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HomeMy WebLinkAbout9. ScreencheckFEIR30Environme 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES Avila Ranch Development Project 3-1 Final EIR 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES This chapter discusses the environmental impacts of implementing the proposed Avila Ranch Development Project (Project) and identifies mitigation measures for impacts found to be potentially significant. Consistent with the California Environmental Quality Act (CEQA) Guidelines, the Initial Study (IS) along with agency and public input received during the Notice of Preparation (NOP) comment period was used to determine the scope of the analysis for this Environmental Impact Report (EIR). Through this process, the City of San Luis Obispo (City) determined that the EIR analysis would focus on the following resource areas: • Aesthetics and Visual Resources • Agricultural Resources • Air Quality and Greenhouse Gas Emissions • Biological Resources • Cultural Resources • Hazards and Hazardous Materials • Hydrology and Water Quality • Land Use and Planning • Noise • Population and Housing • Public Services • Transportation and Traffic • Utilities This section of the EIR addresses the potentially significant environmental impacts of the proposed Project for the resources listed above. 3.0.1 Approach to Tiered Analysis As described in Chapter 1.0, Introduction, the City’s 2014 Land Use and Circulation Elements Update EIR (LUCE Update EIR) provided a Program-level environmental analysis that covers the Project site. The LUCE Update EIR serves as the basis for this Project-specific environmental analysis from which this EIR is tiered. The environmental analysis included in this EIR considers and expands upon previous environmental analysis and findings from the LUCE Update EIR. The tiered approach to analysis in this EIR focuses the review to Project-specific impacts not fully analyzed in the LUCE Update EIR and allows for a more expansive evaluation of environmental effects previously identified. This tiered EIR incorporates information, analysis, and mitigation measures from the LUCE Update EIR that are relevant to this Project, which are incorporated by reference in this EIR. This EIR also incorporates and relies upon relevant analysis from the LUCE Update EIR related to the evaluation of cumulative impacts and expands upon and refines such information where warranted. 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES 3-2 Avila Ranch Development Project Final EIR This EIR summarizes the LUCE Update EIR environmental analysis in each resource section, including impacts and mitigation measures identified for a particular resource. The environmental impact analysis further evaluates specific details of the Project that were assessed only in general terms when the LUCE Update EIR was prepared. As the majority of mitigation measures in the LUCE Update EIR have been included in the City’s 2014 LUCE as policies, these measures are included in the regulatory section of each environmental resource to inform the reader regarding measures that address and potentially mitigate potential Project impacts. Where specific mitigation measures from the LUCE Update EIR are directly relevant, they are summarized in the Project analysis to provide a clear linkage with Project impacts. 3.0.2 Impact Classification For each impact identified in this EIR, a statement of the level of significance of the impact is provided. Impacts are categorized in one of the following categories: • A beneficial impact would result when the proposed project would have a positive effect on the natural or human environment and no mitigation would be required. • No impact would result when no adverse change in the environment is expected; no mitigation would be required. • A less than significant impact would not cause a substantial change in the environment, although an adverse change in the environment may occur; only compliance with standard regulatory conditions would be required. • A significant but mitigable impact would be reduced to a less than significant level through successful implementation of identified mitigation measures. • A significant and unavoidable impact would cause a substantial adverse effect on the environment, and no feasible mitigation measures would be available to reduce the impact to a less than significant level. Determinations of significance levels in the EIR are made based on impact significance criteria and CEQA Guidelines for each environmental resource. The findings of this EIR per Section 15126 of the CEQA Guidelines include a discussion of significant environmental effects of the Project, significant environmental effects which cannot be avoided if the Project is implemented, significant irreversible environmental changes which would be involved in the Project should it be implemented, growth-inducing impacts of the Project, mitigation measures proposed to minimize the significant effects, and alternatives to the Project. 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES Avila Ranch Development Project 3-3 Final EIR 3.0.3 Mitigation Measures Per CEQA Guidelines Section 15126.4, where potentially significant environmental impacts have been identified in the EIR, feasible mitigation measures that could avoid or minimize the severity of those impacts are identified. The mitigation measures are identified as part of the analysis of each impact topic in Sections 3.1 through 3.13 of this EIR. Mitigation measures from the LUCE Update EIR that have the potential to mitigate potentially significant Project impacts are also set forth as part of the analysis. 3.0.4 Cumulative Impact Analysis The CEQA Guidelines 15355 defines cumulative impacts as “two or more individual effects that, when considered together, are considerable, or which compound or increase other environmental impacts.” Section 15355 of the CEQA Guidelines further state that the individual effects can be various changes related to a single project or the change involved in a number of other closely related past, present, and reasonably foreseeable future projects. The CEQA Guidelines allow for the use of two different methods to determine the scope of projects for the cumulative impact analysis: • List method - A list of past, present, and probable future projects producing related or cumulative impacts, including, if necessary, those projects outside the control of the agency (Section 15130). • General Plan projection method - A summary of projections contained in an adopted General Plan or related planning document, or in a prior environmental document which has been adopted or certified, which described or evaluated regional or area-wide conditions contributing to the cumulative impact (CEQA Guidelines §15130). In accordance with CEQA Guidelines 15130, the scope of projects for cumulative impact analysis can include a summary of projections contained in an adopted General Plan or related planning document, or in a prior environmental document which has been adopted or certified, which described or evaluated regional or area-wide conditions contributing to the cumulative impact. In order to assess cumulative impacts, this EIR uses a combination of the two approaches that includes specific projects that are reasonably foreseeable, such as the Chevron Tank Farm Remediation and Development Project, and the General Plan projection method that considers projects and programs included in the City’s General Plan LUCE. A list of planned projects is used to assess cumulative project impacts (Table 3.0-1). In addition, the General Plan projection method utilized in this EIR provides updated Citywide cumulative projections anticipated to occur through 2035, including: 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES 3-4 Avila Ranch Development Project Final EIR • Special focus areas identified in the General Plan Land Use Element that contain specific guidelines for the future adoption of a specific plan, including: Airport Area and Margarita Area Specific Plans, Orcutt Area Specific Plan, and San Luis Ranch. • Buildout of areas within the existing City boundaries and planning sphere of influence. • Land use changes anticipated to occur under the City’s 2014 LUCE. Cumulative impacts related to projects anticipated in the 2014 LUCE are analyzed within the LUCE Update EIR, and this EIR incorporates and builds upon this information to utilize a tiered approached to assessment of these cumulative impacts. Table 3.0-1. Cumulative Projects List Project Description Project Status 1. Chevron Tank Farm Remediation and Development Project Remediation of site contamination, restoration and grading of a 332-acre site; annexation into the City and development of 800,000 square feet (sf) of business park/ industrial uses and open space. Tentative 2. Chinatown Project Development of a 2.12-acre site with 46,000 sf of commercial uses and 32 housing units. Under construction 3. San Luis Ranch Specific Plan Specific Plan for a 131.3-acre site that would convert open space and agriculture to a mixed-use development with 500 dwelling units, 350 sf of commercial and office uses, and up to 200 hotel rooms. Tentative 4. Margarita Area Specific Plan Specific Plan with 868 dwelling units and 968,000 sf of commercial uses proposed. Approved 5. Froom Ranch Specific Plan Specific Plan for a 111-acre site that would include a 464- unit retirement community, 380 residential units, and up to 45,000 sf of commercial space. Tentative 6. Garden Street Terraces Downtown mixed-use redevelopment with 25,000 sf of commercial space, hotel use, and 8 housing units. Under construction 7. Four Creeks Rezone of 18 acres of industrial land to high density residential uses that would allow approximately 166 units. Approved 8. University Square Shopping façade remodel, demolition of 3 buildings and construction of 20,000 commercial buildings. Approved 9. University Circle Proposed mixed-use student housing development with 176 units and 50,000 sf of commercial space. Cal Poly project 10. Santa Rosa Street Infill Proposed 75-foot tall mixed-use project including 80- room hotel, 26,000 sf of residential space and 53,000 sf of commercial space. withdrawn 11. Fremont Square 5-story mixed-use project including retail, office, restaurant, and residential space Tentative 12. 71 Palomar Avenue Development of 41 multi-family rental units. Tentative 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES Avila Ranch Development Project 3-5 Final EIR Table 3.0-1. Cumulative Projects List (Continued) Project Description Project Status 13. Monterey Place Mixed-use project with 23 housing units and 24,000 sf of office and retail space. Approved 14. San Luis Square Mixed-use development with 48 housing units and 21,000 sf of commercial space. Tentative 15. SLO Terraces Development of 17 single-family residences. Under construction 16. The Yard Development of 20 housing units and 23 live-work space units. Approved 17. 860 Humbert Development of 20 affordable housing units. Approved 18. Rockview 9 Development of 9 single-family residences. Under construction 19. West Creek Development Development of 172 condominiums and single-family residences. Approved 20. Laurel Creek (Avivo) Development Development of 117 units. Approved 21. Wingate Homes Development of 142 housing units and 1-acre park. Approved 22. Iron Works Development of 46 affordable housing units and 4,400 sf of commercial space. Approved 23. Calle Joaquin Hotel Development of a 57,000 sf multi-story hotel. Tentative 24. Digital West Development of an 80,000 sf storage building. Approved 25. Aerovista Place Development of two commercial buildings totaling 37,000 sf near the San Luis Obispo County Regional Airport. Approved 26. SLO Brew Production 31,000 sf brewery near the San Luis Obispo County Regional Airport. Approved 27. Airport Business Center Development of 75,000 sf of commercial space on the Airport Business Center. Approved 28. 22 North Chorro Demolition and new construction of car dealership and associated commercial buildings. Tentative 29. Motel Inn Restoration of Motel Inn and construction of 10,750 sf of restaurant space and 52 guestrooms. Approved 30. Monterey Hotel Redevelopment of multi-story hotel. Approved 31. Granada Hotel Expansion Addition of 24 units to the historic hotel located downtown. Approved 32. Discovery SLO Bowling Alley Reuse of 24,500 sf commercial building, to include bowling alley, restaurant, and outdoor area. Approved 33. French Hospital Proposed 4-story medical office building and 2-level parking garage. Approved 3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION MEASURES 3-6 Avila Ranch Development Project Final EIR Table 3.0-1. Cumulative Projects List (Continued) Project Description Project Status 34. The Junction Proposed mixed-use project with 5,800 sf of commercial space and 69 residential units. Approved 35. 279 Bridge Construction of three buildings totaling 21,049 sf of manufacturing space. Tentative 36. Caudill Mixed-Use Mixed-use project with 4-story structure, 5,327 sf of retail space, and 36 residential and live/work units. Tentative 37. Homeless Services Center Proposed homeless services center. Approved 38. Jones Property Mixed-use development with 15,070 sf of commercial space, 9 condominiums, and 52 multi-family units. Approved 39. Imel Development of 18 residential lots. Tentative 40. Righetti Ranch Development of 304 lots including 272 single-family units, 32 inclusionary units, neighborhood park, and open space. Approved 41. Perry Ford /VW Dealership Redevelopment of car dealership, showroom, and associated commercial buildings. Tentative 42. Coast BMW New car dealership and related services. Tentative 43. Public Market Place – Long-Bonetti Ranch Proposed development for public market with retail space, brewery, and restaurants. Tentative 44. Coker Ellsworth 35 commercial lots subdivision. Approved 45. Toscano Homes Approximately 161 Tuscan style residences within the Margarita Specific Plan. Approved 1 2 10 30 11 31 32 33 34 35 36 37 45 38 39 40 41 42 43 44 12 29 28 13 14 15 8 9 6 3 5 4 718 16 17 20 19 21 22 24 27 25 26 23 San Luis Obispo Laguna Lake 101 101 101 101 227 227 227 1 HIGUERA STREETHIGUERA STREETHIGUERA STREETHIGUERA STREETBROAD STREETBROAD STREETSANTA ROSA STREETSANTA ROSA STREETORCUTT ROADORCUTT ROAD FOOTHILL BOULEVARDFOOTHILL BOULEVARD MADONNA ROADMADONNA ROADLOS OSOS VALLEY ROADSUBURBAN ROADSUBURBAN ROAD BUCKLEY ROADBUCKLEY ROAD ORCUTT ROADORCUTT ROADBUCKLEY ROAD TANK FARM ROAD SANTA FE ROADHIGUERA STREETHIGUERA STREETBROAD STREETSANTA ROSA STREETSUBURBAN ROAD ORCUTT ROAD FOOTHILL BOULEVARD ORCUTT ROADMADONNA ROADLOS OSOS VALLEY ROADNote: Cumulative project numbers correspond to those presented in Table 3.0-1. LEGEND Avila Ranch Specific Plan Area Cumulative Project Location Park/ Open Space Incorporated City San Luis Obispo County ## 0 2,600 SCALE IN FEET N Cumulative Projects 3.0-1 FIGURE 3-7 This page intentionally left blank.