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HomeMy WebLinkAboutItem 4 - RZ-0015-2017 (1460 Calle Joaquin)-signed Meeting Date: December 13, 2017 Item Number: 4 PLANNING COMMISSION AGENDA REPORT SUBJECT: Consideration of: an amendment to the City’s Zoning Map to designate property at 1460 Calle Joaquin to be within a Tourist Commercial (C-T) Zone; construction of a new two-story commercial building; and an exception to the Creek Setback requirement for six (6) uncovered parking spaces ADDRESS: 1460 Calle Joaquin BY: Walter Oetzell, Assistant Planner Phone: 781-7593 FILE NO.: RZ-0015-2017 E-mail: woetzell@slocity.org EID-0016-2017 VIA: Tyler Corey, Principal Planner FROM: Doug Davidson, Deputy Director RECOMMENDATION Adopt the attached Planning Commission Resolution (Attachment 1), which recommends that the City Council: 1. Amend the Zoning Map, designating the site to be within a Tourist Commercial (C-T) Zone and adopt a Mitigated Negative Declaration (EID-0016-2017); and 2. Approve a Creek Setback exception allowing six (6) unenclosed parking spaces within the creek setback. SITE DATA Applicant AuzCo Development, LLC Representative George Garcia, AIA Submittal Date January 6, 2017 Complete Date July 6, 2017 General Plan Tourist Commercial Zoning (None) Site Area 11,575 sq. ft. (0.27 ac.) Environmental Status Mitigated Negative Declaration PC4 - 1 DD ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 2 1.0 BACKGROUND A portion of the property at 1460 Calle Joaquin, east of Prefumo Creek, is designated for Tourist Commercial land use in the Land Use Element of the City’s General Plan, but is not designated within any zone district (see Attachment 3).1 AuzCo Development, LLC, the project applicant, proposes to zone this portion of the property to (C-T) Tourist-Commercial, consistent with its General Plan designation, and to construct a two-story commercial building. An exception from Creek Setback requirements has also been requested to allow six (6) vehicle parking spaces within the required 20-foot creek setback along the west side of the property. Architectural Review. On November 13, 2017, the Architectural Review Commission recommended the City Council approve the project design (application ARCH-1463-2016), finding the project to be consistent with applicable development standards and design guidelines (see Attachment 5). 2.0 COMMISSION’S PURVIEW The Commission’s purview is to review the project and, as set forth in Zoning Regulations Ch. 17.10, provide a recommendation to the City Council regarding the request to rezone the property, adoption of the Mitigated Negative Declaration of Environmental Impact for the project, and granting a creek setback exception. 3.0 SITE INFORMATION AND SETTING Table 1: Site information Area 11,575 sq. ft. (0.27 ac.) east of Prefumo Creek Use (Existing) Vacant Well equipment Topography Flat Access Calle Joaquin Surroundings North Service Commercial. (C-S) Motel 6; America’s Tire; Automobile Club of Southern California South & East Highway 101 ROW U.S. Highway 101 West Conservation/ Open Space (C/OS-20) Tourist Commercial (C-T) Prefumo Creek (adjacent) Quiky Car Wash, Chevron, Toyota San Luis Obispo The project site is a flat parcel of land, just over ¼ acre in size, located on the south side of Calle Joaquin, about 450 feet northeast of its intersection with Los Osos Valley Road. It has an irregular triangular shape, tapering to a point at its northeast end, near the beginning of the Calle Joaquin off-ramp from U.S. Highway 101. The site’s street frontage is along Calle Joaquin, and its 1 This part of the property is comprised of a fractional portion of Lot 66 of the Rancho Cañada de Los Osos and La Laguna Map of 1868, a portion of Lot 8 of Tract 347 (Freeway Center) of 1967, and additional land resulting from the vacation by the County of a portion of road right-of-way (see Attachment 6: Assessor Map Detail) PC4 - 2 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 3 southeast boundary runs adjacent to the freeway off-ramp right-of-way. A channelized section of Prefumo Creek exits at a culvert under Calle Joaquin at the west end of the site and the creek channel continues south, then southwest, away from the site. The property is designated Tourist Commercial in the Land Use Element of the City’s General Plan, but the project site is not designated within any zone district. Prefumo Creek travels along the western edge of the site within a Conservation / Open Space (C/OS-20) Zone, whose boundary follows the course of the creek along its banks. Auto- and tourist- oriented activities characterize the immediate surroundings to the north and west, including an auto dealer, a service station, offices of the Southern California Automobile Club, a tire store, and a motel, with hotels and a restaurant located south of Los Osos Valley Road. Vegetation on the site is limited to grasses and riparian vegetation extending into the property from along the creek bank. The site is otherwise devoid of trees or significant vegetation. It is undeveloped, but contains small accessory structures and equipment related to a well on the site, installed by the City in 1989, made inactive in 1995, and relinquished in 2016.2 The well equipment will be relocated within the site. 4.0 PROJECT INFORMATION 4.1 Project Description The proposed project includes: ▪ zoning the property, designating it within the Tourist Commercial (C-T) Zone; ▪ construction of a two-story building with 2,844 square feet of commercial floor area; ▪ a vehicle parking area with 10 parking spaces to serve the building; ▪ an exception to 20-foot creek setback standard for six (6) unenclosed parking spaces ▪ a solid waste enclosure; ▪ associated landscape and hardscape; ▪ frontage improvements (sidewalk, curb, and gutter); and 2 Rights relinquished by the City through Quitclaim Deed, Recorded Document 2016013757 Figure 1: Proposed building (east elevation) PC4 - 3 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 4 ▪ an underground stormwater storage system (Invisible Structures, Inc. Rainstore3) as a stormwater control measure. Table 2: Project statistics Proposed Ordinance Standard1 Street Yard 10 ft. 10 ft. Calle Joaquin Other Yards 5 ft. min (none)2 East, adjacent to U.S. Highway 101 >20 ft. (none)2 West, adjacent to Prefumo Creek (C/OS-20) Creek Setback 20 ft. 20 ft. Exception requested for 6 uncovered parking spaces Building Height 27 ft. 45 ft. max Coverage 13.4% 75% max 1,658 sq. ft. (building, solid waste encl. footprints) Floor Area Ratio 0.22 2.50 max Parking Spaces 10 9 At a ratio of 1 space per 300 sq. ft. of floor area Notes: (1) Standards for Tourist Commercial (C-T) Zone (2) Yard Standard: As provided in zone of adjacent lot (§17.16.020) 5.0 EVALUATION Staff evaluated the project for consistency with relevant Development Standards in the City’s Zoning Ordinance, and found it to be in substantial compliance with those standards and guidelines, as summarized in Table 2 above. The Architectural Review Commission recommended that the City Council approve the project design, based on consistency with applicable development standards and design guidelines (see Attachment 5).3 The evaluation presented below is focused on the consistency of the requested Tourist Commercial (C-T) zoning with relevant General Plan goals and policies for Tourist Commercial areas, and on the requested exception from the required 20-foot creek setback, for six (6) unenclosed parking spaces. 5.1 Land Use & Zoning The portion of the property at 1460 Calle Joaquin that lies east of Prefumo Creek is designated for Tourist Commercial land use in the Land Use Element of the City’s General Plan, but is not designated within any zone district (see Attachment 3). Tourist-Commercial designation, as described in the Land Use Element (LUE) of the General Plan, provides for uses primarily serving the traveling public, including hotels, motels, restaurants, service stations, recreational uses, and minor retail uses serving the needs of travelers. The proposal to zone the property C-T (Tourist Commercial) is consistent with this land use designation. Zoning Regulations provide further refinement and expansion of allowed uses (see Attachment 7). These uses are especially appropriate where they have already concentrated, such as at freeway intersections (LUE Policy 3.6.2). The area where Los Osos Valley Road intersects U.S. Highway 101 contains a 3 ARC Agenda Report for the item is available online in the Architectural Review Commission document archive, accessed from www.slocity.org/government/advisory-bodies/agendas-and-minutes/architectural-review-commission PC4 - 4 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 5 concentration of visitor-serving uses, including The Rose Garden Inn, Hampton Inn & Suites, Courtyard by Marriott, Motel 6, Rib Line BBQ, Margie’s Diner, and Chevron. Though no specific land use or tenant has been identified, the site and the proposed new building are designed to accommodate a wide range of potential commercial services for the traveling public. 5.2 Creek Setback Exception Prefumo Creek travels along the western boundary of the project site. Policies for Creeks, Wetlands, and Flooding described in the Land Use Element (§ 6.6) call for maintenance of natural conditions and habitat, prevention of damage from flooding, runoff reduction, groundwater recharge, minimization of impervious coverage, and adequate erosion control measures. The portion of the site adjacent to Prefumo Creek is subject to a 20-foot Creek Setback as described in Zoning § 17.16.025 (E) (1). The limited developable area of the site, its curving street frontage, and its unusual shape, tapering and narrowing at its northeast side, constrain its development. The requested exception woul d allow six unenclosed vehicle parking spaces within the required 20-foot creek setback that extends from the edge of the riparian vegetation at the west side of the site (see Figure 2), but no structures would be placed within this setback. The constrained developable area of the site would otherwise preclude the provision of enough parking spaces to meet minimum requirements, or would reduce floor area below an amount at which a viable project can be achieved. Redesign of the project would involve additional building height to maintain adequate floor area, negatively affecting the building’s proportions and functional efficiency, and causing it to appear more prominent from Highway 101 toward hill views beyond. Existing riparian vegetation is required to be retained as a condition of project approval. Additionally, the spaces receiving the exception will be surfaced with permeable pavers for enhanced appearance and stormwater treatment. The Natural Resources Manager has reviewed the project plans and concurs that the requested creek setback exception is an appropriate means of allowing reasonable use of the site, consistent with the intent of Zoning § 17.16.025 (G.4). Figure 2: Creek setback (dashed line); shaded area depicts riparian vegetation PC4 - 5 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 6 Flooding and runoff. Consistent with Safety Element Policy 2.1 and Floodplain Management Regulations (Zoning Ch. 17.84), the proposed building will be raised at least one (1) foot above the base flood elevation. Impervious surfaces are limited to the minimum necessary to provide vehicle parking and pedestrian access, and building coverage is minimal, at less than 15% of the site area. Runoff is directed to landscaped areas prior to discharge off-site, and permeable pavers will be used for the western portion of the parking area, further reducing runoff. Runoff volume will be infiltrated via underground stormwater storage chambers as a stormwater control measure. A Stormwater Control Plan was prepared in June 2016 for the project by Ashle y & Vance Engineering, Inc., to address the stormwater requirements set forth by the Regional Water Quality Control Board’s Post-Construction Stormwater Management Requirements. Biological resources. The project site plan depicts the top of bank for Prefumo Creek, the extent of riparian vegetation, and the 20-foot creek setback applicable to the property (Zoning § 17.16.025). All riparian vegetation is noted on plans as “Existing Habitat to Remain Undisturbed.” Condition 2 of the Draft Resolution (Attachment 1) states as a condition of project approval that existing riparian vegetation within this area shall remain undisturbed. A Biological Resources Assessment of the project site was prepared in May 2017 by SWCA Environmental Consultants (Attachment 4 to Initial Study). Existing conditions were observed to be riparian (arroyo willow thicket) and disturbed or ruderal, with disturbance from vehicle and pedestrian usage. Vegetation on the property consists of non-native plant species that typically occur along roadside edges and disturbed areas. Plant diversity on the banks of the channel is low. Special-status plant species were not observed and are not expected to occur on the property. Several mitigation measures were developed, following the conclusions of the Biological Assessment, to reduce potential environmental impacts to biological resources. These are included in the attached Planning Commission resolution (Biological Resources, Section 1), to be incorporated into project approval. These measures include conduct of a pre-construction wildlife survey prior to development activities; a nesting bird survey prior to any construction activities to be undertaken during the active nesting bird season; incorporation of the creek setback shown in the project plans (allowing for six unenclosed vehicle parking spaces within a portion of the setback, but not extending into riparian vegetation), and installation of Best Management Practices prior to construction for protection of the riparian area. Cultural resources. A Phase I Archaeological Study was prepared for the project in May 2017 by SWCA Environmental Consultants Consistent, due to the site’s location near a creek (Archaeological Resources Preservation Program Guidelines § 1.30 (B)). The study did not identify the presence of unique or previously undocumented archaeological resources or evidence that archaeological resources are present within the project area, and concludes that the project area is considered to have low sensitivity for the presence of buried or obscured archaeological resources. Following the recommendation provided in the Archaeological Study, Mitigation Measure CR-1 (see Attachment 1) incorporated into the draft resolution provides for the action to be taken in the PC4 - 6 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 7 event that archaeological resources are exposed during project implementation. An additional Mitigation Measure (CR-2) is also included that specifies the standard protocol and notifications to occur should the project result in the discovery of human remains. 5.3 Views The site is adjacent to a section of U.S. Highway 101 that is designated as a Scenic Roadway (General Plan Circulation Element, Figure 3). By definition, “Scenic Resources” include hills and mountains (see General Plan glossary). The Irish Hills form a visual backdrop to views near the site experienced from Highway 101 while travelling southbound, and Cerro San Luis is part of the backdrop of views experienced travelling northbound. Visual simulations prepared for this project (Attachment 7 to Initial Study) demonstrate that, given the modest size and height of the building proposed for the site, and extensive use of glazing that provides additional visibility through the building toward hill views beyond, development of the site will not “wall off” scenic roadways or block views, and will be consistent with General Plan policies for Views (Conservation and Open Space Element § 9.2.1). As the observer passes the project site, the building occupies only a small portion of the field of view at these vantage points, and quickly moves out of view as the observer continues traveling along the roadway. Figure 3: Visual Simulation (view 2, looking south): Before project (left) and after (right) Figure 4:Visual Simulation (view 5, looking north): Before project (left) and after (right) PC4 - 7 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 8 Figure 3 above depicts a typical vantage point from the highway, near the site, seen traveling south- bound. It shows that with the proposed development, approximately 3/4 (75%) of the view to the hills is preserved.As the observer approaches the site travelling northbound, the building occupies an insignificant portion (less than 10%) of the view toward the distant Santa Margarita Hills. Cerro San Luis enters the view, partially obscured by existing development (Figure 4). At this vantage point, at least 3/4 (75%) of the backdrop view is preserved. The proposed building obscures an additional small portion of the view of Cerro San Luis, but its modest height and tapering form preserves the view of the ridgeline of the Cerro. The full view of Cerro San Luis and Bishop Peak beyond are quickly revealed as the observer continues northbound. For purposes of comparison, Table 5.4 of the San Luis Obispo Airport Area Specific Plan offers specific guidelines for view protection from roadways to backdrop hill views. These guidelines suggest that, for consistency with view preservation policies, development allow view of at least 60% of a scenic resource from specific vantage points along scenic roads, mainly looking in the direction of the road toward more distant hill views. Evaluated against this guideline, the visual simulations provided demonstrate that at least 75% of views from this roadway are retained at the selected vantage points, and that, consistent with General Plan policies, views are not “blocked,” and important backdrop features (the Irish Hills, Cerro San Luis) remain dominant. 5.4 Airport Policies The project is located within the San Luis Obispo County Regional Airport Land Use Plan Area,4 and is subject to policies for the Airport Area set out in both the Land Use Element and Safety Element of the General Plan. The proposed land use and project design are consistent with the permitted land use and development standards for the Tourist-Commercial (C-T) Zone, and therefore consistent with limitations on Development Standards and Uses, and with airport compatibility criteria intended to minimize the risk to people and property in the event of an accident or emergency aircraft landing, as set out in Zoning Regulations § 17.57.040 (Airport Overlay Zone). The project is not within any Noise Contours developed for the Plan, and is thus consistent with Airport Related Noise Policies (Zoning § 17.57.070) without need for further noise mitigation. The project is consistent with Zoning § 17.57.050 (Airspace Protection), as it includes no structures that would affect navigable airspace, or present other flight hazards. Conditions of approval 5 and 6 address overflight notice requirements (Zoning § 17.57.080). 5.5 Noise Its situation next to U.S. Highway 101 exposes the project to traffic noise. The site is located within a 70dB noise contour depicted in Figure 4 of the Noise Element of the City’s General Plan. The project is designed for traveler-oriented service and retail uses, and is not configured or intended for any of the noise-sensitive uses identified in Figure 1 and Table 1 of the Noise Element of the 4 In Safety Area 2-b: Aircraft operation within the vicinity at altitudes between 501 and 1,000 feet PC4 - 8 ARCH-3413-2016, RZ-0015-2017, EID-0016-2017 (1460 Calle Joaquin) Page 9 General Plan. Indoor noise level reductions can be reduced (by 10dB, to 60dB) by following normal construction practices and the Uniform Building Code. 6.0 ENVIRONMENTAL REVIEW A Mitigated Negative Declaration (MND) has been prepared for the project (Attachment 8) and circulated for public review. The MND includes Mitigation Measures to reduce potential impacts to air quality, biological resources, cultural resources, geology and soils, and transportation and traffic, to a “less than significant” level. 7.0 CONCLUSION The proposed designation of this property to be within a Tourist Commercial (C-T) Zone is consistent with its existing General Plan designation for Tourist Commercial land uses, and will create a consistent zoning and land use pattern for tourist-oriented development of the property. The proposed commercial building is consistent with applicable development standards and design guidelines, and the requested exception from Creek Setback standards allows for reasonable and appropriate development of a site constrained by unusual shape and dimensions. 8.0 REVIEW BY OTHER DEPARTMENTS Project plans were reviewed by the Building & Safety Division, the Fire, Public Works, and Utilities Departments, and by the Natural Resources Manager. Relevant comments have been incorporated into the draft resolution as recommended conditions of project approval. 9.0 ALTERNATIVES 7.1 Deny the project based on findings of inconsistency with General Plan polices, development standards, or other policy document. 7.2 Continue consideration of the application to a date uncertain with direction to the applicant and staff on pertinent issues to be addressed. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Overview: Land Use Designations and Zones 4. Project Plans 5. ARC Resolution 1020-17 6. Assessor Parcel Map (Detail) 7. Zoning Regulations (Table 9 – Permitted Uses) 8. Initial Study Included in Commission Member Packet: Project Plans PC4 - 9 R ______ RESOLUTION NO. PC-XXXX-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF: AN AMENDMENT OF THE CITY’S ZONING MAP TO DESIGNATE PROPERTY ON THE SOUTH SIDE OF CALLE JOAQUIN, EAST OF LOS OSOS VALLEY ROAD, WITHIN A TOURIST COMMERCIAL (C-T) ZONE; CONSTRUCTION OF A NEW TWO-STORY COMMERCIAL BUILDING; AND APPROVAL OF A CREEK SETBACK EXCEPTION FOR UNENCLOSED PARKING SPACES (RZ-0015-2017, EID-0016-2017; 1460 CALLE JOAQUIN) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 13, 2017, pursuant to a proceeding instituted under architectural review application ARCH-4314-2016, AuzCo Development, LLC, applicant, for the purpose of architectural review of a new two-story commercial proposed with this project; and WHEREAS, the Architectural Review Commission, at said public hearing, recommended that the City Council grant architectural review approval to construction of the new two-story commercial building proposed with this project; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 13, 2017, pursuant to a proceeding instituted under applications RZ-0015-2017 and EID-0016-2017, AuzCo Development, LLC, applicant; and WHEREAS, said public hearing was held for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the Rezoning and Environmental Impact Determination applications, and the request for an exception to the 20-foot creek setback to allow uncovered parking spaces within a portion of the setback area; 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 and of interested parties, the evaluation and recommendations of staff and of the Architectural Review Commission, presented at said hearing; and WHEREAS, the Planning Commission finds and determines that the project’s Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the project entitlements, and reflects the independent judgement of the Commission; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: ATTACHMENT 1 PC4 - 10 Resolution No. _____ (2017 Series) Page 2 SECTION 1. Findings. Based upon all the evidence, the Commission does hereby make the following findings: 1. The project and proposed amendment to the Zoning Map are consistent with policies for Commercial and Industrial Development set out in the Land Use Element (LUE) of the City’s General Plan. The property is in an appropriate area (§ 3.1) near a freeway interchange where visitor-servicing uses have already concentrated (§ 3.6.2). The property is designated for Tourist Commercial land use in the General Plan Land Use Diagram (LUE Figure 3), and the Tourist-Commercial zone implements and is consistent with the Tourist Commercial land use category, providing accommodations and services for the traveling public. 2. As conditioned, the project is consistent with policies of the Land Use Element (LUE) of the General Plan related to Resource Preservation. The site and building design preserve natural conditions and minimize risks from flooding, consistent with Creeks, Wetlands, and Flooding Policies (LUE §6.6.1) and policies related to flood control (LUE §6.6.8, §6.7.1, and §6.7.2). Conditions of project approval address the flood-proofing measures to be incorporated into the project for compliance with Floodplain Management Regulations (Zoning Ch. 17.84). A Creek Setback is provided, consistent with Zoning § 17.16.025. No structure is located within the creek channel (LUE §6.6.4). 3. The project and proposed amendment to the Zoning Map will not be detrimental to the health, safety, and welfare of those living and working in the vicinity. Land uses permitted within a Tourist Commercial (C-T) Zone are compatible with neighboring land uses within adjacent Tourist Commercial (C-T) and Service Commercial (C-S) Zones, which are also tourist- and auto-oriented in nature. Consistent with Safety Element Policy 2.1 (Flood Hazard Avoidance and Reduction), development of the site is subject to compliance with Floodplain Management Regulations (Zoning Regulations Ch. 17.84). As provided in §4.2 (Settlement and Liquefaction), a Soils Engineering Report was prepared for the project by GeoSolutions, Inc (July, 2017), and implementation of recommendations made in the report will be verified by the Building & Safety Division prior to issuance of construction permits for the project. 4. The project is consistent with the goals and policies of the Conservation and Open Space Element (COSE) of the City’s General Plan related to Views (§9). Consistent with §9.3.5, Visual Simulation Studies provided by the applicant demonstrate that the proposed building preserves, and does not block, views from the adjacent section of U.S. Highway 101, which is designated as a Scenic Roadway with high scenic value (Figure 3 – Scenic Roadways), and does not “wall off” the roadway (§9.2.1, §9.3.6). Extensive use of glazing as a building surface provides additional visibility through the building toward hill views beyond. 5. As conditioned, the project and proposed amendment to the Zoning Map are consistent with the policies and limitations of the San Luis Obispo County Regional Airport Land Use Plan and with the provisions of the Airport Overlay Zone (Zoning Regulations § 17.57.040). The proposed land use and project design are consistent with the permitted ATTACHMENT 1 PC4 - 11 Resolution No. _____ (2017 Series) Page 3 land use and development standards for the Tourist-Commercial (C T) Zone, and therefore consistent airport compatibility policies and criteria intended to minimize the risk to people and property in the event of an accident or emergency aircraft landing. No structures are proposed that would affect navigable airspace, or present other flight hazards, and conditions of approval address overflight notice requirements (Zoning § 17.57.080). 6. The project is consistent with land use limitations and development standards of the City’s Zoning Regulations applicable within a Tourist Commercial (C-T) Zone. The site and proposed building are designed to accommodate land uses and activities permitted in a Tourist Commercial (C-T) Zone (§17.22.090) and the project conforms to applicable development standards set out in Chapter 17.16 including those for density, yards, coverage, building height, and parking space requirements. 7. As conditioned, a creek setback exception, as provided in Zoning Regulations §17.16.025(G)(4), is appropriate: a. The requested exception is minor in nature, and the features receiving the exception, six unenclosed parking spaces, include no substantial structures (apart from permeable paved surface). Thus, the requested exception will have no impact to a scenic resource, will not limit flood control measures, and will not be detrimental to public welfare or injurious to other property in the area or downstream. b. Development of the site is subject to the conduct and preparation of a pre- construction wildlife survey and nesting bird survey, as required by Mitigation Measures developed through environmental review of the project to avoid impacts to riparian habitat. c. Mitigation Measures developed through environmental review of the project require preparation of a Stormwater Pollution Prevention Plan, and for Best Management Practices (BMPs) and Pollution Prevention Methods (PPMs) to be incorporated into grading and construction plans for the short and long-term management and protection of water quality. d. Unusual circumstances apply to the site, arising from its limited area, curving frontage, and triangular shape, which do not apply generally to land in the vicinity and in the same Tourist-Commercial (C-T) Zone. These constraints preclude redesign of the project (through, for example, relocation or reduction in the number of parking spaces, or reduction in the building footprint area), as redesign would not allow for a sufficient number of parking spaces or a sufficient amount of floor area to achieve a viable development project and reasonable use of the property. e. The requested exception would not constitute a grant of special privilege, as property similarly situated, and subject to similar constraints of limited area, curving frontage, and triangular shape, would receive similar consideration. SECTION 2. Recommendation. The Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for the project (EID-0016-2017); recommends approval ATTACHMENT 1 PC4 - 12 Resolution No. _____ (2017 Series) Page 4 of the request to amend the City’s Zoning Map to designate the property to be within a Tourist Commercial (C-T) Zone (RZ-0015-2017), as depicted in Exhibit A, and recommends approval of a creek setback exception for six (6) unenclosed parking spaces within a portion of the setback area, subject to the following conditions, and with incorporation of the following mitigation measures into the project: Mitigation Measures Air Quality 1. Mitigation Measure AQ-1. The following mitigation measures for reducing nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment shall be incorporated into the project: a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel-powered equipment with CARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); c. 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; d. 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; e. Construction or trucking companies with fleets that 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; f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit; g. Diesel idling within 1,000 feet of sensitive receptors is not permitted; h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i. Electrify equipment when feasible; j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and, k. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. 2. Mitigation Measure AQ-2. The following mitigation measures shall be incorporated into the project to minimize nuisance impacts and to significantly reduce fugitive dust emissions: a. Reduce the amount of the disturbed area where possible; ATTACHMENT 1 PC4 - 13 Resolution No. _____ (2017 Series) Page 5 b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; 3. Mitigation Measure AQ-3. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations, limiting diesel-fueled commercial motor vehicles with gross vehicular weight ratings of greater than 10,000 pounds and licensed for operation on highways. In general, the regulation specifies that drivers of said vehicles: a. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, b. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 100 feet of a restricted area, except as noted in Subsection (d) of the regulation. Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5 - minute idling limit. 4. Monitoring plan: Measures AQ-1 through AQ-3. Mitigation Measures AQ-1 through AQ-3 above shall be shown on grading and building plans; and the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. 5. Mitigation Measure AQ-4. Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos Air Toxics Control Measure (ATCM) regulations. An exemption request must be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD. 6. Monitoring plan: Measure AQ-4. All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. ATTACHMENT 1 PC4 - 14 Resolution No. _____ (2017 Series) Page 6 7. Mitigation Measure AQ-5. Any scheduled demolition activities or disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified asbestos containing material. 8. Monitoring plan: Measure AQ-5. All mitigation measures shall be shown on grading and demolition plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. 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, Community Development and Public Works Departments prior to commencement of demolition activities 9. Mitigation Measure AQ-6. Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. 10. Monitoring plan: Measure AQ-6: Mitigation Measure AQ-6 shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits Biological Resources 11. Mitigation Measure BIO-1. Prior to any development activities on the property, a pre- construction wildlife survey shall be conducted by a qualified professional, to determine if any special-status wildlife species or other environmental concerns are present, prior to construction. The survey shall include a survey of the riparian, aquatic, and ruderal areas on the property 12. Mitigation Measure BIO-2. A nesting bird survey shall be conducted by a qualified professional two (2) weeks prior to the start of construction activities if activities occur during the active nesting bird season (February 1 to October 15). The survey shall include the riparian and ruderal areas on the property. 13. Monitoring plan: Measures BIO-1 & BIO-2. All surveys required by Mitigation Measures BIO-1 and BIO-2 above shall be completed as specified in these measures, to the satisfaction of the Community Development Director and the Natural Resources Manager prior to the issuance of any construction permit to complete this project. 14. Mitigation Measure BIO-3: A 20-foot Creek Setback from the existing drainage easement, and consistent with § 17.16.025 of City’s Zoning Regulations, shall be incorporated into the project design. 15. Monitoring plan: Measure BIO-3. A Creek Setback is a development standard established by the City’s Zoning Regulations. Compliance with this measure shall be verified City ATTACHMENT 1 PC4 - 15 Resolution No. _____ (2017 Series) Page 7 Community Development Department and Natural Resources Manager. The Creek Setback shall be indicated on all grading and construction plans. 16. Mitigation Measure BIO-4. Best Management Practices (e.g., straw wattles, Environmental Sensitive Area, exclusion fencing or silt fencing, etc.) shall be installed prior to construction, for protection of the riparian area and any special-status wildlife species (i.e., steelhead, California red-legged frog, western pond turtle, and nesting birds) that could be present. 17. Monitoring Plan: Measure BIO-4: These measures shall be incorporated into, and noted on, all grading and construction plans. The City Community Development Department and Natural Resources Manager shall verify compliance. Cultural Resources 18. Mitigation Measure CR-1. Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If, during the course of constructing and implementing the proposed Project, archaeological, paleontological, or cultural resources (i.e., prehistoric sites, historic sites, or isolated artifacts and features) are discovered, the contractor shall halt all ground disturbing activities immediately within 50 feet of the discovery, the City shall be notified, and a qualified professional archaeologist, architectural historian, or paleontologist (depending on the nature of the finding) shall be retained to evaluate the find and recommend appropriate mitigation measures. The City shall consider mitigation recommendations presented by the professional, and the City shall consult and agree upon implementation of feasible and appropriate measures. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The City shall be required to implement any mitigation necessary for the protection of archaeological, paleontological, and cultural resources. 19. Mitigation Measure CR-2. Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: In the event of human burial discovery, no further disturbance shall occur within 100 feet of the finding until the San Luis Obispo County Coroner has made a determination of origin and disposition pursuant to Public Resources Code § 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The City shall allow the MLD to complete an inspection of the site (typically within 48 hours of notification) and shall comply with MLD recommendations, which may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials. 20. Monitoring Plan: Measures CR-1 & CR-2. These Mitigation Measures shall be noted on all grading and construction plans, and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above Mitigation Measures. ATTACHMENT 1 PC4 - 16 Resolution No. _____ (2017 Series) Page 8 Geology and Soils 21. Mitigation Measure GEO-1: All recommendations provided in § 8.0 (Conclusions and Recommendations) of the Soils Engineering Report prepared for the project (Project SL09150-3, dated July 5, 2017) by GeoSolutions, Inc. for ARH Quiky Investments, LLC, shall be incorporated into the project to the satisfaction of the Building Official. 22. Monitoring Plan, GEO-1: These recommendations shall be incorporated into, and noted on, construction plans. The Building Official shall verify compliance. Transportation and Traffic 23. Mitigation Measure TC-1: Prior to issuance of grading and construction permits, the applicant shall, to the satisfaction of the Director of Public Works: a. Enter into a covenant agreement with the City to contribute the project's "fair share" of cost for widening the southbound Calle Joaquin approach to Los Osos Valley Road and to add an additional turn pocket; and b. Contribute its fair share of the Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees 24. Monitoring Plan, TC-1: The Public Works Director will verify compliance with this Mitigation Measure prior to issuance of grading and construction permits for this project. Conditions Planning (Community Development) 1. Conformance to approved plans and conditions. Plans submitted for construction permits shall be in substantial compliance with the plans approved under this application, and with all conditions of project approval. Any change to the approved design, colors, materials, or landscaping, or to any conditions of approval must be reviewed and approved by the Community Development Director or Architectural Review Commission, as deemed appropriate. A separate full-size sheet shall be included in construction plans, listing all conditions of project approval, with reference made in the margin of the listed conditions as to where in plans requirements are addressed. 2. Retention of riparian vegetation. Existing riparian vegetation within the area demarcated by the dashed line labeled “Existing Edge of Riparian Vegetation” on the Preliminary Site Plan included with this architectural review application shall remain undisturbed. 3. Solid waste enclosure screening. Plans submitted for construction permits to complete this project shall include additional measures to further screen the solid waste enclosure area from public view, particularly along the southern edge of the site, adjacent to U.S. Highway 101, in a manner consistent with Community Design Guidelines § 6.1 (F), to the satisfaction of the Community Development Director. Such measures may include utilization of surrounding landscaping for further screening, techniques such as trailing vines on walls, and berming along site and rear walls. ATTACHMENT 1 PC4 - 17 Resolution No. _____ (2017 Series) Page 9 4. Signs. No approval is granted to any signage depicted in these plans. Project signage is subject to the issuance of Sign Permits, pursuant to the provisions of the City’s Sign Regulations (SLOMC Ch. 15.40). 5. Avigation easement. Consistent with policies for Overflight set out in § 4.6.2 (a) (I) of the Airport Land Use Plan for the San Luis Obispo County Regional Airport, an avigation easement shall be recorded for the property prior to the issuance of a building permit for the project. 6. Overflight notification. Consistent with policies for Overflight set out in § 4.6.2 (a) (II) of the Airport Land Use Plan for the San Luis Obispo County Regional Airport, all owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy the property, any property or properties within the airport area. Engineering Development Review (Community Development, Public Works) 7. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 8. The building plan submittal shall show the build-out of curb, gutter, and sidewalk per city engineering standards along the complete property frontage. The termination of sidewalk may require the installation of a curb ramp. Any request to defer sidewalk installation shall be reviewed and approved by the City Engineer and Community Development Director. 9. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 10. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. The current overhead services configuration shall be clearly shown on the plans. Any required ADA path of travel shall consider ex isting utility poles, guy wires, and vaults accordingly. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 11. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.B regarding water quality treatment prior to discharge to the storm drain system or gutter. ATTACHMENT 1 PC4 - 18 Resolution No. _____ (2017 Series) Page 10 12. The building plan submittal shall include a complete grading, drainage and topo plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the storm water runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 13. The building plan submittal shall include a final drainage report in accordance with the Drainage Design Manual and the Post Construction Stormwater Requirements. 14. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 15. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 16. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 17. This property is located in an AE flood zone. The buildings and/or building service equipment shall be elevated or flood-proofed to at least one foot above the Base Flood Elevation (BFE). Additional freeboard to 2’ above the BFE may result in additional savings on flood insurance and is encouraged. The pump house and water well development or retention shall comply with the Floodplain Management Regulations and Department of Water Resources Requirements for protecting equipment and groundwater resources respectively. The City recommends processing a Letter of Map Amendment (determination document) to remove the structure or a portion of the property from the Special Flood Hazard Area to eliminate mandatory flood insurance requirements. 18. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown to remain and be protected. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing and proposed street trees. 19. The building plan submittal shall show new street tree plantings. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. Tree species and planting requirements shall be per City Engineering Standards. ATTACHMENT 1 PC4 - 19 Resolution No. _____ (2017 Series) Page 11 20. Street trees along the northerly frontage of Calle Joaquin shall be placed in tree wells, parkway, or with horizontal and vertical controls to accommodate future sidewalk installation if approved for deferral, to the satisfaction of the Public Works Director. 21. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Building (Community Development) 22. Plans submitted for construction permits to complete this project shall include the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7. Utilities 23. Building permit submittal shall clarify size of existing and proposed water services and water meters for the project, including both potable and recycled water. 24. The existing well shall be relocated to a “low impact activity” per the California Water Resources Control Board guide for private wells, or shall rehabilitate the well casing and well infrastructure to protect the groundwater basin in accordance to California Department of Water Resources Standard Bulletin 74-81 and 74-90. 25. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided to prevent the discharge of oil, grease, and other substances harmful or hazardous to the City’s wastewater collection system consistent with City standards. Indemnity 26. The applicant 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 project, and all actions relating thereto, including but not limited to environmental review Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: REFRAIN: ATTACHMENT 1 PC4 - 20 Resolution No. _____ (2017 Series) Page 12 ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Planning Commission ATTACHMENT 1 PC4 - 21 C/OS-20 C-S-S C-S C-S-PD C-T C-T C-T-SF C/OS-10 C/OS-20 R-1 CALLE JO A Q UI N LOS OSOS VALLEY Sources: Esri, HERE, DeLorme, USGS,Intermap, INCREMENT P, NRCan, Esri Japan,METI, Esri China (Hong Kong), Esri Korea, Esri VICINITY MAP RZ-0015-2017 1460 Calle Joaquin ¯ ATTACHMENT 2 PC4 - 22 LOS OSOS VALLEY CALLE JOA Q UI N HWY 101101 S ONHWY 101101 S OFFPublic Service andManufacturing Tourist Open Space Open Space Specific Plan General Plan Land Use Designations ATTACHMENT 3PC4 - 23 C/OS-20 C-T C-S-S C/OS-20LOS OSOS VALLEY CALLE JOA Q UI N HWY 101101 S ONHWY 101101 S OFFZoning Designations ATTACHMENT 3PC4 - 24 ATTACHMENT 4PC4 - 25 ATTACHMENT 4PC4 - 26 ATTACHMENT 4PC4 - 27 ATTACHMENT 4PC4 - 28 ATTACHMENT 4PC4 - 29 ATTACHMENT 4PC4 - 30 ATTACHMENT 4PC4 - 31 ATTACHMENT 4PC4 - 32 ATTACHMENT 4PC4 - 33 ATTACHMENT 4PC4 - 34 ATTACHMENT 5 PC4 - 35 ATTACHMENT 5 PC4 - 36 ATTACHMENT 5 PC4 - 37 ATTACHMENT 5 PC4 - 38 ATTACHMENT 5 PC4 - 39 ATTACHMENT 6 PC4 - 40 City of San Luis Obispo March 2015 Zoning Regulations TABLE 9 - USES ALLOWED BY ZONE Permit Requirement by Zoning District Specific use Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations AGRICULTURE Crop production A A A D D Grazing A A Greenhouse/Plant Nursery, commercial PC PC Community Gardens D D D D D Livestock feed lot PC PC INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING Bakery, wholesale AAPC DA Industrial research and development PC D D PC A A A A Laundry, dry cleaning plant AA Manufacturing - Heavy PC PC Manufacturing - Light DAA Petroleum product storage and distribution D Photo and film processing lab AA Printing and publishing AAA D D Recycling facilities - Small collection facility D D D A Storage - Personal storage facility AA Storage yard DA Warehousing, indoor storage AAPC Wholesaling and distribution AAPC LODGING Bed and breakfast inn D PC PC A A A Homeless shelter PC PC A PC PC PC PC PC PC PC PC 17.08.110 Hostel PC PC A A A Hotel, motel AAA PC Recreational vehicle (RV) park accessory to hotel, motel PC Vacation Rental 17.22.G Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required A/D = Director's approval on ground floor, allowed on second floor or above Note:Footnotes affecting specific land uses follow the table. Page 101 Furniture and fixtures manufacturing, cabinet shop Laboratory - Medical, analytical, research, testing Recycling facilities - Collection and processing facility Recycling facilities - Scrap and dismantling yard ATTACHMENT 7 PC4 - 41 City of San Luis Obispo Zoning Regulations March 2015 TABLE 9 - USES ALLOWED BY ZONE - Continued Permit Requirement by Zoning District Specific use Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES Club, lodge, private meeting hall D D A D A/D D D D Commercial recreation facility - Indoor PC D D D D D(12) PC D 17.08.060 Commercial recreation facility - Outdoor PC PC Educational conferences D D D D 17.08.010.C.6 Fitness/health facility DADDPCAAD Golf Course PC Library, museum PC D D D D Library, branch facility DDDD Night club D D D D D D Chapter 17.95 Park, playground D D A A A A D D A A A Public assembly facility PC D D D D PC Religious facility PC D D D D A D D D A D(7) D(7) D(7) PC PC School - College, university campus PC School - Elementary, middle, secondary PC PC D D PC D School - Specialized education/training PC A/D A/D A A A Special event DDDDDDDDD 17.08.010 Sports and active recreation facility PC PC PC PC Sports and entertainment assembly facility PC PC Studio - Art, dance, martial arts, music, etc.D D A/D A/D A PC A Theater PC(8)D D D D Chapter 17.95 Theater - Drive-in PC PC RESIDENTIAL USES Boarding/rooming house, dormitory PC D D D Chapter 17.20 Caretaker quarters A A A A A A A A A A A A A A A D Convents and monasteries PC A A D Fraternity, sorority PC PC High occupancy residential use D D Home occupation H H H H H H H H H H H H H H 17.08.090 Live/work units A A A A A 17.08.120 Mixed-use project A A A A A A PC PC 17.08.072 AAAAAA AA Mobile home park A A A A Multi-family dwellings A A A A D D A A A A A A A/D A/D A/D D A A A A A D A/D A/D D Residential hospice facility PC PC D PC PC D Rest home A A A A A D A/D A/D D Single-family dwellings A A A(2) A A A A D D Secondary dwelling units A A A A A Chapter 17.21 Work/live units D D 17.08.120 Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required A/D = Director's approval on ground floor, allowed on second floor or above H = Home Occupation Permit required Note:Footnotes affecting specific land uses follow the table. Page 102 Residential care facilities - 6 or fewer residents Residential care facilities - 7 or more residents School - Boarding school, elementary, middle, secondary School - College, university - Satellite classroom facility Mobile home as temporary residence at building site ATTACHMENT 7 PC4 - 42 City of San Luis Obispo March 2015 Zoning Regulations TABLE 9 - USES ALLOWED BY ZONE - Continued Permit Requirement by Zoning District Specific use Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations RETAIL SALES Auto and vehicle sales and rental DAPC Auto parts sales, with installation D(5) A A Auto parts sales, without installation ADA AA Bakery, retail AAAAADD Bar/Tavern DDDDDD Building and landscape materials sales, indoor A A A A A DDA AA DD Convenience store D D D A A A A A D D D 17.08.095 Extended hour retail DDDDDDDD Farm supply and feed store PC A A Fuel dealer (propane, etc)DA Furniture, furnishings, and appliance stores A A A A General retail - 2,000 sf or less A(3) A A A A D(3) D A A DAAD DAA PC PC PC Groceries, specialty foods A(10) A A A PC Liquor Store/Alcohol Sales DDDDPC 17.11 Mobile home, RV, and boat sales APC Office-supporting retail, 2,000 sf or less A A A A A D DDAA D Wine tasting room - off site DDDDDDD Outdoor temporary and/or seasonal sales See Section 17.08.020 17.08.020 Produce stand D D A A A A Restaurant AAAAADD Restaurant with late hour alcohol service D D D D D D D 17.11 & 17.100.R. Outdoor BBQ/Grill, accessory to restaurant D D D D D D D Service station (see also "vehicle services") D D D D A 17.08.030 Vending machine See Section 17.08.050 17.08.050 Warehouse stores - 45,000 sf or less gfa D D D Warehouse stores - more than 45,000 sf gfa PC PC PC Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required A/D = Director's approval on ground floor, allowed on second floor or above Note:Footnotes affecting specific land uses follow the table. Page 103 Office-supporting retail, More than 2,000, up to 5,000 sf Construction and heavy equipment sales and rental General retail - More than 2,000 sf, up to 15,000 sf General retail - More than 15,000 sf, up to 45,000 sf Building and landscape materials sales, outoor General retail - More than 60,000 sf, up to 140,000 sf General retail - More than 45,000 sf, up to 60,000 sf ATTACHMENT 7 PC4 - 43 City of San Luis Obispo Zoning Regulations March 2015 TABLE 9 - USES ALLOWED BY ZONE - Continued Permit Requirement by Zoning District Specific use Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations SERVICES - BUSINESS, FINANCIAL & PROFESSIONAL ATMs AAAAAAAAA Banks and financial services A A A A D(4) D(4) D Business support services A A A/D A A A A D D D A D(11) D(11) Medical service - Doctor office A A/D A/D A D(11) D(11) Medical service - Extended care PC PC D PC PC D Medical service - Hospital PC PC Convalescent hospital PC PC Office - Accessory AAAAAAAA Office - Business and service A A A/D A D (4) D(4) D Office - Government D PC A A PC Office - Processing D D D D(4) D(4) A Office - Production and administrative A A/D A/D A D(4) D(4) A Office - Professional A A/D A/D A D Office - Temporary See Section 17.08.010.C Photographer, photographic studio AA/DAPCA SERVICES - GENERAL Catering service DDADAA Cemetery, mausoleum, columbarium PC PC PC PC PC PC PC PC PC PC Copying and Quick Printer Service A A A A A A A A Day care - Day care center (child/adult) D(9) D(9) D(9) D(9) D(9) A A A A/D A D(9) D(9) D(9) D 17.08.100 Day care - Family day care home (small/large) A A A A A A A A A A A A 17.08.100 Equipment rental AAD DD Maintenance service, client site services AAPC Mortuary, funeral home D D A D Personal services AAAADA D Personal services - Restricted DD Public safety facilities PC PC Public utility facilities PC A A 17.08.080 AAD Residential Support Services AAAA Social service organization D A D A A A D D D AAD PC D A A D Vehicle services - Carwash DDPCDD PC PC DD DDAA/DA A D Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required A/D = Director's approval on ground floor, allowed on second floor or above Note:Footnotes affecting specific land uses follow the table. Page 104 Veterinary clinic/hospital, boarding, large animal Vehicle services - Repair and maintenance - Minor Repair service - Equipment, large appliances, etc. Veterinary clinic/hospital, boarding, small animal, indoor Medical service - Clinic, laboratory, urgent care Vehicle services - Repair and maintenance - Major Food bank/packaged food distribution center Veterinary clinic/hospital, boarding, small animal, outdoor ATTACHMENT 7 PC4 - 44 City of San Luis Obispo March 2015 Zoning Regulations TABLE 9 - USES ALLOWED BY ZONE - Continued Permit Requirement by Zoning District Specific use Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations TRANSPORTATION & COMMUNICATIONS Airport PC PC PC D ADD Antennas and telecommunications facilities D D D D D D D D D D D 17.16.120 Media Production - Broadcast studio A A/D A A A A DDD Heliport PC PC PC Parking facility PC(6) PC(6) PC(6) D(6) D(6) D(6) Parking facility - Multi-level PC(6) PC(6) PC(6) PC(6) PC(6) PC(6) Parking facility - Temporary PC D D D D D D D D 17.08.010 Railroad facilities DA Transit station or terminal PC PC PC D A Transit stop AAAAAAAA Truck or freight terminal AAD PC PC Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required A/D = Director's approval on ground floor, allowed on second floor or above Note:Footnotes affecting specific land uses follow the table. Page 105 Ambulance, taxi, and/or limousine dispatch facility Water and wastewater treatment plants and services Media Production - Backlots/outdoor facilities and soundstages ATTACHMENT 7 PC4 - 45 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM File: EID-0016-2017 1.Project Title:Calle Joaquin Commercial Building 2.Lead Agency:City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 3.Agency Contacts: Walter Oetzell, Assistant Planner (805) 781-7593 4.Project Location: 1460 Calle Joaquin (APN 053-151-036) 5.Project Sponsor: AuzCo Development, LLC 835 Aerovista Place, Suite 230 San Luis Obispo CA 93401 6. General Plan Designations: Tourist Commercial 7. Zoning:None (Tourist Commercial (C-T) proposed) 8.Project Description: The project applicant proposes to develop about 11,500 square feet of land (0.25 acres), constructing a new two-story commercial building, 27 feet in height and containing 2,850 square feet of floor area on two floors, to be used for services accommodating the traveling public (see Attachment 2: Project Plans). Pedestrian access to the building would be taken from the sidewalk along Calle Joaquin, and vehicle access through a driveway leading to a small (10-space) vehicle parking lot. Related site improvements include about 3,000 square feet of landscaped area and a 150 square-foot solid waste enclosure. Underground storage chambers will be installed under the parking lot area, providing storage for 1,127 cubic feet of site runoff water. A small pump house building on a concrete pad above a well will be relocated within the site (between the proposed solid waste enclosure and parking area), and a section of 4-inch water pipe associated with the existing pump house will be removed. The property must be “zoned” before it may be developed, and the applicant requests that the City amend the Zoning Map to designate the property to be within a Tourist Commercial (C-T) Zone, consistent with its Tourist Commercial designation depicted on the City’s General Plan Map. Development of the property is subject to a 20-foot creek setback extending from the “top of bank” of a channelized section of Prefumo Creek that runs along the southwest end of the property. An exception from the creek setback standard has been requested, to allow the placement of six (6) vehicle parking spaces on permeable paving within portions of the setback area. ATTACHMENT 8 PC4 - 46 9. Project Entitlements Requested: a. Zoning to Tourist Commercial (C-T) b. Architectural Review c. Creek Setback Exception 10. Surrounding Land Use: Service and Manufacturing (Administrative offices, Tire store, Motel); Transportation (US Highway 101); Commercial (Car wash; Auto service station); Open Space (Prefumo Creek) 11. Consultation with Native American Tribes (PRC § 21080.3.1): Formal notification was provided by the City, by mail and by email, to designated contacts of, or a tribal representative of, traditionally and culturally affiliated California Native American tribes that have requested such notice. No formal requests for consultation were made in response to this notification. 12. Other public agencies whose approval is required: None ATTACHMENT 8 PC4 - 47 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. Aesthetics Greenhouse Gas Emissions Population / Housing Agriculture Resources Hazards & Hazardous Materials Public Services X Air Quality Hydrology / Water Quality Recreation X Biological Resources Land Use / Planning X Transportation / Traffic X Cultural Resources Mineral Resources Tribal Cultural Resources X Geology / Soils Noise Utilities / Service Systems X Mandatory Findings of Significance FISH AND WILDLIFE FEES The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see attached determination). X The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Wildlife for review and comment. STATE CLEARINGHOUSE X This environmental document must be submitted to the State Clearinghouse for review by one or more State agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). ATTACHMENT 8 PC4 - 48 DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made, or agreed to, by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. X I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless mitigated” impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. _________________________________________________ ___________________________________________ Tyler Corey, Principal Planner Date for: Michael Codron Community Development Director December 5, 2017 ATTACHMENT 8 PC4 - 49 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. “Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross-referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance ATTACHMENT 8 PC4 - 50 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 6 City of San Luis Obispo Initial Study Environmental Checklist 1. AESTHETICS Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? 5,14 3b,3e X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? 3b,3e 5,10d X c) Substantially degrade the existing visual character or quality of the site and its surroundings? 5, 14 X d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 10d X The project site is set at a relatively low elevation within an urbanized area, on flat ground, adjacent to Prefumo Creek and a segment of U.S. Highway 101 that is designated in the City’s General Plan as a Scenic Roadway with high scenic value (Circulation Element Figure 3 – Scenic Roadways). Creeks, hills, and mountains are considered scenic resources (see General Plan glossary definition for “Scenic Resource”), forming a distinctive city backdrop and providing a scenic appearance. The Irish Hills form a visual backdrop to views experienced from Highway 101 while travelling southbound, and Cerro San Luis is part of the backdrop of views experienced travelling northbound. Blocking of views along scenic roadways is considered a significant environmental impact (Conservation and Open Space Element § 9.3.6). Projects in the viewshed of a scenic roadway and adjacent to creeks are considered “sensitive” sites (General Plan Circulation Element § 15.1.2 (A), Community Design Guidelines § 1.2 (E) (2)). Scenic resources on or immediately adjacent to the site are limited to Prefumo Creek, which exits a concrete culvert at the northwest corner of the site, and travels along its westerly border. The site is undeveloped, but is not within an area designated for Open Space land uses. Existing development north and west of the site is characterized by one- and two-story buildings of various modern and contemporary styles, currently hosting a vehicle service station, an auto dealership, Auto Club offices, a car wash, and a tire store. Existing light sources in the vicinity include exterior site and landscape lighting, building-mounted lighting, illuminated signage, and lighting for Highway 101, adjacent to the site. a) Less than significant impact. The project will not have a substantial adverse impact on a scenic vista. Extension of the adjacent Tourist Commercial (C-T) Zone over this property would allow for development of the property with structures, which would be visible from the adjacent section of Highway 101, a scenic roadway, looking toward the Irish Hills or toward Cerro San Luis. Structures are subject to compliance with development standards that control building height and site coverage that limit the size and extent of buildings. Because the project site is considered a “sensitive site” due to its location in the viewshed of a scenic roadway and adjacent to a creek, development of the site is subject to Architectural Review, guided by the City’s Community Design Guidelines, an implementation document for General Plan policies related to the protection of creek resources and maintenance of views of hillsides surrounding the City. The project was reviewed by the City’s Architectural Review Commission on November 13, 2017, and the Commission provided a recommendation to the City Council (see Attachment 8) with findings of ATTACHMENT 8 PC4 - 51 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 7 City of San Luis Obispo Initial Study Environmental Checklist consistency with the Community Design Guidelines, including specific guidance for the preservation and enhancement of views of the hills and placement of buildings against the backdrop of hills (§ § 1.4(C); 3.1 (C.1) & (C.2.d); 7.1). Visual simulations were prepared by the applicant depicting the appearance of the building proposed with this project, in relation to its visible backdrop at selected vantage points (Attachment 7). As the observer passes the project site, the building occupies only a small portion of the field of view at these vantage points, and quickly moves out of view as the observer continues traveling along the roadway. At least 3/4 (75%) of the view to the Irish Hills is maintained as the observer travels in a southbound direction (Views 1-3). As the observer approaches the site travelling northbound, the building occupies an insignificant portion (less than 10%) of the view toward the distant Santa Margarita Hills (View 4). Closer to the site, Cerro San Luis comes into view, partially obscured by existing development (View 5). At this vantage point, at least 3/4 (75%) of the view to the backdrop view is preserved. The proposed building obscures an additional small portion of the view of Cerro San Luis, but its modest height and tapering form preserves the view of the ridgeline of the Cerro. The full view of Cerro San Luis and Bishop Peak beyond are quickly revealed as the observer continues northbound (View 6). For purposes of comparison, Table 5.4 of the San Luis Obispo Airport Area Specific Plan offers specific guidelines for view protection from roadways to backdrop hill views. These guidelines suggest that, for consistency with view preservation policies, development allow view of at least 60% of a scenic resource from specific vantage points along scenic roads, mainly looking in the direction of the road toward more distant hill views. Evaluated against this guideline, the visual simulations provided demonstrate that at least 75% of views from this roadway are retained at the selected vantage points, and that, consistent with General Plan policies, views are not “blocked,” and important backdrop features (the Irish Hills, Cerro San Luis) remain dominant. b) Less than significant impact. The project will not damage scenic resources. Scenic resources on the site are limited to Prefumo creek, running adjacent to the site, and the riparian vegetation along its banks. No other trees, rock outcroppings, open space resources, or historic buildings associated with a scenic highway exist on the site. Scenic resources related to Prefumo Creek will be preserved by conformance to the Creek Setback provisions of the City’s Zoning Regulations (§ 17.16.025), which implement General Plan policies for protection of scenic creek resources and creek-side habitat. As provided in these provisions, an exception from the setback standard is requested by the applicant to allow placement of six (6) unenclosed vehicle parking spaces on permeable paving within portions of the setback area. Granting the exception will not impact the scenic resource of the creek, as only uncovered parking spaces, and no structures, will be allowed within the setback, and the riparian habitat will be preserved undisturbed. The exception will be reviewed by the Planning Commission, who will provide a recommendation to the City Council for final action. c) Less than significant impact. The project will not degrade the existing visual character or quality of the site and its surroundings. The project was reviewed by the City’s Architectural Review Commission on November 13, 2017, and the Commission provided a recommendation to the City Council (Attachment 8) with findings of consistency with the Community Design Guidelines. These guidelines implement the City’s policies for high-quality architectural design and site planning, with preservation of the City’s visual character and consideration of compatibility with architecture in the vicinity as is a primary goals and principles. d) Less than significant impact. The project will not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Lighting proposed with development of the site is subject to conformance with the City’s Night Sky Preservation Regulations (Zoning Regulations ATTACHMENT 8 PC4 - 52 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 8 City of San Luis Obispo Initial Study Environmental Checklist Ch. 17.23), which require outdoor lighting to be designed, installed, and maintained in a manner that prevents nighttime sky light pollution, and limit permitted light intensity on a site. Conformance to the standards provided in these regulations is evaluated on review of construction plans prior to issuance of construction permits. Site lighting is also subject to ongoing conformance to Performance Standards for Illumination (Zoning § 17.18.030), which prohibit creation of nuisance glare on other property. Conclusion: Potential impacts to aesthetics are less than significant. 2. AGRICULTURAL RESOURCES Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? 19 X b) Conflict with existing zoning for agricultural use or a Williamson Act contract? 19,10c X c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? 19,10c X a-c) No impact. The project site is not within an Agricultural Zone, contains no farmland, and is not subject to any Williamson Act contract. It is within an area categorized as “Urban and Built-Up Land” on the California Important Farmland Finder and does not include any Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The project is limited to construction of a small commercial structure and use of a small parcel for commercial land uses, which will not result in the conversion of any farmland to any other use. Conclusion: The project does not have the potential to impact agricultural resources. 3. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? 3a,16 17 X b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? 16,17 X ATTACHMENT 8 PC4 - 53 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 9 City of San Luis Obispo Initial Study Environmental Checklist c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? 16,17 X d) Expose sensitive receptors to substantial pollutant concentrations? 16,17 X e) Create objectionable odors affecting a substantial number of people? 3a,10c X To regulate air pollutant emissions within California, the state has been divided into 15 air basins based on similar meteorological and geographic conditions. San Luis Obispo is located in the South Central Coast Air Basin. Air quality in the San Luis Obispo region is characteristically different than other regions of the County (i.e., the Upper Salinas River Valley and the East County Plain), although the physical features that divide them provide only limited barriers to transport of pollutants between regions. Both the US Environmental Protection Agency (EPA) and the California Air Resources Board (CARB) have established ambient air quality standards for common pollutants. These ambient air quality standards are levels of contaminants representing safe levels that avoid specific adverse health effects associated with each pollutant. The ambient air quality standards cover what are called “criteria” pollutants: those for which the health and other effects are described in criteria documents. Areas that meet ambient air quality standards are classified as attainment areas, while areas that do not meet these standards are classified as nonattainment areas. San Luis Obispo is currently designated as “nonattainment” for the state and federal ambient air quality standards for ground-level ozone and PM 2.5 , and the state standards for PM 10 . The San Luis Obispo County Air Pollution Control District (APCD) is the lead air quality regulatory agency for San Luis Obispo County. The clean-air strategy of APCD includes the preparation of plans and programs for the attainment of CAAQS and NAAQS, and adoption and enforcement of rules and regulations. In 2002, the APCD adopted the 2001 Clean Air Plan for San Luis Obispo County, a comprehensive planning document that provides guidance on how to attain and maintain the state standards for ozone and PM 10 . It presents a detailed description of the sources and pollutants which impact the jurisdiction, future air quality impacts to be expected under current growth trends, and appropriate control strategies for reducing ozone precursor emissions, thereby improving air quality. The APCD developed the CEQA Air Quality Handbook (CEQA Handbook) to assist lead agencies with CEQA reviews, providing information on significance thresholds for assessing potential air quality impacts from proposed residential and commercial development, along with recommendations on the level of mitigation necessary to reduce those impacts. The CEQA Handbook includes general screening criteria used by the APCD to determine the type and scope of projects requiring an air quality assessment or mitigation. These criteria are based on project size in an urban setting and are designed to identify those projects with the potential to exceed the APCD’s significance thresholds. a) Less than significant impact. The proposed project is consistent with the general level of development anticipated and projected in the Clean Air Plan, and consistent with its land use planning strategies. Consistent with policies for Planning Compact Communities (Strategy L-1) and Balancing Jobs and Housing (Strategy L-2), the project site is located within the City’s Urban Reserve Line, near transit service, and in an area already designated in the General Plan for Tourist-Commercial land uses. Therefore, potential impacts would be less than significant. ATTACHMENT 8 PC4 - 54 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 10 City of San Luis Obispo Initial Study Environmental Checklist b-d) Less than significant impact, with mitigation incorporated. CEQA Appendix G states that the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make significance determinations. Under CEQA, the APCD is a responsible agency for reviewing and commenting on projects that have the potential to cause adverse impacts to air quality. The CEQA Handbook was used to assess potential air quality impacts that may result from the proposed project. The project site is not within 1,000 feet of sensitive receptors, as described in the CEQA Handbook. Temporary construction impacts: The project involves grading, excavation, and other construction activities on a 0.27-acre site. According to screening emission rates for construction operations provided in the CEQA Handbook, temporary impacts from the project, including, but not limited to, excavation and construction activities and vehicle emissions from heavy duty equipment have the potential to create emissions that exceed air quality standards for temporary and intermediate periods. Construction equipment can be the source of air quality emission impacts, and may be subject to CARB or SLO APCD permitting requirements. Impacts related to vehicle and heavy equipment emissions are considered less than significant with incorporation of standard mitigation measures into the project, as detailed in Mitigation Measures AQ-1 through AQ-3. Operational impacts: Table 1-1 of the CEQA Handbook indicates that the construction and operation of the proposed 2,800 square-foot commercial building would not be expected to exceed the APCD Greenhouse Gas (GHG) Numerical Threshold (1150 MT/year CO 2 e) or the APCD Ozone Precursor Significance Threshold (25 lbs./day ROG+NO x ) for any of the Land Use activities the building could accommodate. For example, a 24-Hour Convenience Market would not be expected to exceed these thresholds unless it were at least 3,200 square feet in area. Therefore, operational phase air quality impacts of this project are considered to be less than significant. Naturally-Occurring Asbestos: Naturally occurring asbestos (NOA) has been identified by CARB as a toxic air contaminant. Serpentine and ultramafic rocks are very common throughout California and may contain naturally occurring asbestos. The APCD has identified that NOA may be present throughout the City of San Luis Obispo (CEQA Handbook, Technical Appendix 4.4). The proposed project would result in grading and therefore may encounter NOA. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any construction or grading activities at the site the applicant must comply with all applicable requirements outlined in the Asbestos ATCM, which include a geologic investigation to determine if NOA is present, and where applicable, preparation of an Asbestos Dust Mitigation Plan or an Asbestos Health and Safety Program. Impacts related to naturally occurring asbestos are considered to be less than significant with implementation of standard mitigation measures described in Mitigation Measure AQ-4 below. Asbestos Material in Demolition: This project includes relocation of equipment associated with a well located on the site. Grading and demolition activities have the potential to disturb asbestos that is often found in older structures as well as underground utility pipes and pipelines (i.e. transite pipes or insulation on pipes). Demolition can have potential negative air quality impacts related to the handling, demolition, and disposal of asbestos containing material (ACM). As such, the project may be subject to various regulatory jurisdictions, including the requirements of the National Emission Standard for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos NESHAP). Impacts related to asbestos material in demolition are considered less than significant with incorporation of standard mitigation measures described in Mitigation Measure AQ-5 below. ATTACHMENT 8 PC4 - 55 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 11 City of San Luis Obispo Initial Study Environmental Checklist e) No impact. The project develops the site to accommodate a range of land uses permitted in a Tourist Commercial area. Such uses primarily serve the traveling public and are not expected to create objectionable odors. Mitigation Measure AQ-1: The following mitigation measures for reducing nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment shall be incorporated into the project: a) Maintain all construction equipment in proper tune according to manufacturer’s specifications; b) Fuel all off-road and portable diesel-powered equipment with CARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); c) 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; d) 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; e) Construction or trucking companies with fleets that 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; f) All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit; g) Diesel idling within 1,000 feet of sensitive receptors is not permitted; h) Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i) Electrify equipment when feasible; j) Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and, k) Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Mitigation Measure AQ-2: The following mitigation measures shall be incorporated into the project to minimize nuisance impacts and to significantly reduce fugitive dust emissions: a) Reduce the amount of the disturbed area where possible; b) Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c) All dirt stock-pile areas should be sprayed daily as needed; d) All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; Mitigation Measure AQ-3: On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations, limiting diesel-fueled commercial motor vehicles with gross vehicular weight ratings of greater than 10,000 pounds and licensed for operation on highways. In general, the regulation specifies that drivers of said vehicles: a) Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, b) Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 100 feet of a restricted area, except as noted in Subsection (d) of the regulation. Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5- minute idling limit. ATTACHMENT 8 PC4 - 56 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 12 City of San Luis Obispo Initial Study Environmental Checklist Mitigation Measure AQ-4: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos Air Toxics Control Measure (ATCM) regulations. An exemption request must be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD. Mitigation Measure AQ-5: Any scheduled demolition activities or disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD; 2) asbestos survey conducted by a Certified Asbestos Consultant; and 3) applicable removal and disposal requirements of identified asbestos-containing material. Mitigation Measure AQ-6: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. Conclusion: With implementation of the recommended mitigation measures, the project will have a less than significant impact on air quality. 4. BIOLOGICAL RESOURCES Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 23 X b) Have a substantial adverse effect, on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 23 X c) Have a substantial adverse effect on federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 23 X d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? 23 X ATTACHMENT 8 PC4 - 57 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 13 City of San Luis Obispo Initial Study Environmental Checklist e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 23 X f) Conflict with the provisions of an adopted habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? 3e X The urbanized area of the City of San Luis Obispo lies at the convergence of two main geologic features: the Los Osos Valley which drains westerly into Morro Bay via Los Osos Creek, and the San Luis Valley which drains to the south- southwest into the Pacific Ocean at Avila Beach via San Luis Obispo Creek. San Luis Obispo, Stenner, Prefumo, and Brizzolara Creeks, and numerous tributary channels pass through the city, providing important riparian habitat and migration corridors connecting urbanized areas to less-developed habitats in the larger area surrounding the City. A variety of natural habitats and associated plant communities are present within the City, and support a diverse array of native plants and resident, migratory, and locally nomadic wildlife species, some of which are considered as rare, threatened, or endangered species. However, the largest concentrations of natural and native habitats are located in the larger and less developed areas outside the city limits. Wildlife occurrences within urban and developed areas would consist primarily of urban- adapted avian species utilizing the abundant tree canopy and concentrated food sources, and common animal species adapted to human presence (raccoon, opossum, striped skunk) and aquatic, semi-aquatic, and terrestrial species resident in or utilizing riparian areas. Occurrences of sensitive natural habitats are present in low-lying riparian and wetland areas. Protective measures are identified in the Conservation and Open Space for rare, threatened, or endangered species. The City of San Luis Obispo maintains a list of “Species of Local Concern” (General Plan Conservation and Open Space Element, Appendix A). Existing conditions. A Biological Resources Assessment of the project site and proposed development was prepared in May 2017 by SWCA Environmental Consultants (Attachment 4). This assessment describes the existing conditions as having been observed to be riparian and disturbed/ruderal, with disturbance on the property stemming from vehicle and pedestrian usage. A dry roadside swale dominated by non-native plants flows along the west side of the Highway 101 off-ramp (behind the chain link fence separating US 101 from the property) and into a culvert beneath the ramp. It captures stormwater from US 101 during rain events, but does not flow into the section of Prefumo Creek located on the property. A foot trail along the edge of the riparian vegetation leads into the Prefumo Creek riparian area. A pump house, well and gravel driveway turnaround are approximately 15 feet from the Prefumo Canyon riparian edge. A channelized (i.e., concrete) section of Prefumo Creek is located at the southwest end of the property, flowing in a southeasterly direction beneath Calle Joaquin and US 101 via existing culverts, and into San Luis Obispo Creek near the City’s Wastewater Treatment Plant Vegetation on the property consists of non-native plant species that typically occur along roadside edges and disturbed areas. Habitats on the property were classified as ruderal (i.e., disturbed) and arroyo willow thicket. The channelized portion of Prefumo Creek is concrete; therefore, plant diversity on the banks of the channel is low. Plant species observed in the arroyo willow thicket were limited to arroyo willow; however, some non-native grasses and forbs that were observed in the ruderal areas were present below the drip line of the willows. A few horsetail (Equisetum arvense) and narrow leafed cattails (Typha domingensis) were observed starting to grow in soil deposited in the channel from recent rain events. The Biological Resource Assessment further describes the range of plant species observed in ruderal areas of the property. ATTACHMENT 8 PC4 - 58 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 14 City of San Luis Obispo Initial Study Environmental Checklist a,b) Less than significant impacts, with mitigation incorporated. d,e) Based on disturbed conditions observed on the property, no special-status plant species from the CNDDB and CNPS database query results are expected to occur or were observed on the property. The project includes no tree removal. Prefumo Creek has the potential to support steelhead (Oncorhynchus mykiss irideus), California red- legged frog (Rana draytonii), and western pond turtle (Emys marmorata) since aquatic habitat is present, but these species were not observed during the survey of the property. These species are also not expected in the upland areas of the property due to the disturbed conditions observed, foot traffic, and developed areas surrounding the property (i.e., Calle Joaquin, US 101). The riparian and ruderal areas on the property have the potential to support migratory nesting birds during the nesting bird season (February 1–October 15); however, no nesting bird activity or nests were identified during the survey of the property. Several recommendations to avoid and minimize any potential impact to special-status plant species or sensitive areas on the property were provided in the SWCA Biological Resources Assessment and incorporated into Mitigation Measures BIO-1 through BIO-4. These include: 1. Conduct of a pre-construction wildlife survey prior to development activities to determine the presence of any special-status wildlife species or other environmental concerns; 2. Conduct of nesting bird survey prior to any construction activities to be undertaken during the active nesting bird season (Feb. 1 to Oct. 15); 3. Incorporation of the proposed 20-foot creek setback depicted in the project plans (depicted with the requested creek setback exception allowing six (6) parking spaces on permeable pavement within portions of the setback); and 4. Installation of Best Management Practices prior to construction for protection of the riparian area and any special-status wildlife species that could be present. c,f) No impact. No wetland area was observed or identified within the project site in the Biological Resources Assessment prepared for the site and project. The project site is not within any habitat conservation plan area, and will not conflict with any such plan. Mitigation Measure BIO-1: Prior to any development activities on the property, a pre-construction wildlife survey shall be conducted by a qualified professional, to determine if any special-status wildlife species or other environmental concerns are present, prior to construction. The survey shall include a survey of the riparian, aquatic, and ruderal areas on the property. Mitigation Measure BIO-2: A nesting bird survey shall be conducted by a qualified professional two (2) weeks prior to the start of construction activities if activities occur during the active nesting bird season (February 1 to October 15). The survey shall include the riparian and ruderal areas on the property. Mitigation Measure BIO-3: The proposed 20-foot Creek Setback depicted in project plans reviewed by SWCA Environmental Consultants in their Biological Resources Assessment (dated May 16, 2017) for the site and project shall be incorporated into the project design. Consistent with the above-mentioned plan, up to six (6) uncovered vehicle parking spaces on permeable paving may be located within the creek setback, with a Creek Setback Exception granted pursuant to § 17.16.025 of City’s Zoning Regulations. Mitigation Measure BIO-4: Best Management Practices (e.g., straw wattles, Environmental Sensitive Area, exclusion fencing or silt fencing, etc.) shall be installed prior to construction, for protection of the riparian area and ATTACHMENT 8 PC4 - 59 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 15 City of San Luis Obispo Initial Study Environmental Checklist any special-status wildlife species (i.e., steelhead, California red-legged frog, western pond turtle, and nesting birds) that could be present. Conclusion: With implementation of the recommended mitigation measures, the project will have a less than significant impact on biological resources. 5. CULTURAL RESOURCES Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historic resource as defined in §15064.5. 6,24 X b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 24 X c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 20 X d) Disturb any human remains, including those interred outside of formal cemeteries? 3e X Archaeological evidence demonstrates that Native American groups (including the Chumash) have occupied the Central Coast for at least 10,000 years, and that Native American use of the region may have begun during the late Pleistocene, as early as 9,000 B.C., demonstrating that the accumulation of historical resources began on the Central Coast during the prehistoric era. The City of San Luis Obispo is located within the area historically occupied by the Obispeño Chumash, the northernmost of the Chumash people of California. The Obispeño Chumash occupied much of San Luis Obispo County, including the Arroyo Grande area, and from the Santa Maria River north to approximately Point Estero. The earliest evidence of human occupation in the region comes from archaeological sites along the coast. The area of San Luis Obispo was first settled by the native Chumash tribe, who established a network of villages along San Luis Obispo Creek. The Spanish colonized Alta California beginning in 1769, and in 1772 Father Junipero Serra founded Mission San Luis Obispo de Tolosa on the banks of San Luis Obispo Creek. In 1850, California was admitted to the Union, and in 1868 San Luis Obispo was officially designated as the county seat. Stagecoach routes were introduced in the 1860s and railroad lines were extended throughout the 1890s, with the Southern Pacific Railroad arriving in the late 1890s. A Chinatown district had been established downtown by the 1870s, after the arrival of Chinese immigrants. In 1903 the California Polytechnic State University was established. An era of growth began in 1945, with the city’s population increasing by 53% between 1945 and 1970. A Phase I Archaeological Study was prepared for the project on May 16, 2017 by SWCA Environmental Consultants (Attachment 3). The study included a cultural resources records search, a Native American Sacred Lands File search, an archaeological survey of the project area, and preparation of a technical memorandum documenting the results of the inventory and providing management recommendations. Pursuant to Assembly Bill (AB) 52, the City mailed letters on February 14, 2017 to the individual Native American tribes that are currently on the City’s list for consultation. The City received responses from three of the tribal representatives; none of the responses included a request for formal consultation on the proposed project. a) No impact. A significant impact to a historical resource is characterized as “substantial adverse change" in the significance of the resource, and an impact is considered significant if a project may disturb: ATTACHMENT 8 PC4 - 60 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 16 City of San Luis Obispo Initial Study Environmental Checklist historical architectural resources; known prehistoric or historical cultural resources; or buried, unknown prehistoric, or historical archeological resources. No property within the project site is included in the City’s Inventory of Historic Resources. The site is undeveloped, apart from minor well equipment, containing no objects, sites, gardens, sacred places or resources that would meet the criteria for historical significance set out in the City’s Historic Preservation Ordinance. The May 16, 2017 SWCA Archaeological Study prepared for the project confirms that no historical resources were identified within the project area. b) Less than significant with incorporation of mitigation measures. The records search carried out with the May 2017 SWCA Archaeological Study prepared for the project and the field survey conducted at the project site for the study did not identify the presence of unique or previously undocumented archaeological resources, as defined by CEQA, and there is no evidence that archaeological resources are present within the project area. The study concludes that the project area is considered to have low sensitivity for the presence of buried or obscured archaeological resources. A recommendation is provided for action to be taken in the unlikely event that archaeological resources are exposed during project implementation, and this is incorporated into Mitigation Measure CR-1, below. c) Less than significant with incorporation of mitigation measures. No unique geologic feature is evident at the project site. The only fossil resources likely to occur in the San Luis Obispo area are of Quaternary (Pleistocene) age, the most recent of the three Periods of the Cenozoic Era in the geologic time scale. The Preliminary Geologic Map of the Pismo Beach 7.5’ Quadrangle, San Luis Obispo County, California (Version 1, 2011) prepared by the California Natural Resources Agency (Department of Conservation) depicts Young Surficial Deposits in the vicinity of the project site area; specifically, “Qya 2 ”: Young alluvial valley deposits (Holocene to late Pleistocene), which do not fall within the Quaternary (Pleistocene) age range. Given this type of deposit, and the small area of the project site (less than one acre), paleontological resources are not anticipated to occur with the project area. With implementation of Mitigation Measure CR-1, potential impacts to paleontological or geographic features would be considered less than significant. d) Less than significant with incorporation of mitigation measures. The site is not located within any Burial Sensitivity Areas or contain any Burial Points, as identified in Figure 1 (Cultural Resources) of the Conservation and Open Space Element of the City’s General Plan. Notification about the proposed project was provided by the City to designated contacts and tribal representatives of tribes traditionally and culturally affiliated with the geographic area of the project who have requested such notice, pursuant to Public Resources Code § 21080.3.1. No formal request for consultation was received and no Native American human burials, remains, or items associated with Native American burials were identified on or near the site in response to this notification. In the unlikely event that the project results in the discovery of human remains, standard protocol shall be followed, and notifications shall occur, as incorporated into Mitigation Measure CR-2 below. Mitigation Measure CR-1: Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If, during the course of constructing and implementing the proposed Project, archaeological, paleontological, or cultural resources (i.e., prehistoric sites, historic sites, or isolated artifacts and features) are discovered, the contractor shall halt all ground disturbing activities immediately within 50 feet of the discovery, the City shall be notified, and a qualified professional archaeologist, architectural historian, or paleontologist (depending on the nature of the finding) shall be retained to evaluate the find and recommend appropriate mitigation measures. The City shall consider mitigation recommendations presented by the professional, and the City shall consult and agree upon implementation of feasible and appropriate measures. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other ATTACHMENT 8 PC4 - 61 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 17 City of San Luis Obispo Initial Study Environmental Checklist appropriate measures. The City shall be required to implement any mitigation necessary for the protection of archaeological, paleontological, and cultural resources. Mitigation Measure CR-2: Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: In the event of human burial discovery, no further disturbance shall occur within 100 feet of the finding until the San Luis Obispo County Coroner has made a determination of origin and disposition pursuant to Public Resources Code § 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The City shall allow the MLD to complete an inspection of the site (typically within 48 hours of notification) and shall comply with MLD recommendations, which may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Conclusion: With implementation of the recommended mitigation measures, the project will have a less than significant impact on cultural resources. 6. GEOLOGY AND SOILS Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: 3d,15 X i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. X ii. Strong seismic ground shaking? X iii. Seismic-related ground failure, including liquefaction? X iv. Landslides? X b) Result in substantial soil erosion or the loss of topsoil? 2,3d 15 X c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? 3d,15 X d) Be located on expansive soil, as defined in Table 1802.3.2 of the California Building Code (2013), creating substantial risks to life or property? 15 X ATTACHMENT 8 PC4 - 62 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 18 City of San Luis Obispo Initial Study Environmental Checklist e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? X San Luis Obispo lies within the southern Coast Range Geomorphic Province, between the Central Valley of California and the Pacific Ocean and extending from Oregon to northern Santa Barbara County. The Coast Range province is structurally complex, and is comprised of sub-parallel northwest-southeast trending faults, folds, and mountain ranges. Rock types in the San Luis Obispo area are mainly comprised of volcanic, metavolcanics, and a mixture of serpentinite and greywacke sandstone. These rocks are highly fractured and are part of the Mesozoic aged Franciscan Formation. Intrusive and extrusive volcanic deposits of Tertiary age and marine sedimentary deposits of the Miocene aged Monterey Formation are also found in the area. The most distinctive geomorphological feature of the San Luis Obispo area is the series of Tertiary aged volcanic plugs (remnants of volcanoes) which extend from the City of San Luis Obispo northwesterly to Morro Bay: Hollister Peak, Bishop Peak, Cerro San Luis Obispo, Islay Hill, and Morro Rock. Faulting and Seismic Activity: The predominant northwest-southeast trending structures of the Coast Range Province are related to the San Andreas Fault Transform Boundary. Other faults in the San Luis Obispo area that are considered active or potentially active include the San Juan Fault, the Oceano Fault, the Oceanic Fault, the Hosgri Fault, and the Los Osos Fault. Also present are The East and West Huasna Faults, the Nacimiento Fault Zone, the Cambria Fault, and the Edna Fault, which have not yet been officially classified by the California Division of Mines and Geology. The Alquist-Priolo Earthquake Fault Zone is an area within 500 feet from a known active fault trace that has been designated by the State Geologist. Under the Alquist-Priolo Earthquake Fault Zoning Act, no structure for human occupancy is permitted on the trace of an active fault. The portion of the fault zone closest to the city is located near the southern flank of the Los Osos Valley, northwest of Laguna Lake, but lies just outside of the city limits. Seismically Induced Ground Acceleration: Seismically induced ground acceleration is the shaking motion that is produced by an earthquake. Probabilistic modeling is done to predict future ground accelerations, taking into consideration design basis earthquake ground motion, applicable to residential or commercial structures, or upper- bound earthquake ground motion, applied to public use facilities like schools or hospitals. Landslides: Landslides occur when the underlying support can no longer maintain the load of material above it, causing a slope failure. Ground shaking and landslide hazards are mapped by the City and are shown in the General Plan. The city contains extensive hillsides, several of which are underlain by the rocks of the Franciscan group, a source of significant slope instability. Much of the development in San Luis Obispo is in valleys, where there is low potential for slope instability. The actual risk of slope instability is identified by investigation of specific sites, including subsurface sampling, by qualified professionals. The building code requires site-specific investigations and design proposals by qualified professionals in areas that are susceptible to slope instability and landslides. Liquefaction: Liquefaction is defined as the transformation of a granular material from a solid state to a liquefied state from increased pore water pressure. Structures built on this material can sink into the alluvium, buried structures may rise to the surface, or materials on sloped surfaces may run downhill. Other effects of liquefaction include lateral spread, flow failures, ground oscillations, and loss of bearing strength. Liquefaction is intrinsically linked with the depth of groundwater below the site and the types of sediments underlying an area. The soils in the San Luis Obispo area that are most susceptible to ground shaking, and which contain shallow ground water, are the ones most likely to have a potential for settlement and for liquefaction. The actual risk of settlement or liquefaction is identified by investigation of specific sites, including subsurface sampling, by qualified professionals. Previous ATTACHMENT 8 PC4 - 63 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 19 City of San Luis Obispo Initial Study Environmental Checklist investigations have found that the risk of settlement for new construction can be reduced to an acceptable level through careful site preparation and proper foundation design, and that the actual risk of liquefaction is low. Differential Settlement: Differential settlement is the downward movement of the land surface resulting from the compression of void space in underlying soils. Compression can occur naturally with the accumulation of sediments over porous alluvial soils within river valleys, and from human activities, including improperly placed artificial fill, and structures built on soils or bedrock materials with differential settlement rates. This phenomenon can alter local drainage patterns and result in structural damage. The Safety Element of the City’s General Plan identifies portions of the City that are possibly underlain by soft organic soils, with a high potential for settlement. Subsidence: Ground subsidence occurs where underlying geologic materials (typically loosely consolidated surficial silt, sand, and gravel) undergo a change from looser to tighter compaction, resulting in subsidence of the ground surface. Where compaction increases (either naturally, or due to construction), the geologic materials become denser. As a result, the ground surface overlying the compacting subsurface materials subsides as the underlying geologic materials settle. Ground subsidence can occur under several different conditions, including: ground-water withdrawal, in which water is removed from pore space as the water table drops, causing the ground surface to settle; tectonic subsidence, where the ground surface is warped or dropped lower due to geologic factors such as faulting or folding) and; earthquake-induced shaking that causes sediment liquefaction, which in turn can lead to ground-surface subsidence. Expansive Soils: Expansive soils are generally clayey, swell when wetted, and shrink when dried. Wetting can occur in many ways (e.g., absorption from the air, rainfall, groundwater fluctuations, lawn watering, broken water or sewer lines, etc.). Soil expansion can cause subtle damage that can reduce structural integrity. Portions of the city are known to exhibit the soil types identified as having a moderate to high potential for expansion. A Soils Engineering Report was prepared for this project by GeoSolutions, Inc. in July 2017 (Attachment 5). The report explores and evaluates the surface and sub-surface soil conditions at the Site and develops geotechnical information and design criteria for the project, as further described in section 2.0 (Purpose and Scope) of the report. The report concludes that the site is suitable for the proposed development, provided that certain recommendations in the report be incorporated into the project design and specifications to address geotechnical concerns identified in the report. The conclusions and recommendations of the report are incorporated by reference into Mitigation Measure GEO-1, described below. The Building Official will verify conformance to the design and specifications outlined in the report prior to issuance of construction permits for the project. a, c) Less than significant impacts, with incorporation of mitigation measures. Figure 3 (Earthquake Faults – Local Area) of the Safety Element of the City’s General Plan depicts no fault lines on the project site or within close proximity. Nevertheless, as the City is within a seismically active area, structures must be designed in compliance with seismic design criteria set out in the California Building Code, to resist seismic ground shaking and minimize the risk of resulting loss, injury, or death. Figure 5 (Ground Shaking & Landslide Hazards) indicates that the project site has a high liquefaction potential, but it is not located within an area having significant landslide potential. The Soils Engineering Report prepared for this project includes a seismic hazard analysis with estimated site-specific ground motion parameters for seismic design, and a liquefaction hazard assessment. The report concludes that the potential for seismic liquefaction of soils at the site is low, and that, with implementation of the recommendations made in the report to address geotechnical concerns, the potential for seismically induced settlement and differential settlement at the site is considered to be low. Conformance to the California Building Code and City codes, and incorporation of the conclusions and recommendations of the Soils Engineering Report as required by Mitigation Measure GEO-1 will reduce impacts related to seismic hazards and landslide to less than significant levels. ATTACHMENT 8 PC4 - 64 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 20 City of San Luis Obispo Initial Study Environmental Checklist b) Less than significant impacts. The most significant source of potential erosion of on-site soils would be during initial site ground disturbance/construction and from stormwater runoff. All construction projects in the city require the installation, maintenance, routine inspection (i.e. weekly, before predicted rain events, after rain events and during prolonged rain events) and the repair or replacement, as needed, of best management practices (BMPs) throughout the course of a construction project in order to protect local water quality. Erosion control measures required for the project during construction may include, but are not limited to: scheduling ground disturbance to avoid the rain events (if feasible), use of hydro-seeding, planting, and mulch to stabilize soils, dust control to stabilize stockpiles, unpaved roads, and graded areas, protection of storm drain inlets, use of sediment traps, construction of a stabilized page of aggregate and filter fabric at the construction access entrance, street sweeping, and use of silt fencing, sand and gravel bags, and fiber rolls. As described in the Stormwater Control Plan prepared for this project by Ashley & Vance Engineering, Inc. (Attachment 6), runoff is directed to landscaped areas during operation of the project in order to reduce runoff discharged off-site, and the design of the project results in post-project runoff rates that are lower than pre-project rates. With implementation of required Best Management Practices (BMPs) and by compliance with Regional Water Quality Control Board Performance Requirements for reduction of runoff, potential impacts related to erosion are considered to be less than significant. d) Less than significant impacts, with incorporation of mitigation measures. The Soils Engineering Report prepared for the project notes the presence of highly expansive surface soils. The report concludes that with incorporation of the recommendations presented in the report to address geotechnical concerns, including expansive soils, the site is suitable for the proposed development. Conformance to the California Building Code and City codes, and development in accordance with the General Plan Safety Element and with the conclusions and recommendations of the Soils Engineering Report prepared for the project, as addressed by Mitigation Measure GEO-1 below, will reduce impacts related to expansive soil to less than significant levels. e) No impacts. The project site is served by the City’s Sanitary Sewer System and includes no septic tanks or alternative waste water disposal system. Mitigation Measure GEO-1: All recommendations provided in Section 8.0 (Conclusions and Recommendations) of the Soils Engineering Report prepared for the project (Project SL09150-3, dated July 5, 2017) by GeoSolutions, Inc. for ARH Quiky Investments, LLC, shall be incorporated into the project design, to the satisfaction of the Building Official. Conclusion: With implementation of the recommended mitigation measures, the project will have a less than significant impact on geology and soils. ATTACHMENT 8 PC4 - 65 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 21 City of San Luis Obispo Initial Study Environmental Checklist 7. GREENHOUSE GAS EMISSIONS Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? 9,16 X b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 9,16 X Prominent greenhouse gas (GHG) emissions contributing to the greenhouse effect are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Global sources of GHG emissions include fossil fuel combustion in both stationary and mobile sources, fugitive emissions from landfills, wastewater treatment, agricultural sources, deforestation, high global warming potential (GWP) gases from industrial and chemical sources, and other activities. The major sources of GHG emissions in the City are transportation-related emissions from cars and trucks, followed by energy consumption in buildings. Increases in average global temperatures will result in a number of locally-important adverse effects, including sea-level rise, changes to precipitation patterns, and increased frequency of extreme weather events such as heat waves, drought, and severe storms. Statewide legislation, rules and regulations that apply to GHG emissions include the Global Warming Solutions Act of 2006 (Assembly Bill 32), the Sustainable Communities and Climate Protection Act of 2008 (Senate Bill 375), Advanced Clean Cars Rule, Low Carbon Fuel Standard, Renewable Portfolio Standard, California Building Codes, and recent amendments to the California Environmental Quality Act (CEQA) pursuant to Senate Bill 97 with respect to analysis of GHG emissions and climate change impacts. Plans, policies and guidelines have also been adopted at the regional and local level that address GHG emissions and climate change effects in the City. The San Luis Obispo Air Pollution Control District’s (APCD) CEQA Air Quality Handbook includes guidance on GHG emission thresholds and supporting evidence, that may be applied by lead agencies within San Luis Obispo County. The City also adopted a Climate Action Plan (CAP) that includes a GHG emissions inventory, identifies GHG emission reduction targets, and includes specific measures and implementing actions to reduce community-wide GHG emissions, and to help the City build resiliency and adapt to the effects of climate change. a, b) Less than significant impact. Air quality impacts resulting from the buildout of the City’s General Plan have been analyzed in detail under the Environmental Impact Report prepared for the 2014 Update of the Land Use and Circulation Elements (LUCE) of the City’s General Plan. In 2009 the City conducted a GHG emissions inventory of annual emissions for the baseline year 2005. The City’s CAP also included forecasted business-as-usual (BAU) emissions for 2010, 2020 and 2035, which supersedes the emissions forecast included in the 2009 emissions inventory. According to the BAU forecast, communitywide emissions will increase by approximately 9% in 2020, compared to 2005 levels, and will further increase by approximately 21% by 2035, compared to 2005 levels. However, projected growth assumed under the Land Use Element of the General Plan is equal to or slightly less than the growth projections used to estimate worst case future GHG emissions in the CAP. Therefore, expected long-term operational GHG emissions generated by new development is consistent with the land use and zoning evaluated under the LUCE Update and would be consistent with forecasted BAU communitywide emissions in the CAP. ATTACHMENT 8 PC4 - 66 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 22 City of San Luis Obispo Initial Study Environmental Checklist The CAP includes a communitywide GHG emissions reduction target of 15% below 2005 levels, by 2020. To address the forecast increase in long-term operational emission impacts, the CAP includes specific GHG reduction measures designed to achieve this target, in combination with state and federal legislative reductions. As shown in the LUCE Update EIR, with implementation of the GHG reduction measures, communitywide emissions would be reduced to 16% below 2005 levels by the year 2020, exceeding the 15% target. Table 4.7-3 (Consistency of Proposed LUCE Update Policies and Programs with Climate Action Plan Measures and Actions) of the LUCE EIR includes a detailed list of Land Use Element policies and their consistency with applicable CAP measures. Table 1-1 of the APCD CEQA Air Quality Handbook indicates that the construction and operation of the proposed 2,800 square-foot commercial building would not be expected to exceed the APCD Greenhouse Gas (GHG) Numerical Threshold (1150 MT/year CO2e) for any of the Land Use activities the building could accommodate. For example, a 24-Hour Convenience Market would not be expected to exceed these thresholds unless it exceeded 3,200 square feet in area. Therefore, operational phase air quality impacts of this project are considered to be less than significant. Conclusion: Potential impacts from greenhouse gas emissions are less than significant. 8. HAZARDS AND HAZARDOUS MATERIALS Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 3d X b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 3d X c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? 21,22 X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 10e,18 X f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? X ATTACHMENT 8 PC4 - 67 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 23 City of San Luis Obispo Initial Study Environmental Checklist g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? 3d X h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 3d X As outlined in the Environmental Impact Report prepared for the 2014 Update of the Land Use and Circulation Elements (LUCE) of the City’s General Plan, the analysis of hazards and hazardous material impacts relates to: safety risks posed by airport flight patterns; impeding of adopted emergency response and evacuation plans and; wildland fires where wildlands are adjacent to urbanized areas. It also relates to the routine transport or disposal of hazardous substances, explosion or release of hazardous substances, and emissions or handling of hazardous substances within one-quarter mile of an existing or planned school. The following is a brief outline of the primary identified hazards. Fire Hazards: Fires have the potential to cause significant losses to life, property, and the environment. Urban fire hazards result from the materials that make up the built environment, the size and organization of structures, and spacing of buildings. Additional factors that can accelerate fire hazards are availability of emergency access, available water volume and pressure for fire suppression, and response time for fire fighters. Fire hazard severity may be a threat in rural areas, including areas on the edge between urban and rural land (the wildland interface). Hazardous Materials: Hazardous materials are defined as substances with physical and chemical properties of ignitability, corrosivity, reactivity, or toxicity which may pose a threat to human health or the environment, including chemical materials such as petroleum products, solvents, pesticides, herbicides, paints, metals, asbestos, and other regulated materials. Hazards also include known historical spills, leaks, illegal dumping, or other methods of release of hazardous materials to soil, sediment, groundwater, or surface water. If a historical release exists, then there is a risk associated with disturbing the historical release area. The primary risk concerns identified by the City, and identified in the City’s General Plan Safety Element, include radiation hazards and the transportation of hazardous materials in and around the city. Most of these incidents are related to the increasing frequency of transport of chemicals over roadways, railways or through industrial accidents. Highway 101 and the Union Pacific railroad are major transportation corridors through the San Luis Obispo area. Airport Hazards: The San Luis Obispo County Airport provides commuter, charter, and private aviation service to the area. The primary hazard associated with land uses near the airport is the risk of aircraft incidents on approach and take-off. The County manages activities on the airport property through the Airport Land Use Commission (ALUC). The ALUC has developed an Airport Land Use Plan (ALUP) for the San Luis Obispo County Regional Airport that was first adopted in 1973, and last updated in May 2005. Development within the Airport Safety Zones set out in the ALUP are subject to the provisions of Chapter 17.57 (Airport Overlay Zone AOZ) of the City’s Zoning Regulations, which includes policies intended to minimize the public’s exposure to potential hazards associated with airport operations. a) Less than significant impact. Construction and maintenance activities would use a limited about of hazardous materials such as fuels (gasoline and diesel), oils, and lubricants, paints and paint thinners, glues, cleaners (which could include solvents and corrosives in addition to soaps and detergents), and possibly pesticides and herbicides. Such use must be carried out in compliance with applicable building, health, fire, and safety codes including, but not limited to, Titles 8 and 22 of the CCR, the Uniform Fire Code, and Chapter 6.95 of the California Health and Safety Code. Potential future commercial uses permitted at the site do not include activities that would generate significant amounts of hazardous ATTACHMENT 8 PC4 - 68 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 24 City of San Luis Obispo Initial Study Environmental Checklist materials. Hazardous materials kept at the site would be limited to a small amount of common cleaning chemicals, which would not create a significant hazard to the public or to the environment. The use of small amounts of hazardous materials during construction and operation of the project, in compliance with applicable federal, state, and local regulations, will not create a significant hazard to the public or to the environment through their routine transport, use, or disposal. b) Less than significant impact. As discussed above, the proposed project will not result in the routine transport, use, disposal, handling, or emission of any hazardous materials that would create a significant hazard to the public or to the environment. Implementation of Title 49, Parts 171–180, of the Code of Federal Regulations and stipulations in the General Plan Safety Element establishing standards by which hazardous materials would be transported within and adjacent to the proposed project would reduce impacts associated with the potential for accidental release during construction or occupancy of the project, or by transporters picking up or delivering hazardous materials to the project site. Where transport of these materials occurs on roads, the California Highway Patrol is the responsible agency for enforcement of regulations. The applicant is required to prepare a Hazardous Materials Business Plan, subject approval by the County Department of Public Health, if potentially hazardous materials (cleaning supplies, oils, paint, fuels, or other compounds) for continued maintenance of the commercial building are stored onsite, documenting the safe and legal storage and use of the materials. c) No impact. There are no schools, proposed or existing, within a quarter mile (1,320 ft.) of the Project site; therefore, no impact would occur. The nearest schools are the Montessori Children’s School at 4200 South Higuera (0.4 miles to the southeast), and Pacific Beach High School at 11950 Los Osos Valley Road (0.5 miles to the northwest). In addition, as discussed in sections a) and b) above, the proposed Project is the construction and operation of a small commercial structure that would not result in the routine transport, use, disposal, handling, or emission of any hazardous materials that would create a significant hazard to the public or to the environment. d) No impact. The project is not located on any Hazardous Waste and Substances site compiled by the Department of Toxic Substances Control (DTSC) under Government Code § 65962.5 (“Cortese” List). e) Less than significant impact. With conformance to standards and policies applicable to development within Airport Overlay Zone (AOZ), impacts related to airport operations are considered less than significant. The project site is located at the southwestern portion of the Airport Land Use Plan area designated in the Airport Land Use Plan for the San Luis Obispo County Regional Airport, within Safety Area 2-b (aircraft operation within the vicinity at altitudes between 501 and 1,000 feet). The project is consistent with the permitted land use and development for the Tourist-Commercial (C-T) Zone, and therefore consistent with limitations on Development Standards and Uses set out in Zoning § 17.57.040 (Airport Overlay Zone) intended to minimize the risk to people and property in the event of an accident or emergency aircraft landing. The project is not within any Noise Contours developed for the Plan, and is thus consistent with Airport Related Noise Policies (Zoning § 17.57.070) without need for further noise mitigation. The project is consistent with Zoning Regulations § 17.57.050 (Airspace Protection), including no structures that would affect navigable airspace, or present other flight hazards. The structure proposed to be built on the site is 27 feet tall. Structures in the Tourist- Commercial (C-T) Zone are subject to a 45-foot height limit. f) No impact. The project is not within the vicinity of any private airstrip. g) Less than significant impact. The Project is subject to the provisions of the City’s emergency response and evacuation plans, so impacts related to impaired implementation or physical interference with an adopted emergency response or evacuation plan are considered less than significant. ATTACHMENT 8 PC4 - 69 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 25 City of San Luis Obispo Initial Study Environmental Checklist h) No impact. The Project site is within the City of San Luis Obispo and is not in a wildland hazard area. Surrounding land is developed with urban and commercial uses, and a highway (U.S. Highway 101). Conclusion: Potential impacts from hazards and hazardous materials are less than significant. 9. HYDROLOGY AND WATER QUALITY Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements? 2,3d 3e,11 X b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? 3a,3e 11 X c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off site? 2,3e 11 X d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off site? 2,3d 11 X e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? 2,3e 11 X f) Otherwise substantially degrade water quality? 2,3d 3e,11 X g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 3d,11 13 X h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? 3d,11 13 X i) Expose people or structures to significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? 3d,11 13 X j) Inundation by seiche, tsunami, or mudflow? 3d X ATTACHMENT 8 PC4 - 70 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 26 City of San Luis Obispo Initial Study Environmental Checklist The project site is located within the San Luis Obispo Creek Hydrologic Subarea of the Estero Bay Hydrologic Unit, an area stretching roughly 80 miles between the Santa Maria River and the Monterey County line, corresponding to the coastal draining watersheds west of the Coastal Range. The San Luis Obispo Creek watershed drains approximately 84 square miles within this Unit. The City is generally located within a low-lying valley centered on San Luis Obispo Creek, one of four major drainage features that create flood hazards in the City; the others being Stenner Creek, Prefumo Creek, and Old Garden Creek. According to the Regional Water Quality Control Board (RWQCB), water quality in the San Luis Obispo Creek drainage system is generally considered to be good. However, the water quality fluctuates along with seasonal changes in flow rates. In summer months, when the flows decrease and dilution is reduced, water quality decreases. Groundwater within the San Luis Obispo Valley Sub-basin flows toward the south-southwest, following the general gradient of surface topography. Groundwater in the area is considered suitable for agricultural water supply, municipal and domestic supply, and industrial use. The City regulates the design, construction, and operation of private facilities to ensure they will not have adverse effect on water quality, and the proposed project is subject to several existing regulations and programs, including the City’s Storm Water Management Program, the Drainage Design Manual (DDM) of the Waterway Management Plan, and Post Construction Requirements for stormwater control. The City’s Waterways Management Plan was prepared as a comprehensive, watershed-based management plan for San Luis Obispo Creek, to identify and develop programs to address flooding, erosion, water quality, and ecological issues in the San Luis Obispo Creek Watershed. It was adopted for the purpose of ensuring water quality and proper drainage within the creek’s watershed. The City of San Luis Obispo Stormwater Quality Ordinance (SLOMC Ch. 12.08) also protects and enhances the quality of watercourses and water bodies in a manner pursuant to, and consistent with, the Clean Water Act by reducing pollutants in storm water discharges to the maximum extent practicable, by prohibiting non-storm water discharges to the storm drain system, and improving storm water management. A Stormwater Control Plan, including a Water Quality Analysis, was prepared for the project by Ashley & Vance Engineering (Attachment 6) to evaluate the specific nature of the hydrology and water quality issues for the site. It addresses the drainage stormwater requirements set forth by the City and by the Regional Water Quality Control Board’s Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast Region. As described within the report, the project, as designed, complies with Requirements applicable to the project: Grading, clearing of native vegetation, and impervious surfaces are minimized, and runoff is directed to landscaped areas, for reduction of runoff (Performance Requirement 1). Runoff is infiltrated via underground storage chambers to on the site for water quality treatment (Performance Requirement 2). a, f) No impact. The project is not expected to degrade water quality, or to violate water quality standards or waste water discharge requirements. It involves the construction of a small commercial building to accommodate land uses and activities that are permitted by the General Plan in a Tourist Commercial area, along with associated parking, hardscape, and landscaping. Construction and operation of the project is subject to review by the City’s Public Works Department for conformance to water quality standards and by the Utilities Department for compliance with waste water discharge requirements, before any construction permit can be issued for the project. Mitigation Measure BIO-1 (see Biological Resources section above) requires preparation of a Stormwater Pollution Prevention Plan, and for Best Management Practices (BMPs) and Pollution Prevention Methods (PPMs) to be incorporated into grading and construction plans for the short and long-term management and protection of water quality. Discharge of any pollutants (e.g. herbicides, pesticides, janitorial cleaning products, and toxic substances such as motor oil, gasoline, and anti-freeze) or heated water (e.g. from steam cleaning sidewalks) into a storm water system or directly into surface waters is illegal and subject to enforcement action by the RWQCB. Prior to reaching any natural stream or channel, storm water discharges from the Project site first reach the City’s wastewater treatment facility, which ensures National Pollutant Discharge Elimination System (NPDES) discharges are within the standards set by the permit. ATTACHMENT 8 PC4 - 71 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 27 City of San Luis Obispo Initial Study Environmental Checklist b) No impact. The project conforms to the use limitations of the Land Use Element, and the City is sole water purveyor within the City limits. A very small portion (about 2%) of the City’s potable water supply is derived from groundwater. Based on review of the Urban Water Management Plan (2016) and review by the City Utilities Department, existing water supply is available to serve the project, and use of municipal water for the project would not deplete groundwater resources. Well equipment is present on the site and will be relocated, but the proposed project will be served by the City water supply, and this well is not proposed to be used in conjunction with this project. c,d,e) Less than significant impact. The site is a level site adjacent to an area developed for Tourist Commercial land uses, and within an area designated for Tourist Commercial land uses. No alteration of any stream course is proposed with this project. Physical improvement of the site will be required to comply with the drainage requirements of the Waterways Management Plan to avoid erosion, siltation, and excessive or polluted runoff. This plan requires that site development be designed so that post- development site drainage does not significantly exceed pre-development run-off. The Ashley & Vance Stormwater Control Plan for the project concludes that, as designed, the project will result in post-project peak runoff rates that are lower than the pre-project runoff rates. g) No impact. The project is within Flood Zone AE, but does not include housing. h,i) Less than significant impact. The project site is located within Flood Zone AE, as shown on the Federal Emergency Management’s National Flood Insurance Program Flood Insurance Rate Map (FIRM). No permit may be issued to construct the project until full compliance with Chapter 17.84 (Floodplain Management Regulations) of the City’s Zoning Regulations is demonstrated. Compliance with the City’s Floodplain Management Regulations reduces potential impacts to a less than significant level. j) No impact. San Luis Obispo is not subject to flooding as a result of the failure of a levee or dam, nor is it subject to inundation by seiche, tsunami, or mudflow. Conclusion: Potential impacts to hydrology and water quality are less than significant. 10. LAND USE AND PLANNING Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Physically divide an established community? 3a X b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 3a,8 X c) Conflict with any applicable habitat conservation plan or natural community conservation plan? 3e X a-c) No impact. The project includes development of a commercial structure, in conformance to applicable development standards and design guidelines, for Tourist Commercial Land Uses, as allowed in a Tourist Commercial (C-T) Zone. It is subject to Development Review, and must be designed, ATTACHMENT 8 PC4 - 72 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 28 City of San Luis Obispo Initial Study Environmental Checklist constructed, and operated in consistent with the policies of the City's General Plan and with the standards and limitations of the City's Zoning Regulations. It is located at the edge of a developed area, and thus does not divide any established community. It is not located within an area subject to a habitat conservation plan or community conservation plan. Conclusion: The project does not have the potential for impacts related to land use and planning. 11. MINERAL RESOURCES Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 3e X b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 3e X a,b) No impact. No known mineral resources are present at the project site, and the site is not designated as a mineral recovery site by the General Plan, a Specific Plan, or other land use plan. Conclusion: The project does not have the potential to impact mineral resources. 12. NOISE Would the project result in: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 3c,8 10b X b) Exposure of persons to or generation of excessive ground-borne vibration or ground-borne noise levels? 3c,8 10b X c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? 3c,8 10b X d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? 3c,8 10b X e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 3c,8 18 X ATTACHMENT 8 PC4 - 73 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 29 City of San Luis Obispo Initial Study Environmental Checklist f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? X a-d) Less than significant impact. The project site is located within a 70dB noise contour depicted in Figure 4 of the Noise Element of the City’s General Plan, with elevated noise levels generated by transportation noise from U.S. Highway 101. The project is designed for traveler-oriented service and retail uses, and is not configured or intended for any of the noise-sensitive uses identified in Figure 1 and Table 1 of the Noise Element. Indoor noise can be reduced to acceptable levels (by 10dB, to 60dB) by following normal construction practices and the Uniform Building Code (UBC). With conformance to normal construction practices and the UBC, impacts related to noise will be less than significant. Construction of the project is subject to Noise Control regulations in the City’s Municipal Code (SLOMC Ch. 9.12). The proposed project will accommodate Tourist Commercial land uses that are not expected to produce significant levels of noise, ground-borne vibration, or ground-borne noise levels. Furthermore, such land uses must also operate in conformance to Noise Control regulations and to Performance Standards set forth in the City’s Zoning Regulations (Ch. 17.18), for control of unnecessary, excessive, and annoying noise and vibration. e, f) No impact. The project site is not within an Airport Noise Contour depicted within the San Luis Obispo County Regional Airport Land Use Plan, nor is it located within the vicinity of any private airstrip. Conclusion: Potential impacts from noise are less than significant. 13. POPULATION AND HOUSING Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? 3a X b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? 3a X 3a X a) Less than significant impact. The City’s goal for population growth, as stated in the Land Use Element of the General Plan, is a rate of one percent per year. The proposed project includes only commercial development, and no residential development. Given its small scale, the project is not expected to generate new employment that would be considered substantial. The property is already designated for Tourist Commercial land uses by the General Plan, and development of the site will be consistent with the anticipated use of the site, as described in the Land Use Element. It is within a developed portion of the City served by existing roads and infrastructure, and development of the site would not involve any components that would induce further growth beyond that anticipated in the General Plan. b,c) No impact. The property is undeveloped, and the project will displace no housing units or people. ATTACHMENT 8 PC4 - 74 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 30 City of San Luis Obispo Initial Study Environmental Checklist Conclusion: Potential impacts related to population and housing are less than significant. 14. PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Fire protection? 3a,3d X b) Police protection? 3a,3d X c) Schools? 3a X d) Parks? 3a,3f X e) Other public facilities? 3a X General Plan policies aim to avoid and mitigate hazards, including fire hazards, by directing development away from hazardous areas, preventing development from increasing hazards for other properties in the area, and mitigating unavoidable hazards (Safety Element § 9.0). Development shall be approved only when adequate fire suppression services and facilities are available or will be made available concurrent with development, considering the setting, type, intensity, and form of the proposed development (§ 3.0). Implementation programs include response performance standards (§ 9.3), and programs for reducing structural hazards, including planning standards, review of development applications, administration of building and fire safety regulations, and conduct of safety inspections (§ § 9.17 through 9.23). a-e) Less than significant impact. The project site is within an area designated in the General Plan for Tourist Commercial land uses and the project accommodates land uses consistent with this designation, at a scale and intensity consistent with General Plan policies for Tourist Commercial areas. These land uses will not significantly increase demand for public services such that new or altered facilities would be needed. The site is served by City’s Fire and Police Departments. It is not located with a fire hazard severity zone nor within a hazardous area. It includes no land uses that would increase hazards for other properties in the area, and is subject to development review to ensure that adequate fire suppression services and facilities are available prior to issuance of any construction permits to develop the property. Allowed land uses would not generate demand for police protection services, increased patrols, or additional units such that new police facilities would need to be constructed to maintain acceptable service levels, and impacts related to police protection would be less than significant. Consistent with state law, school impact fees are paid to the San Luis Obispo Coastal Unified School District by project developers to offset potential impacts on school facilities. These fees would be directed toward maintaining adequate service levels, which include incremental increases in school capacities, ensuring that any significant impacts to schools which could result from the proposed project would be offset by development fees, reducing potential impacts to a less than significant level. Conclusion: Potential impacts to public services are less than significant. ATTACHMENT 8 PC4 - 75 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 31 City of San Luis Obispo Initial Study Environmental Checklist 15. RECREATION Would, or does, the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 3a,3f X b) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? 3a,3f X There are 26 parks in the city covering about 150 acres of parkland, consisting of eight community parks, ten neighborhood parks, and eight mini parks. There are also six joint use facilities, and several recreation centers and special facilities (e.g., Damon Garcia Sports Fields and the SLO Swim Center). In addition to developed parks, the City owns or manages over 6,970 acres of open space within and adjacent to San Luis Obispo, some of which provide trails that accommodate hiking and mountain biking. The City has an adopted standard of providing 10 acres of parkland for each 1,000 residents, and under existing conditions does not meet that standard, having only approximately 3.3 acres of parkland per 1,000 residents. Opportunities to improve compliance with the City’s parkland standard are addressed through recommendations provided in the Parks and Recreation Element City's General Plan, but the existing condition where the standard is not achieved would continue to exist. However, this is not considered to be a significant environmental impact because the City’s per capita parkland ratio goal is intended to meet the community’s desire for increased recreational opportunities, and is not considered to be a policy adopted for the purpose of avoiding or mitigating an environmental effect. a,b) Less than significant impact. The project is a small-scale commercial development that does increase the residential population of the City, as it does not include residential dwellings. Any increase in the use of parks and recreation facilities that it will generate is expected to be minimal. It does not include recreational facilities, nor will it require the construction or expansion of recreational facilities. Conclusion: Potential impacts to recreation are less than significant. 16. TRANSPORTATION AND TRAFFIC Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? 3a,3b X ATTACHMENT 8 PC4 - 76 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 32 City of San Luis Obispo Initial Study Environmental Checklist b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? 3b X c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? 3b,18 X d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? 3b X e) Result in inadequate emergency access? 3d X f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? 3b X a,b) Less than significant impact, with incorporation of mitigation measures. The project is consistent with the use and density limitations applicable to a Tourist Commercial area and does not conflict with circulation system or congestion management plans. It is in a developed area of the City served by existing public transit, bicycle and pedestrian facilities. Bicycle parking is required to be provided, in conformance with the City’s Zoning Regulations (§ 17.16.060). Based on review by the Transportation Division of the City's Public Works Department, the project would generate very few vehicle trips, given the modest amount (2,850 sq. ft.) of commercial space it provides, and the Level of Service (LOS) along this segment of Calle Joaquin and at its intersection with Los Osos Valley Road will be unaffected by the project. The project would not result in significant project-specific adverse effects, but would contribute trips to the intersection at Los Osos Valley Road and Calle Joaquin. City-recommended mitigation for this cumulative impact includes eventual widening of the southbound Calle Joaquin approach to Los Osos Valley Road and addition of an additional turn pocket at the intersection. Therefore, the applicant shall enter into a covenant agreement to pay the "fair share" of the cost of these improvements. In addition, the applicant is required to contribute to the City’s Transportation Impact Fee program, in addition to the Los Osos Valley Road interchange sub-area fee program. This additional fee mechanism was developed by the City to assess planned area development to contribute its fair share to the cost of proposed interchange improvements. Based on implementation of Mitigation Measure TC-1, cumulative impacts would be less than significant. c) No impact. The project is located within the Airport Land Use Planning Area defined by the Airport Land Use Commission of San Luis Obispo County, but has no potential to result in a change in air traffic patterns or in a change in location that would result in a substantial safety risk. d,e) No impact. The project will not modify existing intersections or roadways and has been reviewed by the Fire Marshal and Public Works Department for consistency with applicable standards for site access, including emergency access. Driveways will be consistent with City Engineering Standards for safe ingress and egress. The project accommodates Tourist Commercial land uses that are similar to existing land uses in the vicinity, and so will not increase any hazard from incompatible uses. ATTACHMENT 8 PC4 - 77 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 33 City of San Luis Obispo Initial Study Environmental Checklist Mitigation Measure TC-1: Prior to issuance of grading and construction permits, the applicant shall, to the satisfaction of the Director of Public Works: a) Enter into a covenant agreement with the City to contribute the project's "fair share" of cost for widening the southbound Calle Joaquin approach to Los Osos Valley Road and to add an additional turn pocket; and b) Contribute its fair share of the Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees. Conclusion: With implementation of the recommended mitigation measures, the project will have a less than significant impact transportation and traffic. 17. TRIBAL CULTURAL RESOURCES Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register as defined in Public Resources Section 5020.1(k)? 3e,6 X b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. 24 X Pursuant to Assembly Bill (AB) 52, the City mailed letters on February 14, 2017 to the individual Native American tribes that are currently on the City’s list for consultation. The City received responses from three of the tribal representatives; none of the responses included a request for formal consultation on the proposed project. a,b) No impact. A records search and field survey were carried out as part of the May 16, 2017 SWCA Archaeological Study for the project (Attachment ). In the course of the study, California Native American Heritage Commission (NAHC) staff were contacted with a request for review of the Sacred Lands File. In response to this request, NAHC staff indicated that the search was positive for “cultural sites” within the 7.5-minute Pismo Beach U.S. Geological Survey quadrangle, which covers an area ranging from southern San Luis Obispo to Pismo Beach. Notification about the proposed project was provided by the City to designated contacts and tribal representatives of tribes traditionally and culturally affiliated with the geographic area of the project who have requested such notice, pursuant to Public Resources Code § 21080.3.1. No formal request for consultation was received and no Tribal Cultural Resource was identified on or near the site in response to this notification. Conclusion: The project does not have the potential to impact tribal cultural resources. ATTACHMENT 8 PC4 - 78 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 34 City of San Luis Obispo Initial Study Environmental Checklist 18. UTILITIES AND SERVICE SYSTEMS Would the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 3g X b) Require or result in the construction or expansion of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 3a,3g X c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 2,3e X d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new and expanded entitlements needed? 3a,3g X e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? 3a,3g X f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? 3a,3g X g) Comply with federal, state, and local statutes and regulations related to solid waste? X Water. The City’s Utilities Department provides potable and recycled water to the community and is responsible for water supply, treatment, distribution, and resource planning. The City is the sole water provider within the city limits and most of the City’s water is supplied from multiple surface water sources. The City also uses groundwater to supplement surface water supplies and recycled water is used to supplement irrigation demand. With the update of the City’s Water and Wastewater Element and Urban Water Management Plan in June 2016, the City Council reaffirmed the policy for a multi-source water supply (also see Section 9: Hydrology and Water Quality). Wastewater. The City’s wastewater system includes facilities for collection and treatment of wastewater. The collection system serves residential, commercial, and industrial customers. Sewer service is provided to properties within the city limits, a few residential properties located just outside of the city limits, Cal Poly San Luis Obispo, and the San Luis Obispo County Regional Airport. There are approximately 14,400 service connections. The Water Resource Recovery Facility (WRRF) processes wastewater in accordance with the standards set by the State’s Regional Water Quality Control Board (RWQCB). The WRRF removes solids, reduces the amount of nutrients, and eliminates bacteria in the treated wastewater, which is then discharged to San Luis Obispo Creek. It is designed for an average dry weather flow capacity of 5.1 million gallons per day (MGD) and a peak wet weather flow capacity of 22 MGD. In 2015, average flows to the WRRF were approximately 3.5 MGD. ATTACHMENT 8 PC4 - 79 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 35 City of San Luis Obispo Initial Study Environmental Checklist Stormwater: Stormwater management in the City is regulated by local, state, and federal regulations, standards, and criteria related to the computation of runoff, facility design, and quality of runoff discharged to streams. These regulations also may govern or dictate land use and grading activities within the floodplain of a stream or river. The City is the National Pollutant Discharge Elimination System (NPDES) permit holder, responsible for maintaining its Municipal Separate Storm Sewer System and for coordinating the implementation of the Storm Water Management Program. This comprehensive Program is required under the Phase II Storm Water Regulations issued by the State Water Resources Control Board, and overseen by the Central Coast Regional Water Quality Control Board. The primary goal of the Program is to minimize urban runoff that enters the municipal storm drain system carrying bacteria and other pollutants into local creeks and waterways. Solid Waste: The City’s Utilities Department is responsible for administering an exclusive franchise agreement with San Luis Garbage Company to collect and dispose solid waste generated by residential, commercial, and industrial customers in San Luis Obispo. This agreement also includes curbside recycling and green waste service. There are three solid waste disposal facilities within San Luis Obispo County: Chicago Grade Landfill, Paso Robles Trash & Recycling Landfill, and Cold Canyon Landfill. Most solid waste collected in the city is disposed of at the Cold Canyon Landfill. As of 2012, Cold Canyon Landfill is permitted to receive up to 1,620 tons of solid waste per day. Recently approved (2012) expansion of the landfill proves enough capacity to remain open until the year 2040. Background research for the Integrated Waste Management Act of 1989 (AB 939) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. The Act requires each city and county in California to reduce the flow of materials to landfills by 50%` (from 1989 levels) by 2000. To help reduce the waste stream generated by this project, consistent with the City’s Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. a,e) Less than significant impact. The project is served by existing storm water, sewer, and wastewater treatment facilities, and will generate only a small increase in demand for these services, which is not expected to require any new or expanded facilities. The City has an adequate water supply to serve the community’s existing and future water needs, as defined by the General Plan. The project conforms to the use limitations of the Land Use Element, and the City is sole water purveyor within the City limits. f,g) Less than significant impact. The project is required by ordinance to include facilities for recycling to reduce the waste stream generated by the project, consistent with the City’s Source Reduction and Recycling Element. The incremental additional waste stream generated by this project is not anticipated to create significant impacts to solid waste disposal. Waste collection services will be provided by the San Luis Garbage Company, which maintains standards for placement of and access to waste collection areas to ensure that collection is feasible. Compliance with applicable standards will be evaluated prior to issuance of construction permits to complete the project. Conclusion: Potential impacts to utilities and service systems are less than significant. ATTACHMENT 8 PC4 - 80 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 36 City of San Luis Obispo Initial Study Environmental Checklist 19. MANDATORY FINDINGS OF SIGNIFICANCE Does the project: Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b) Have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects)? X c) Have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X a) Less than significant impacts with mitigation measures incorporated. The project is an infill commercial development in an urbanized area of the city. Without mitigation, the project could have the potential to have adverse impacts on environmental factors checked in the table Environmental Factors Potentially Affected, on Page 3 of this document. As discussed above, potential impacts to air quality, biological, cultural resources, geology and soils, and transportation and traffic will be less than significant with incorporation of recommended mitigation measures. b) Less than significant impacts with mitigation measures incorporated. The project would contribute vehicle trips to the intersection at Los Osos Valley Road and Calle Joaquin. City-recommended mitigation for this cumulative impact includes eventual widening of the southbound Calle Joaquin approach to Los Osos Valley Road and addition of an additional turn pocket at the intersection. Remaining impacts of the proposed project are individually limited and not considered “cumulatively considerable.” Incremental changes in certain issue areas can be expected as a result of the proposed project, but all environmental impacts that could occur as a result of the project will be reduced to a less than significant level through compliance with existing regulations discussed, and implementation of the mitigation measures recommended in, this Initial Study for the following resource areas: air quality, biological and cultural resources, geology and soils, and transportation and traffic c) Less than significant impacts with mitigation measures incorporated. Implementation of the project would result in no environmental effects that would cause substantial direct or indirect adverse effects on human beings. Environmental impacts that could occur from the proposed project would be reduced to a less than significant level through compliance with existing regulations discussed, and implementation of mitigation measures recommended in, this Initial Study for the following resources: air quality, biological and cultural resources, geology and soils, and transportation and traffic. ATTACHMENT 8 PC4 - 81 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 37 City of San Luis Obispo Initial Study Environmental Checklist 20. EARLIER ANALYSES Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used: City of San Luis Obispo Land Use and Circulation Element (LUCE) Update EIR, available for review at the City Community Development Department (919 Palm Street, San Luis Obispo, CA 93401), or at the following web site: www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan b) Impacts adequately addressed: Applicable excerpts, analysis and conclusions from the LUCE Update EIR have been added to impact issue area discussions. Where project specific impacts and mitigation measures have been identified that are not addressed in the LUCE Update EIR, original analysis has been provided and mitigation has been recommended to reduce impact levels as needed. c) Mitigation measures: No mitigation measures have been incorporated from earlier analyses. 21. SOURCE REFERENCES 1. Project Plans (September 2016) 2. Ashley & Vance Engineering, Inc., Stormwater Control Plan; 1460 Calle Joaquin, San Luis Obispo CA. (June 8, 2016). 3. City of San Luis Obispo, Community Development Department. General Plan (May 2015). a) Land Use Element b) Circulation Element c) Noise Element d) Safety Element e) Conservation and Open Space Element f) Parks and Recreation Element g) Water & Wastewater Element 4. City of San Luis Obispo, Community Development Department. Archaeological Resource Preservation Program Guidelines. (October 2009) 5. City of San Luis Obispo, Community Development Department. Community Design Guidelines. (June 2010) 6. City of San Luis Obispo, Community Development Department. Inventory of Historic Resources. 7. City of San Luis Obispo. Climate Action Plan. (August 2012) 8. City of San Luis Obispo. Municipal Code 9. City of San Luis Obispo, Program Environmental Impact Report, Land Use and Circulation Elements Update (LUCE). (June 2014) a) Appendix D: Background Report 10. City of San Luis Obispo. Zoning Regulations (March 2015) a) § 17.16.025: Creek Setbacks b) Ch. 17.18: Performance Standards c) Ch. 17.22: Use Regulation d) Ch. 17.23: Night Sky Preservation e) Ch. 17.57: Airport Overlay Zone ATTACHMENT 8 PC4 - 82 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 38 City of San Luis Obispo Initial Study Environmental Checklist 11. City of San Luis Obispo Department of Public Works and County of San Luis Obispo, Flood Control District – Zone 9. Waterway Management Plan, San Luis Obispo Creek Watershed. (2003) 12. City of San Luis Obispo. 2015 Urban Water Management Plan. (June 2016) 13. Federal Emergency Management Agency. Flood Insurance Rate Map No. 06079C1331G. (November 16, 2012) 14. garcia architecture + design. Calle Joaquin Commercial – Visual Simulations Studies. (July 2017) 15. GeoSolutions, Inc. Soils Engineering Report, 1460 Calle Joaquin (APN: 053-141-036), San Luis Obispo, California, Project SL09150-3. (July 2017) 16. San Luis Obispo County Air Pollution Control District. Clean Air Plan for San Luis Obispo County (2001). 17. San Luis Obispo County Air Pollution Control District. CEQA Air Quality Handbook, A Guide for Assessing the Air Quality Impacts for Projects Subject to CEQA Review. (April 2012). a) Table 1-1: Screening Criteria for Project Air Quality Analysis 18. San Luis Obispo County, Airport Land Use Commission. Airport Land Use Plan for the San Luis Obispo County Regional Airport. (2005). 19. State of California, Department of Conservation. California Important Farmland Finder. ONLINE: http://maps.conservation.ca.gov/ciff/ciff.html. 20. State of California, Department of Conservation (Natural Resources Agency). The Preliminary Geologic Map of the Pismo Beach 7.5’ Quadrangle, San Luis Obispo County, California (Version 1, 2011) 21. State of California, Department of Toxic Substances Control. EnviroStor Database. [Accessed October 20, 2017] 22. State of California, Water Resources Control Board. Geotracker Database. [Accessed October 20, 2017] 23. SWCA Environmental Consultants. Biological Resources Assessment for the 1460 Calle Joaquin Commercial Building Project, San Luis Obispo, San Luis Obispo County, California / SWCA No. 43241 (May 2017) 24. SWCA Environmental Consultants. Phase I Archaeological Survey for the 1460 Calle Joaquin Commercial Building Project, San Luis Obispo, San Luis Obispo County, California / SWCA No. 43241 (May 2017) ATTACHMENTS 1. Vicinity Map 2. Project Plans 3. Archaeological Assessment (SWCA Environmental Consultants) 4. Biological Resources Assessment (SWCA Environmental Consultants) 5. Soils Engineering Report (GeoSolutions, Inc.) 6. Stormwater Control Plan (Ashley & Vance Engineering, Inc.) 7. Visual Simulation Study 8. Architectural Review Commission Resolution (ARC-1020-17) ATTACHMENT 8 PC4 - 83 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 39 City of San Luis Obispo Initial Study Environmental Checklist REQUIRED MITIGATION AND MONITORING PROGRAMS AIR QUALITY Mitigation Measure AQ-1: The following mitigation measures for reducing nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment shall be incorporated into the project: a) Maintain all construction equipment in proper tune according to manufacturer’s specifications; b) Fuel all off-road and portable diesel-powered equipment with CARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); c) 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; d) 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; e) Construction or trucking companies with fleets that 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; f) All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit; g) Diesel idling within 1,000 feet of sensitive receptors is not permitted; h) Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i) Electrify equipment when feasible; j) Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and, k) Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Mitigation Measure AQ-2: The following mitigation measures shall be incorporated into the project to minimize nuisance impacts and to significantly reduce fugitive dust emissions: a) Reduce the amount of the disturbed area where possible; b) Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c) All dirt stock-pile areas should be sprayed daily as needed; d) All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; Mitigation Measure AQ-3: On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations, limiting diesel-fueled commercial motor vehicles with gross vehicular weight ratings of greater than 10,000 pounds and licensed for operation on highways. In general, the regulation specifies that drivers of said vehicles: a) Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, b) Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 100 feet of a restricted area, except as noted in Subsection (d) of the regulation. Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling limit. ATTACHMENT 8 PC4 - 84 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 40 City of San Luis Obispo Initial Study Environmental Checklist  Monitoring Plan, AQ 1 through AQ-3: All 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 emissions and enhance the implementation of the measures as necessary to minimize dust complaints and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. Mitigation Measure AQ-4: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos Air Toxics Control Measure (ATCM) regulations. An exemption request must be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD.  Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation Measure AQ-5: Any scheduled demolition activities or disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified asbestos containing material.  Monitoring Plan, AQ 5: All mitigation measures shall be shown on grading and demolition plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. 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, Community Development and Public Works Departments prior to commencement of demolition activities. Mitigation Measure AQ-6: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements.  Monitoring Plan, AQ 6: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. BIOLOGICAL RESOURCES Mitigation Measure BIO-1: Prior to any development activities on the property, a pre-construction wildlife survey shall be conducted by a qualified professional, to determine if any special-status wildlife species or other ATTACHMENT 8 PC4 - 85 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 41 City of San Luis Obispo Initial Study Environmental Checklist environmental concerns are present, prior to construction. The survey shall include a survey of the riparian, aquatic, and ruderal areas on the property. Mitigation Measure BIO-2: A nesting bird survey shall be conducted by a qualified professional 2 weeks prior to the start of construction activities if activities occur during the active nesting bird season (February 1 to October 15). The survey shall include the riparian and ruderal areas on the property.  Monitoring Plan, BIO-1 & BIO-2: Conduct and completion of these surveys shall be incorporated into required mitigation measures for final approval granted for construction of this project. The Community Development Department and Natural Resources Manager shall verify that these surveys are completed prior to issuance of any construction permit to complete this project. Mitigation Measure BIO-3: A 20-foot Creek Setback from the existing drainage easement, and consistent with § 17.16.025 of City’s Zoning Regulations, shall be incorporated into the project design.  Monitoring Plan, BIO-3: A Creek Setback is a development standard established by the City’s Zoning Regulations. Compliance with this measure shall be verified City Community Development Department and Natural Resources Manager. The Creek Setback shall be indicated on all grading and construction plans. Mitigation Measure BIO-4: Best Management Practices (e.g., straw wattles, Environmental Sensitive Area, exclusion fencing or silt fencing, etc.) shall be installed prior to construction, for protection of the riparian area and any special-status wildlife species (i.e., steelhead, California red-legged frog, western pond turtle, and nesting birds) that could be present.  Monitoring Plan, BIO-4: These measures shall be incorporated into, and noted on, all grading and construction plans. The City Community Development Department and Natural Resources Manager shall verify compliance. CULTURAL RESOURCES Mitigation Measure CR-1: Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If, during the course of constructing and implementing the proposed Project, archaeological, paleontological, or cultural resources (i.e., prehistoric sites, historic sites, or isolated artifacts and features) are discovered, the contractor shall halt all ground disturbing activities immediately within 50 feet of the discovery, the City shall be notified, and a qualified professional archaeologist, architectural historian, or paleontologist (depending on the nature of the finding) shall be retained to evaluate the find and recommend appropriate mitigation measures. The City shall consider mitigation recommendations presented by the professional, and the City shall consult and agree upon implementation of feasible and appropriate measures. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The City shall be required to implement any mitigation necessary for the protection of archaeological, paleontological, and cultural resources. Mitigation Measure CR-2Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: In the event of human burial discovery, no further disturbance shall occur within 100 feet of the finding until the San Luis Obispo County Coroner has made a determination of origin and disposition pursuant to Public Resources Code § 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The City shall allow the MLD to complete an inspection of the site (typically within 48 hours of ATTACHMENT 8 PC4 - 86 EID-0016-2017 (1460 Calle Joaquin) Initial Study Page 42 City of San Luis Obispo Initial Study Environmental Checklist notification) and shall comply with MLD recommendations, which may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials  Monitoring Plan, CR-1 & CR-2: These Mitigation Measures shall be noted on all grading and construction plans, and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above Mitigation Measures. GEOLOGY AND SOILS Mitigation Measure GEO-1: All recommendations provided in § 8.0 (Conclusions and Recommendations) of the Soils Engineering Report prepared for the project (Project SL09150-3, dated July 5, 2017) by GeoSolutions, Inc. for ARH Quiky Investments, LLC, shall be incorporated into the project to the satisfaction of the Building Official.  Monitoring Plan, GEO-1: These recommendations shall be incorporated into, and noted on, construction plans. The Building Official shall verify compliance. TRANSPORTATION AND TRAFFIC Mitigation Measure TC-1: Prior to issuance of grading and construction permits, the applicant shall, to the satisfaction of the Director of Public Works: a) Enter into a covenant agreement with the City to contribute the project's "fair share" of cost for widening the southbound Calle Joaquin approach to Los Osos Valley Road and to add an additional turn pocket; and b) Contribute its fair share of the Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees  Monitoring Plan, TC-1: The Public Works Director will verify compliance with this Mitigation Measure prior to issuance of grading and construction permits for this project. ATTACHMENT 8 PC4 - 87 L O S O S O S V A L L E Y CALLE JOAQUINLOS VERDESMARIPOSACREEKSIDEAUTO PARKLINDACHUPARROSA VILLASources: Esri, HERE, DeLorme, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), MapmyIndia, NGCC, © OpenStreetMap contributors, and the GIS User Community VICINITY MAP EID-0016-20171460 Calle Joaquin ¯ ATTACHMENT 1 ATTACHMENT 8 PC4 - 88 ATTACHMENT 2ATTACHMENT 8PC4 - 89 ATTACHMENT 2ATTACHMENT 8PC4 - 90 ATTACHMENT 2ATTACHMENT 8PC4 - 91 ATTACHMENT 2ATTACHMENT 8PC4 - 92 ATTACHMENT 2ATTACHMENT 8PC4 - 93 ATTACHMENT 2ATTACHMENT 8PC4 - 94 ATTACHMENT 2ATTACHMENT 8PC4 - 95 ATTACHMENT 2ATTACHMENT 8PC4 - 96 ATTACHMENT 2ATTACHMENT 8PC4 - 97 ATTACHMENT 2ATTACHMENT 8PC4 - 98 May 16, 2017 George Garcia, AIA, RIBA Garcia Architecture + Design 1308 Monterey Street, Suite 230 San Luis Obispo, CA 93401 RE: Phase I Archaeological Survey for the 1460 Calle Joaquin Commercial Building Project, San Luis Obispo, San Luis Obispo County, California / SWCA No. 43241 Dear Mr. Garcia: SWCA Environmental Consultants (SWCA) was retained by Garcia Architecture + Design to provide environmental consulting services consisting of an archaeological survey in support of the development of a commercial building at 1460 Calle Joaquin, San Luis Obispo, San Luis Obispo County, California (project) (Attachment A: Figures 1 and 2). SWCA understands the proposed project involves construction of a new two-story, 2,844-square foot, freeway-oriented commercial building, which is intended for a variety of tourist-oriented commercial tenants and/or users. The proposed project, which will result in ground-disturbing activities, is within an area deemed to be archaeologically sensitive by the City of San Luis Obispo (City). The project area is adjacent to Prefumo Creek and U.S. Highway 101 (US 101) (Attachment A: Figure 2). This study includes a cultural resources records search, a Native American Sacred Lands File search, an archaeological survey of the project area, and the preparation of this technical memorandum documenting the results of the inventory and providing management recommendations. REGULATORY SETTING The current study was completed under the provisions of the California Environmental Quality Act (CEQA; California Code of Regulations [CCR] Title 14, Section 15064.5 and Public Resources Code [PRC] Section 21083.2). CEQA requires a lead agency (in this case the City) to determine whether a project may have a significant effect on historical resources. Sections 21083.2 and 21084.1 of the Statutes of CEQA, PRC Section 5024.1, and Section 15064.5 of the CEQA Guidelines were used as the guidelines for the cultural resources study (Governor’s Office of Planning and Research 1998). PRC Section 5024.1 requires that any properties that can be expected to be directly or indirectly affected by a proposed project be evaluated for California Register of Historical Resources (CRHR) eligibility. The purpose of the register is to maintain listings of the state’s historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from material impairment and substantial adverse change. The term “historical resources” includes a resource listed in, or determined to be eligible for listing in, the CRHR; a resource included in a local register of historical resources; and any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant (Section 15064.5[a] of the CEQA Guidelines). The criteria for listing properties in the CRHR were expressly ATTACHMENT 3 ATTACHMENT 8 PC4 - 99 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants 2 developed in accordance with previously established criteria developed for listing in the National Register of Historic Places (NRHP). According to PRC Section 5024.1(c)(1–4), a resource may be considered historically significant if it retains integrity and meets at least one of the following criteria. A property may be listed in the CRHR if the resource: (1) Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage; (2) Is associated with the lives of persons important in our past; (3) Embodies the distinctive characteristics of a type, period, region or method of installation, or represents the work of an important creative individual, or possesses high artistic values; or (4) Has yielded, or may be likely to yield, information important in prehistory or history. Under CEQA, if an archeological site is not a historical resource but meets the definition of a “unique archeological resource” as defined in PRC Section 21083.2, then it should be treated in accordance with the provisions of that section. A unique archaeological resource is defined as follows: An archaeological artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it meets any of the following criteria: (1) Contains information needed to answer important scientific research questions and that there is a demonstrable public interest in that information. (2) Has a special and particular quality such as being the oldest of its type or the best available example of its type. (3) Is directly associated with a scientifically recognized important prehistoric or historic event or person. Resources that neither meet any of these criteria for listing on the CRHR nor qualify as a unique archaeological resource under CEQA PRC Section 21083.2 are viewed as not significant. Under CEQA, “A nonunique archaeological resource need be given no further consideration, other than the simple recording of its existence by the lead agency if it so elects” (PRC Section 21083.2[h]). Impacts that adversely alter the significance of a resource listed in or eligible for listing in the CRHR are considered a significant effect on the environment. Impacts to historical resources from the proposed project are thus considered significant if the project physically destroys or damages all or part of a resource, changes the character of the use of the resource or physical feature within the setting of the resource which contribute to its significance or introduces visual, atmospheric, or audible elements that diminish the integrity of significant features of the resource. Assembly Bill 52 Assembly Bill (AB) 52 amended PRC Section 5097.94 and added PRC Sections 21073, 21074, 21080.3.1, 21080.3.2, 21082.3, 21083.09, 21084.2, and 21084.3. ATTACHMENT 3 ATTACHMENT 8 PC4 - 100 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants 3 CONSULTATION WITH NATIVE AMERICANS AB 52 formalizes the lead agency–tribal consultation process, requiring the lead agency to initiate consultation with California Native American groups that are traditionally and culturally affiliated with the project, including tribes that may not be federally recognized. As the lead agency, the County is required to begin consultation prior to the release of a negative declaration, mitigated negative declaration, or environmental impact report. TRIBAL CULTURAL RESOURCES Section 4 of AB 52 adds PRC Section 21074(a) and (b), which address tribal cultural resources and cultural landscapes. Section 21074(a) defines tribal cultural resources as one of the following: 1. Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: a. Included or determined to be eligible for inclusion in the CRHR. b. Included in a local register of historical resources as defined in subdivision (k) of Section 5020.1. 2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe. Section 1 (a)(9) of AB 52 establishes that “a substantial adverse change to a tribal cultural resource has a significant effect on the environment.” Effects on tribal cultural resources should be considered under CEQA. Section 6 of AB 52 adds Section 21080.3.2 the PRC, which states that parties may propose mitigation measures “capable of avoiding or substantially lessening potential significant impacts to a tribal cultural resource or alternatives that would avoid significant impacts to a tribal cultural resource.” Further, if the California Native American tribe requests consultation regarding project alternatives, mitigation measures, or significant effects to tribal cultural resources, the consultation shall include those topics (PRC Section 21080.3.2[a]). The environmental document and the mitigation monitoring and reporting program (where applicable) shall include any mitigation measures that are adopted (PRC Section 21082.3 [a]). METHODS Literature Search On May 9, 2017, SWCA Archaeologist Leroy Laurie requested a records search from the Central Coast Information Center (CCIC) of the California Historical Resources Information System (CHRIS), located at the University of California, Santa Barbara. The CCIC data includes the following sources of information, along with official maps and records:  National Register of Historic Places – Listed Properties  California Register of Historical Resources  California Inventory of Historical Resources  California State Historical Landmarks  California Points of Historical Interest  Office of Historic Preservation Historic Property Directory and Determinations of Eligibility ATTACHMENT 3 ATTACHMENT 8 PC4 - 101 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants 4 Prior Cultural Resources Studies The CCIC records search data revealed that 24 cultural resources studies have been conducted within a 0.25-mile radius, two of which overlap with the entire project area (Attachment B). Previously Recorded Cultural Resources No previously identified cultural resources are within or adjacent to the project area. No previously identified cultural resources are within a 0.25-mile radius of the project area (Attachment B). Native American Scoping Sacred Lands File SWCA contacted the California Native American Heritage Commission (NAHC) by email on May 9, 2017, requesting a review of the Sacred Lands File. The NAHC responded on May 12, 2017, indicating that the search of the Sacred Lands File was positive for “cultural sites” (Attachment C). SWCA followed up with Mr. Frank Leinert, Program Analyst at the NAHC, and requested clarification on the positive result on May 15, 2017. Mr. Leinert indicated that the search was positive for the entire 7.5-minute Pismo Beach U.S. Geological Survey quadrangle (which includes roughly the area from southern San Luis Obispo to Pismo Beach; see Attachment A, Figure 1); however, the NAHC is exempt from the disclosure of public records of Native American graves, cemeteries, and sacred places (California Government Code Section 6254(r)) and, as a result, denied SWCA’s request for more specific information. There is no indication that the positive results are directly applicable to the specific project area proposed for development. In addition, the NAHC response letter suggested that Mark Vigil, Chumash, be contacted for further information. Follow-up Native American coordination is not included in the current study’s scope. SWCA assumes the City will be contacting (or has already contacted) Native American organizations as part of their obligations, as applicable, under AB 52. FIELD METHODS SWCA Archaeologist Mr. Laurie conducted an intensive pedestrian survey of the project area on May 11, 2017. Mr. Laurie conducted the survey using parallel pedestrian transects spaced no more than 5 feet apart over the entire project area. The entire project area was accessible; however, surface visibility was variable due to existing vegetation within the Prefumo Creek corridor. Approximately 10 percent of the project area is obscured by dense vegetation. The remaining 90 percent had fair to excellent (50–100 percent) visibility at the time of survey (Attachment A, Figure 2; Attachment D, Photographs 1 and 2). Mr. Laurie examined all areas of exposed ground surface for prehistoric artifacts (e.g., chipped stone tools and production debris, stone milling tools), historic artifacts (e.g., metal, glass, ceramics), soil discoloration that might indicate the presence of a cultural midden, linear features, soil depressions, and other features indicative of the former presence of historic structures or buildings (e.g., foundations). DISCUSSION The CCIC records search and the field survey did not identify the presence of previously undocumented archaeological resources within the project area. Although the NAHC letter was positive for “cultural sites” greater area, there is no evidence that archaeological or tribal cultural resources are present within the project area. As defined by CEQA, no historical resources or unique archaeological resources were identified within the project area and no further archaeological study is recommended at this time. Given ATTACHMENT 3 ATTACHMENT 8 PC4 - 102 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants 5 the negative results of this and previous studies covering the project area and the vicinity, the project area is considered to have low sensitivity for the presence of buried and/or obscured archaeological resources. In the unlikely event that archaeological resources are exposed during project implementation, work should stop in the immediate vicinity, and an archaeologist who meets the Secretary of the Interior’s Professional Qualification Standards (National Park Service 1983) should be retained to evaluate the find and recommend relevant mitigation measures. In the event that human remains are discovered, State of California Health and Safety Code Section 7050.5 shall be followed. If you have any questions, please feel free to contact me directly at (805) 543-7095, extension 6805, or email me at llaurie@swca.com. Sincerely, Leroy Laurie Cultural Resource Specialist Attachments: Attachment A – Figures Attachment B – Records Search Results Attachment C – Native American Heritage Commission Correspondence Attachment D - Photographs ATTACHMENT 3 ATTACHMENT 8 PC4 - 103 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants 6 REFERENCES National Park Service 1983 Archaeology and Historic Preservation: Secretary of the Interior’s Standards and Guidelines [As Amended and Annotated]. Electronic document. Available at: http://www.nps.gov/history/local-law/arch_stnds_0.htm. Accessed November 19, 2008. ATTACHMENT 3 ATTACHMENT 8 PC4 - 104 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants Attachment A: Figures ATTACHMENT 3 ATTACHMENT 8 PC4 - 105 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants A-1 Figure 1. Project Vicinity and Location Map ATTACHMENT 3 ATTACHMENT 8 PC4 - 106 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants A-2 Figure 2. Project Area Map ATTACHMENT 3 ATTACHMENT 8 PC4 - 107 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants Attachment B: Records Search Results ATTACHMENT 3 ATTACHMENT 8 PC4 - 108 5/10/2017 Leroy Laurie SWCA Environmental Consultants 1422 Monterey S. C200 San Luis Obispo, CA 93401 Re: Calle Joaquin Commercial Building (SWCA no. 43241) The Central Coast Information Center received your record search request for the project area referenced above, located on the Pismo Beach and San Luis Obispo USGS 7.5’ quad(s). The following reflects the results of the records search for the project area and a 0.25 mile radius: As indicated on the data request form, the locations of three reports are provided in the following format: ☐ custom GIS maps ☐ shapefiles ☐ hand-drawn maps Resources within project area: None Resources within ¼ mi radius: None Reports within project area: SL-2386, SL-2391, SL-4706 Reports within ¼ mi radius: 24 reports, see detailed report printout Resource Database Printout (list): ☐ enclosed ☐ not requested ☐ nothing listed Resource Database Printout (details): ☐ enclosed ☐ not requested ☐ nothing listed Resource Digital Database Records: ☐ enclosed ☐ not requested ☐ nothing listed Report Database Printout (list): ☐ enclosed ☐ not requested ☐ nothing listed Report Database Printout (details): ☐ enclosed ☐ not requested ☐ nothing listed Report Digital Database Records: ☐ enclosed ☐ not requested ☐ nothing listed Resource Record Copies: ☐ enclosed ☐ not requested ☐ nothing listed Report Copies: ☐ enclosed ☐ not requested ☐ nothing listed OHP Historic Properties Directory: ☐ enclosed ☐ not requested ☐ nothing listed Archaeological Determinations of Eligibility: ☐ enclosed ☐ not requested ☐ nothing listed ATTACHMENT 3 ATTACHMENT 8 PC4 - 109 CA Inventory of Historic Resources (1976): ☐ enclosed ☐ not requested ☐ nothing listed Caltrans Bridge Survey: ☐ enclosed ☐ not requested ☐ nothing listed Ethnographic Information: ☐ enclosed ☐ not requested ☐ nothing listed Historical Literature: ☐ enclosed ☐ not requested ☐ nothing listed Historical Maps: ☐ enclosed ☐ not requested ☐ nothing listed Local Inventories: ☐ enclosed ☐ not requested ☐ nothing listed GLO and/or Rancho Plat Maps: ☐ enclosed ☐ not requested ☐ nothing listed Shipwreck Inventory: ☐ enclosed ☐ not requested ☐ nothing listed Soil Survey Maps: ☐ enclosed ☐ not requested ☐ nothing listed Please forward a copy of any resulting reports from this project to the office as soon as possible. Due to the sensitive nature of archaeological site location data, we ask that you do not include resource location maps and resource location descriptions in your report if the report is for public distribution. If you have any questions regarding the results presented herein, please contact the office at the phone number listed above. The provision of California Historical Resources Information System (CHRIS) data via this records search response does not in any way constitute public disclosure of records otherwise exempt from disclosure under the California Public Records Act or any other law, including, but not limited to, records related to archeological site information maintained by or on behalf of, or in the possession of, the State of California, Department of Parks and Recreation, State Historic Preservation Officer, Office of Historic Preservation, or the State Historical Resources Commission. Due to processing delays and other factors, not all of the historical resource reports and resource records that have been submitted to the Office of Historic Preservation are available via this records search. Additional information may be available through the federal, state, and local agencies that produced or paid for historical resource management work in the search area. Additionally, Native American tribes have historical resource information not in the CHRIS Inventory, and you should contact the California Native American Heritage Commission for information on local/regional tribal contacts. Should you require any additional information for the above referenced project, reference the record search number listed above when making inquiries. Requests made after initial invoicing will result in the preparation of a separate invoice. Thank you for using the CHRIS. Sincerely, Hugh Radde, M.A. Assistant Coordinator ATTACHMENT 3 ATTACHMENT 8 PC4 - 110 Report Detail: SL-00086 Citation information Year:1980 Title:Unidentified Trailer Park on Higuera between Creekside Park and Los Verdes Estates, an archaeological Estimate Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Dills, C. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach Inventory size:None given No. maps: Identifiers Report No.:SL-00086 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 1 of 24 CCoIC 5/10/2017 9:29:48 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 111 Report Detail: SL-00138 Citation information Year:1975 Title:Information to aid in Interpretive Planning Map for San Luis Obispo (city) and Environs Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Dills, C. Attributes: County(ies):San Luis Obispo USGS quad(s):Arroyo Grande NE, Pismo Beach, San Luis Obispo Inventory size: No. maps: Identifiers Report No.:SL-00138 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 2 of 24 CCoIC 5/10/2017 9:29:54 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 112 Report Detail: SL-00311 Citation information Year:1975 Title:Proposed Expansion of SLO Wastewater Treatment Plant and Repair of Arroyo Grande-Grover City-Oceano Wastewater Facility -- Archaeological Impact. Affliliation: No. pages:4 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Dills, C. Attributes: County(ies):San Luis Obispo USGS quad(s):Oceano, San Luis Obispo Inventory size: No. maps: Identifiers Report No.:SL-00311 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 3 of 24 CCoIC 5/10/2017 9:30:01 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 113 Report Detail: SL-00352 Citation information Year:1981 Title:Archaeological Survey Report for the Proposed Los Osos Valley Road Extension Project near San Luis Obispo 05- SLO-101-25.6/26.0 Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Osland, K. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach Inventory size: No. maps: Identifiers Report No.:SL-00352 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 4 of 24 CCoIC 5/10/2017 9:30:07 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 114 Report Detail: SL-00590 Citation information Year:1987 Title:Results of Archaeological Surface Survey for the Los Osos Valley Road Business Park, San Luis Obispo County, CA Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Gibson, R. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach Inventory size: No. maps: Identifiers Report No.:SL-00590 Other IDs: Cross-refs: Has informals: No. resources:2 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-000783 CA-SLO-000783 P-40-001195 CA-SLO-001195 Page 5 of 24 CCoIC 5/10/2017 9:30:13 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 115 Report Detail: SL-01245 Citation information Year:1988 Title:Cultural Resources Survey and Impact Assessment for the Dalidio, Madonna, and McBride Properties near the city of San Luis Obispo, SLO County, CA Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Singer, C. and Atwood, J. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size: No. maps: Identifiers Report No.:SL-01245 Other IDs: Cross-refs: Has informals: No. resources:1 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-000124 CA-SLO-000124 Page 6 of 24 CCoIC 5/10/2017 9:30:19 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 116 Report Detail: SL-01305 Citation information Year:1989 Title:Cultural resources survey and impact assessment for the City of San Luis Obispo wastewater plant, San Luis Obispo County, California. Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Singer, C. and Atwood, J. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size: No. maps: Identifiers Report No.:SL-01305 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 7 of 24 CCoIC 5/10/2017 9:30:25 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 117 Report Detail: SL-02363 Citation information Year:1993 Title:Inventory of Cultural Resources for the Water Reclamation Project, City of San Luis Obispo, CA. Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Gibson, Robert O. Attributes: County(ies):San Luis Obispo USGS quad(s):San Luis Obispo Inventory size:12 linear miles No. maps: Identifiers Report No.:SL-02363 Other IDs: Cross-refs: Has informals: No. resources:14 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-000030 CA-SLO-000030 P-40-000044 CA-SLO-000044 P-40-000064 CA-SLO-000064 P-40-000124 CA-SLO-000124 P-40-000400 CA-SLO-000400 P-40-000785 CA-SLO-000785 P-40-000891 CA-SLO-000891 P-40-000914 CA-SLO-000914 P-40-001262 CA-SLO-001262H P-40-001406 CA-SLO-001406 P-40-001419 CA-SLO-001419H Kozak Lot P-40-001427 CA-SLO-001427 Garcia Ranch Site P-40-001449 CA-SLO-001449H P-40-001493 CA-SLO-001493 Page 8 of 24 CCoIC 5/10/2017 9:30:31 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 118 Report Detail: SL-02386 Citation information Year:1991 Title:Caltrans Archaeological Survey Report, Project SLO-101 26.0/26.9Fence Installation Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Levulett, V. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:None given No. maps: Identifiers Report No.:SL-02386 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 9 of 24 CCoIC 5/10/2017 9:30:37 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 119 Report Detail: SL-02391 Citation information Year:1993 Title:Re: Archaeological Monitoring of Suubsurface Construction at 293 El Portal, Lot 13, Block 7, Tract 57, El Pismo Manor #1 (APN 010-184-002) Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Anastasio, R. Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach Inventory size:None given No. maps: Identifiers Report No.:SL-02391 Other IDs: Cross-refs: Has informals: No. resources:1 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-000801 CA-SLO-000801 Page 10 of 24 CCoIC 5/10/2017 9:30:44 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 120 Report Detail: SL-02529 Citation information Year:1993 Title:It Came From Beneath the Streets: An Archaeological Report on the Expansion of the City of San Luis Obispo Wastewater Treatment System Affliliation: No. pages:141 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Singer, C., J. Atwood, and J. Frierman Attributes: County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:3.5 linear miles No. maps: Identifiers Report No.:SL-02529 Other IDs: Cross-refs: Has informals: No. resources:1 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-001449 CA-SLO-001449H Page 11 of 24 CCoIC 5/10/2017 9:30:50 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 121 Report Detail: SL-02917 Citation information Year:1994 Title:Coastal Branch, Phase II State Water Project Cultural Resources Survey Reach 3 San Luis Obispo County, Caliornia 94296-0001 Affliliation: No. pages: Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Orlins, R, Barter, E, Rivers, B, and Gibson, R Attributes: County(ies):San Luis Obispo USGS quad(s):Santa Margarita, Shedd Canyon, Wilson Corner Inventory size:179,520 m linear No. maps: Identifiers Report No.:SL-02917 Other IDs: Cross-refs: Has informals: No. resources:7 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-001314 CA-SLO-001314H P-40-001634 CA-SLO-001634 P-40-001635 CA-SLO-001635 P-40-001636 CA-SLO-001636 P-40-001637 CA-SLO-001637 P-40-001638 CA-SLO-001638 P-40-001639 CA-SLO-001639 Page 12 of 24 CCoIC 5/10/2017 9:30:56 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 122 Report Detail: SL-03662 Citation information Year:1998 Title:Cultural Resource Investigation of the San Simeon Creek Road Storm Damage Repair Project, P12K136 Affliliation: No. pages:5 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Parker, John Attributes: County(ies):San Luis Obispo USGS quad(s):Pebblestone Shut-In Inventory size:150 ft No. maps: Identifiers Report No.:SL-03662 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 13 of 24 CCoIC 5/10/2017 9:31:02 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 123 Report Detail: SL-03899 Citation information Year:1999 Title:Cultural Resource Inventory Report, Calf Canyon Prescribed Fire Affliliation: No. pages:5 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Cuevas, Kimberly Attributes: County(ies):San Luis Obispo USGS quad(s):Santa Margarita Inventory size:1040 Acres No. maps: Identifiers Report No.:SL-03899 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 14 of 24 CCoIC 5/10/2017 9:31:08 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 124 Report Detail: SL-04031 Citation information Year:2000 (Feb) Title:Cultural Resources Study, State Route 101 Fence Replacement Affliliation:Department of Transportation/San Luis Obispo No. pages:6 Database record metadata Entered:9/8/2014 jay Last modified:1/18/2016 CCIC3 IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Wilson, Kelda Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:None Given No. maps:2 Identifiers Report No.:SL-04031 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 15 of 24 CCoIC 5/10/2017 9:31:15 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 125 Report Detail: SL-04097 Citation information Year:2000 (Aug) Title:Results of archival records search and Phase One Archaeological Surface Survey for the Marriott Hotel Project, Calle Joaquin, San Luis Obispo, Ca Affliliation:Gibson's Archaeological Consulting No. pages:16 Database record metadata Entered:9/8/2014 jay Last modified:2/1/2016 CCIC3 IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Robert O. Gibson Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):San Luis Obispo Inventory size:5.60 Acres No. maps:4 Identifiers Report No.:SL-04097 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 16 of 24 CCoIC 5/10/2017 9:31:21 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 126 Report Detail: SL-04110 Citation information Year:2000 (May) Title:Results of phase one archaeological surface survey and records search for the McBride parcels, San Luis Obispo Auto Park Plaza Project along Highway 101, City of San Luis Obispo, CA Affliliation:Gibson's Archaeological Consulting No. pages:8 Database record metadata Entered:9/8/2014 jay Last modified:2/11/2016 CCIC3 IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Gibson, Robert O. Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):San Luis Obispo Inventory size:25.6 acres No. maps:3 Identifiers Report No.:SL-04110 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 17 of 24 CCoIC 5/10/2017 9:31:27 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 127 Report Detail: SL-04706 Citation information Year:2002 Title:Archaeological Background for the Los Osos Valley Road / Highway 101 Interchange PEAR Phase 1 Cultural Resources Survey, San Luis Obispo, CA Affliliation: No. pages:23 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Conway, Thor Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:Not given No. maps: Identifiers Report No.:SL-04706 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 18 of 24 CCoIC 5/10/2017 9:31:34 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 128 Report Detail: SL-05125 Citation information Year:2004 Title:Cultural Resources Studies for the City of San Luis Obispo Waste Water Treatment Plant Bypass Silt Removal Project near San Luis Obispo Creek Affliliation:Applied EarthWorks, Inc. No. pages:4 Database record metadata Entered:9/8/2014 jay Last modified:1/12/2016 CCIC3 IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Baloian, Randy Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:6000 square meters No. maps: Identifiers Report No.:SL-05125 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 19 of 24 CCoIC 5/10/2017 9:31:40 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 129 Report Detail: SL-05332 Citation information Year:2004 (Dec) Title:An Archaeological Surface Survey for the Ocean Park Hotels Project, 1625 Calle Joaquin, San Luis Obispo, San Luis Obispo County, California Affliliation:Heritage Discoveries Inc. No. pages:16 Database record metadata Entered:9/8/2014 jay Last modified:4/27/2016 User IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Thor Conway Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach Inventory size:1.8 acres No. maps: Identifiers Report No.:SL-05332 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Address City Assessor's parcel no.Zip code 1625 Calle Joaquin San Luis Obispo Page 20 of 24 CCoIC 5/10/2017 9:31:46 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 130 Report Detail: SL-05350 Citation information Year:2004 (Dec) Title:Cultural resources survey and impact assessment for a +/-25 acre property in the City of San Luis Obispo County, California [APN 067-242-012/013] Affliliation:C.A. Singer & Associates, Inc. No. pages:5 Database record metadata Entered:9/8/2014 jay Last modified:5/6/2016 CCIC4 IC actions: Associated resources General notes Date User Address: Collections:No Disclosure:Not for publication Record status: Location information Author(s):Clay A. Singer Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:~25 acres No. maps: Identifiers Report No.:SL-05350 Other IDs: Cross-refs: Has informals:No No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 21 of 24 CCoIC 5/10/2017 9:31:52 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 131 Report Detail: SL-05699 Citation information Year:2002 Title:Negative Archaeological Survey Report for the Changeable Message Signs Project Affliliation: No. pages:8 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Ogden, Allyson and Terry Joslin Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Cambria, Paso Robles, San Luis Obispo Inventory size:<1 acres No. maps: Identifiers Report No.:SL-05699 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 22 of 24 CCoIC 5/10/2017 9:31:59 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 132 Report Detail: SL-05729 Citation information Year:2005 Title:Archaeological Survey Report for the Bob Jones City to the Sea Bike Trail Segment 3 Project in the City of San Luis Obispo Area, San Luis Obispo County, CA Affliliation: No. pages:42 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Gibson, R.O. Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):Pismo Beach, San Luis Obispo Inventory size:52800 square feet No. maps: Identifiers Report No.:SL-05729 Other IDs: Cross-refs: Has informals: No. resources:0 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Page 23 of 24 CCoIC 5/10/2017 9:32:05 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 133 Report Detail: SL-06133 Citation information Year:2007 Title:Archaeological Surface Survey for the Prefumo Creek Commons Project, Los Osos Valley Road & Froom Rancy Way, San Luis Obispo, San Luis Obispo County, California Affliliation: No. pages:10 Database record metadata Entered:9/8/2014 jay Last modified: IC actions: Associated resources General notes Date User Address: Collections: Disclosure: Record status: Location information Author(s):Conway, Thor. Attributes:Archaeological, Field study County(ies):San Luis Obispo USGS quad(s):San Luis Obispo Inventory size:.5 linear miles No. maps: Identifiers Report No.:SL-06133 Other IDs: Cross-refs: Has informals: No. resources:5 PLSS: Date User Action taken 9/8/2014 jay Appended record from Filemaker bibliography database. Primary No.Trinomial Name P-40-000205 CA-SLO-000205 P-40-001002 CA-SLO-001002H P-40-001195 CA-SLO-001195 P-40-001365 CA-SLO-001365 P-40-001780 CA-SLO-001780H Page 24 of 24 CCoIC 5/10/2017 9:32:11 AM ATTACHMENT 3 ATTACHMENT 8 PC4 - 134 SL-02386 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community CALLE JOAQUIN COMMERCIAL BUILDING (SWCA no. 43241) Customer Name: Leroy Laurie, SWCA Environmental Consultants Project Location: Pismo Beach Quadrangle; San Luis Obispo Quadrangle Reports Map 1 of 3 Central Coast Information Center Department of Anthropology University of California Santa Barbara, CA 93106-3210 (805) 893-2474 (805) 893-8707 FAX¤ 0 160 320 480 64080 Meters Project Location Project Buffer SL-2386 ATTACHMENT 3 ATTACHMENT 8 PC4 - 135 SL-02391 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community CALLE JOAQUIN COMMERCIAL BUILDING (SWCA no. 43241) Customer Name: Leroy Laurie, SWCA Environmental Consultants Project Location: Pismo Beach Quadrangle; San Luis Obispo Quadrangle Reports Map 2 of 3 Central Coast Information Center Department of Anthropology University of California Santa Barbara, CA 93106-3210 (805) 893-2474 (805) 893-8707 FAX¤ 0 160 320 480 64080 Meters Project Location Project Buffer SL-2391 ATTACHMENT 3 ATTACHMENT 8 PC4 - 136 SL-04706 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community CALLE JOAQUIN COMMERCIAL BUILDING (SWCA no. 43241) Customer Name: Leroy Laurie, SWCA Environmental Consultants Project Location: Pismo Beach Quadrangle; San Luis Obispo Quadrangle Reports Map 3 of 3 Central Coast Information Center Department of Anthropology University of California Santa Barbara, CA 93106-3210 (805) 893-2474 (805) 893-8707 FAX¤ 0 220 440 660 880110 Meters Project Location Project Buffer SL-4706 ATTACHMENT 3 ATTACHMENT 8 PC4 - 137 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants Attachment C: Native American Heritage Commission Correspondence ATTACHMENT 3 ATTACHMENT 8 PC4 - 138 Sacred Lands File & Native American Contacts List Request NATIVE AMERICAN HERITAGE COMMISSION 915 Capitol Mall, RM 364 Sacramento, CA 95814 (916) 653-4082 (916) 373-5471 – Fax nahc@nahc.ca.gov Information Below is Required for a Sacred Lands File Search (May 9, 2017) Project: Calle Joaquin Commercial Building Project (SWCA Project No. 43241) County: San Luis Obispo USGS Quadrangle(s) Name(s): Pismo Beach California Polytechnic University San Luis Obispo; T31S, R12E, Sec 10 Mt. Diablo Meridian. Company/Firm/Agency: SWCA Environmental Consultants Contact Person: Leroy Laurie Street Address: 1422 Monterey Street, C-200 City: San Luis Obispo Zip: 93401 Phone: 805.440.8712 Fax: 805.543.2367 Email: llaurie@swca.com Project Description: The proposed project involves construction of a new 2-story, 2,844 square foot, freeway oriented commercial building, intended for a variety of tourist-oriented commercial tenants and/or users. The lot is currently vacant. ATTACHMENT 3 ATTACHMENT 8 PC4 - 139 ATTACHMENT 3 ATTACHMENT 8 PC4 - 140 ATTACHMENT 3 ATTACHMENT 8 PC4 - 141 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants Attachment D: Photographs ATTACHMENT 3 ATTACHMENT 8 PC4 - 142 1460 Calle Joaquin Commercial Building Phase I Archaeological Survey SWCA Environmental Consultants D-1 Photograph 1. View of project area facing east. Photograph 1. View of project area facing south. ATTACHMENT 3 ATTACHMENT 8 PC4 - 143 May 16, 2017 George Garcia, AIA, RIBA Garcia Architecture + Design 1308 Monterey Street, Suite 230 San Luis Obispo, CA 93401 Re: Biological Resources Assessment for the 1460 Calle Joaquin Commercial Building, San Luis Obispo, San Luis Obispo County, California / SWCA No. 43241 Dear Mr. Garcia: Thank you for your interest in having SWCA Environmental Consultants (SWCA) conduct a Biological Resources Assessment (BRA) for your Architectural Review and Zone Text Amendment application for a development of a commercial building at 1460 Calle Joaquin, San Luis Obispo, San Luis Obispo County, California (project). SWCA understands the proposed project involves construction of a new two-story, 2,844-square foot, freeway-oriented commercial building, which is intended for a variety of tourist- oriented commercial tenants and/or users. The assessment of the property included a survey of the proposed building footprint and adjacent areas to document existing site conditions, and SWCA’s professional opinion on which special-status species may occur on the property. SWCA has also provided recommendations to avoid and minimize any potential impacts to special-status plant species or sensitive areas on the property. METHODOLOGY A botanical/wildlife survey of the property and was performed by SWCA Biologist Barrett Holland on May 3, 2017. Prior to conducting the survey, SWCA reviewed project site plans prepared by Garcia Architecture + Design (dated April 30, 2017) and conducted a query of the California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB 2017) to identify reported occurrences of sensitive resources within the U.S. Geological Survey (USGS) 7.5-minute quadrangle for San Luis Obispo and Pismo Beach. In addition to the CNDDB query, the California Native Plant Society (CNPS) Electronic Inventory of Rare and Endangered Plants of California (CNPS 2017) was reviewed to provide information on rare plants that are known to occur in the area. Botanical resources on the property were identified using dichotomous keys as necessary (Baldwin et al. 2012; Hoover 1970). Plant communities were classified per A Manual of California Vegetation (Sawyer et al. 2009) EXISTING CONDITIONS The property is situated between Calle Joaquin and U.S. Highway 101 (US 101), northeast of Los Osos Valley Road (refer to Figure 1). A channelized (i.e., concrete) section of Prefumo Creek is located at the southwest end of the property and flows in a southeasterly direction beneath Calle Joaquin and US 101 via existing culverts, and flows into San Luis Obispo Creek near the City of San Luis Obispo’s Wastewater Treatment Plant (refer to Attachment A, Photo 1). ATTACHMENT 4 ATTACHMENT 8 PC4 - 144 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants 2 Figure 1. Project Vicinity Map ATTACHMENT 4 ATTACHMENT 8 PC4 - 145 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants 3 Conditions on the property were observed to be riparian and disturbed/ruderal. Disturbance on the property stems from vehicle and pedestrian usage. There is a foot trail along the edge of the riparian vegetation that leads into the Prefumo Creek riparian area. The trail leading into the riparian area was observed along the chain link fence that separates US 101 from the property (i.e., the east property boundary). A roadside swale is located on the east side of the chain link fence and captures stormwater from US 101 during rain events. This swale was dry and dominated by non-native plants and didn’t flow into the section of Prefumo Creek located on the property. The swale flows along the west side of the US 101/Los Osos Valley Road off-ramp and flows into and a culvert beneath the ramp. Stormwater eventually reaches San Luis Obispo Creek via a detention basin located between US 101 and the off- ramp. A pump house/well and gravel driveway turnaround is also located on the property, approximately 15 feet from Prefumo Canyon riparian edge (refer to Attachment A, Photo 2). Vegetation Vegetation on the property consists of non-native plant species (refer to Attachment A, Photo 3) that typically occur along roadside edges and disturbed areas. Habitats on the property were classified as ruderal (i.e., disturbed) and arroyo willow thicket (Sawyer et al. 2009) (refer to Figure 2). The channelized portion of Prefumo Creek was concrete; therefore, plant diversity on the banks of the channel was low. Plant species observed in the arroyo willow thicket were limited to arroyo willow (Salix lasiolepis) (refer to Attachment A, Photo 4); however, some non-native grasses and forbs that were observed in the ruderal areas were present below the drip line of the willows. Some woody debris and soil was lodged in the channel from recent rain events, and a few horsetail (Equisetum arvense) and narrow leafed cattails (Typha domingensis) individuals were observed starting to grow in the deposited soil. Plant species observed in ruderal areas on the property (i.e., proposed building footprint) include brome (Bromus spp.), sweet fennel (Foeniculum vulgare), oats (Avena spp.), black mustard (Brassica nigra), short-pod mustard (Hirschfeldia incana), filaree (Erodium spp.), wild radish (Raphanus sativa), prickly lettuce (Lactuca serriola), bristly-ox tongue (Helminthotheca echioides), Italian thistle (Carduus pycnocephalus), horseweed (Erigeron canadensis), milk thistle (Silybum marianum), pearly everlasting (Gnaphalium californicum), rattail fescue (Festuca myuros), cudweed (Pseudognaphalium luteo-album), dog fennel (Anthemis cotula), plantain (Plantago lanceolatum), and smilo grass (Piptatherum miliaceum) (refer to Attachment A, Photos 5 and 6). RESULTS Based on disturbed conditions observed on the property due to vehicles, foot traffic, and homeless people who use an existing trail that leads into the riparian area, no special-status plant species from the CNDDB and CNPS database query results are expected to occur or were observed on the property. Prefumo Creek has the potential to support steelhead (Oncorhynchus mykiss irideus), California red-legged frog (Rana draytonii), and western pond turtle (Emys marmorata) since aquatic habitat is present, but these species were not observed during the survey of the property. These species are also not expected in the upland areas of the property due to the disturbed conditions observed, foot traffic, and developed areas surrounding the property (i.e., Calle Joaquin, US 101). The riparian and ruderal areas on the property have the potential to support migratory nesting birds during the nesting bird season (February 1–October 15); however, no nesting bird activity or nests were identified during the survey of the property. ATTACHMENT 4 ATTACHMENT 8 PC4 - 146 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants 4 Figure 2. Habitat Map ATTACHMENT 4 ATTACHMENT 8 PC4 - 147 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants 5 RECOMMENDATIONS A pre-construction wildlife survey is recommended prior to any development activities on the property and should include a survey of the riparian, aquatic, and ruderal areas on the property. This survey would be initiated to determine if any special-status wildlife species or other environmental concerns are present prior to construction. A nesting bird survey is also recommended 2 weeks prior to the start of construction activities if activities occur during the active nesting bird season (i.e., February 1–October 15) and should include the riparian and ruderal areas on the property. Per project site plans, a 20-foot creek setback is proposed from the existing drainage easement which is consistent with the City of San Luis Obispo’s zoning regulations for this particular area. Best Management Practices (e.g., straw wattles, Environmental Sensitive Area/exclusion fencing or silt fencing, etc.) are also recommended to be installed prior to construction to protect the riparian area and any special-status wildlife species (i.e., steelhead, California red-legged frog, western pond turtle, and nesting birds) that could potentially be present. Thank you for the opportunity to work with you. Should you have any questions regarding the letter report or if you would like to request support for future survey efforts, please contact. Bill Henry, Director, at (805) 543-7095, extension 6804, or via email at bhenry@swca.com. Sincerely, Barrett Holland Biologist/Certified Arborist (WE-10287A) ATTACHMENT 4 ATTACHMENT 8 PC4 - 148 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants 6 REFERENCES Baldwin, B. G., D. H. Goldman, D. J. Keil, R. Patterson, T. J. Rosatti, and D. H. Wilken, editors. 2012. The Jepson Manual: Vascular Plants of California. Second edition. University of California Press, Berkeley. California Native Plant Society (CNPS). 2017. Electronic Inventory of Endangered and Rare Plants. Available at: www.cnps.org/. Accessed May 1, 2017. California Natural Diversity Data Base (CNDDB). 2017. Rarefind 5.0 data output for known occurrences within 5 miles of the project site. Hoover, Robert F. 1970. The vascular plants of San Luis Obispo County, California. University of California Press: Berkeley, California. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens 2009. A Manual of California Vegetation. Second edition. California Native Plant Society. Sacramento, CA. ATTACHMENT 4 ATTACHMENT 8 PC4 - 149 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants Attachment A. Photo Documentation ATTACHMENT 4 ATTACHMENT 8 PC4 - 150 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants C-1 PHOTO 1: View looking northeast. Note channelized portion of Prefumo Creek that flows southeast beneath Calle Joaquin. Photo taken on May 3, 2017. PHOTO 2: View of the pump house on the property looking east toward US 101 and the existing trail used by homeless people (refer to yellow arrow) to enter the riparian area and the riparian edge (refer to red arrow). Photo taken on May 3, 2017. ATTACHMENT 4 ATTACHMENT 8 PC4 - 151 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants C-2 PHOTO 3: View looking south across the property and down Calle Joaquin. Note disturbed conditions, non- native vegetation, and the area where vehicles use the property. Photo taken on May 3, 2017. PHOTO 4: View of the riparian area/arroyo willow thicket looking southeast. Note concrete channel and aquatic habitat. Photo taken on May 3, 2017. ATTACHMENT 4 ATTACHMENT 8 PC4 - 152 1460 Calle Joaquin Commercial Building Biological Resources Assessment SWCA Environmental Consultants C-3 PHOTO 5: View of ruderal habitat looking east toward US 101. Note dense non- native grasses and forbs, chain link fence along the east boundary, and the drainage swale (not visible because of plants; refer to yellow arrow) along US 101. Photo taken on May 3, 2017. PHOTO 6: View of ruderal habitat and area of the project site used by vehicles, viewing southwest along Calle Joaquin. Note disturbed conditions and areas dominated by non- native grasses and forbs. Photo taken on May 3, 2017. ATTACHMENT 4 ATTACHMENT 8 PC4 - 153 ATTACHMENT 5ATTACHMENT 8PC4 - 154 ATTACHMENT 5ATTACHMENT 8PC4 - 155 ATTACHMENT 5ATTACHMENT 8PC4 - 156 ATTACHMENT 5ATTACHMENT 8PC4 - 157 ATTACHMENT 5ATTACHMENT 8PC4 - 158 ATTACHMENT 5ATTACHMENT 8PC4 - 159 ATTACHMENT 5ATTACHMENT 8PC4 - 160 ATTACHMENT 5ATTACHMENT 8PC4 - 161 ATTACHMENT 5ATTACHMENT 8PC4 - 162 ATTACHMENT 5ATTACHMENT 8PC4 - 163 ATTACHMENT 5ATTACHMENT 8PC4 - 164 ATTACHMENT 5ATTACHMENT 8PC4 - 165 ATTACHMENT 5ATTACHMENT 8PC4 - 166 ATTACHMENT 5ATTACHMENT 8PC4 - 167 ATTACHMENT 5ATTACHMENT 8PC4 - 168 ATTACHMENT 5ATTACHMENT 8PC4 - 169 ATTACHMENT 5ATTACHMENT 8PC4 - 170 ATTACHMENT 5ATTACHMENT 8PC4 - 171 ATTACHMENT 5ATTACHMENT 8PC4 - 172 ATTACHMENT 5ATTACHMENT 8PC4 - 173 ATTACHMENT 5ATTACHMENT 8PC4 - 174 ATTACHMENT 5ATTACHMENT 8PC4 - 175 ATTACHMENT 5ATTACHMENT 8PC4 - 176 ATTACHMENT 5ATTACHMENT 8PC4 - 177 ATTACHMENT 5ATTACHMENT 8PC4 - 178 ATTACHMENT 5ATTACHMENT 8PC4 - 179 ATTACHMENT 5ATTACHMENT 8PC4 - 180 ATTACHMENT 5ATTACHMENT 8PC4 - 181 ATTACHMENT 5ATTACHMENT 8PC4 - 182 ATTACHMENT 5ATTACHMENT 8PC4 - 183 ATTACHMENT 5ATTACHMENT 8PC4 - 184 ATTACHMENT 5ATTACHMENT 8PC4 - 185 ATTACHMENT 5ATTACHMENT 8PC4 - 186 ATTACHMENT 5ATTACHMENT 8PC4 - 187 ATTACHMENT 5ATTACHMENT 8PC4 - 188 ATTACHMENT 5ATTACHMENT 8PC4 - 189 ATTACHMENT 5ATTACHMENT 8PC4 - 190 ATTACHMENT 5ATTACHMENT 8PC4 - 191 ATTACHMENT 5ATTACHMENT 8PC4 - 192 ATTACHMENT 5ATTACHMENT 8PC4 - 193 ATTACHMENT 5ATTACHMENT 8PC4 - 194 ATTACHMENT 5ATTACHMENT 8PC4 - 195 ATTACHMENT 5ATTACHMENT 8PC4 - 196 ATTACHMENT 5ATTACHMENT 8PC4 - 197 ATTACHMENT 5ATTACHMENT 8PC4 - 198 Calle Joaquin 1460 Calle Joaquin San Luis Obispo, CA 93401 AV Job Number 16553 June 8, 2016 Resubmitted June 26, 2017 Stormwater Control Plan  Prepared for: Garcia Architecture and Design 1308 Monterey Street, #230 San Luis Obispo, CA 93401 Prepared By: Ashley & Vance Engineering, Inc. 1413 Monterey Street San Luis Obispo, CA 93401 805.545.0010 ATTACHMENT 6 ATTACHMENT 8 PC4 - 199 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 1 June 8, 2016 Attn: George Garcia Garcia Architecture and Design 1308 Monterey Street, #230 San Luis Obispo, CA 93401 Subject: Calle Joaquin Re: Stormwater Control Plan-Performance Requirements 1 and 2 George: Please find enclosed the Stormwater Control Plan for the above-referenced project addressing performance requirements 1 and 2 Calculations for the volume of water required for treatment were prepared using the Post- Construction Stormwater Management Requirements for Development Projects in the Central Coast Region. As detailed in the project conclusion, this project is well suited to meet the City of San Luis Obispo and the Water Board’s goals for stormwater mitigation Please contact me for any clarifications or supporting information you need with reference to this plan. Regards, Kathleen Allwine, PE Ken Brown, PE Principal Engineer ATTACHMENT 6 ATTACHMENT 8 PC4 - 200 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 2 Contents Introduction and Background .................................................................................................................. 3 Existing Conditions ............................................................................................................................... 3 Proposed Project ................................................................................................................................. 3 Site Location Description ......................................................................................................................... 3 Vicinity Map ......................................................................................................................................... 3 Water Quality Analysis ............................................................................................................................. 4 Performance Requirement 1-Site Design and Runoff Reduction ........................................................... 4 Performance requirement 2-Water Quality Treatment ........................................................................ 4 Hydrologic Analysis .................................................................................................................................. 4 Flood Control ........................................................................................................................................... 5 Source Control Measures ......................................................................................................................... 5 Site activities and identification of potential sources of pollutants ....................................................... 5 Pollutant and Source Control Table ...................................................................................................... 5 Stormwater Facilities Operations and Maintenance ................................................................................. 6 Ownership and Responsibility for Maintenance in Perpetuity .............................................................. 6 Summary of Maintenance Requirements for Stormwater Facilities ...................................................... 6 Conclusion ............................................................................................................................................... 6 Drainage Exhibits ..................................................................................................................................... 7 Flood Exhibits .......................................................................................................................................... 8 Cross section Location Through Site ..................................................................................................... 8 Cross Section with 100 year Water Surface Elevation ........................................................................... 9 FEMA Map ......................................................................................................................................... 10 Stormwater Control Plan ....................................................................................................................... 11 HydroCAD Calculations .......................................................................................................................... 15 ATTACHMENT 6 ATTACHMENT 8 PC4 - 201 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 3 Introduction and Background The intent of this report is to address the stormwater requirements set forth by the Regional Water Quality Control Board’s Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast Region. Calculations to determine the amount of water requiring treatment and retention were performed using the Santa Barbara Urban Hydrograph Method per the Water Boards requirements. This project will result in a net impervious area of over 5,000 sf of impervious surface and is thus subject to performance requirement 1 and 2. Existing Conditions The existing site is a triangular shaped lot adjacent to Highway 101 on Calle Joaquin in the City of San Luis Obispo. The onsite soils are type C and the existing cover is grassland. The site slopes to the South West at slopes of up to 2% to an existing drainage that outlet to San Luis Obispo Creek. The site does not receive runon from adjacent lots. Proposed Project The proposed project will include construction of a commercial building and associated parking, hardscape and landscaping. Site Location Description This site is located on Calle Joaquin, near Highway 101 and Los Osos Valley Road. Vicinity Map ATTACHMENT 6 ATTACHMENT 8 PC4 - 202 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 4 Water Quality Analysis This project is located within watershed management zone 1 and is part of a project that creates and replaces over 64,000 square feet of impervious area and thus is required to treat the 85th percentile storm for this region. The table below lists the project statistics. WMZ 1 95th Percentile Storm 1.2” Total Site Area 11572 sf Total Existing Impervious Area 0 sf Total New Impervious Area 6067 sf Total Replaced Impervious Area 0 sf Net Impervious Area 6067 sf Performance Requirement 1-Site Design and Runoff Reduction The project directs runoff from sidewalks, roof area, and parking to landscaped areas prior to discharging off-site. Performance requirement 2-Water Quality Treatment This project is required to provide treatment for the 85th percentile storm volume. Based on the HydroCAD model of the site, this results in 523 cubic feet of water. This will be accomplished by infiltrating the volume from the 85th percentile storm via underground storage chambers. When the water percolates through the onsite soils, pollutants will be contained within the soil onsite. The onsite chamber system will provide for 1127 cubic feet of water. The system is oversized to mitigate the post construction peak runoff rates. Hydrologic Analysis This project will result in an increase in impervious area, however, post project peak runoff rates will be lower than the pre-project runoff rates due to the excess storage within the underground chambers. The following table shows the pre-project and post-project runoff rates and shows a reduction in rate for all design storms. Full HydroCAD calculations are included at the end of this report. 2 year 5 year 10 year 25 year 50 year 100 year Pre Project Peak Runoff (cfs) 0.06 0.22 0.35 0.41 0.55 0.62 Post Project Peak Runoff (cfs) 0.05 0.12 0.15 0.17 0.41 0.52 % Reduction 16.7 45.5 57.1 58.5 25.5 16.1 ATTACHMENT 6 ATTACHMENT 8 PC4 - 203 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 5 Flood Control Review of the HEC-RAS model of Prefumo creek through this area shows that the 100-year event is contained within the creek bank. The FEMA map of this area further shows that the site is outside of the 100-year floodplain. A cross section of Prefumo Creek with the 100-year water surface elevation is included at the end of this report, as well as the FEMA map of this area. Source Control Measures Site activities and identification of potential sources of pollutants This project will include the construction of a commercial building with associated parking, hardscape and landscaping. The main sources of pollutants will include fuels, oils, and dust from the vehicles in the parking lot as well as trash and debris from sidewalks and chemicals and fertilizers used to maintain the landscaping. Pollutant and Source Control Table Potential Source of Runoff Pollutants Permanent Source Control BMPs Operational Source Control BMPs Landscape/ Outdoor Pesticide Use/Building and Grounds Maintenance Design Landscaping to minimize irrigation and runoff, to promote surface infiltration and to minimize the use of fertilizers and pesticides that can contribute to stormwater pollution Maintain landscaping using minimum or no pesticides Where landscaped areas are used to retain or detain stormwater, specify plants that are tolerant of saturated soil conditions See applicable operational BMPs in Fact Sheet CS-41 "Building and Grounds Maintenance" in the CASQA Stormwater Quality Handbook Provide IPM information to new owners, lessees, and operators ATTACHMENT 6 ATTACHMENT 8 PC4 - 204 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 6 Plazas, sidewalks, and roadways Sweep Plazas, sidewalks, and roadways regularly to prevent accumulation of litter and debris. Collect debris from pressure washing to prevent entry into the storm drain system. Collect wash water containing any cleaning agent or degreaser and discharge to the sanitary sewer, not to a storm drain. Stormwater Facilities Operations and Maintenance In order to maintain stormwater quality, the onsite storage chambers will need to be properly maintained. Ownership and Responsibility for Maintenance in Perpetuity All Stormwater Control Measures are required conditions at the time of project approval. The failure to maintain or the physical removal of any features described herein is a zoning violation and can result in penalties including but not limited to fines, property liens, and other actions for enforcement of a civil judgment. Summary of Maintenance Requirements for Stormwater Facilities The onsite chambers are shown in the Post Construction Drainage Exhibit and are located in the parking lot. The chambers shall be inspected in October of each year prior to the rainy season and after each rain event greater than 1.2 inches in 24 hours. During the October inspection, any accumulated sediment shall be removed via an industrial vacuum. Conclusion This project retains the amount of stormwater to reduce discharge to pre-development rates, as well as provides treatment and infiltration for the volume of water required by the Regional Water Quality Control Board. ATTACHMENT 6 ATTACHMENT 8 PC4 - 205 F/O////////////////////////////////////SD//////////////////////////////// / / / //////////////////////////////// / / / / / / /SDUNDERGROUNDSTORAGE CHAMBERSAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LLEGENDPERVIOUS AREA 5505 SFIMPERVIOUS AREA 6067 SFTOTAL AREA 11572 SF020 20 40HORIZONTAL SCALE: FEETNATTACHMENT 6 ATTACHMENT 8 PC4 - 206 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 8 Flood Exhibits Cross section Location Through Site ATTACHMENT 6 ATTACHMENT 8 PC4 - 207 Calle Joaquin Calle Joaquin Stormwater Control Plan Page | 9 Cross Section with 100 year Water Surface Elevation ATTACHMENT 6 ATTACHMENT 8 PC4 - 208 ATTACHMENT 6 ATTACHMENT 8 PC4 - 209 ATTACHMENT 6 ATTACHMENT 8 PC4 - 210 ATTACHMENT 6 ATTACHMENT 8 PC4 - 211 ATTACHMENT 6 ATTACHMENT 8 PC4 - 212 ATTACHMENT 6 ATTACHMENT 8 PC4 - 213 Type I 24-hr 2-Year Rainfall=2.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 1HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.16 cfs @ 9.98 hrs, Volume= 0.024 af, Depth= 1.10" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 2-Year Rainfall=2.00" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Type I 24-hr 2-Year Rainfall=2.00" Runoff Area=11,572 sf Runoff Volume=0.024 af Runoff Depth=1.10" Tc=10.0 min CN=74/98 0.16 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 214 Type I 24-hr 2-Year Rainfall=2.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 2HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.06 cfs @ 10.00 hrs, Volume= 0.012 af, Depth= 0.52" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 2-Year Rainfall=2.00" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.005 0 Type I 24-hr 2-Year Rainfall=2.00" Runoff Area=11,572 sf Runoff Volume=0.012 af Runoff Depth=0.52" Tc=10.0 min CN=79/0 0.06 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 215 Type I 24-hr 2-Year Rainfall=2.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 3HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 1.10" for 2-Year event Inflow = 0.16 cfs @ 9.98 hrs, Volume= 0.024 af Outflow = 0.05 cfs @ 10.43 hrs, Volume= 0.024 af, Atten= 67%, Lag= 27.2 min Discarded = 0.00 cfs @ 10.43 hrs, Volume= 0.013 af Primary = 0.05 cfs @ 10.43 hrs, Volume= 0.012 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 100.73' @ 10.43 hrs Surf.Area= 0.018 ac Storage= 0.007 af Plug-Flow detention time= 261.9 min calculated for 0.024 af (100% of inflow) Center-of-Mass det. time= 262.2 min ( 1,016.1 - 753.8 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 10.43 hrs HW=100.73' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.05 cfs @ 10.43 hrs HW=100.73' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.05 cfs @ 1.43 fps) 3=Orifice/Grate ( Controls 0.00 cfs) ATTACHMENT 6 ATTACHMENT 8 PC4 - 216 Type I 24-hr 2-Year Rainfall=2.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 4HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Inflow Area=0.266 ac Peak Elev=100.73' Storage=0.007 af 0.16 cfs 0.05 cfs 0.00 cfs 0.05 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 217 Type I 24-hr 5-year Rainfall=3.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 5HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.34 cfs @ 9.98 hrs, Volume= 0.051 af, Depth= 2.30" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 5-year Rainfall=3.50" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type I 24-hr 5-year Rainfall=3.50" Runoff Area=11,572 sf Runoff Volume=0.051 af Runoff Depth=2.30" Tc=10.0 min CN=74/98 0.34 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 218 Type I 24-hr 5-year Rainfall=3.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 6HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.23 cfs @ 9.99 hrs, Volume= 0.035 af, Depth= 1.57" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 5-year Rainfall=3.50" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.25 0.24 0.23 0.22 0.21 0.2 0.19 0.18 0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Type I 24-hr 5-year Rainfall=3.50" Runoff Area=11,572 sf Runoff Volume=0.035 af Runoff Depth=1.57" Tc=10.0 min CN=79/0 0.23 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 219 Type I 24-hr 5-year Rainfall=3.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 7HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 2.30" for 5-year event Inflow = 0.34 cfs @ 9.98 hrs, Volume= 0.051 af Outflow = 0.12 cfs @ 10.38 hrs, Volume= 0.051 af, Atten= 64%, Lag= 24.1 min Discarded = 0.00 cfs @ 10.38 hrs, Volume= 0.013 af Primary = 0.12 cfs @ 10.38 hrs, Volume= 0.038 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 101.19' @ 10.38 hrs Surf.Area= 0.018 ac Storage= 0.013 af Plug-Flow detention time= 161.7 min calculated for 0.051 af (100% of inflow) Center-of-Mass det. time= 162.1 min ( 907.3 - 745.2 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 10.38 hrs HW=101.19' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.12 cfs @ 10.38 hrs HW=101.19' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.12 cfs @ 3.58 fps) 3=Orifice/Grate ( Controls 0.00 cfs) ATTACHMENT 6 ATTACHMENT 8 PC4 - 220 Type I 24-hr 5-year Rainfall=3.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 8HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Inflow Area=0.266 ac Peak Elev=101.19' Storage=0.013 af 0.34 cfs 0.12 cfs 0.00 cfs 0.12 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 221 Type I 24-hr 10-Year Rainfall=4.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 9HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.47 cfs @ 9.98 hrs, Volume= 0.070 af, Depth= 3.17" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 10-Year Rainfall=4.50" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.52 0.5 0.48 0.46 0.44 0.42 0.4 0.38 0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type I 24-hr 10-Year Rainfall=4.50" Runoff Area=11,572 sf Runoff Volume=0.070 af Runoff Depth=3.17" Tc=10.0 min CN=74/98 0.47 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 222 Type I 24-hr 10-Year Rainfall=4.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 10HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.36 cfs @ 9.98 hrs, Volume= 0.053 af, Depth= 2.38" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 10-Year Rainfall=4.50" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.4 0.38 0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type I 24-hr 10-Year Rainfall=4.50" Runoff Area=11,572 sf Runoff Volume=0.053 af Runoff Depth=2.38" Tc=10.0 min CN=79/0 0.36 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 223 Type I 24-hr 10-Year Rainfall=4.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 11HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 3.17" for 10-Year event Inflow = 0.47 cfs @ 9.98 hrs, Volume= 0.070 af Outflow = 0.15 cfs @ 10.42 hrs, Volume= 0.070 af, Atten= 67%, Lag= 26.8 min Discarded = 0.00 cfs @ 10.42 hrs, Volume= 0.014 af Primary = 0.15 cfs @ 10.42 hrs, Volume= 0.057 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 101.54' @ 10.42 hrs Surf.Area= 0.018 ac Storage= 0.017 af Plug-Flow detention time= 136.6 min calculated for 0.070 af (100% of inflow) Center-of-Mass det. time= 137.1 min ( 877.6 - 740.5 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 10.42 hrs HW=101.54' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.15 cfs @ 10.42 hrs HW=101.54' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.15 cfs @ 4.58 fps) 3=Orifice/Grate ( Controls 0.00 cfs) ATTACHMENT 6 ATTACHMENT 8 PC4 - 224 Type I 24-hr 10-Year Rainfall=4.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 12HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.266 ac Peak Elev=101.54' Storage=0.017 af 0.47 cfs 0.15 cfs 0.00 cfs 0.15 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 225 Type I 24-hr 25-Year Rainfall=5.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 13HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.54 cfs @ 9.98 hrs, Volume= 0.080 af, Depth= 3.62" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 25-Year Rainfall=5.00" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type I 24-hr 25-Year Rainfall=5.00" Runoff Area=11,572 sf Runoff Volume=0.080 af Runoff Depth=3.62" Tc=10.0 min CN=74/98 0.54 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 226 Type I 24-hr 25-Year Rainfall=5.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 14HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.44 cfs @ 9.98 hrs, Volume= 0.062 af, Depth= 2.80" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 25-Year Rainfall=5.00" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.48 0.46 0.44 0.42 0.4 0.38 0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type I 24-hr 25-Year Rainfall=5.00" Runoff Area=11,572 sf Runoff Volume=0.062 af Runoff Depth=2.80" Tc=10.0 min CN=79/0 0.44 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 227 Type I 24-hr 25-Year Rainfall=5.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 15HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 3.62" for 25-Year event Inflow = 0.54 cfs @ 9.98 hrs, Volume= 0.080 af Outflow = 0.17 cfs @ 10.44 hrs, Volume= 0.080 af, Atten= 68%, Lag= 27.8 min Discarded = 0.00 cfs @ 10.44 hrs, Volume= 0.014 af Primary = 0.17 cfs @ 10.44 hrs, Volume= 0.066 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 101.75' @ 10.44 hrs Surf.Area= 0.018 ac Storage= 0.020 af Plug-Flow detention time= 129.1 min calculated for 0.080 af (100% of inflow) Center-of-Mass det. time= 129.0 min ( 867.4 - 738.4 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 10.44 hrs HW=101.75' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.17 cfs @ 10.44 hrs HW=101.75' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.17 cfs @ 5.09 fps) 3=Orifice/Grate ( Controls 0.00 cfs) ATTACHMENT 6 ATTACHMENT 8 PC4 - 228 Type I 24-hr 25-Year Rainfall=5.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 16HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.266 ac Peak Elev=101.75' Storage=0.020 af 0.54 cfs 0.17 cfs 0.00 cfs 0.17 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 229 Type I 24-hr 50-Year Rainfall=6.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 17HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.68 cfs @ 9.98 hrs, Volume= 0.100 af, Depth= 4.54" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 50-Year Rainfall=6.00" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type I 24-hr 50-Year Rainfall=6.00" Runoff Area=11,572 sf Runoff Volume=0.100 af Runoff Depth=4.54" Tc=10.0 min CN=74/98 0.68 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 230 Type I 24-hr 50-Year Rainfall=6.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 18HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.58 cfs @ 9.98 hrs, Volume= 0.081 af, Depth= 3.68" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 50-Year Rainfall=6.00" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type I 24-hr 50-Year Rainfall=6.00" Runoff Area=11,572 sf Runoff Volume=0.081 af Runoff Depth=3.68" Tc=10.0 min CN=79/0 0.58 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 231 Type I 24-hr 50-Year Rainfall=6.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 19HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 4.54" for 50-Year event Inflow = 0.68 cfs @ 9.98 hrs, Volume= 0.100 af Outflow = 0.42 cfs @ 10.21 hrs, Volume= 0.100 af, Atten= 38%, Lag= 13.9 min Discarded = 0.00 cfs @ 10.21 hrs, Volume= 0.014 af Primary = 0.41 cfs @ 10.21 hrs, Volume= 0.086 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 102.06' @ 10.21 hrs Surf.Area= 0.018 ac Storage= 0.022 af Plug-Flow detention time= 114.2 min calculated for 0.100 af (100% of inflow) Center-of-Mass det. time= 114.7 min ( 849.4 - 734.7 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 10.21 hrs HW=102.06' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.40 cfs @ 10.21 hrs HW=102.06' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.19 cfs @ 5.74 fps) 3=Orifice/Grate (Weir Controls 0.21 cfs @ 0.78 fps) ATTACHMENT 6 ATTACHMENT 8 PC4 - 232 Type I 24-hr 50-Year Rainfall=6.00"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 20HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.266 ac Peak Elev=102.06' Storage=0.022 af 0.68 cfs 0.42 cfs 0.00 cfs 0.41 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 233 Type I 24-hr 100-Year Rainfall=6.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 21HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.75 cfs @ 9.98 hrs, Volume= 0.111 af, Depth= 5.00" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 100-Year Rainfall=6.50" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type I 24-hr 100-Year Rainfall=6.50" Runoff Area=11,572 sf Runoff Volume=0.111 af Runoff Depth=5.00" Tc=10.0 min CN=74/98 0.75 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 234 Type I 24-hr 100-Year Rainfall=6.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 22HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.65 cfs @ 9.98 hrs, Volume= 0.091 af, Depth= 4.13" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr 100-Year Rainfall=6.50" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type I 24-hr 100-Year Rainfall=6.50" Runoff Area=11,572 sf Runoff Volume=0.091 af Runoff Depth=4.13" Tc=10.0 min CN=79/0 0.65 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 235 Type I 24-hr 100-Year Rainfall=6.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 23HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 5.00" for 100-Year event Inflow = 0.75 cfs @ 9.98 hrs, Volume= 0.111 af Outflow = 0.52 cfs @ 10.13 hrs, Volume= 0.111 af, Atten= 31%, Lag= 8.9 min Discarded = 0.01 cfs @ 10.13 hrs, Volume= 0.014 af Primary = 0.52 cfs @ 10.13 hrs, Volume= 0.097 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 102.08' @ 10.13 hrs Surf.Area= 0.018 ac Storage= 0.023 af Plug-Flow detention time= 107.7 min calculated for 0.111 af (100% of inflow) Center-of-Mass det. time= 108.2 min ( 841.1 - 733.0 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.01 cfs @ 10.13 hrs HW=102.07' (Free Discharge) 1=Exfiltration ( Controls 0.01 cfs) Primary OutFlow Max=0.50 cfs @ 10.13 hrs HW=102.07' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.19 cfs @ 5.78 fps) 3=Orifice/Grate (Weir Controls 0.31 cfs @ 0.89 fps) ATTACHMENT 6 ATTACHMENT 8 PC4 - 236 Type I 24-hr 100-Year Rainfall=6.50"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 24HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.266 ac Peak Elev=102.08' Storage=0.023 af 0.75 cfs 0.52 cfs 0.01 cfs 0.52 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 237 Type I 24-hr _85th Rainfall=1.20"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 25HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Post Runoff = 0.08 cfs @ 9.98 hrs, Volume= 0.012 af, Depth= 0.55" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr _85th Rainfall=1.20" Area (sf) CN Description 5,505 74 Pasture/grassland/range, Good, HSG C * 6,067 98 11,572 87 Weighted Average 5,505 74 47.57% Pervious Area 6,067 98 52.43% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 1S: Post Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.09 0.085 0.08 0.075 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.005 0 Type I 24-hr _85th Rainfall=1.20" Runoff Area=11,572 sf Runoff Volume=0.012 af Runoff Depth=0.55" Tc=10.0 min CN=74/98 0.08 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 238 Type I 24-hr _85th Rainfall=1.20"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 26HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pre Runoff = 0.00 cfs @ 10.38 hrs, Volume= 0.003 af, Depth= 0.13" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Type I 24-hr _85th Rainfall=1.20" Area (sf) CN Description 11,572 79 Pasture/grassland/range, Fair, HSG C 11,572 79 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Subcatchment 3S: Pre Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.004 0.004 0.004 0.004 0.003 0.003 0.003 0.003 0.003 0.002 0.002 0.002 0.002 0.002 0.001 0.001 0.001 0.001 0.001 0.000 0.000 0 Type I 24-hr _85th Rainfall=1.20" Runoff Area=11,572 sf Runoff Volume=0.003 af Runoff Depth=0.13" Tc=10.0 min CN=79/0 0.00 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 239 Type I 24-hr _85th Rainfall=1.20"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 27HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Summary for Pond 5P: (new Pond) Inflow Area = 0.266 ac, 52.43% Impervious, Inflow Depth = 0.55" for _85th event Inflow = 0.08 cfs @ 9.98 hrs, Volume= 0.012 af Outflow = 0.01 cfs @ 13.27 hrs, Volume= 0.012 af, Atten= 91%, Lag= 197.4 min Discarded = 0.00 cfs @ 13.27 hrs, Volume= 0.011 af Primary = 0.00 cfs @ 13.27 hrs, Volume= 0.001 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 100.59' @ 13.27 hrs Surf.Area= 0.018 ac Storage= 0.005 af Plug-Flow detention time= 421.7 min calculated for 0.012 af (100% of inflow) Center-of-Mass det. time= 421.9 min ( 1,181.0 - 759.1 ) Volume Invert Avail.Storage Storage Description #1A 100.00' 0.013 af 14.50'W x 54.00'L x 2.54'H Field A 0.046 af Overall - 0.013 af Embedded = 0.033 af x 40.0% Voids #2A 100.50' 0.013 af Cultec R-150XLHD x 20 Inside #1 Effective Size= 29.8"W x 18.0"H => 2.65 sf x 10.25'L = 27.2 cf Overall Size= 33.0"W x 18.5"H x 11.00'L with 0.75' Overlap Row Length Adjustment= +0.75' x 2.65 sf x 4 rows 0.026 af Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Discarded 100.00'0.250 in/hr Exfiltration over Surface area Conductivity to Groundwater Elevation = 80.00' #2 Primary 100.55'1.0" Vert. Orifice/Grate X 2.00 columns X 3 rows with 0.5" cc spacing C= 0.600 #3 Primary 102.00'18.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.00 cfs @ 13.27 hrs HW=100.59' (Free Discharge) 1=Exfiltration ( Controls 0.00 cfs) Primary OutFlow Max=0.00 cfs @ 13.27 hrs HW=100.59' (Free Discharge) 2=Orifice/Grate (Orifice Controls 0.00 cfs @ 0.64 fps) 3=Orifice/Grate ( Controls 0.00 cfs) ATTACHMENT 6 ATTACHMENT 8 PC4 - 240 Type I 24-hr _85th Rainfall=1.20"16553 PRE AND POST Printed 6/26/2017Prepared by Ashley & Vance Engineering Inc. Page 28HydroCAD® 10.00-17 s/n 09644 © 2016 HydroCAD Software Solutions LLC Pond 5P: (new Pond) Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow (cfs)0.09 0.085 0.08 0.075 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.005 0 Inflow Area=0.266 ac Peak Elev=100.59' Storage=0.005 af 0.08 cfs 0.01 cfs 0.00 cfs 0.00 cfs ATTACHMENT 6 ATTACHMENT 8 PC4 - 241 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - Visual Simulations Studies taken from Highway 101 San Luis Obispo CreekPre fu mo C reekPre fumo C ree kPre fum o CreekPrefumo C reek Visual Simulation Description View #1 South BoundView #2 South BoundSouth Bound US 101North Bound US 101View #3 South BoundView #6 North BoundView #5 North BoundView #4 North BoundThese visual simulations depict the “before and after views” resulting from the project, and the relationship between the project and scenic resources, from vantage points shown along this section of Highway 101 approaching and adjacent to the project site. These visual simulations have been prepared in a “neutral” realistic manner that neither downplays nor exaggerates the effect of the project on scenic resources. = Site ProjectATTACHMENT 7 ATTACHMENT 8 PC4 - 242 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 1 “Before”South Bound US101ATTACHMENT 7 ATTACHMENT 8 PC4 - 243 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 1 Visual Simulation South Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 244 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 2 “Before”South Bound US101ATTACHMENT 7 ATTACHMENT 8 PC4 - 245 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 2 Visual Simulation South Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 246 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 3 “Before”South Bound US101ATTACHMENT 7 ATTACHMENT 8 PC4 - 247 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 3 Visual Simulation South Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 248 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 4 “Before”North Bound US101ATTACHMENT 7 ATTACHMENT 8 PC4 - 249 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 4 Visual Simulation North Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 250 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 5 “Before”North Bound HW101ATTACHMENT 7 ATTACHMENT 8 PC4 - 251 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 5 Visual Simulation North Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 252 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 6 “Before”North Bound US101ATTACHMENT 7 ATTACHMENT 8 PC4 - 253 1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 6 Visual Simulation North Bound US101 ATTACHMENT 7 ATTACHMENT 8 PC4 - 254 ATTACHMENT 8 ATTACHMENT 8 PC4 - 255 ATTACHMENT 8 ATTACHMENT 8 PC4 - 256 ATTACHMENT 8 ATTACHMENT 8 PC4 - 257 ATTACHMENT 8 ATTACHMENT 8 PC4 - 258 ATTACHMENT 8 ATTACHMENT 8 PC4 - 259