, as “Seller,” and the
undersigned, as “Buyer,” concerning the property described above (the “Property”). This Addendum
modifies the Contract as set forth below. All terms used as defined terms below shall have the same
meaning as when used in the Contract unless expressly stated otherwise in this Addendum.
Seller desires to sell the Property only to a Buyer only if Buyer will occupy the Property as Buyer’s principal
residence for at least five (5) years. Buyer acknowledges that imposition of the minimum occupancy pe-
riod contained in this Addendum, and Seller’s limitation of selling only to owner-occupants is a material
consideration, and that Seller is forfeiting potential additional profits by selling to Buyer and other owner-
occupants. Therefore, to induce Seller to agree to sell the Property to Buyer, Buyer represents and agrees
as follows:
1. Use as Principal Residence for five years. Buyer represents and warrants to Seller : (a) that Buyer
is purchasing the Property for use as Buyer’s principal residence; and, (b) that Buyer will occupy
the Property as Buyer’s principal residence upon the Close of Escrow; and, (c) that Buyer shall not
attempt to transfer Buyer’s rights under the Contract nor enter into any agreement for the lease,
sale or other transfer of the Property which would result in Buyer’s failure to occupy the Property
as Buyer’s principal residence and hold title thereto in fee simple for a period of five (5) years
from the Close of Escrow of Buyer’s purchase of the Property (the “Occupancy Period”). The
provisions this Paragraph and the accuracy of the above representations and warranties consti-
tute a covenant of Buyer and a condition precedent to Seller’s performance under the Contract.
In the case of Property with a Principal Residence and an Accessory Dwelling Unit, the Buyer shall
occupy either the Principal Residence or the Accessory Dwelling Unit. Failure of Buyer to occupy
the Principal Residence shall not constitute a breach of this Addendum.
2. Transfer Prior to Close of Escrow. Any attempt by Buyer to assign Buyer’s rights under the Con-
tract and/or to lease, sell or otherwise transfer the Property prior to the Close of Escrow for the
sale of the Property without Seller’s prior written consent shall constitute both of the following:
(1) Buyer’s default under the Contract, entitling Seller, at its sole election, to terminate the Con-
PH 1 - 170
tract and retain Buyer’s deposit pursuant to Paragraph the Contract; and, (ii) the failure of a con-
dition precedent to Seller’s obligation to sell the Property to Buyer. Seller’s remedies may occur
prior to or after the Close of Escrow for the sale of the Property to Buyer. If the Buyer breaches
the provisions of this Addendum and the Escrow for the sale of the Property to Buyer has closed,
Seller shall be entitled to damages as set forth in Paragraph 4 of this Addendum.
3. Seller’s Right to Terminate CONTRACT. Buyer understands and agrees that Seller has the unilat-
eral right, in its sole discretion, to terminate the Contract and cancel the Escrow in accordance
with Paragraph 2 above, if Buyer takes or has taken any of the following actions: (a) assigns the
Contract to another person prior to the Close of Escrow; or, (b) advertises, lists or otherwise offers
the Property for sale or rent to others at a time or manner which would result in the failure or
inability of the Buyer to reside in the Property for the full Occupancy Period; or,, (c) enters an
agreement to sell or rent the Property which would cause Buyer to move from the Property prior
to the expiration of the Occupancy Period; or, (d) takes any other action which indicates to Seller
that Buyer does not have a bona fide intention of residing in the Property as Buyer’s princ ipal
residence for the full Occupancy Period.
4. Transfer Subsequent to Close of Escrow. Except for “hardship” situations as described in Exhibit
“A” to this Addendum, attached hereto, any sale, lease or other transfer by Buyer under which
Buyer either fails to occupy the Property for the Occupancy Period or transfers fee simple title to
the Property prior to the expiration of the Occupancy Period shall constitute Buyer’s default under
the Contract. Any such default shall entitle Seller to any of the following remedies: (a) in the case
of a sale or other transfer of fee title to the Property, Seller shall be entitled to the amount of the
appreciation of the Property which has occurred after the Close of Escrow; or, (b) in the case of
a lease or other occupancy agreement, the greater of (i) the actual rent and/or other economic
consideration or (ii) the fair market rental value of the Property (collectively, “Rent”) payable to
or for the benefit of Buyer during the Occupancy Period in connection with such lease or other
occupancy agreement. For purposes of this Addendum, “appreciation” shall be mean the differ-
ence between (i) the fair market value of the Property at the time of Buyer’s sale thereof, less
Buyer’s customary costs of resale such as broker’s commission, escrow fees and title costs, and
(ii) the Total Purchase Price of the Property plus Buyer’s actual cost paid for any improvements
made by Buyer to the Property, as evidenced by paid unrelated third-party invoices. Buyer shall
pay appreciation to Seller concurrently with the sale or other transfer of fee title to the Property
by Buyer. Buyer shall pay Rent to Seller within the first five (5) days of each calendar month during
the Occupancy Period.
5. No Unreasonable Restraint. Buyer acknowledges that the purpose of this Addendum is to comply
with Seller’s intention to sell homes only to persons who will occupy them as a principal residence,
to obtain a stabilized community of owner-occupied homes, to prevent a shortage of available
homes to the local workforce, and to prevent a shortage of homes to permanent residents of San
Luis Obispo. Buyer agrees that the provisions and restrictions set forth in this Addendum do not
constitute an unreasonable restraint upon alienation of the Property.
6. Survival: severability grant. All of the covenants contained herein shall survive the delivery and
recordation of the deed conveying the Property from Seller to Buyer and the Close of Escrow. The
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provisions of this Addendum shall be independent and severable, and a determination of invalid-
ity or partial invalidity or enforceability of any one provision or portion hereof shall not affect the
validity or enforceability of any other provision of this Addendum or the Contract.
7. Subordination. Buyer hereby acknowledges and agrees that a violation of this Addendum by
Buyer shall not defeat or render invalid the lien of any first mortgage or deed of trust made in
good faith and for value by Buyer, and that the covenants and provisions of this Addendum shall
be inferior and subordinate to the lien of any such first mortgage or deed of trust recorded con-
currently with the deed conveying the Property to Buyer.
8. Entire Agreement. This Addendum and Exhibit “A” hereto contain the entire agreement between
Buyer and Seller concerning the matters set forth herein. All prior discussions, negotiations and
agreements, if any, whether oral or written, are hereby superseded by these documents. No
addition or modification of this Addendum or the Contract shall be effective unless set forth in
writing and signed by Buyer and an authorized officer of Seller.
9. Attorney’s Fees. In the event of controversy, claim or dispute relating to breach of the terms of
this Addendum, the prevailing party shall be entitled to recover from the losing party reasonable
expenses, including attorneys’ fees and costs.
10. No Third-Party Beneficiaries. There are no third-party beneficiaries to this Addendum.
11. Capitalized Terms. Various capitalized terms used in this Addendum are defined in the Agree-
ments and shall have the same meaning as set forth herein, unless otherwise indicated herein.
Buyer acknowledges that Buyer has read the provisions of this Addendum and that Buyer understands
the provisions and finds them to be reasonable.
IN WITNESS WHEREOF, the parties have executed this Addendum and make if effective as of the date of
Seller’s acceptance indicated below.
“SELLER”
By: ______________________
Its: ______________________
Seller’s Acceptance
Date: , 20_
“BUYER”
_____________________
(Signature)
____________________
(Signature)
____________________
(Signature)
Buyer’s Acceptance
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Date: , 20_
EXHIBIT “A” TO ADDENDUM “__”
The following events shall be deemed to constitute “hardship” situations under which Buyer may transfer,
sell, assign, convey or lease (each of which is “a Transfer”) its right, title and interest in the Property prior
to either (a) Close of Escrow, or (b) occupying and holding title to the property for a period of five y (5)
years from Close of Escrow:
A Transfer resulting from the death of Buyer;
Transfer by Buyer where the spouse of Buyer becomes the only co-owner of the Property with Buyer;
A Transfer resulting from a decree of dissolution of marriage or legal separation or from a property set-
tlement agreement incident to such decree;
A Transfer by Buyer into a revocable inter vivos trust in which Buyer is a beneficiary;
A Transfer, conveyance, pledge, assignment or other hypothecation of the Property to secure the perfor-
mance of an obligation, which transfer, conveyance, pledge, assignment or hypothecation will be released
or re-conveyed upon the completion of such performance;
A Transfer by Buyer where necessary to accommodate a mandatory job transfer required by Buyer’s em-
ployer (not including Buyer, if Buyer is self-employed);
A Transfer necessitated by a medical or financial emergency, proof of which emergency has been deliv-
ered to Seller, and has been approved by Seller in its reasonable discretion;
A Transfer which, in the reasonable judgment of Seller, constitutes a “hardship” situation consistent with
the intentions of this Addendum and this Exhibit “A” thereto.
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Exhibit 1
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