HomeMy WebLinkAbout3. AutoTOCTABLE OF CONTENTS
Avila Ranch Development Project i
Final EIR
TABLE OF CONTENTS
VOLUME I
SECTION PAGE
ACRONYMS AND ABBREVIATIONS ...................................................................... xvi
EXECUTIVE SUMMARY ........................................................................................ ES-1
1.0 INTRODUCTION ............................................................................................... 1-1
1.1 OVERVIEW ................................................................................................ 1-1
1.2 LAND USE BACKGROUND ......................................................................... 1-3
1.3 LEAD, RESPONSIBLE, AND TRUSTEE AGENCIES ........................................ 1-4
1.4 PURPOSE AND LEGAL AUTHORITY ............................................................ 1-5
1.4.1 Tiering and Prior Environmental Review ............................... 1-6
1.5 SCOPE OF THE EIR .................................................................................... 1-8
1.6 AREAS OF KNOWN PUBLIC CONTROVERSY ............................................... 1-9
1.7 ORGANIZATION OF THE EIR ...................................................................... 1-9
2.0 PROJECT DESCRIPTION................................................................................ 2-1
2.1 INTRODUCTION ......................................................................................... 2-1
2.2 PROJECT APPLICANT TEAM ....................................................................... 2-3
2.3 EXISTING PHYSICAL SETTING ................................................................... 2-3
2.3.1 Project Location ...................................................................... 2-3
2.3.2 Project Vicinity ........................................................................ 2-5
2.3.3 Project Site .............................................................................. 2-7
2.4 EXISTING REGULATORY SETTING ............................................................. 2-8
2.4.1 City of San Luis Obispo Land Use Element ........................... 2-8
2.4.2 Airport Area Specific Plan ...................................................... 2-9
2.4.3 Airport Land Use Plan ........................................................... 2-10
2.5 PROJECT OBJECTIVES .............................................................................. 2-11
2.6 PROJECT OVERVIEW ............................................................................... 2-11
2.6.1 Required Approvals ............................................................... 2-12
2.6.2 AASP Amended Policies ....................................................... 2-14
2.6.3 Development Plan ................................................................. 2-19
2.6.3.1 Proposed Housing ................................................... 2-21
2.6.3.2 Project Inclusionary Housing ................................. 2-24
2.6.3.3 Proposed Neighborhood Commercial Uses ........... 2-24
2.6.3.4 Proposed Parks and Open Space ............................ 2-24
2.6.3.5 Relationship of Project Development to ALUP
Safety Areas ........................................................... 2-28
2.6.4 Project Design ....................................................................... 2-29
2.6.5 Circulation ............................................................................. 2-30
2.6.5.1 Offsite Improvements and Integration with the
External Circulation Network ................................ 2-32
2.6.5.2 Class I Paths and Class II Bicycle Lanes, and
Pedestrian Circulation ............................................ 2-34
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2.6.5.3 Proposed Vehicular Circulation within the
Project Site ............................................................. 2-35
2.6.5.4 Parking .................................................................... 2-38
2.6.5.5 Transit Improvements ............................................. 2-38
2.6.6 Utilities and Services ............................................................. 2-38
2.6.6.1 Water ...................................................................... 2-38
2.6.6.2 Sanitary Sewer ........................................................ 2-39
2.6.6.3 Dry Utilities ............................................................ 2-42
2.6.6.4 Fire Protection Services .......................................... 2-42
2.6.7 Stormwater Conveyances ...................................................... 2-42
2.6.8 Tank Farm Creek Realignment and Restoration ................... 2-45
2.6.8.1 Offsite Improvements ............................................. 2-46
2.6.8.2 Onsite Tank Farm Creek Realignment and
Floodplain Improvements ....................................... 2-48
2.7 PROJECT CONSTRUCTION ........................................................................ 2-49
2.7.1 Phasing .................................................................................. 2-49
2.7.2 Construction Activities .......................................................... 2-53
2.7.2.1 Site Preparation and Grading ................................. 2-53
2.7.2.2 Onsite Infrastructure Improvements ....................... 2-54
2.7.2.3 Offsite Infrastructure Improvements ...................... 2-54
2.7.2.4 Building Construction ............................................ 2-55
2.7.3 Phasing of Transportation Improvements ............................. 2-55
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION
MEASURES ......................................................................................................... 3-1
3.0.1 APPROACH TO TIERED ANALYSIS ............................................................. 3-1
3.0.2 IMPACT CLASSIFICATION .......................................................................... 3-2
3.0.3 MITIGATION MEASURES ........................................................................... 3-3
3.0.4 CUMULATIVE IMPACT ANALYSIS .............................................................. 3-3
3.1 AESTHETICS AND VISUAL RESOURCES ............................................... 3.1-1
3.1.1 LUCE UPDATE EIR ............................................................................... 3.1-1
3.1.2 ENVIRONMENTAL SETTING .................................................................... 3.1-2
3.1.2.1 Regional Visual Character .................................................... 3.1-2
3.1.2.2 Visual Character of the Project Site and Surroundings ........ 3.1-3
3.1.2.3 Visual Resources .................................................................. 3.1-6
3.1.2.4 Scenic Vistas and Scenic Highways ..................................... 3.1-6
3.1.2.5 Light and Glare, and Nighttime Lighting ............................. 3.1-7
3.1.3 REGULATORY SETTING .......................................................................... 3.1-7
3.1.3.1 Federal .................................................................................. 3.1-8
3.1.3.2 State ...................................................................................... 3.1-8
3.1.3.3 Local ..................................................................................... 3.1-8
3.1.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.1-15
3.1.4.1 Thresholds of Significance ................................................. 3.1-15
3.1.4.2 Impact Assessment Methodology ...................................... 3.1-15
3.1.4.3 Project Impacts and Mitigation Measures .......................... 3.1-21
3.1.4.4 Cumulative Impacts ............................................................ 3.1-30
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3.2 AGRICULTURAL RESOURCES .................................................................. 3.2-1
3.2.1 LUCE UPDATE EIR ............................................................................... 3.2-2
3.2.2 ENVIRONMENTAL SETTING .................................................................... 3.2-2
3.2.2.1 Regional Context .................................................................. 3.2-2
3.2.2.2 Local Context ....................................................................... 3.2-3
3.2.2.3 Project Site ........................................................................... 3.2-4
3.2.3 REGULATORY SETTING .......................................................................... 3.2-7
3.2.3.1 Federal .................................................................................. 3.2-7
3.2.3.2 State ...................................................................................... 3.2-7
3.2.3.3 Local ................................................................................... 3.2-10
3.2.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.2-16
3.2.4.1 Thresholds of Significance ................................................. 3.2-16
3.2.4.2 Impact Assessment Methodology ...................................... 3.2-17
3.2.4.3 Project Impacts and Mitigation Measures .......................... 3.2-19
3.2.4.4 Cumulative Impacts ............................................................ 3.2-28
3.3 AIR QUALITY AND GREENHOUSE GAS EMISSIONS .......................... 3.3-1
3.3.1 LUCE UPDATE EIR ............................................................................... 3.3-1
3.3.2 ENVIRONMENTAL SETTING .................................................................... 3.3-2
3.3.2.1 Regional Climate and Meteorology ..................................... 3.3-2
3.3.2.2 Greenhouse Gases and Global Climate Change ................... 3.3-3
3.3.2.3 Regional Air Quality ............................................................ 3.3-4
3.3.2.4 Regional Emissions .............................................................. 3.3-4
3.3.2.5 Emissions in the Vicinity of the Project Site ........................ 3.3-6
3.3.3 REGULATORY SETTING .......................................................................... 3.3-7
3.3.3.1 Federal .................................................................................. 3.3-7
3.3.3.2 State ...................................................................................... 3.3-8
3.3.3.3 Local ................................................................................... 3.3-14
3.3.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.3-15
3.3.4.1 Thresholds of Significance ................................................. 3.3-15
3.3.4.2 Impact Assessment Methodology ...................................... 3.3-20
3.3.4.3 Project Impacts and Mitigation Measures .......................... 3.3-23
3.4 BIOLOGICAL RESOURCES ........................................................................ 3.4-1
3.4.1 LUCE UPDATE EIR ............................................................................... 3.4-1
3.4.2 ENVIRONMENTAL SETTING .................................................................... 3.4-2
3.4.2.1 Project Site Overview ........................................................... 3.4-2
3.4.2.2 Upland Habitat ..................................................................... 3.4-5
3.4.2.3 Vegetation ............................................................................ 3.4-8
3.4.2.4 Wildlife ................................................................................. 3.4-9
3.4.2.5 Special Status Species ........................................................ 3.4-10
3.4.2.6 Critical Habitat ................................................................... 3.4-17
3.4.3 REGULATORY SETTING ........................................................................ 3.4-18
3.4.3.1 Federal ................................................................................ 3.4-18
3.4.3.2 State .................................................................................... 3.4-19
3.4.3.3 Local ................................................................................... 3.4-21
3.4.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.4-28
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3.4.4.1 Thresholds of Significance ................................................. 3.4-28
3.4.4.2 Impact Assessment Methodology ...................................... 3.4-29
3.4.4.3 Project Impacts and Mitigation Measures .......................... 3.4-30
3.4.4.4 Cumulative Impacts ............................................................ 3.4-67
3.5 CULTURAL RESOURCES ............................................................................ 3.5-1
3.5.1 LUCE UPDATE EIR ............................................................................... 3.5-1
3.5.2 ENVIRONMENTAL SETTING .................................................................... 3.5-1
3.5.2.1 Prehistoric Setting ................................................................ 3.5-1
3.5.2.2 Historical Setting .................................................................. 3.5-3
3.5.2.3 Project Site Historic Context ................................................ 3.5-4
3.5.2.4 Documented Cultural Resources .......................................... 3.5-4
3.5.3 REGULATORY SETTING .......................................................................... 3.5-7
3.5.3.1 Federal .................................................................................. 3.5-7
3.5.3.2 State ...................................................................................... 3.5-7
3.5.3.3 Local ..................................................................................... 3.5-9
3.5.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.5-12
3.5.4.1 Thresholds of Significance ................................................. 3.5-12
3.5.4.2 Impact Assessment Methodology ...................................... 3.5-13
3.5.4.3 Project Impacts, Mitigation Measures, and Residual
Impacts ............................................................................... 3.5-15
3.5.4.4 Cumulative Impacts ............................................................ 3.5-22
3.6 HAZARDS AND HAZARDOUS MATERIALS ........................................... 3.6-1
3.6.1 LUCE UPDATE EIR ............................................................................... 3.6-1
3.6.2 ENVIRONMENTAL SETTING .................................................................... 3.6-2
3.6.2.1 Wildfire Risk ........................................................................ 3.6-2
3.6.2.2 Hazardous Materials ............................................................. 3.6-3
3.6.2.3 Airport Safety Hazards ......................................................... 3.6-7
3.6.3 REGULATORY SETTING .......................................................................... 3.6-9
3.6.3.1 Federal .................................................................................. 3.6-9
3.6.3.2 State .................................................................................... 3.6-11
3.6.3.3 Local ................................................................................... 3.6-14
3.6.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.6-20
3.6.4.1 Thresholds of Significance ................................................. 3.6-20
3.6.4.2 Impact Assessment Methodology ...................................... 3.6-20
3.6.4.3 Project Impacts and Mitigation Measures .......................... 3.6-22
3.6.4.4 Cumulative Impacts ............................................................ 3.6-28
3.6.5 REFERENCES ........................................................................................ 3.6-30
3.7 HYDROLOGY AND WATER QUALITY .................................................... 3.7-1
3.7.1 LUCE UPDATE EIR ............................................................................... 3.7-1
3.7.2 ENVIRONMENTAL SETTING .................................................................... 3.7-2
3.7.2.1 Regional Hydrology ............................................................. 3.7-2
3.7.2.2 Project Site Hydrology ......................................................... 3.7-7
3.7.3 REGULATORY SETTING ........................................................................ 3.7-13
3.7.3.1 Federal ................................................................................ 3.7-13
3.7.3.2 State .................................................................................... 3.7-14
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3.7.3.3 Local ................................................................................... 3.7-17
3.7.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.7-28
3.7.4.1 Thresholds of Significance ................................................. 3.7-28
3.7.4.2 Impact Assessment Methodology ...................................... 3.7-30
3.7.4.3 Project Impacts and Mitigation Measures .......................... 3.7-32
3.7.4.4 Cumulative Impacts ............................................................ 3.7-53
3.8 LAND USE AND PLANNING ........................................................................ 3.8-1
3.8.1 LUCE UPDATE EIR ............................................................................... 3.8-1
3.8.2 ENVIRONMENTAL SETTING .................................................................... 3.8-2
3.8.2.1 Surrounding Land Uses ........................................................ 3.8-2
3.8.2.2 Project Site ........................................................................... 3.8-6
3.8.3 REGULATORY SETTING .......................................................................... 3.8-7
3.8.3.1 Federal .................................................................................. 3.8-7
3.8.3.2 State ...................................................................................... 3.8-8
3.8.3.3 Regional ................................................................................ 3.8-9
3.8.3.4 Local ................................................................................... 3.8-15
3.8.4 CONSISTENCY WITH PLANS AND POLICIES ........................................... 3.8-23
3.8.5 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.8-51
3.8.5.1 Thresholds of Significance ................................................. 3.8-51
3.8.5.2 Impact Assessment Methodology ...................................... 3.8-51
3.8.5.3 Project Impacts and Mitigation Measures .......................... 3.8-52
3.8.5.4 Cumulative Impacts ............................................................ 3.8-62
3.9 NOISE................................................................................................................ 3.9-1
3.9.1 LUCE UPDATE EIR ............................................................................... 3.9-1
3.9.2 ENVIRONMENTAL SETTING .................................................................... 3.9-2
3.9.2.1 Fundamentals of Sound and Environmental Noise .............. 3.9-2
3.9.2.2 Project Site ........................................................................... 3.9-5
3.9.2.3 Land Use Compatibility ....................................................... 3.9-7
3.9.2.4 Sensitive Receptors .............................................................. 3.9-8
3.9.3 REGULATORY SETTING ........................................................................ 3.9-11
3.9.3.1 Federal ................................................................................ 3.9-11
3.9.3.2 State .................................................................................... 3.9-11
3.9.3.3 Local ................................................................................... 3.9-12
3.9.4 ENVIRONMENTAL IMPACT ANALYSIS .................................................. 3.9-17
3.9.4.1 Thresholds of Significance ................................................. 3.9-17
3.9.4.2 Impact Assessment Methodology ...................................... 3.9-18
3.9.4.3 Project Impacts and Mitigation Measures .......................... 3.9-21
3.9.4.4 Cumulative Impacts ............................................................ 3.9-34
3.10 POPULATION AND HOUSING .................................................................. 3.10-1
3.10.1 LUCE UPDATE EIR ............................................................................. 3.10-1
3.10.2 ENVIRONMENTAL SETTING .................................................................. 3.10-1
3.10.2.1 Population ........................................................................... 3.10-1
3.10.2.2 Employment ....................................................................... 3.10-3
3.10.2.3 Housing .............................................................................. 3.10-6
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3.10.3 REGULATORY SETTING ...................................................................... 3.10-14
3.10.3.1 Federal .............................................................................. 3.10-14
3.10.3.2 State .................................................................................. 3.10-15
3.10.3.3 Local ................................................................................. 3.10-15
3.10.4 ENVIRONMENTAL IMPACT ANALYSIS ................................................ 3.10-20
3.10.4.1 Thresholds of Significance ............................................... 3.10-20
3.10.4.2 Impact Assessment Methodology .................................... 3.10-20
3.10.4.3 Project Impacts and Mitigation Measures ........................ 3.10-21
3.10.4.4 Cumulative Impacts .......................................................... 3.10-26
3.11 PUBLIC SERVICES ...................................................................................... 3.11-1
3.11.1 LUCE UPDATE EIR ............................................................................. 3.11-1
3.11.2 ENVIRONMENTAL SETTING .................................................................. 3.11-2
3.11.1.1 Police Services ................................................................... 3.11-2
3.11.1.2 Fire Protection Services ...................................................... 3.11-4
3.11.1.3 Schools ............................................................................... 3.11-7
3.11.1.4 Parks ................................................................................... 3.11-9
3.11.3 REGULATORY SETTING ........................................................................ 3.11-9
3.11.3.1 Federal ................................................................................ 3.11-9
3.11.3.2 State .................................................................................. 3.11-10
3.11.3.3 Local ................................................................................. 3.11-10
3.11.4 ENVIRONMENTAL IMPACT ANALYSIS ................................................ 3.11-12
3.11.4.1 Thresholds of Significance ............................................... 3.11-12
3.11.4.2 Impact Assessment Methodology .................................... 3.11-13
3.11.4.3 Project Impacts and Mitigation Measures ........................ 3.11-13
3.11.4.4 Cumulative Impacts .......................................................... 3.11-21
3.12 TRANSPORTATION AND TRAFFIC ........................................................ 3.12-1
3.12.1 LUCE UPDATE EIR ............................................................................. 3.12-1
3.12.2 ENVIRONMENTAL SETTING .................................................................. 3.12-2
3.12.2.1 Area Roadway Network ..................................................... 3.12-2
3.12.2.2 Traffic Operations at Intersections ..................................... 3.12-5
3.12.2.3 Traffic Operations Along Roadway Segments ................. 3.12-12
3.12.2.4 Alternative Transportation ............................................... 3.12-13
3.12.3 REGULATORY SETTING ...................................................................... 3.12-18
3.12.3.1 Federal .............................................................................. 3.12-18
3.12.3.2 State .................................................................................. 3.12-18
3.12.3.3 Local ................................................................................. 3.12-19
3.12.4 ENVIRONMENTAL IMPACT ANALYSIS ................................................ 3.12-25
3.12.4.1 Thresholds of Significance ............................................... 3.12-25
3.12.4.2 Impact Assessment Methodology .................................... 3.12-26
3.12.4.3 Project Impacts and Mitigation Measures ........................ 3.12-36
3.12.4.4 Cumulative Impacts .......................................................... 3.12-75
3.13 UTILITIES ..................................................................................................... 3.13-1
3.13.1 LUCE UPDATE EIR ............................................................................. 3.13-1
3.13.2 ENVIRONMENTAL SETTING .................................................................. 3.13-2
3.13.2.1 Wastewater Treatment ........................................................ 3.13-2
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3.13.2.2 Water Supply ...................................................................... 3.13-4
3.13.2.3 Solid Waste Disposal ........................................................ 3.13-10
3.13.2.4 Energy Services ................................................................ 3.13-11
3.13.3 REGULATORY SETTING ...................................................................... 3.13-13
3.13.3.1 Federal .............................................................................. 3.13-13
3.13.3.2 State .................................................................................. 3.13-14
3.13.3.3 Local ................................................................................. 3.13-16
3.13.4 ENVIRONMENTAL IMPACT ANALYSIS ................................................ 3.13-22
3.13.4.1 Thresholds for Determining Significance ........................ 3.13-22
3.13.4.2 Impact Assessment Methodology .................................... 3.13-22
3.13.4.3 Project Impacts and Mitigation Measures ........................ 3.13-23
3.13.4.4 Cumulative Impacts .......................................................... 3.13-32
4.0 OTHER CEQA SECTIONS ............................................................................... 4-1
4.1 IRREVERSIBLE ENVIRONMENTAL IMPACTS ............................................... 4-1
4.2 GROWTH-INDUCING IMPACTS ................................................................... 4-2
4.3 EFFECTS FOUND NOT TO BE SIGNIFICANT ................................................ 4-4
4.3.1 Geological Resources .............................................................. 4-4
4.3.2 Mineral and Forestry Resources .............................................. 4-7
4.3.3 Energy Conservation ............................................................... 4-7
4.3.3.1 Existing Energy Consumption .................................. 4-8
4.3.3.2 Regulatory Setting .................................................... 4-9
4.3.3.3 Project Electricity and Natural Gas ........................ 4-18
4.3.3.4 Project Construction Diesel Fuel Consumption ..... 4-18
4.3.3.5 Project Operational Vehicle Fuel Consumption ..... 4-19
4.3.3.6 Appendix F Requirements and Energy
Conservation Standards .......................................... 4-20
4.3.3.7 Cumulative Impacts ................................................ 4-25
4.4 UNAVOIDABLE SIGNIFICANT ENVIRONMENTAL EFFECTS ....................... 4-26
5.0 ALTERNATIVES ............................................................................................... 5-1
5.1 INTRODUCTION ......................................................................................... 5-1
5.2 PROJECT OBJECTIVES ................................................................................ 5-2
5.3 SUMMARY OF SIGNIFICANT AND UNAVOIDABLE IMPACTS ........................ 5-2
5.3.1 Air Quality ............................................................................... 5-2
5.3.2 Noise ........................................................................................ 5-3
5.3.3 Transportation and Traffic ....................................................... 5-3
5.4 ALTERNATIVES ANALYSIS ........................................................................ 5-4
5.4.1 Alternatives Considered but Discarded ................................... 5-4
5.4.1.1 Retention of Agricultural Uses Alternative .............. 5-5
5.4.1.2 Increased Housing Development Alternative ........... 5-5
5.4.1.3 Major Reduced Project Alternative .......................... 5-6
5.4.1.4 Reduced LUCE Buildout Alternative ....................... 5-6
5.4.1.5 Business Park Land Use Alternative ........................ 5-9
5.4.2 Alternatives Carried Forward for Analysis ............................. 5-9
5.4.2.1 No Project Alternative .............................................. 5-9
5.4.2.2 Mitigated Project Alternative ................................. 5-14
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5.4.2.3 Residential Plus Business Park Land Use
Alternative .............................................................. 5-79
5.5 IDENTIFICATION OF ENVIRONMENTALLY SUPERIOR ALTERNATIVE ........ 5-88
6.0 LIST OF PREPARERS ...................................................................................... 6-1
7.0 REFERENCES AND PERSONS OR ORGANIZATIONS
CONTACTED ..................................................................................................... 7-1
VOLUME II
SECTION PAGE
8.0 RESPONSE TO COMMENTS .......................................................................... 8-1
8.1 INTRODUCTION ......................................................................................... 8-1
8.2 FORMAT OF THE RESPONSE TO COMMENTS ............................................... 8-2
8.3 INDEX OF COMMENTS RECEIVED ON THE DRAFT EIR ............................... 8-2
8.4 RESPONSE TO COMMENTS ......................................................................... 8-7
8.4.1 Master Comment Responses ................................................... 8-8
8.4.2 Oral Testimonies ................................................................... 8-17
8.4.3 Organizations ......................................................................... 8-49
8.4.4 Applicant ............................................................................. 8-132
8.4.5 Individuals ........................................................................... 8-223
8.5 INDEX OF COMMENTS RECEIVED ON THE RECIRCULATED DRAFT
EIR SECTIONS ....................................................................................... 8-509
8.6 RESPONSE TO COMMENTS RECEIVED ON THE RECIRCULATED DRAFT
EIR SECTIONS ....................................................................................... 8-509
8.6.1 Organizations ....................................................................... 8-510
8.6.2 Individuals ........................................................................... 8-520
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APPENDICES
A Initial Study
B Notice of Preparation and Comment Letters
C Vesting Tentative Tract Map
D Draft Avila Ranch Development Plan
E Avila Ranch Drainage Report
F Project Design Guidelines
G Land Evaluation and Site Assessment
H CalEEMod Estimates
I Biological Report
J Wetland Delineation Study
K Cultural Resources Inventory and Evaluation for the Avila Ranch Development
L Preliminary Site Assessment and Phase II Addendum for the Avila Ranch Property
M Water Supply Assessment
N ALUP Conformity Analysis Pre-application
O Sound Level Assessment for Avila Ranch Project
P Transportation Impact Study
Q Mitigated Project Alternatives Development Plan
R AASP Amendments
S Updated Draft Mitigated Project Alternative Development Plans
T San Luis Obispo County Agricultural Buffer Policies and Procedures
LIST OF FIGURES
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LIST OF FIGURES
NUMBER TITLE PAGE
Figure 1-1. Regional Location ................................................................................. 1-2
Figure 2-1. Project Site Aerial .................................................................................. 2-4
Figure 2-2. Land Use Plan ...................................................................................... 2-20
Figure 2-3. Types of Proposed Residential Development ...................................... 2-23
Figure 2-4a. Architectural Design Concepts ............................................................ 2-26
Figure 2-4b. Architectural Design Concepts ............................................................ 2-27
Figure 2-5. Proposed Circulation Plan ................................................................... 2-31
Figure 2-6. Buckley Road Extension Cross Section .............................................. 2-32
Figure 2-7. Project Interior Road Cross Sections ................................................... 2-37
Figure 2-8. Proposed Water Supply Plan ............................................................... 2-40
Figure 2-9. Proposed Wastewater Collection System ............................................ 2-41
Figure 2-10. Proposed Drainage Conditions on the Project Site .............................. 2-44
Figure 2-11. Proposed Drainage Outlet Structure in Tank Farm Creek ................... 2-45
Figure 2-12. Illustrative Tank Farm Creek Cross Sections ...................................... 2-47
Figure 2-13. Construction Phasing ........................................................................... 2-52
Figure 2-14. Phasing of Project Transportation Improvements ............................... 2-56
Figure 3.0-1. Cumulative Projects ............................................................................... 3-7
Figure 3.1-1. KVA Location Map .......................................................................... 3.1-17
Figure 3.2-1. Agricultural Resources within the Project Site .................................. 3.2-5
Figure 3.2-2. Agricultural Soils within the Project Site ........................................... 3.2-7
Figure 3.2-3. Proposed Agricultural Buffer Along Vachell Lane .......................... 3.2-27
Figure 3.4-1. Existing Biological Conditions on the Project Site and Buckley
Road Extension Area .......................................................................... 3.4-4
Figure 3.4-2. Potential Project Impacts to Tank Farm Creek ................................. 3.4-33
Figure 3.6-1 San Luis Obispo County Regional Airport ........................................ 3.6-8
Figure 3.7-1. Existing Drainage Conditions on the Project Site and Chevron
Tank Farm Property and Vicinity ..................................................... 3.7-11
Figure 3.7-2. Proposed Drainage Conditions on the Chevron Tank Farm
Property and Vicinity ....................................................................... 3.7-31
Figure 3.8-1. Zoning Designations ........................................................................... 3.8-5
Figure 3.9-1. Existing Measured Sound Level Contours within the Project Site .... 3.9-9
Figure 3.9-2. Project Site in Relation to Airport Land Use Plan Airport Noise
Contours ........................................................................................... 3.9-10
Figure 3.11-1. Public Services ................................................................................. 3.11-3
Figure 3.12-1. Existing Traffic Conditions .............................................................. 3.12-9
Figure 3.12-2. Existing plus Project Traffic Impacts ............................................. 3.12-28
Figure 3.12-3. Applicant Funded City Improvements to Transportation Network 3.12-57
Figure 3.12-4. Intersection 3 Impact TRANS-6 (Phase 1) ..................................... 3.12-59
Figure 3.12-5. Impact TRANS-7 (Phase 1 and 2) .................................................. 3.12-63
Figure 3.12-6. South Higuera Pedestrian Improvements Impact TRANS-10 ........ 3.12-70
Figure 3.12-7. Buckley Road Bicycle Improvements Impact TRANS-11 ............ 3.12-74
Figure 5-1. Conceptual Mitigated Project Alternative ........................................... 5-16
LIST OF TABLES
Avila Ranch Development Project xi
Final EIR
Figure 5-2. Mitigated Project Alternative Composite Site Plan ............................. 5-17
Figure 5-3. Illustrative Tank Farm Creek Cross Sections for the Mitigated
Project Alternative ............................................................................... 5-33
Figure 5-4. Conceptual Residential Plus Business Park Land Use Alternative ..... 5-80
LIST OF TABLES
Avila Ranch Development Project xii
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LIST OF TABLES
NUMBER TITLE PAGE
Table ES-1. Project Impacts, Mitigation Measures and Residual Impacts .............ES-5
Table ES-2. Impact Comparison of Alternatives to the Proposed Project ..........ES-161
Table 2-1. Land Use Element Performance Standards for the Project Site ............ 2-9
Table 2-2. ALUP Safety Area Standards .............................................................. 2-10
Table 2-3. Summary of Proposed Land Uses ....................................................... 2-21
Table 2-4. Summary of Housing and Population .................................................. 2-22
Table 2-5. Summary of Proposed Parks and Open Space .................................... 2-28
Table 2-6. Pipe and Riprap Sizes at Drainage Outlets .......................................... 2-43
Table 2-7. Phases and Duration ............................................................................ 2-50
Table 2-8. List of Construction Equipment .......................................................... 2-53
Table 3.0-1. Cumulative Projects List ....................................................................... 3-4
Table 3.1-1. Summary of Project Impacts ............................................................ 3.1-21
Table 3.2-1. Agricultural Lands within the Project Vicinity .................................. 3.2-4
Table 3.2-2. Project Site Soil Capabilities .............................................................. 3.2-6
Table 3.2-3. LESA Analysis Summary for Project Site ....................................... 3.2-19
Table 3.2-4. Summary of Project Impacts ............................................................ 3.2-20
Table 3.2-5. Comparison of FMMP vs NCRS Prime Farmland Designations ..... 3.2-21
Table 3.3-1. Ambient Air Quality Standards and Attainment Status ..................... 3.3-5
Table 3.3-2. Ambient Air Quality Data at San Luis Obispo - Higuera Street
Station ................................................................................................. 3.3-7
Table 3.3-3. Thresholds of Significance for Construction Operations ................. 3.3-17
Table 3.3-4. Thresholds of Significance for Operational Operations ................... 3.3-18
Table 3.3-5. Summary of Project Impacts ............................................................ 3.3-23
Table 3.3-6. Maximum Short-term Construction Emissions (Unmitigated) ........ 3.3-25
Table 3.3-7. Maximum Short-term Construction Emissions (Mitigated) ............. 3.3-26
Table 3.3-8. Maximum Long-term Operational Emissions (Unmitigated) .......... 3.3-32
Table 3.3-9. Potentially Appropriate Mitigation Measures from APCD CEQA
Air Quality Handbook ...................................................................... 3.3-34
Table 3.3-10. Maximum Long-term Operational Emissions (Mitigated) ............... 3.3-41
Table 3.3-11. Estimated Construction GHG Emissions (Unmitigated) .................. 3.3-43
Table 3.3-12. Estimated Operational GHG Emissions (Unmitigated) ................... 3.3-44
Table 3.3-13. Estimated Operational GHG Emissions (Mitigated) ........................ 3.3-47
Table 3.4-1. Tank Farm Creek Cross Sections with Riparian Coverage ................ 3.4-5
Table 3.4-2. Habitat Types Located within the Project Site ................................... 3.4-9
Table 3.4-3. Special Status Plants with Potential to Occur in the Project Site ..... 3.4-10
Table 3.4-4. Sensitive Wildlife Species with Potential to Occur in the Project
Site .................................................................................................... 3.4-11
Table 3.4-5. Summary of Project Impacts ............................................................ 3.4-31
Table 3.4-6. Permanent Impacts to Wetlands and Riparian Areas in the Project
Site .................................................................................................... 3.4-41
Table 3.4-7. Proposed Storm Water Outfall Size and Impact Area ...................... 3.4-43
Table 3.5-1. Cultural Resources Recorded Within 0.25 Mile of the Project Site ... 3.5-5
Table 3.5-2. Cultural Resources Recorded Within Project Site .............................. 3.5-7
LIST OF TABLES
Avila Ranch Development Project xiii
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Table 3.5-3. Summary of Project Impacts ............................................................ 3.5-15
Table 3.6-1. USTs and Cleanup Sites within a 0.5 mile-Radius of the Project
Site ...................................................................................................... 3.6-5
Table 3.6-2. Fatal Aircraft Accidents within the Vicinity of San Luis Obispo
County Regional Airport .................................................................... 3.6-9
Table 3.6-3. Summary of Project Impacts ............................................................ 3.6-22
Table 3.7-1. Summary of Peak Flows in Project Site and Vicinity ...................... 3.7-12
Table 3.7-2. Flood Risk Management Legislation and Local Responsibilities .... 3.7-16
Table 3.7-3. Summary of Project Impacts ............................................................ 3.7-32
Table 3.7-4. Projected Peak Flow Increases in Tank Farm Creek (Phases 1-3) ... 3.7-39
Table 3.7-5. Projected Peak Flow Increases in Tank Farm Creek (Full
Buildout) ........................................................................................... 3.7-40
Table 3.8-1. Existing City and County Zoning Districts within Project Vicinity ... 3.8-4
Table 3.8-2. LUCE Performance Standards for the Project Site ............................ 3.8-6
Table 3.8-3. Applicable ALUP Airport Safety Area Standards (ALUP Table
7) ....................................................................................................... 3.8-10
Table 3.8-4. Acreage of Project Site within ALUP Airport Safety Areas ............ 3.8-15
Table 3.8-5. LUCE AOZ Standards ...................................................................... 3.8-19
Table 3.8-6. Acreage of Project Site within LUCE-defined AOZ ........................ 3.8-19
Table 3.8-7. General Plan Policy Consistency Summary ..................................... 3.8-24
Table 3.8-8. ALUP Consistency Summary ........................................................... 3.8-43
Table 3.8-9. AASP Consistency Summary ........................................................... 3.8-44
Table 3.8-10. Summary of Project Impacts ............................................................ 3.8-53
Table 3.8-11. Residential Units Proposed within AOZs ......................................... 3.8-54
Table 3.8-12. ALUP Airport Safety Area Standards for Residential Densities1 .... 3.8-55
Table 3.9-1. Representative Noise Levels .............................................................. 3.9-3
Table 3.9-2. Human Response to Different Levels of Groundborne Vibration ...... 3.9-5
Table 3.9-3. County Construction Exception to Noise Standards ........................ 3.9-12
Table 3.9-4. City Maximum Noise Exposure for Noise-Sensitive Land Use
Areas Due To Transportation Noise Sources ................................... 3.9-13
Table 3.9-5. City Maximum Noise Exposure for Noise-Sensitive Land Use
Areas Due to Stationary Noise Sources ............................................ 3.9-14
Table 3.9-6. City of San Luis Obispo Exterior Noise Limits ............................... 3.9-15
Table 3.9-7. Maximum Time Periods for Increased Noise Levels ....................... 3.9-15
Table 3.9-8. Maximum Noise Levels for Nonscheduled, Intermittent, Short-
Term Operation (Less than 10 Days) of Mobile Equipment at
Residential Properties ....................................................................... 3.9-15
Table 3.9-9. Maximum Noise Levels for Repetitively Scheduled, Relatively
Long-Term Operation (10 Days or More) of Stationary
Equipment at Residential Properties ................................................ 3.9-16
Table 3.9-10. Summary of Compatibility of Land Uses with CNEL Contours ..... 3.9-16
Table 3.9-11. Guidelines for Single Noise Events .................................................. 3.9-17
Table 3.9-12. Noise Ranges of Typical Construction Equipment .......................... 3.9-19
Table 3.9-13. Caltrans Vibration Annoyance Potential Criteria ............................. 3.9-20
Table 3.9-14. Vibration Source Levels for Construction Equipment ..................... 3.9-20
Table 3.9-15. Summary of Project Impacts ............................................................ 3.9-22
LIST OF TABLES
xiv Avila Ranch Development Project
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Table 3.9-16. Estimated Outdoor Construction Peak Noise Levels at Sensitive
Receptors (Unmitigated) .................................................................. 3.9-24
Table 3.9-17. Projected Traffic and Noise Level Increases along Adjacent
Roadways ......................................................................................... 3.9-28
Table 3.10-1. Population Growth between 1990 and 2016 .................................... 3.10-2
Table 3.10-2. SLOCOG Medium Growth Population Projections ......................... 3.10-3
Table 3.10-3. Population Growth, 2005-2013, San Luis Obispo City, County,
and State of California ...................................................................... 3.10-3
Table 3.10-4. Division of Labor within the City, County, and State ...................... 3.10-5
Table 3.10-5. City of San Luis Obispo Labor Force and Unemployment 2000-
2013 .................................................................................................. 3.10-6
Table 3.10-6. SLOCOG Medium Non-Farm Employment Projections ................. 3.10-6
Table 3.10-7. SLOCOG Existing and Projected Housing Supply .......................... 3.10-7
Table 3.10-8. Affordable Rent and Purchase Prices for All Income Categories .... 3.10-8
Table 3.10-9. Average Floor Area by Unit Type in San Luis Obispo, 2011 .......... 3.10-9
Table 3.10-10. Median Residential Real Estate Sales Prices for City, County,
and State from 2001-2013 ................................................................ 3.10-9
Table 3.10-11. Remaining RHNA Need Based on Dwelling Units Approved,
Under Construction, or Built, 2014 to 2019 ................................... 3.10-10
Table 3.10-12. San Luis Obispo Quantified Housing Objectives, 2014 to 2019 .... 3.10-12
Table 3.10-13. Jobs-to-Housing Ratio in 2010 ....................................................... 3.10-13
Table 3.10-14. Jobs-to-Housing Ratio in 2015 ....................................................... 3.10-13
Table 3.10-15. SLOCOG Projections vs. LUCE Buildout Capacity for 2035 ....... 3.10-14
Table 3.10-16. Land Use Element - 1% Population Growth Projection and
Housing Supply Thresholds ........................................................... 3.10-16
Table 3.10-17a. Inclusionary Housing Requirements .............................................. 3.10-19
Table 3.10-17b. Inclusionary Housing Adjustment Factors ..................................... 3.10-19
Table 3.10-18. Summary of Project Impacts .......................................................... 3.10-21
Table 3.10-19. Population Growth by Project Phase .............................................. 3.10-24
Table 3.10-20. City and Countywide Population and Housing Projections, 2010-
2035 ................................................................................................ 3.10-27
Table 3.11-1. Public Services Serving the Project Vicinity .................................... 3.11-1
Table 3.11-2. Existing Capacity and Enrollment at SLCUSD Schools (2014-
2015) ................................................................................................. 3.11-8
Table 3.11-3. Summary of Project Impacts .......................................................... 3.11-14
Table 3.11-4. Project Student Generation ............................................................. 3.11-20
Table 3.12-1. LOS Criteria for Signalized and Unsignalized Intersections ........... 3.12-7
Table 3.12-2. Existing Peak Hour Intersection LOS .............................................. 3.12-8
Table 3.12-3. Existing Queues at Intersections in the Project Vicinity ................ 3.12-11
Table 3.12-4. Existing Peak Hour Segment LOS ................................................. 3.12-13
Table 3.12-5. Existing Transit Service ................................................................. 3.12-14
Table 3.12-6. Proposed Project Trip Generation .................................................. 3.12-29
Table 3.12-7. Existing Plus Project Intersection Impact Summary ...................... 3.12-30
Table 3.12-8. Existing plus Project Intersection Queueing Impact Summary ...... 3.12-31
Table 3.12-9. Existing Plus Project Roadway Segment Impact Summary ........... 3.12-32
Table 3.12-10. Average estimated VMT for the City, County, and Project ........... 3.12-34
Table 3.12 11. Summary of Project Impacts .......................................................... 3.12-36
LIST OF TABLES
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Table 3.12-12. Trip Generation per Proposed Development Phase ........................ 3.12-42
Table 3.12-13. Near-term Plus Project Intersection Impact Summary ................... 3.12-76
Table 3.12-14. Near-term plus Project Segment Impact Summary ........................ 3.12-76
Table 3.12-15. Long-term Cumulative Impact Summary ....................................... 3.12-82
Table 3.13-1. Utilities Serving the Project Site ...................................................... 3.13-2
Table 3.13-2. Current Storage within the City of San Luis Obispo's Reservoirs ... 3.13-5
Table 3.13-3. City of San Luis Obispo's Water Resource Annual Availability ..... 3.13-7
Table 3.13-4. Current Water Demand and Water Availability in the City of San
Luis Obispo ...................................................................................... 3.13-8
Table 3.13-5. Water Distribution Infrastructure ..................................................... 3.13-9
Table 3.13-6. Summary of Project Impacts .......................................................... 3.13-23
Table 3.13-7. Wastewater Projections Resulting from the Project. ...................... 3.13-24
Table 3.13-8. Estimated Water Demand from Project WSA ................................ 3.13-29
Table 3.13-9. Estimated Project Water Demand based on City Water Use
Factors ............................................................................................ 3.13-30
Table 3.13-10. Estimated Solid Waste Production ................................................. 3.13-32
Table 5-1. Comparison of Proposed MPA to the Proposed Project ..................... 5-19
Table 5-2. Summary of Proposed MPA Land Uses .............................................. 5-20
Table 5-3. Summary and Comparison of Housing and Population ...................... 5-22
Table 5-4. MPA Construction Phasing ................................................................. 5-35
Table 5-5. MPA Impacts, Mitigation Measures, and Residual Impacts ............... 5-37
Table 5-6. Maximum Short-term Construction Emissions (Unmitigated) ........... 5-47
Table 5-7. Maximum Short-term Construction Emissions (Mitigated) ................ 5-47
Table 5-8. Maximum Long-term Operational Emissions (Unmitigated) ............. 5-48
Table 5-9. Maximum Long-term Operational Emissions (Mitigated) .................. 5-49
Table 5-10. Estimated Construction GHG Emissions (Unmitigated) ..................... 5-50
Table 5-11. Estimated Operational GHG Emissions (Unmitigated) ...................... 5-50
Table 5-12. Estimated Operational GHG Emissions (Mitigated) ........................... 5-51
Table 5-13. Permanent Impacts to Wetlands and Riparian Areas .......................... 5-54
Table 5-14. Residential Units Proposed within AOZs ............................................ 5-62
Table 5-15. ALUP Airport Safety Area Standards for Residential Densities1 ....... 5-63
Table 5-16. MPA Student Generation .................................................................... 5-69
Table 5-17. Approximate Estimated Vehicular Trip Generation under the
MPA .................................................................................................... 5-70
Table 5-18. Wastewater Projections Resulting from the MPA. .............................. 5-76
Table 5-19. Estimated MPA Water Demand based on City Water Use Factors .... 5-78
Table 5-20. Estimated Solid Waste Production under the MPA ............................ 5-78
Table 5-21. Housing Proposed under Residential Plus Business Park Land
Use Alternative .................................................................................... 5-82
Table 5-22. ALUP Safety Area Standards for Unit or Persons Densities1 ............ 5-85
Table 5-23. Consistency with AOZs ....................................................................... 5-85
Table 5-24. Estimated Net New Daily Trips under Residential Plus Business
Park Land Uses Alternative ................................................................. 5-87
Table 5-25. Impact Comparison of Alternatives to the Proposed Project .............. 5-90
Table 8-1. Index of Comments Received on the Draft EIR .................................... 8-3
Table 8-2. Index of Comment Received on the Recirculated Draft EIR
Sections .............................................................................................. 8-509
ACRONYMS AND ABBREVIATIONS
Avila Ranch Development Project xvi
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ACRONYMS AND ABBREVIATIONS
AASP Airport Area Specific Plan
AB Assembly Bill
AC Advisory Circular
ACM asbestos containing materials
ACOS Airport Compatibility Open Space Plan
ACTM Airborne Toxic Control Measure
ADA Americans with Disabilities Act
AF acre-feet
AFY acre feet per year
AHERA Asbestos Hazard Emergency Response Act
Airport San Luis Obispo County Regional Airport
ALUC Airport Land Use Commission
ALUP Airport Land Use Plan
Amec Foster Wheeler Amec Foster Wheeler, Environment and Infrastructure, Inc.
AOZ Airport Overlay Zones
APCD Air Pollution Control District
APN Assessor Parcel Number
Applicant Avila Ranch LLC
ARI Architectural Resource Inventory
ARIM Archaeological Resource Impact Mitigation
BACT Best Available Control Technology
bgs below the ground surface
BMP Best Management Practice
BS-SP Business Park – Specific Plan
C/OS Conservation/Open Space
CAAQS California Ambient Air Quality Standards
CAC California Administrative Code
Cal Poly California State Polytechnic University
Cal/OSHA California Occupational Safety and Health Administration
CalEEMod California Emissions Estimator Model
CALFIRE California Department of Forestry and Fire Protection
Caltrans California Department of Transportation
CAMP Construction Activity Management Plan
CAP Clean Air Plan
CARB California Air Resources Board
CBC California Building Code
CCAA California Clean Air Act
CCR California Code of Regulations
CCTC Central Coast Transportation Consulting
CDFA California Department of Food and Agriculture
CDFW California Department of Fish and Wildlife
CDZ Clustered Development Zone
CEQA California Environmental Quality Act
ACRONYMS AND ABBREVIATIONS
Avila Ranch Development Project xvii
Final EIR
CERCLA Comprehensive Environmental Response, Compensation,
and Liability Act
CESA California Endangered Species Act
CFC Chlorofluorocarbons
CH4 Methane
CHC Cultural Heritage Committee
CHRIS California Historical Resources Information System
CIMIS California Irrigation Management Information System
City City of San Luis Obispo
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNG Compressed natural gas
CNPS California Native Plant Society
CO carbon monoxide
CO2 carbon dioxide
COS Conservation and Open Space
County County of San Luis Obispo
CRHR California Register of Historical Places
CSC California Species of Concern
CUPA Certified Unified Program Agency
CVC California Vehicle Code
CWA Clean Water Act
cy cubic yard
dB decibel
dBA A-weighted decibel
DBH Diameter breast height
DDM Drainage Design Manual
Development Plan Avila Ranch Development Plan
DPM Diesel Particulate Matter
DTSC Department of Toxic Substances Control
du/acre dwelling units per acre
EDT estimated daily trips
EIR Environmental Impact Report
EPA Environmental Protection Agency
ESA Endangered Species Act
FAA Federal Aviation Administration
FCAA Federal Clean Air Act
FE Federally Endangered
FEMA Federal Emergency Management Agency
FMMP Farmland Mapping and Monitoring Program
FSC Federal Species of Concern
FTA Federal Transit Administration
FWHA Federal Highway Administration
GHG Greenhouse Gases
gpcd Gallons per capita per day
ACRONYMS AND ABBREVIATIONS
xviii Avila Ranch Development Project
Final EIR
GWh gigawatt hours
HAP Hazardous Air Pollutant
HCD California Department of Housing and Community
Development
HCM Highway Capacity Manual
HDD Horizontal Directional Drilling
HRA Health Risk Assessment
HSC Health and Safety Code
HVAC heating, ventilation, and air conditioning
in/sec inches per second
IS Initial Study
ITE Institute of Transportation Engineers
KVA Key Viewing Area
LAFCO Local Agency Formation Commission
LBP lead based paint
lbs/day pounds per day
LCC Land Capability Classification
Ldn Day-night average noise level
LE Land Evaluation
LEED-ND Leadership in Energy and Environmental Design for
Neighborhood Development
Leq equivalent energy noise level
LESA Land Evaluation and Site Assessment
Lmax noise level at noise source
Lmin minimum instantaneous noise level
LNG liquefied natural gas
LOS level of service
LOVR Los Osos Valley Road
LUCE Land Use and Circulation Element
LUCE Update EIR Land Use and Circulation Element Update Environmental
Impact Report
LUST Leaking Underground Storage Tank
MBTA Migratory Bird Treaty Act
MCI mass casualty incident
MCL maximum contaminant level
mg/m3 milligrams per cubic meter
mgd million gallons per day
MMRP Mitigation, maintenance, monitoring, and reporting plan
MMTCO2e Million metric tons of carbon dioxide equivalent
mph miles per hour
msl mean sea level
MT/yr metric tons per year
NAAQS National ambient air quality standards
NAHC Native American Heritage Commission
ACRONYMS AND ABBREVIATIONS
Avila Ranch Development Project xix
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National Contingency Plan National Oil and Hazardous Substances Pollution
Contingency Plan
NESHAP National Emission Standard for Hazardous Air Pollutants
NFIP National Flood Insurance Program
NHPA National Historic Preservation Act
NOA Naturally Occurring Asbestos
NOP Notice of Preparation
NOx nitrogen oxides
NPDES National Pollutant Discharge Elimination System
NRCS National Resources Conservation Service
NRHP National Register of Historic Places
O3 ozone
OPR Office of Planning and Research
OSHA Federal Occupational Safety and Health Administration
Pb Lead
PCB polychlorinated biphenyls
PEA Preliminary Endangerment Assessment
PG&E Pacific Gas and Electric Company
PM10 10-micron particulate matter
PM2.5 2.5-micron particulate matter
POC Points of Connection
ppb parts per billion
PPM parts per million
PRC Public Resources Code
Project Avila Ranch Development Project
PSA Preliminary Site Assessment and Phase II Addendum for
the Avila Ranch Property
RHNA Regional Housing Needs Assessment
RHNP Regional Housing Needs Plan
ROG reactive organic gases
ROW right of way
RPZ Runway Protection Zone
RTP Regional Transportation Plan
RTP/SCG Regional Transportation Plan/Sustainable Communities
Strategy
RWQCB Regional Water Quality Control Board
SA Site Assessment
Santa Margarita Lake Salinas Reservoir
SARE Subsurface Archaeological Resource Evaluations
SB Senate Bill
Scoping Plan Climate Change Scoping Plan
SE California Endangered
sf square feet
SGMA Sustainable Groundwater Management Act
SIP State Implementation Plan
ACRONYMS AND ABBREVIATIONS
xx Avila Ranch Development Project
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SLCUSD San Luis Coastal Unified School District
SLO Transit City of San Luis Obispo Transit Division
SLOCOG San Luis Obispo Council of Governments
SLOFD San Luis Obispo Fire Department
SLOPD San Luis Obispo Police Department
SLORTA San Luis Obispo Regional Transit Authority
SO2 sulfur dioxide
SoCal Gas Southern California Gas Company
SP/yr service pollutant/year
SP-4 Specific Focus Area
SR State Route
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
TAC Toxic Air Contaminant
TCM Transportation Control Measures
TIF Transportation Impact Fee
TIS Traffic Impact Study
ton/qtr tons per quarter
tpd tons per day
TPH total petroleum hydrocarbons
TRB Transportation Research Board
U.S. 101 U.S. Highway 101
U.S. Census U.S. Census Bureau
UBC Uniform Building Code
URL Urban Reserve Line
USACE U.S. Army Corps of Engineers
USDA U.S. Department of Agriculture
USEPA U.S. Environmental Protection Agency
USFWS U.S. Fish and Wildlife Service
UST Underground storage tank
VdB Vibration decibel
VMT vehicle miles traveled
VTM Vesting Tract Map
WL CDFG Watch List
WL-Fed USFWS Watch List
WRF Water Reclamation Facility
WRRF Water Resource Recovery Facility
WWME Water and Wastewater Management Element
ZOI Zone of Influence
μg/m3 micrograms per cubic meter